What is Design-Build?



One Stop Shopping

Frequently, architects and contractors disagree with the owners caught in the middle. By combining design and construction experience into one team, owners realize the benefits of “one stop shopping.” The general contractor becomes the single source of responsibility for successful completion of the project.

Budget Management

Consistently reviewing design-decisions and cost-implications throughout the design phase ensures that owners play a key role in arriving at the final project price. When the scope of work is finalized, the project costs are clearly defined and controlled by the Design-Build contractor.

Earlier Completion

Design-Build projects are completed in less time; the bid phase is reduced, scheduling begins before design is finalized, and potential problems are uncovered early. Materials, fixtures and equipment are ordered in advance with specification sheets reviewed during the early phase of construction.

Superior Communication

Working jointly, architectural and construction details are developed throughout the entire design process maintaining a focus on owner “value”. The benefit of working concurrently with construction experts and design professionals ensures that potential problems are discovered before the project begins.

Quality Control

Design-Build removes ambiguities, which can arise in material and construction specifications. Architects and contractors work in unison with a clear understanding of what’s specified and expected. Focus remains on completing a quality project without unnecessary delays.

Form Versus Function

Design-Build acknowledges the science and longevity of construction materials. Integrating this understanding during the conceptual design phase eliminates potential maintenance issues that can appear years after a project is completed. Experienced home builders know what works and what doesn’t.



Step One – Site Visit

During the initial site visit, we learn about the remodeling or building dreams and desires of the homeowner; we actively listen to identify those features that turn a house into a family home that is passed on through the generations. We’ll be requesting existing plans if available or we’ll take measurements to identify the starting point of your project.


Step Two – Conceptual Design Phase

The October 5 Design-Build Team will discuss the goals for the project and draft an initial layout with floor plans that addresses the needs and desires of the homeowner. However, having 25 years of design and building experience, it’s our job to offer considerations or points of view that are proven desirable, successful and noteworthy. In other words, our goal is to push the design.

Upon the next meeting with the homeowner, everyone will collectively review the conceptual design drawings. We’ll discuss the layout, options and observations of the Design-Build Team, and edit the plans as desired by the homeowner. At this point we ask the homeowner to give consideration to material finishes such as flooring, window and door styles, tile, cabinets, etc. Our resources are vast – we’ll find what you desire.


Step Three – Design Documents

This is where the build breathes. We begin to incorporate the homeowner’s material finishes, which may alter the plans slightly, hence the building breathes – it may expand or contact in certain areas to accommodate material finishes. This is where the Design-Build begins to save time and money. A bathroom may expand or shrink by an inch or two to favor a specific tile – less waste and less time equals more savings.

So after considerable review of the design documents with the integration of the chosen material finishes, and with the homeowner’s approval, we head back to our offices to begin the construction documents.


Step Four – Construction Documents

With the floor plans and material finished finalized, we review the plans once more and begin completion of the construction documents. They’ll be reviewed by the engineering team and design team before submitting to the City for plan approval.


Step Five – Order Finish Materials

During the waiting period for plan review and approval, we begin the process of ordering materials. To facilitate faster construction timelines, now is the opportunity to order long lead-time materials such as cabinets, lighting and plumbing fixtures, windows, doors, flooring and tile. Our favorable method is to place the orders as soon as possible, and open and inspect the materials upon arrival. This helps prevents delays due to damage and missing parts or due to long lead-times.


Step Six – Construction Begins