Design-build vs Traditional architect + bid + GC
Contract structure on a residential project affects timeline, cost predictability, and the homeowner's coordination burden. Design-build is increasingly common for NE Florida residential remodels; traditional architect-bid-build remains standard on larger custom homes.
Design-build
One contract: design + permits + construction
Traditional architect + bid + GC
Separate contracts for each phase
How they stack up.
| Dimension | Design-build | Traditional architect + bid + GC |
|---|---|---|
| Number of contracts | One | Two or three |
| Homeowner coordination burden | Low; contractor manages everyone | High; homeowner mediates between trades |
| Cost discovery timeline | Mid-design (collaborative) | Post-design (bidding phase) |
| Change-order handling | Internal; faster resolution | Renegotiation between architect and GC |
| Best for | Most residential remodels and additions | Custom homes with strong architectural priority |
Design-build is the right call for most residential remodels and additions where coordination simplicity, cost predictability, and a single point of accountability matter. Especially valuable for whole-home projects.
Traditional architect-bid-build is the right call for custom homes where architectural design is the dominant priority and the homeowner wants competitive bids from multiple GCs.
- AIA contract documents — design-build vs. traditional
- Florida Department of Business and Professional Regulation contractor licensing
Tivey services for this work.
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