We do both. In the end, there is no difference in the process and no difference in 'actually cost'. The difference is, that when you hire the architect, he works for you. Where as if you hire a design/build, the architect/contractor are basically one. It's a fine line, but important one to understand. And it's really a preference on what people feel comfortable with.

Pricing is another issue. You are getting such a range in cost, because there is nothing to price. The guy coming in high, is assuming one thing. The guy coming in low, is assuming another. That's how design/build works though. You either pay a higher price, knowing it won't change. Or start low, and hope it doesn't go higher. Again, if you hire the architect, then you could work with them on the drawings and then get bids from contractors. Then they are all bidding the same thing, and you should get a better idea of the real cost of construction.

Hi Marmot, as the Owner of a design-build firm, I can hopefully offer some clarity as to how the design-build process works, but first a little history. Design-build is the oldest project delivery method in human history. It's delivered some of the best projects in the world from the Grecian Akropolis to The Pentagon. It has its roots in a time when the architect was the master builder.

Core Process: At its core design-build is an integrated delivery method whereby the architect, project consultants/engineers and contractor work together as the design-builder to simultaneously design and cost the project in order to deliver the best possible project in terms of design and budget. Project costs are established via a series of control estimates provided by the contractor during the design phase and, if done correctly, when the final design of the project is complete it meets the project budget and other owner objectives. It eliminates end of design value engineering, finger pointing between team members, and additional owner cost to redesign typical of the design-bid-build process.

Saving time: By combining the design and bidding phase, time frames for overall project delivery are reduced significantly. As many have experienced, the design-bid-build process can often turn into a process of design-bid-redesign-rebid-redesign-rebid-build that can leave owners emotionally and financially drained.

The Design-Builder: The design-builder is in an entity that is engaged in a process of delivering via design-build. The design-builder can be a group of separate companies (i.e. architect, contractor, engineers, interior designer) that the owner assembled to get the project delivered or it can be integrated under one roof. Again, it's a process of working and not necessarily a team of architects and contractors working at the same company.

One point of Contact: The design-build process relies on one point of contact for the owner to speed and simplify the process of design and budget reconciliation. The owner contracts with the design-builder through a contract, typically an AIA A141 agreement to design, price, and deliver the project.

Hiring a design-builder or assembling a design-build team is often less stressful on the owner, but that doesn't mean it is free of conflict behind the scene. All design-build team members still have their vision and I've been in some contentious meetings. The classic example is the architect/engineer want a certain detail, the contractor says it can't be built for that price and they work it out to find a solution that meets the common objective of delivering the project. All the owner sees, if done correctly, is the solution. This healthy conflict is necessary to achieve the best possible project. Often times, without this intense collaboration and integration between designers and builders the projects ultimate potential cannot be realized.

The design-build process is only as good as the team that implements it. A good design-builder is accountable, financially transparent, and has excellent project communication skills. With the right team, the design-build process can provide huge value additions for both the owner and project in terms of quality, time, and budget.

I hope this was helpful overview of how design-build works.

Hi Marmot,

As a builder who does both design/build and building from customer plans, I would suggest that given your situation you hire an architect independently to produce your plans. Most of my design/build work comes from previous client referrals. When I perform design/build, there is already an established level of trust (since I have built for the prospects friends or family) and the process, as described above rarely deals with creditably of the pricing. Normally, I interview the client very intensely and come up with a price range (guesstimate) based purely on past experience and any specific items mentioned. I never commit to the contract price without the completed plans.

For clients who do not know me, and, therefore, have no reason to trust me, I either ask them to provide their own architectural and civil engineering plans, or I offer to coordinate this process for a small fee. This fee is typically refunded if I do the work for them.

Given your insecurity with the two contractors, I would suggest that you hire your own architect, produce the plans and then bid the project out. You may also get more value out of the project if you have the architect suggest a few contractors to bid the plans. Or, depending on what the architect charges, have the architect oversee the bidding process for completeness. I find that when the architect and I are familiar with eachother there is better synergy and the project runs smoother.

Finding an architect is not a big issue. Either ask some friends or family who have had good experiences or look up some local architects through the AIA website. Interview the ones you like and go from there.

No matter how complex or simple your project is, it still requires professional design (both architectural plans and civil engineering plans), permitting, and good construction. Given the pricing in the LA area, $200K may not be out of bounds depending on exactly what you want. With a proper architectural and engineering plan, you can feel free to shop apples to apples and not have to make any assumptions. The bids will be per the plans only (and anything you may wish to change).

Not an easy process to undertake, but you need to do it properly so that everyone has the same expectations.

Good luck and much success.

Hi marmot,

I try and explain the differences in this simple manner:

Architect-bid vs Design-Build vs Build-Design


For me as a decades long design builder, the
group that is going to execute the design and be involved with the
client the most is the most critical.


Architect-Bid often assumes the critical differentiator between
builder/remodeler is price. They also often assume that the client
needs protection from the (implied) dishonest contractor. I submit that
if there is a lack of trust, the client and the contractor shouldn’t be
working together.


Build-Design – Buying the cheap (and/or inexperienced) design build
firm often results in “build-design” – poorly planned and reactionary
construction that can end up as a series of patches rather than a
well-conceived and executed design and project


Design-Build – for me, marries both the worlds (design and
construction). This requires a mutually respected team of a designer; a
builder; and an owner. The team is fairly paid for their expertise and
work and the client’s budget, wants and needs all get respected.
Win-win-win!

Out of curiosity, what did you end up doing for your addition?

Mark Scott