When planning a project, determining the right project delivery method is often the first critical step. The choice will directly influence schedule, cost, team coordination, and long-term results. Whether the development is a recreational facility, a municipal renovation, or a private club upgrade, selecting the right delivery method matters. Two of the most common approaches are Design-Build (DB) and Design-Bid-Build (DBB). Each offers distinct advantages, and understanding their differences empowers owners to make informed decisions that support both project outcomes and organizational goals.
This guide provides a clear, neutral overview of both methods, along with strategic considerations for owners navigating project delivery decisions.
What Is Design-Bid-Build (DBB)
The Traditional Method
Design-Bid-Build follows a linear, three-step progression:
- Design – The owner hires an architect to develop the full design.
- Bid – Contractors competitively bid on the completed drawings.
- Build – The owner selects the winning contractor and construction begins.
In this model, the owner holds two separate contracts; one with the architect, one with the contractor. The architect acts as the owner’s independent advocate throughout design, bidding, and construction. DBB remains the most widely used method in public-sector work, including municipal, federal, and educational projects.
Key Benefits of DBB
- Full design before pricing
Owners receive detailed documents before contractors bid, creating a clear scope and competitive pricing environment. - Transparent competition
Particularly important in publicly funded projects that require open, accountable procurement. - Architect as owner advocate
Because design and construction are contracted separately, the architect monitors quality and compliance during construction. - Well-established process
DBB has decades of precedent, clear legal frameworks, and is familiar to most facility directors and city administrators.
Key Considerations of DBB
- Longer schedules
Each phase begins only after the previous one ends, which can extend the total project timeline. - Limited early contractor input
Cost estimating, value engineering, and constructability reviews typically occur after design is mostly complete. - Potential for change orders
If conditions or scope change, adjustments may lead to cost and schedule impacts. - Greater involvement from owners
Owners must navigate two contracts and two entities, which can be challenging for organizations with limited internal capacity.
What Is Design-Build (DB)?
The Single-Contract Model
Design-Build integrates design and construction under one contract and one project team. Architect and contractor work collaboratively from day one, reducing friction and improving communication. Owners often select a DB team based on qualifications, experience, or best-value criteria rather than low bid. This model has grown rapidly in private-sector work and in accelerated public projects across cities.
Key Benefits of DB
- Faster overall delivery
Design and construction phases can overlap, enabling an earlier start to construction. - Enhanced collaboration
Contractors influence design decisions early, improving constructability and cost efficiency. - Fewer change orders
Early alignment often leads to fewer surprises during construction. - Streamlined communication
A single point of accountability minimizes the risk of miscommunication between design and construction partners.
Key Considerations of DB
- Less detail early-on
Owners may approve a concept or early design package before all details are fully defined. - Reduced direct control over design
Because the DB team manages both design and construction, some owners feel slightly removed from day-to-day design decisions. - Quality varies by team strength
Success depends heavily on having a trusted, experienced architect-contractor partnership. - Requires strong owner clarity upfront
Early decisions drive the entire project trajectory, making pre-design clarity essential.
Design-Build vs. Design-Bid-Build: Key Differences at a Glance
| Factor | Design-Bid-Build | Design-Build |
|---|---|---|
| Contract Structure | Two contracts (architect + contractor) | One contract for design + construction |
| Timeline | Longer, sequential phases | Faster, overlapping phases |
| Cost Certainty | Established after design completion | Developed early through collaboration |
| Owner Involvement | More day-to-day decision-making | Streamlined, single-point communication |
| Transparency | High, competitive bidding | High when clear qualifications and pricing processes are established |
| Best For | Public projects, complex technical designs, owners wanting strong advocacy | Projects with tight schedules, fixed budgets, or a need for early cost input |
How Owners Can Choose the Right Method
There are no universal approach for every project, so choosing the right project delivery method starts with understanding goals, constraints, and internal capacity. Owners working under tight schedules or aiming for faster speed-to-market may prefer Design-Build, which allows design and construction to overlap. Those navigating structured or state-mandated procurement processes often lean toward Design-Bid-Build for its clear sequence and transparent bidding. Complex projects—such as multi-phased renovations, historic preservation efforts, or technical federal work—may benefit from DBB’s detailed oversight, while straightforward new construction often aligns well with DB’s integrated model. Budget priorities and funding structures also play a significant role, particularly for public entities that may have procurement requirements guiding them toward DBB or alternatives like CMAR, CM Multi Prime, CM-Agency and Integrated Project Delivery.
Key considerations for owners include:
Risk tolerance: Is centralized accountability or shared responsibility a better fit?
Schedule sensitivity: How fast must the project move?
Project complexity: Are there technical, historic, or phased challenges?
Budget expectations: Is early cost refinement or later bid transparency more important?
Procurement requirements: Do funding or public processes limit the options?
Internal capacity: Does the organization want a single integrated team or a more hands-on oversight role?
How Stone Group Architects Supports Both Delivery Models
At Stone Group Architects, we understand the nuances of both Design-Build and Design-Bid-Build, and we tailor our approach to support each model effectively.
In Design-Bid-Build, we:
- Serve as your independent advocate
- Lead technical documentation and quality control
- Coordinate consultants and ensure code compliance
- Support transparent, competitive bidding
- Maintain oversight through construction administration
In Design-Build, we:
- Integrate seamlessly with contractors
- Help owners maintain clarity and vision throughout the process
- Provide early design insight for cost, constructability, and phasing
- Support rapid decision-making to keep the project on track
As a young, energetic firm with highly experienced professionals, we bring a rare combination of fresh thinking, deep technical expertise, and disciplined project management. Our federal portfolio demonstrates our ability to deliver in environments where strict budgets, tight timelines, and stringent compliance requirements are non-negotiable. Whether your organization is planning new construction, renovation, or modernization, we support informed decision-making early in the process to enhance predictability and long-term performance.
Ready to Plan Your 2026 Project? Let’s Talk.
Choosing the right delivery method is a strategic decision that shapes every milestone ahead. At Stone Group Architects, we provide clarity and collaboration owners need to evaluate their options with confidence. Across Sioux Falls, Fargo, St. Paul, Sioux City, Rapid City, and beyond, we partner with federal, municipal, educational, healthcare, commercial and private-sector clients to identify the approach that aligns with their goals and sets their project up for success. Contact us today to discuss how the right delivery method can set your next project up for success.
