Thanks ripped jeans construction! I was leaning towards a contractor because I think I know exactly what I want. What do you think the benefit would be of working with a design/build if they won’t be designing for me?

Design/build is a project delivery method that adds value by integrating two highly interdependent activities. If you're simply swapping out bath fixtures and finishes, and you've already made those selections, the design part is over and it's time to simply execute the plan. Either type of company should be able to do that with good results.

Is it a red flag that a design build firm I talked to wants 2 separate contracts-the build portion given after I finish put the design contract? I worry I could get stuck with essentially a no bid build that I have to accept at any price.

I'm not an attorney and I don't give legal advice. Our company uses two separate agreements, too: one for the design portion and one for construction. Signing on for design shouldn't obligate you to go forward with construction, but you should get clarification from the company to ensure that is indeed the case.

With a design-build firm, you are locked into their price. Multiple bids are eliminated. I made a huge mistake in going with a design-build contractor -- he billed me double the contract price. Change orders came flying at me within a week after starting demolition. If you choose a design-build contractor, make sure that every detail is written in the contract; e.g., installation of heated floors; dimmer switches on lights, ...

@plan2remodel,

I'm sorry for your experience. Ensuring the scope of a project is described in its entirety is something that should be done whether you choose a design/build firm or a builder and whether you competitively bid the project or not.

Recently, I spoke with a designer at a design / build firm. I told her that I want to include in the remodeling contract a line item for replacing the subfloor in the 60 sf bathroom that I plan to remodel. She said, "no," it would be a change order if some portion of the subfloor needs replacing. Maybe I won't need to replace the entire subfloor, but I would like to have an agreement in advance about what they will charge for it. For me, a "change order" means that I extended the scope of the work planned or that I asked for a "redo" because I changed my mind about what I wanted.

@plan2remodel,

This is an issue about trusting your remodeler to be fair with you once you're under contract. I completely get that. Trust is something earned over time and you probably have no prior experience with any of the firms you're talking to.

We do a fair number of bath remodels. Sometimes we need to replace a portion of subfloor. Unless it's a really large area, I just do it because it's not worth the cost of the paperwork or a delay in the project or a customer relations issue.

One option you might propose is to include in your contract a cost allowance to replace subfloor, if needed. The allowance could state the labor rate and mark up on materials, but in a 60 SF bathroom, it's not going to involve a big cost. In any case, make sure the process for change orders requires your approval prior to execution. That way you can understand the scope involved, and question the cost if it seems unreasonable.