In commercial construction, choosing the right project delivery method can make the difference between a smooth, on-budget build and a process filled with delays and change orders. Two of the most common approaches, design-build and design-bid-build, each come with their own advantages, challenges, and ideal use cases.
At Maddox Construction, we understand that every project is unique. Whether it’s a complex commercial build or a multi-family development, the right delivery method impacts not only your timeline and budget but also your overall experience as a client. Our goal is to help you understand how these two methods differ so you can make a confident, informed decision that aligns with your goals.
What Is Design-Build?
In the design-build model, one entity, like us at Maddox Construction, manages both the design and construction phases of a project. Rather than hiring separate designers and builders, clients partner with a single team responsible for the project from concept through completion.
This unified approach means that design and construction happen collaboratively, often overlapping to shorten schedules and reduce potential conflicts. Our team works closely with architects, engineers, and trade partners from the very beginning, ensuring every decision made early on supports constructability, efficiency, and budget control.
Key Advantages of Design-Build
- Streamlined communication: With one contract and one point of contact, communication is faster and clearer.
- Faster delivery: Overlapping design and construction phases reduce project timelines.
- Cost control: Because our construction team is involved early, we can identify value-engineering opportunities that keep costs predictable.
- Reduced owner risk: Clients don’t have to manage multiple contracts or mediate between designers and builders.
While design-build offers clear efficiency and risk-reduction benefits, it’s not without considerations. Owners may have less direct influence over the design process, and it’s important to choose a contractor with both design and construction expertise. With our extensive experience managing design-build projects, Maddox Construction ensures accountability and precision at every stage.
What Is Design-Bid-Build?
The design-bid-build model follows a more traditional approach. In this setup, the client first hires an architect to design the project. Once the design is complete, contractors are invited to submit bids to build according to those plans. The lowest or most qualified bidder is then awarded the contract for construction.
This process is linear, design comes first, followed by bidding, and then building. Because of this, it often takes longer than design-build. However, it gives owners more control during the design phase and allows for competitive pricing through multiple contractor bids.
Key Advantages of Design-Bid-Build
- Design control: Owners can focus on aesthetics and details before construction begins.
- Competitive bidding: Multiple contractors can submit bids, potentially lowering upfront costs.
- Clear role separation: Each party’s responsibilities, architect, owner, and contractor, are clearly defined.
However, because contractors aren’t involved in the design phase, they can’t advise on constructability or costs until after plans are finalized. This can sometimes lead to change orders or unexpected costs once construction begins. Additionally, coordinating between the architect and contractor becomes the owner’s responsibility, which can add administrative complexity.
Design-Build vs. Design-Bid-Build: How to Choose
Choosing between the two methods comes down to project priorities, timeline, and budget.
Project Timeline
If time is a major factor, design-build offers a clear advantage. Because design and construction overlap, projects move faster, an essential benefit for clients who need to meet opening dates or occupancy deadlines.
In contrast, design-bid-build typically takes longer since every phase must be completed before the next begins. For projects that aren’t time-sensitive and where design creativity or multiple bid comparisons are a priority, this method can still be a good fit.
Cost and Risk
Design-bid-build may appear more cost-competitive at the bidding stage, but design-build offers better long-term cost control. By collaborating early, we identify potential cost savings and avoid expensive change orders down the road. In addition, design-build reduces owner risk since one team carries full responsibility for both design and execution.
Control and Flexibility
If an owner wants full creative control over the design before construction starts, design-bid-build may be ideal. But if the priority is simplicity and speed, design-build offers a smoother, more integrated experience.
At Maddox Construction, we guide clients through this decision by evaluating their goals, budget, and timeline. With decades of experience in both models, we’re well-equipped to tailor our process to what fits best.
Roles of Contractor, Architect, and Owner
In Design-Build:
- Owner: Provides the project vision, budget, and timeline.
- Contractor (Design-Builder): Oversees design, construction, and coordination, assuming full responsibility for project delivery.
- Architect/Engineer: Works under the design-builder to ensure the design supports constructability, cost goals, and code compliance.
This unified structure simplifies project management and keeps accountability in one place—something we believe is critical for efficiency and quality.
In Design-Bid-Build:
- Owner: Manages two separate contracts, one with the architect and one with the contractor.
- Architect/Engineer: Completes design plans independently, then assists in evaluating contractor bids.
- Contractor: Builds according to finalized plans once awarded the job.
While this model provides more checks and balances, it also introduces more coordination responsibilities for the owner.
Key Factors to Consider
When deciding between these two methods, consider the following:
- Project Complexity: Complex builds often benefit from design-build integration to reduce coordination errors.
- Budget Flexibility: If you need strict cost certainty, design-build offers early pricing insights.
- Timeline Pressure: When speed matters, overlapping design and build phases save valuable time.
- Owner Involvement: Design-bid-build allows for greater owner input before construction but requires more management.
At Maddox Construction, we’ve refined both delivery methods to serve different types of commercial clients. We leverage our expertise, in-house capabilities, and transparent communication to ensure the process, whichever model you choose, runs efficiently and meets your goals.
Final Thoughts
Both design-build and design-bid-build can lead to successful projects when managed correctly. The difference lies in how responsibilities are distributed and how much collaboration occurs between design and construction teams.
At Maddox Construction, we’re proud to deliver exceptional results through either model. For clients who value efficiency, reduced risk, and faster delivery, our design-build services offer a clear advantage. For those who prefer traditional design control and competitive bidding, we have the expertise to execute design-bid-build projects with precision and professionalism.
Whichever path you choose, our commitment remains the same, which is to provide quality craftsmanship, transparent communication, and a project experience built on trust. If you’re planning your next commercial build, we invite you to connect with us. We’ll help you evaluate your options and choose the approach that delivers the best results for your vision, timeline, and budget.
