Design-bid-build
In the traditional model, the owner hires a designer, the drawings are completed, and contractors bid on them. It gives a clear price comparison, but design and construction are separate and the contractor joins late.
Changes after bidding can be costly, and disputes about drawings occur.
Design-build
One company is responsible for both design and construction. The builder takes part in the design, so cost and constructability are considered from the start. There is one contract and one point of accountability.
Design-build is HSM CM's core approach, supported by in-house engineering.
Design-build also encourages practical design. Our estimators and trades review choices as the drawings develop, so ideas that would be costly or slow to build are caught early.
Speed and cost certainty
Design-build can overlap design and construction, shortening the schedule. Early pricing helps keep the budget aligned with the design. Design-bid-build offers price competition once drawings are done, but takes longer.
For tenants with fixed lease dates, time often decides.
Tenants with an allowance, a landlord deadline or a seasonal opening usually benefit from the shorter path.
Control and risk
Under design-bid-build, the owner holds the design risk, as the drawings are theirs. Under design-build, the single entity carries more. Owners who want a very specific design may prefer to hire an independent designer.
You can still keep your own input in design-build, through clear requirements and reviews.
Whichever method you choose, write down responsibilities. Clear roles prevent most disputes.
Choosing
Ask whether time, cost certainty, design control or competitive pricing matters most. For fit-outs up to $50,000,000, many owners value a single team that also performs electrical, mechanical and interior work.
Questions we hear
Can I use my own architect with design-build?
Often yes. Discuss it early so roles are clear.