Using a Design + Build vs. Build Only company - Which option is best for your home renovation?
Building a new home or undertaking a major renovation project requires careful planning and execution. When it comes to getting started, one of the first questions you need to ask yourself is:
1. Do you engage a company that does both the design and build? Or,
2. Do you engage two separate companies – one for the design and one for the build?
Both approaches have their advantages and disadvantages. The choice you make will ultimately depend on the specific needs and goals of your project.
Design and Build Company
Integrated Design-Build is a method of construction in which one company is responsible for both the design and build phases of your new home build or renovation project. This approach gives you a single point of contact from the first concept design, all the way through to handing over the keys at the end of the build, making it easier and quicker to manage the project and resolve any issues that may arise. The design and build firm will work with you to create a home design that meets your specific needs, preferences and budget, and then undertake and manage the construction process from start to finish.
Advantages of Design and Build:
Reduced risk and simplified engagement: By using one company for both design and build, you reduce the risk of miscommunication and mismanagement that can happen between two suppliers (which can lead to costly mistakes and timeline blowouts). A singular design and build company is responsible for overseeing the entire project from start to finish with a centralised project manager as your point of contact, ensuring that all aspects of the design and construction process are properly coordinated, aligned, and communicated.
Improved cost control: Working with a single design and build company can provide better cost control, as the company can provide updated building quotes during the concept design and design development phases (i.e. you don’t have to wait until after your DA or CDC is approved before you seek a building quote). This allows you to have a clear understanding from the very beginning, as to how your design fits with your build budget.
Increased flexibility: If something unexpected pops up during construction, or you would like something changed, the architect and builder are on the same team, working together to find a solution for you.
Disadvantages of Design and Build:
Minimal options in market: There are far more standalone designers/architects and builders operating in the marketplace, than integrated design and build operators, so it may be more difficult to find a design and build company that can take on your project on a timeline and/or budget that suits you. If the company insists on you signing a contract to lock in both design and build, you may incur higher costs due to the lack of a competitive bidding process. It’s imperative here that you have absolute trust in the company you’re moving forward with and that they can provide you with flexible contract options. (Note - MILEHAM provides all clients with separate design and build contracts, so you are never locked into a single design and build contract).
Limited design options: A one-stop design and build company may have a specific design aesthetic or style, which may not align with your personal preferences. This can limit your options and make it difficult to achieve the exact look and feel that you are envisaging. Make sure you choose a company that is able to offer a variety of design options and styles.
Build Only Company
Traditional construction involves hiring separate design and build companies for each phase of your project. The design phase is typically carried out by an architect or draftsperson, who will design the plans and specifications for your project and take it through planning approval. Once the design is complete and DA or CDC approved, the construction phase begins, and a separate contractor is hired to build your home.
This approach is often used when you have a particular builder or designer whom you’ve been recommended or would like to use. In some instances your architect will put your approved plans out to tender to builders. Usually, however, you will be responsible for finding and securing your own builder.
Advantages of Traditional Construction:
Specialised expertise: If your home design requires a unique area of construction expertise – either due to the use of specialised materials, complex construction requirements to achieve the design, or because you have a challenging block to build on – you will likely need to hire a specialised builder with the particular skills, network and experience to achieve your design.
Competitive bidding: Traditional construction allows for competitive bidding on the construction phase, with multiple contractors submitting quotes for your project. This may give you the option to then prioritise your choice of builder based on their availability, timeframe, cost, reputation or experience.
Disadvantages of Traditional Construction:
Increased logistics: Traditional construction requires increased coordination between the separate design and construction teams, which can lead to delays and miscommunication. In most instances you will be responsible to project manage between the parties, so you will need to ensure you have the time and technical expertise to do so.
Risk of design blowing out the build budget: Traditional construction is more prone to cost blowouts as designs are often completed in isolation from the builder’s expertise in material availability or cost expertise, and changes which then need to be made during construction can be costly. A design and build company that undertakes the design phase for you, will do so in consultation with their construction team and can thus design with your build budget in mind meaning they are more likely to avoid these costly blowouts.
Potential project timeline delays: Most builders will only provide build quotes once your DA or CDC plans are approved, and Construction Documentation is provided. This stage can take 6 months or longer to complete. An integrated design and build company can expedite your timeline by providing you with updated build estimates during the design or approval phase, enabling you to get started as soon as your plans are approved.
Requires more time engagement from you: Traditional construction requires a lot of engagement from the client themselves to manage both the design and construction companies and take responsibility and action for any delays or oversight. The cost (or availability) of your time should be taken into consideration when choosing a traditional construction path.
Both traditional build only, and integrated design and build companies have their pros and cons. The choice between them will depend on the specific needs of your project, including the level of flexibility required, cost control, communication, and your level of expertise if you need to manage the project.
Related Articles:
Custom home builder vs. project home builder - which option is best for you?
Renovate vs rebuild – What’s the tipping point?
Architect vs. draftsperson - what’s the difference and who should you choose?
MILEHAM is uniquely positioned in the Sydney home renovation and new home build market. We provide design only, build only, and integrated design and build services, giving you the freedom to choose the path which suits you and your project best:
We have a team of skilled architects who can simply do the design and development of your plans if you want to use your own builder.
If you already have approved plans, we can just do the build for you.
Or, talk to us about our award-winning design and build team, where our experienced architects and builders work alongside you from the initial design concept through to completed construction to deliver you your dream home.
