Design-Build
One team, one contract, one point of accountability. From concept sketches through ribbon cutting.
Why Owners Choose Design-Build
The design-build model puts design and construction under one contract, so you have a single point of contact from start to finish and see costs earlier.
Single-Source Accountability
No finger-pointing between architects and contractors. One team owns the entire outcome, design decisions, budget, schedule, and quality.
Faster Project Delivery
Design and construction phases overlap instead of running sequentially. We start site work and procurement while design details are being finalized, which can shorten your schedule.
Cost Certainty
Early budget involvement means fewer surprises later. We value-engineer as we design, so the project you approve aligns with the budget you set.
Reduced Change Orders
When the builder is at the table during design, constructability issues get caught on paper, not in the field. Fewer surprises means fewer change orders and fewer delays.
Better Communication
One phone call, one team meeting, one point of contact. You always know who to call and you always get a straight answer. From the people doing the work.
Collaborative Problem-Solving
Issues get solved around a table, not through formal change requests between separate firms. The design-build team works together because they are one team.
Design-Build vs. Traditional Delivery
The traditional design-bid-build model separates design from construction, which can create communication gaps, budget uncertainty, and longer timelines. Design-build is meant to address all three.
Scroll horizontally to compare both methods.
| Factor | Design-Build | Traditional (DBB) |
|---|---|---|
| Contracts | Single contract | Separate design + build contracts |
| Timeline | Overlapping phases | Sequential, design finishes before build starts |
| Budget Certainty | Cost estimated early | True cost unknown until bid day |
| Change Orders | Fewer, caught during design | More common, field conflicts |
| Communication | One point of contact | Owner mediates between teams |
| Risk | Shared team accountability | Split between separate firms |
Our Design-Build Process
Every design-build project follows five phases that keep you informed and in control from day one.
Needs Assessment
We start by understanding your business, how the space needs to function, what your budget looks like, and what timeline you're working toward. This initial conversation shapes everything that follows.
Conceptual Design & Budgeting
Our team develops preliminary layouts, identifies key systems, and builds a detailed budget, all before formal drawings begin. You see the full financial picture before committing to final design.
Design Development
Working with our design partners, we develop full construction documents while simultaneously value-engineering and procuring long-lead materials. Design and construction planning happen in parallel.
Construction
The team that planned the design with you builds it, so decisions carry through to the field. Regular updates, clear scheduling, and hands-on project management throughout.
Closeout & Warranty
Punch list, final inspections, commissioning, and warranty documentation.
Design-Build Is Ideal For
Not every project needs design-build, but for the right projects it can be an efficient way to build.
Common Questions
Design-build is a project delivery method where a single contractor handles both the design and construction of your project under one contract. Unlike the traditional design-bid-build approach where you hire an architect separately, design-build streamlines communication, can reduce change orders, and can shorten the schedule. Drake Contracting manages the entire process from concept through completion.
In traditional construction, you hire an architect to create plans, then bid those plans out to contractors, a process that can take months and often leads to budget surprises. With design-build, Drake Contracting collaborates with you from day one, developing the design and budget simultaneously. This can mean fewer change orders, a shorter schedule, earlier cost certainty, and a single point of accountability.
Design-build works well for projects where speed, budget certainty, and simplicity matter, including ground-up commercial buildings, metal building construction, major renovations, and projects where the owner doesn't already have architectural plans. It's especially effective for owner-occupants who want a collaborative process rather than managing multiple contracts.