Your Guide to Hiring Design Build Contractors

What is a Design Build Contract?

Design build construction projects award one contract to a general contractor who manages both the design team and construction team. 

Traditional project delivery asks the homeowner to manage the designer and contractor separately. The design build construction method streamlines both these parties under one general contractor, who is responsible for project oversight and delegation of responsibilities.

The design-build firm uses your budget and timeline to create a proposal that best meets your needs. A high-functioning design build company saves you time and money — design build projects are completed up to 61% faster than traditional project management (DBIA).

4 Advantages of a Good Design Build Company

An experienced design-build team provides 4 advantages to homeowners interested in faster timelines and clearer communication.

Advantage #1: Save Time Upfront with Less Bidding

Don’t wait for multiple subcontractors and designers to submit bids — every facet of your project is built into one design-build contract. Get a combined price on design, construction, material sourcing and delivery in one document and skip the hassle of the bidding phase.

Advantage #2: Your Designer and Contractors Know and Trust Each Other.

An experienced design build firm brings years of cooperative success to your renovation or new home build. If you hire a designer and contractor separately, they may not have that level of rapport. Will the contractor know how to quickly implement that design at a high level, or will you experience lots of revisions?

Advantage #3: Easy Integration of Design into Construction.

In a design-build contract, your design team and construction team aren’t 2 separate entities. They’re co-workers or partner firms. That level of trust and communication means your preferred design elements are easily incorporated into the construction phase of the project. 

Advantage #4: One Direct Point of Contact.

When all your designers and contractors operate under one contract, it’s simple to establish one single point of contact. Choose one general contractor to act as the “point person” for your project. 

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HOMR already vetted the best design build companies near you - reach out for a quote!

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Is a Design Build Firm Right for My Home Construction Project?

Design build project management provides streamlined, efficient solutions for larger home construction projects — but it’s not the right solution for every homeowner.

Let’s look at 4 types of homeowners who benefit from design build contracts, and 3 types of homeowners who are better off with traditional construction management.

Who Should Use a Design Build Contractor

You’re a good candidate for a design build contract if any of the following 4 conditions apply to your project:

1. Your project involves major structural changes (or new home construction).

Design-build contracts are ideal for homeowners making changes to load bearing structures. Your designer and contractor collaborate to ensure your plans look the way you want, while maintaining proper structural integrity.

2. Your remodel involves major changes to plumbing and electrical systems.

Design build construction is an excellent option for projects which require changes to your home plumbing and electrical systems. The team’s designer and contractor monitor each other’s work, so there won’t be any issue incorporating new pipes or wiring into your new design.

PRO TIP: Virtually Any home improvement that changes your structure, plumbing or electrical systems requires a permit from your local building department. Don’t start work without one!

3. You want to visualize the project as it develops.

It’s easier (and cheaper) to make a change on paper than in real life. You’re able to see designs as they develop, either on plans or in 3D models. 

4. You’re working on a major bathroom renovation. 

Bathroom remodels require significant attention to design detail. Design elements must all tie together aesthetically and function with your ventilation and plumbing. A design-build team offers the cohesion needed for style and function to align in your bath renovation.

Want a deeper dive on bathroom renovation design projects? Check our HOMR’s updated list of bathroom renovation tips that our members love.

Who Shouldn’t Use a Design Build Contractor

A design-build contract isn’t right for every homeowner. Here are 3 instances where you should choose traditional project delivery instead.

1. Your primary concern is cost, not timeline.

A design-build firm is never going to be your cheapest option. If a streamlined project and efficient timeline are less important than the overall cost, traditional project management is a better choice for you.

2. The scope of your renovation project is small.

Design-build companies focus on large-scale project management, housing all facets of the job under one roof for enhanced organization. If your project scope is small, it isn’t worth the added cost of hiring a design build firm to handle it.

3. The scope of your project is extremely narrow.

If your project is focused on one specialized trade, hire a quality licensed subcontractor instead. There’s no need to hire a design-build firm if you’re only replacing your home siding, updating your home’s wiring, or fixing a slab leak.

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Your Design Build Project Manager Must Have These 6 Traits

Thankfully, it’s simple to tell the difference between a trustworthy, experienced project manager and a poor one. HOMR’s research team studied the best (and worst) design-build customer reviews lodged with the Better Business Bureau for guidance.

Good design-build contractors share these 6 core traits in common:

✅ A Licensed and Qualified Remodeler. 

✅ Willing to Stand By Their Quote.

✅ A Stickler For Meeting Deadlines.

✅ Easy to Contact.

✅ Meticulous Attention to Design Phase Detail.

✅ Long-Standing Relationships with Contractors and Suppliers.

HOMR vets and recommends design build firms in your area for you - reach out for our best recommendations in your area!
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Get in touch with HOMR for free quotes from vetted contractors in your area!

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10 Questions to Ask During a Design Build Contractor Interview

Make sure you leave your first interview with a potential design-build company armed with all the data and answers you need to make a hiring decision. Ask all the same questions you would to vet any contractor, and focus on the specifics of a design-build contract.

These are the 10 questions every homeowner should ask a design build contractor during an initial interview of estimate:

Question 1: “Can we compare your past work to my desired design and style?”

Selecting a design-build contractor involves finding a service provider whose style matches your own. Take the time to review and discuss past projects with a potential design-build GC. Make sure their work aligns with your personal design preferences.

Don’t be afraid to share your design inspirations during an initial consultation. 

Question 2: “Can you furnish proof of insurance and your contractor's license?”

Do not hire a contractor that can’t provide proof of active insurance and a current contractor’s license — no matter how much you trust the individual. 

If someone’s injured in your home while your contractor’s insurance is lapsed, you could be financially responsible for those damages.

Question 3: “What contingencies and potential delays can you foresee in my project?”

No construction or remodeling project goes perfectly. Ask a potential contractor about contingencies and delays that could occur during your job. You’re looking for a general contractor (GC) that anticipates issues and knows how to mitigate them in real time.

Leave your initial estimate with 2 proposed timelines — one if everything goes perfectly, and one that accounts for specific minor delays.

Question 4: “Can you guarantee your project delivery milestones in writing?”

Get your project delivery milestones in writing. As stated above, no job goes perfectly — you’re looking for a small date range for each deadline, from “best case scenario” to “slight delay”.

If your GC is unwilling to provide milestones and deadlines for each stage of your project, it’s a sign of 2 potential issues. Either the GC is too inexperienced to make these estimates, or they may be unreliable with future scheduling issues.

Question 5: “How much of your business is residential vs. commercial?”

Many design build companies focus heavily on commercial projects. Make sure you’re hiring a firm with significant residential experience.

Commercial design build firms focus their attention on functional work space, not living spaces. Instead, choose a residential contractor with years of experience designing and constructing homes in your area. 

HOMR’s roots are in Dallas, TX — we’re passionate about finding residential remodelers our members can trust. Check out our updated guide to Dallas remodeling contractors.

Question 6: “Will I have a hand in choosing materials during the design phase?"

Help choose your own materials during the design phase, and eliminate the surprise of “the wrong materials” arriving for installation and use. 

Ask to work closely with your designer when picking materials, fixtures and finishes. You’ll leave the design phase with confidence they understand your style preferences and expectations for the overall aesthetic of your new space.

Question 7: “How many revisions are included in the contract cost?”

You’re bound to want a few options and rounds of revision during the initial design process. Ask for several revisions to be included in the overall budget of your contract, so you can explore options without driving up the overall project cost.

Question 8: “How long have you worked with your subcontractors?”

HOMR prefers design-build GCs who use the same short list of subcontractors on every project. Subcontractors who work with a GC on multiple jobs develop a clearer understanding of how that company handles workflow, timelines and performance expectations. 

Repeat use of a subcontractor also indicates the design-build company trusts that individual’s workmanship and personal character.

If your design-build contractor can't name his/her preferred subcontractors during the interview process, it's a red flag that they have poor industry relationships and connections.

Question 9: “Will I be signing a single contract?”

A major advantage of using a design build contract is streamlining the remodeling or new construction process — you shouldn’t have to sign more than one contract for the work.

Insist that your entire design build contract is merged into one document. You’ll have one contract to reference in the event of any issues, questions or points of contention.

Question 10: “Will you be my single point of contact during this remodeling job?”

The #1 cause of failed design-build contract projects is a lack of communication between homeowners, GCs and sub-contractors. It’s essential the design-build firm you hire provides one easy-to-reach point of contact that’s available to answer your questions in real time.

if they aren't willing to provide a single point of contact, move on.

Eliminate the stress of hiring a bad contractor! Ask these 12 questions before your project and save your home remodel before it starts.