What Does Design and Build Actually Mean?
Design and build is a procurement method where a single contractor takes responsibility for both the design and construction of a project. Instead of appointing an architect, structural engineer, and other consultants separately and then tendering the construction work to a builder, you appoint one organisation that handles the entire process from initial concept through to completion.
This is the most popular procurement route in UK construction, and it has been for some time. According to industry surveys, design and build accounts for well over half of all construction projects by value. There are good reasons for that popularity, but the approach is not without its nuances. Understanding how design and build contractors operate will help you decide whether this route is right for your project and, if it is, how to get the best results from it.
How Design and Build Differs from Traditional Procurement
Under the traditional procurement route, the client appoints a design team (architect, engineers, quantity surveyor) to develop a full set of drawings and specifications. Once the design is complete, the project is tendered to contractors who price the finished design. The client then appoints a contractor to build what has been designed.
The traditional route gives the client maximum control over the design, but it creates a separation between the design team and the construction team. This separation can lead to coordination problems, because the people who designed the building are not the same people building it. It can also mean a longer overall programme, because design must be substantially complete before construction procurement can begin.
With design and build contractors, these two phases overlap. The contractor is involved from the early design stages, which means buildability, cost, and programme considerations are factored in from the start rather than being addressed after the design is finished. This integration is where most of the benefits come from.
Single Point of Responsibility
One of the biggest advantages of design and build is the single point of responsibility. When you appoint design and build contractors, you have one organisation accountable for delivering the finished building. If something goes wrong, whether it is a design error, a construction defect, or a coordination failure, there is no ambiguity about who is responsible.
Under traditional procurement, disputes between the design team and the contractor about who is at fault for a problem are depressingly common. The architect says the contractor did not build it correctly. The contractor says the architect’s design was unworkable. The client ends up in the middle, frustrated and out of pocket. Design and build eliminates this finger-pointing because the contractor owns both the design and the construction.
This single point of responsibility also simplifies the client’s contract management. Instead of administering separate appointments with multiple consultants and a building contractor, you manage one contract with one organisation. For clients who do not have a large in-house project management team, this streamlined arrangement can make a significant difference.
How the Process Works
A typical design and build project follows four main phases: briefing, design development, costing, and construction. Here is what each phase involves in practice.
Briefing: This is where you set out what you need. A clear, comprehensive brief is absolutely essential to the success of a design and build project. The brief should cover the functional requirements of the building, your budget, your programme expectations, any specific technical requirements, and your priorities in terms of quality, cost, and time. The more detailed and precise your brief, the better the outcome. Vague briefs lead to misunderstandings and, inevitably, to variations and additional costs later.
Design development: The contractor’s design team develops the scheme based on your brief. This typically starts with concept designs and layout options, then progresses through to detailed design and specification. During this phase, you should expect regular design meetings where the evolving proposals are presented to you for comment and approval. Good design and build contractors will actively involve you in this process, seeking your input and sign-off at key stages rather than disappearing for weeks and coming back with a finished design.
Costing: One of the strengths of design and build is the ability to develop the design and the cost together. Rather than designing a building and then finding out what it costs (which is what happens under traditional procurement), the contractor can advise on cost implications as the design develops. This allows you to make informed decisions about specification and scope while the design is still fluid enough to accommodate changes without major cost or programme impact.
Construction: Once the design is agreed and the contract is signed, construction begins. Because the same organisation is responsible for both design and construction, there is typically a smoother transition from drawing board to site. The contractor’s site team already understands the design intent because they have been involved throughout the development process.
The Advantages of Design and Build
The advantages of working with design and build contractors are well established, but it is worth spelling them out clearly.
Speed: Design and build programmes are typically shorter than traditional procurement programmes because the design and construction phases overlap. Early works such as groundworks and foundations can begin while the detailed design of the building envelope and internal fit out is still being finalised. This overlap can save several weeks or even months on the overall programme, which is particularly valuable for commercial and industrial projects where early occupation translates directly into revenue.
Cost certainty: A well-managed design and build project should give you a fixed price before construction begins. This means you know what the building is going to cost and can plan your finances accordingly. Under traditional procurement, the final cost is not known until the last subcontract package is let, and even then, variations during construction can push the final account significantly above the tender figure.
Coordination: Because one organisation is responsible for everything, the coordination between design disciplines and between design and construction is inherently better. The structural engineer is working alongside the architect and the M&E designer within the same team, and they are all working with the people who will actually build the project. This reduces the risk of clashes, omissions, and coordination failures that plague traditionally procured projects.
Buildability: Contractors bring practical construction knowledge to the design process. They know what works on site, what materials are readily available, what details are efficient to build, and what details cause problems. This practical input results in designs that are more buildable, which in turn means fewer problems during construction, fewer delays, and lower costs.
When Design and Build Works Best
Design and build is particularly well suited to certain types of project. It works best when the client has a clear brief and knows what they want the building to do, but is less concerned about controlling every detail of the architectural design. Industrial buildings, warehouses, distribution centres, building refurbishment projects, and standard commercial developments are all excellent candidates for design and build because the functional requirements are well defined and the emphasis is on practical performance rather than architectural expression.
It also works well for projects where speed is important. If you need to be in a new building within a tight timeframe, the overlapping programme that design and build offers can make the difference between meeting your deadline and missing it.
Projects with a firm budget also benefit from design and build. The early cost certainty allows you to make decisions about scope and specification based on what you can actually afford, rather than designing your ideal building first and then finding out it costs 30% more than your budget.
Potential Drawbacks and How to Manage Them
No procurement route is perfect, and design and build has some potential drawbacks that you should be aware of.
Less design control: Because the contractor is responsible for the design, you may have less control over design details than you would under traditional procurement. Some clients find this uncomfortable, particularly if they have strong views about the appearance of their building. The way to manage this is to be very clear in your brief about what matters to you, and to stay actively involved in the design development process. Good design and build contractors welcome client input and will work with you to achieve a design that meets your requirements.
Quality risk: There is a perception that design and build can lead to lower quality because the contractor has an incentive to reduce costs. There is some truth in this if the brief and specification are vague, because the contractor will naturally interpret ambiguity in their favour. The solution is a detailed, well-written brief that specifies minimum standards for materials, finishes, and performance. This is often called the “Employer’s Requirements” document, and it is the single most important document in a design and build project.
Difficulty comparing tenders: When you ask several design and build contractors to tender a project, each one will produce a different design. This makes it harder to compare tenders on a like-for-like basis compared to traditional procurement, where everyone is pricing the same design. The way to manage this is to have a detailed brief and to use a structured evaluation process that assesses both price and quality, not just the bottom line figure.
Changes are expensive: Once you have signed a design and build contract, changes initiated by the client can be expensive. The contractor has priced a specific design, and any changes to that design will be treated as variations. This is why getting the brief right at the start is so important. The cost of spending extra time on the brief is tiny compared to the cost of making changes during construction.
Choosing the Right Design and Build Contractor
Not all contractors are equally suited to design and build. The approach requires a specific set of skills and capabilities that go beyond simply being able to build things. Here is what to look for when selecting a contractor for a design and build project.
In-house design capability or established design team relationships: The contractor needs access to competent designers, whether that is an in-house team or a network of trusted consultants they work with regularly. Ask about their design team and look at examples of previous projects they have designed and built.
Relevant experience: Look for experience in your type of project. A contractor who has delivered dozens of industrial buildings will bring a different level of knowledge and efficiency to an industrial project than one who primarily builds houses. Check their track record and ask for references from previous clients on similar projects.
Financial stability: Design and build puts more risk on the contractor than traditional procurement, so financial stability is important. A contractor who gets into financial difficulty midway through your project will cause you serious problems. Check their accounts, ask for bank references, and consider using credit checking services.
Communication and transparency: The best design and build relationships are built on open communication. During the tender process, assess how well the contractor communicates. Are they responsive? Do they ask intelligent questions about your brief? Do they proactively identify issues and suggest solutions? These behaviours during the tender period are a good indicator of how they will perform during the project. The commercial fit out process, in particular, requires close collaboration to achieve the right result.
Track record of delivering on time and on budget: Ask specifically about their track record on programme and cost. How often do their projects finish on time? What is their typical variance between tender price and final account? Past performance is the best predictor of future performance.
Making Design and Build Work for Your Project
Design and build is not a magic solution, but when it is done well, it delivers real benefits in terms of speed, cost certainty, and coordination. The keys to success are a clear brief, an experienced contractor, active client involvement in the design process, and a well-drafted contract that sets out responsibilities and expectations clearly.
At Ashbarn Construction, we work as design and build contractors across Lancashire and the North West, delivering commercial and industrial projects from initial brief through to handover. If you have a project in mind and want to discuss whether design and build is the right approach, contact us for a straightforward conversation about your options.
