Design Build vs. Design Bid Build

Design Build Process

The Pine State Builders business uses the design build process instead of the traditional design bid build process. Design build means both design and construction capabilities under one roof making it easier for the owner throughout project developments. Take a look at some of the benefits:

One Point of Contact

The owner will have only one point of contact as project questions arise during either the design or construction phases.

Cost Effective

Design builders have access to most recent construction costs so designs are created with a budget conscious approach.

Fast Delivery Method

Eliminating the bidding process saves a significant amount of time. Site preparation can begin prior to the finalization of all building details. 

Less Risk for the Owner

One entity is held accountable if problems occur thus eliminating owner liability for design and construction issues. 

Integrated Services

Combining both design and construction services eliminates conflicts that arise in most areas of project development. All parties are on the same page from concept planning to project completion allowing accurate scheduling and timely delivery.

Design Bid Build Process

The more traditional design bid build process is no longer the most optimal way for design and construction. Let’s take a look at the difference. 


Separate Entity Approach

The owner has to seek out each company separately. The architect and general contractor have no connection until the plans are placed up for bid


Design Must Be Finalized Before Construction Begins

Until plans are finalized, construction will not be allowed to begin. This adds more time to the overall development of the project.

Design, Bid, and Construction Phases

Because design and construction are not integrated, it takes more time for the project to be completed. Each phase is implemented separately and cannot start until the previous has been completed. 

Increased Risk to owners

With the design bid build method, the owner has liability for the design and the construction of the project. 


Likely cost increases occur during the design phase causing project delays if the construction documents need to be modified to reduce costs. 

Multiple Points of Contact

The owner must serve as the mediator for any design and construction issues that occur for each party.