Design-Build vs. Design-Bid-Build: What’s the Difference?
When developers take on a new construction project, selecting the right project delivery method is critical to achieving the right balance of cost, speed, and control. Two widely used approaches are Design-Bid-Build (DBB) and Design-Build (DB). While they sound similar, they differ significantly in process, risk allocation, and efficiency.
At Summit Design + Build, we specialize in both Design-Build and Design-Bid-Build. We work closely with developers to determine which method best aligns with their project goals.
Here’s a breakdown of each approach and when it makes the most sense.
The Market
In a Design-Bid-Build process, the project follows three distinct phases:
- Design Phase – The developer hires an architect to create detailed construction documents.
- Bidding Phase – Once the design is complete, contractors submit competitive bids, and a general contractor is selected.
- Build Phase – The contractor constructs the project based on the architect’s plans.
Pros of DBB:
- Clear separation of responsibilities between architect and contractor.
- Competitive bidding may drive down initial construction costs.
- Well-suited for projects where design control is a top priority.
Cons of DBB:
- Longer project timelines due to the sequential nature.
- Potential for design conflicts, leading to costly change orders.
- Developers may need to manage disputes between the architect and contractor.
When DBB is a Good Fit:
Design-Bid-Build works best when the project has well-defined design requirements and developers want to compare contractor bids before selecting a builder. It’s also a strong option for projects with strict regulatory requirements or municipal approval processes that require full design completion before bidding.
Design-Build (DB): A More Integrated Approach
In a Design-Build process, the developer partners with a single entity (typically a general contractor or design-build firm) that oversees both design and construction. This integrated approach fosters collaboration, improves efficiency, and often reduces overall costs.
Pros of DB:
- Faster project completion since design and construction phases overlap.
- Greater collaboration minimizes conflicts and unexpected costs.
- A single point of accountability reduces risks for the developer.
Cons of DB:
- Less direct control over design unless expectations are clearly defined upfront.
- Requires trust in the Design-Build team’s ability to balance cost, quality, and vision.
When DB is a Good Fit:
Design-Build is ideal for developers looking to streamline project delivery, reduce risk, and compress timelines. It works especially well for complex projects, fast-track schedules, and when developers want a more collaborative, turnkey solution.
Summit Design + Build: Expertise in Both Approaches
Every project is different, and the right approach depends on factors like budget, timeline, and project complexity. At Summit Design + Build, we bring extensive experience in both Design-Build and Design-Bid-Build, allowing us to tailor the process to each developer’s unique needs.
Need a structured bidding process with competitive pricing? We can guide you through Design-Bid-Build.
Looking for a faster, more streamlined process? Our Design-Build expertise ensures efficiency and collaboration. Whichever method you choose, our team is committed to delivering high-quality, well-executed projects that meet your goals.
Considering your next project? Let’s talk about which approach makes the most sense for you.
