In design and build, one company is responsible for both designing and constructing your project, which usually means faster delivery, one point of contact and clearer responsibility. In traditional contracting, you hire the designers first, then tender the finished design to contractors, which gives you more control over the design and easy price comparison, but takes longer and splits responsibility. Design and build suits clients who want speed and simplicity; traditional contracting suits clients who want to control every design detail.
What is design and build?
You appoint one contractor who manages the design team, the approvals and the construction. The contractor works to your brief and budget, develops the design, prices it and builds it. If something goes wrong, there is one party responsible.
What is traditional contracting?
You appoint an architect, engineer and quantity surveyor directly. They complete the design and a bill of quantities, then contractors bid to build it. The design team often supervises the contractor on your behalf.
How do they compare?
| Factor | Design and build | Traditional contracting |
|---|---|---|
| Responsibility | One company for design and construction | Split between designers and contractor |
| Speed | Faster; design and construction can overlap | Slower; design is finished before tender |
| Cost certainty | Agreed early against your brief | Clear once tenders are received |
| Design control | Less detail control, guided by your brief | Full control of every design detail |
| Price comparison | Compare proposals and value | Easy to compare like-for-like bids |
| Client effort | Lower: one point of contact | Higher: manage several appointments |
| Best for | Houses, branches, offices, repeat projects | Complex or highly bespoke buildings |
When is design and build the better choice?
- You want one team and one contract.
- You need the project delivered quickly, for example a branch opening date.
- You have a clear brief and budget, and trust the contractor's design team.
- You are busy or abroad and cannot manage several professionals.
When is traditional contracting the better choice?
- The building is complex or highly bespoke, and you want to control every detail.
- You are required to tender publicly with a complete design.
- You want an independent design team supervising the contractor.
How do you protect yourself in design and build?
- Write a clear brief: spaces, finishes, standards and budget.
- Approve the design at key stages before construction starts.
- Ask for a priced breakdown so you can see where the money goes; read our BOQ guide.
- Check that the contractor uses registered architects and engineers.
- Agree how changes are priced, as in any contract.
Frequently asked questions
Is design and build cheaper?
It can be, because design and construction overlap and the contractor designs with buildability and cost in mind. The real saving is often time.
Who owns the design in design and build?
This should be stated in the contract. Usually the client receives the rights to use the design for the project.
Can I change the design in design and build?
Yes, but changes after the design is agreed affect cost and time, just as in traditional contracting.
Which method does Vika Construction use?
We deliver both. Many of our bank branch projects, such as the CRDB Bank Kibaha branch, were delivered as design and build.
Find the right route for your project
Tell us about your project and timeline, and we will recommend the delivery method that suits it. Contact Vika Construction.
