Design Build vs Design Bid Build: Navigating the Best Project Delivery Method for Your Construction Project

May 14, 2024 | Blog

Design Build vs Design Bid Build; which of these two project delivery methods is better for your construction process?

In the dynamic world of construction, selecting the right project delivery method can significantly influence the overall success of a project. Two prevalent methodologies in the construction industry are Design Build and Design Bid Build.

Both approaches offer distinct advantages and challenges, making it essential for construction professionals and property developers to understand which method aligns best with their project’s goals, budget, and timeline.

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Understanding the Fundamentals | Design Build vs Design Bid Build Method

The Design Build and Design Bid Build methodologies fundamentally differ in their approach to project management and execution. Understanding these differences is crucial for making an informed decision.

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The Design Build method integrates design and construction services under a single contract, facilitating a unified workflow that can lead to increased efficiency and streamlined communication.

Conversely, the Design Bid Build approach separates the design and construction phases, requiring property developers to manage multiple contracts and interfaces.

This introductive overview sets the stage for a deeper exploration of the merits and drawbacks of each method, providing a foundation for stakeholders to identify the optimal strategy for their specific construction projects.

cranes, construction, load crane

Design Build

The Design Build method consolidates design and construction services under one contract with a single point of responsibility. This approach fosters a collaborative environment where the design build team works in unison towards the common goal of project completion.

South Coast Improvement Company, with its extensive experience in the Design Build delivery, champions this method for its ability to streamline project execution, reduce risks, and manage uncertainties effectively. Their award-winning projects, such as The Residence at Great Woods, serve as testament to the efficiency and quality that can be achieved through this integrated approach.

Green and Yellow Crane

Design Bid Build

Conversely, the Design Bid Build process is a traditional project delivery method where the project owner contracts separately with a design team and a construction team.

This sequence involves designing the project first, then putting the construction work out to bid. While this method offers transparency through competitive bidding, it can result in disconnects between the design and construction phases, often leading to conflicts, delays, and additional costs.

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Comparing Key Factors of Design Build vs Design Bid Build

In the quest to determine the most suitable project delivery method for a construction project, it’s crucial to dissect various aspects that influence project outcomes.

Both the Design Build and Design Bid Build frameworks have their unique sets of pros and cons, which can dramatically sway the decision-making process for project stakeholders.

This part of the document aims to compare key factors such as cost, time, communication, risk management, and flexibility between these two methods.

Understanding these elements is pivotal in navigating the intricacies of project delivery and ensuring the selection of a methodology that best aligns with the project’s specific needs and objectives.

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Project Timeline and Completion Efficiency

Design Build

Projects are generally completed faster due to the overlap of design and construction activities, as highlighted by South Coast Improvement Company’s ability to simultaneously perform design and construction services. This concurrency often results in expedited schedules compared to other project delivery methods.

Design Bid Build

The sequential nature of this method can extend project timelines, as bidding cannot commence until the design phase is fully completed.

An architect working on a draft with a pencil and ruler

Cost Control and Overall Project Budget Management

Design Build

Offers more control over project costs. The design build team, understanding the owner’s budget from the outset, works collaboratively to maintain financial constraints, often resulting in fewer unexpected expenditures.

Design Bid Build

While initial costs might seem lower due to competitive bidding, the lack of integration between design and construction teams can lead to budget overruns due to unforeseen design changes or conflicts.

group of person on stairs

Level of Collaboration and Communication

Design Build

High levels of collaboration are intrinsic to the Design Build method. South Coast Improvement Company’s approach of acting as a single point of contact ensures open communication, aligning the project team towards unified goals.

Design Bid Build

This method inherently separates design and construction teams, which can hinder effective communication and collaboration, potentially leading to project inefficiencies.

yellow crane near building during daytime

Flexibility in Design Changes

Design Build

Adjustments can be more easily accommodated throughout the project due to the cohesive nature of the team. This flexibility allows for innovative solutions to challenges as they arise.

Design Bid Build

Changes in design after the bidding process can result in costly and time-consuming modifications, as they may require renegotiation and rebidding.

black and white building with yellow crane

Quality of the Final Construction and Client Satisfaction

Design Build

Typically results in higher client satisfaction due to the streamlined process, early cost estimation, and the singular responsibility for the quality of the project.

Design Bid Build

The fragmented approach can sometimes lead to disputes over quality, especially if the project does not meet the expectations set out in the initial design.

a group of tall buildings under a cloudy blue sky

Frequently Asked Questions

Why is Design Build is Often Considered Superior to Design Bid Build?

Design Build (DB) often edges out Design Bid Build (DBB) for several compelling reasons, making it a favored choice for many construction projects.

Firstly, the DB method significantly enhances project efficiency and timeline management. By overlapping the design and construction phases, DB projects can be completed more rapidly, avoiding the delays common to the sequential nature of DBB methods.

This synchrony not only shortens project duration but also allows for real-time problem-solving and adjustments, which is much less feasible in the compartmentalized DBB approach.

Cost control is another strong suit of the DB model. With a unified team working from the project’s inception, there’s a cohesive understanding of the budgetary constraints and project goals.

This integration often results in minimizing unforeseen expenses that frequently occur in DBB projects due to the disconnect between the design and execution phases.

The level of collaboration in DB projects fosters a harmonious team environment with a single point of responsibility. This reduces the likelihood of miscommunications and disputes that can derail projects.

In contrast, the segmented approach of DBB can create silos between the design and construction teams, potentially compromising the project’s overall coherence and unity.

Design flexibility under the DB model is another advantage. Given the collaborative nature of DB, modifications can be more smoothly integrated into the project without the bureaucratic hurdles and additional costs associated with the DBB method, where changes post-bid can be logistically challenging and expensive.

Lastly, the quality and client satisfaction in DB projects typically outshine DBB projects. The DB model’s streamlined process, from conception through completion, with a single entity responsible for the end product, ensures a higher level of accountability and thus, quality.

These factors culminate in a more satisfying experience for the client, with reduced risk of disputes over the final outcome.

In summary, the Design Build approach offers a comprehensive, efficient, and client-focused alternative to the traditional Design Bid Build model, distinguishing itself through improved timelines, cost management, teamwork, flexibility, and overall project quality.

What is Meant by Design Build?

Design Build (DB) is a project delivery system used in the construction industry that streamlines project delivery through a single contract between the owner and the Design Build team.

This method integrates the design and construction phases of a project, allowing both processes to happen concurrently. The key feature of Design Build is that one entity—the Design Build team—holds sole responsibility for both the design and construction of the project.

This approach facilitates greater communication and collaboration within the project team, leading to faster completion times, enhanced cost efficiency, and generally higher levels of client satisfaction.

By simplifying the project delivery process, Design Build minimizes risks for the project owner and reduces the delivery schedule by overlapping the design and construction phases.

What are the Disadvantages of Design Bid Build?

One of the primary disadvantages of the Design Bid Build (DBB) method is the inherent separation of the design and construction processes.

This disconnection can lead to a lack of communication and misalignment between the designers and builders, resulting in potential conflicts or discrepancies that might not be identified until construction begins. Such issues can cause delays and increase project costs.

Another significant drawback is the possibility of increased costs due to change orders.

Since the design is completed before selecting a construction team, any modifications required during the construction phase can lead to expensive change orders and extend the project timeline.

Additionally, the competitive bidding process in DBB can sometimes result in the selection of a contractor based primarily on the lowest bid rather than on the quality or the contractor’s expertise.

This focus on low initial costs can lead to quality compromises and might increase the overall costs if corrections are needed later.

Finally, the DBB approach can make project timelines longer compared to more integrated methods such as Design Build.

The sequential nature of DBB, where design completion precedes the bidding process and subsequent construction, inherently extends the project duration, which can also increase the likelihood of project cost escalation over time.

What is an Example of a Design Bid Build Project?

An exemplary instance of a Design Bid Build (DBB) project can often be found in public sector projects, such as the construction of a government building or a public school.

In these cases, the government agency or school district first contracts an architect or engineering firm to design the project in full detail. Once the design is finalized, the project is put out for bid, and construction firms submit their proposals.

he contract is typically awarded to the lowest bidder who meets the project specifications. This method adheres to public procurement rules that aim for transparency and fairness by separating the design and construction phases.

For example, the construction of a new state library or the renovation of a public high school stadium often follows the DBB model, whereby the design is completed and approved before any construction begins, ensuring strict adherence to the specifications laid out in the initial design phase.

man in green t-shirt and green pants standing on black metal frame

Conclusion: Why Design Build Stands Out

For construction professionals and property developers aiming for efficiency, cost-effectiveness, and high-quality outcomes, the Design Build method offers a compelling advantage.

By fostering a synergistic environment, the Design Build approach not only streamlines project delivery but also aligns closely with the client’s vision from inception to completion.

Companies like South Coast Improvement Company exemplify the potential of Design Build to produce exceptional results, seamlessly transforming initial concepts into completed realities.

While the traditional Design Bid Build method has its place in the construction industry, the integrated and collaborative nature of Design Build makes it the superior choice for many modern construction projects.

Whether you’re planning an affordable housing project, a commercial real estate development, or a healthcare facility, considering a Design Build approach could be the key to ensuring your project’s success in an increasingly complex construction landscape.

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Interested in Design Build Services?

If you’re looking to leverage the benefits of the Design Build approach for your next construction project, reach out to us at South Coast Improvement Company.

Our team of experts is dedicated to providing streamlined, efficient, and high-quality project delivery that aligns closely with your vision. From project inception to completion, we ensure a seamless transformation of your concepts into reality.

Contact us today to begin your journey towards a successful construction project with the trusted professionals at South Coast Improvement Company.


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