Design-Build vs. Design-Bid-Build: Which is Best for Your Commercial Project?
When launching a commercial construction project, one of the first and most important decisions you’ll face is choosing the right project delivery method. Two of the most common approaches are Design-Build and Design-Bid-Build. Both come with their own pros, cons, and ideal use cases.
If you're a property developer, business owner, or architect weighing your options, this blog breaks down what each method entails—and how to decide which one’s best for your goals.
What is Design-Build?
Design-Build is a streamlined approach where one team handles both the design and construction under a single contract. You work with a unified firm from start to finish.
Pros of Design-Build:
✅ Faster timelines – Since design and construction overlap, the project can move more quickly.
✅ Improved communication – Having one point of contact reduces misunderstandings between designer and builder.
✅ Cost efficiency – With early contractor input, cost-saving ideas are implemented sooner.
✅ Collaborative problem-solving – If an issue arises, the team works together to resolve it without the finger-pointing.
Cons of Design-Build:
❌ Less competitive bidding – You won’t get multiple bids from different contractors, which could potentially increase the price.
❌ Reduced design control – If you're particular about architectural style or want multiple creative options, you may feel limited.
What is Design-Bid-Build?
Design-Bid-Build is the traditional route. First, you hire a designer to complete plans. Then, the project is put out for competitive bid to multiple contractors, and a separate construction team is selected.
Pros of Design-Bid-Build:
✅ Clear separation of roles – You get to handpick your designer and contractor independently.
✅ Competitive pricing – Contractors bid on finalized plans, which may help lower initial costs.
✅ Strong design control – You and your architect can focus on the ideal design without construction constraints—at least initially.
Cons of Design-Bid-Build:
❌ Longer timelines – Each phase happens in sequence, which slows the process.
❌ Greater risk of miscommunication – Design and build teams may not be aligned, causing delays or disputes.
❌ Unexpected costs – Once construction starts, change orders can add up if the plans aren’t build-friendly.
Which Method Is Right for You?
Choose Design-Build if you want:
A faster, more collaborative process
A single point of accountability
Budget and timeline certainty from the beginning
Choose Design-Bid-Build if you want:
Complete control over the design phase
Competitive bidding to compare contractor pricing
A more traditional separation of roles
Final Thoughts
The best delivery method depends on your project’s size, complexity, timeline, and how involved you want to be in the process. At Everstead Construction Group, we work with clients under both models and can help you choose the right fit for your goals.
Need help deciding which route is right for your commercial project? Let’s talk. We’ll guide you through the process—step by step.