Resource guide
Design-build and general contracting
Understand who will manage design, construction, and the decisions between them before choosing how to deliver your project.
Understand the contract structure first
The Design-Build Institute of America defines design-build around one owner contract covering design and construction. In design-bid-build, the owner contracts separately for design and construction. The distinction helps an owner understand where design and construction responsibilities sit when reviewing a proposed agreement.
A general contractor manages construction under the responsibilities set out in its agreement. When comparing proposals, ask who holds the design contract, coordinates consultants, approves drawings for construction, and resolves changes. Establish which decisions remain with the owner and how the project team will work through them.
Start with a brief description of the owner's objectives and the work already completed. A concept-stage industrial building and a commercial project with completed drawings raise different procurement questions. Document what can still change before inviting firms to propose a delivery arrangement.
Compare responsibilities and decision-making
Look first at design responsibility. Ask how the owner communicates operational requirements, reviews design development, and accepts proposed changes. Clarify who must resolve a discrepancy between drawings and the intended use. The relevant answer should be reflected in the proposed agreements and scope documents.
Next, compare the pricing basis. Identify whether the proposal is an early estimate, a price for defined drawings, or an agreement that anticipates later releases. Request the drawing list, assumptions, exclusions, allowances, and owner-supplied items. Make those differences visible in the proposal comparison so the owner can evaluate the price alongside the work and responsibilities included.
Consider the owner's ability to make timely decisions. Early contractor participation can provide construction input while design develops, but that input still needs a review process and a person authorized to decide. Establish how alternatives will be evaluated for operating needs, capital cost, maintenance, and any effect on approvals.
Finally, examine coordination during construction. Discuss scheduling, inspection records, coordination between trades, protection of completed work, and handover. Have the project team and its advisers confirm that the selected contract arrangement assigns these responsibilities clearly. Include those responsibilities in the agreements and project communication plan.
Choose the arrangement that fits the project
Consider design-build when you want one agreement for design and construction and can establish a clear set of facility requirements for that team. During selection, ask how designers will be engaged, how the owner will review the design, and which technical decisions must be resolved before construction pricing or release.
Consider a separately contracted general contractor when the owner intends to retain the design team directly and procure construction against an identified package of documents. Assess how that arrangement will handle design clarifications and changes during the work, especially where building work connects with utilities and owner-supplied equipment.
Confirm any bidding, financing, or owner-approval requirements with the appropriate advisers before inviting proposals. Then compare the proposed teams and agreements against consistent criteria. Choose an arrangement that gives the project clear responsibilities and an owner review process that your team can manage.
This guide offers general planning advice. Review the details of your project with the design and construction team. Sources reviewed September 10, 2026; market reports refer to the periods identified in the text.