Design-build is a way of remodeling where one firm handles both the design and the construction of your project, so the people who design your home are accountable for what it costs and how it gets built. For a homeowner, that means one team from first sketch to final walkthrough instead of an architect, a designer, and a contractor who each work separately. This guide explains how design-build works for a home remodel, how it compares with other approaches, and what to know before you hire.
Key Takeaways
- Design-build puts design and construction under one cohesive team, which means one point of accountability for design, budget, and schedule.
- With a general contractor, you usually hire a designer first and bid the finished plans, so the first real construction price comes after design is complete.
- At Lamont Bros., design starts with a concept and ballpark cost, followed by a paid design retainer, full design, and a fixed-price construction contract.
- Design-build fits projects with real design decisions, such as a new layout, an addition, or a whole-home remodel. It is not a match for single-trade jobs.
- Research on commercial and institutional buildings found design-build had less cost and schedule growth than design-bid-build.
Not Sure What Style You Want?
Design-build works best when you arrive with a sense of your taste. Take the free Remodel Design Style Questionnaire to narrow your colors, patterns, and materials before you meet with a design consultant.
What Does Design-Build Mean?
In design-build, a single company is responsible for designing the project, pricing it, and building it. The firm's designers, estimators, and builders work together while the design develops, so decisions about layout, materials, structure, and budget are checked against each other early instead of being discovered during construction. For a homeowner, the practical result is fewer handoffs and one team to hold accountable.
How Design-Build Works for a Remodel
A design-build remodel moves in a set order. It starts with a conversation about your goals and budget, then a home visit and a concept with renderings and a ballpark cost. A paid design retainer covers full design with 3D renderings and floor plans, and a fixed-price construction contract follows once the design is complete. You then decide whether to build. Lamont Bros. explains each stage on its design-build process page.
Design-Build vs. General Contractor vs. Architect
| Design-build | General contractor (design-bid-build) | |
|---|---|---|
| Who designs | The same firm that builds | A separate architect or designer you hire first |
| When you see a firm price | After design, in a fixed-price contract; a ballpark comes at concept | After the plans are finished and bid |
| Accountability | One firm for design, budget, and build | Split between the designer and the contractor |
| Best for | Additions, whole-home remodels, projects with design decisions | Simple, well-defined jobs or single-trade work |
For a deeper comparison, read design-build vs. general contractor.
What the Research Says About Design-Build
A study by the Construction Industry Institute and Pankow, summarized by the Design-Build Institute of America, reviewed 212 building projects completed between 2008 and 2013 and found that design-build had 3.8% less cost growth and 1.7% less schedule growth than design-bid-build. The projects were commercial and institutional buildings, not homes, so treat the findings as a general indicator.
Benefits and Drawbacks
The main benefits are early budget feedback, fewer handoffs, and one team accountable for the result. The main drawback is that you pay for design before you know the final construction price, which is why Lamont Bros. gives a concept and ballpark cost first. Design-build is also not the right fit for single-trade jobs, such as replacing flooring or retiling a shower. Lamont Bros. does not take single-trade jobs, and its smallest realistic project is about a $75,000 bathroom.
Is Design-Build More Expensive?
Not automatically. The firm prices the project as design develops and gives you a fixed price before construction. Lamont Bros. projects typically finish within 5% of the contract price, mostly because of changes clients choose to make. Read how a design-build firm keeps you in charge of the cost for the details.
Who Is on a Design-Build Team?
A design-build team typically includes a design consultant, a designer, an estimator, a project manager, and a superintendent who runs the job site. At Lamont Bros., one superintendent stays on each project from start to finish.
How to Choose a Design-Build Firm
Ask who designs your project, when you see a firm price, how design is paid for, who runs the job site, and what warranty covers the work. Lamont Bros. backs its workmanship with a three-year limited warranty. Use the checklist of questions to ask a Portland design-build firm when you compare firms.
Ready to Talk About Your Remodel?
Lamont Bros. works with Portland-area homeowners who want their home designed and built by one cohesive team under fixed-price construction contracts. Every project starts with a conversation about how you want your home to work.
Schedule a consultation to get started
Frequently Asked Questions
What is a design-build firm?
A design-build firm is one company that designs and builds your project, so design, pricing, and construction are managed together by one team.
Is design-build better than hiring a general contractor?
For projects with real design decisions, such as additions and whole-home remodels, design-build is often a better fit because the design is priced and checked against the budget as it develops. A general contractor can be a better fit for simple, well-defined jobs.
How much does design cost in design-build?
At Lamont Bros., design starts with a concept and ballpark cost, followed by a design retainer that is typically a few thousand dollars depending on the project's complexity.
When do I get a firm price?
Lamont Bros. gives a ballpark cost at the concept stage and a fixed-price construction contract once the full design is complete.
What are the disadvantages of design-build?
You pay for design before you know the final construction price, and the approach is not intended for single-trade jobs. A concept and ballpark cost at the start help you decide before you commit.
Does Lamont Bros. offer design-build in Portland?
Yes. Lamont Bros. is a design-build remodeling firm in West Linn serving the Portland metro area and Southwest Washington.
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