What is Design-Build?
Pros, Cons, & When It’s the Right Fit for You
What Is a Design-Build Project?
In a traditional construction model, the design and construction phases are separated. First, you hire an architect or designer to create the plans. Then, you bid out the project to contractors, who may or may not have been involved in the design phase. This can create a disconnect between the design intent and the actual construction process — leading to potential delays, cost overruns, and communication gaps.
In a design-build project, the entire process is handled by a single team from start to finish. For example, at Brandise Construction, we work directly with architects, engineers, and designers from the beginning, ensuring that the design vision aligns with construction feasibility, budget requirements, and timeline constraints.
Why Design-Build Makes Sense for Commercial Construction
Single Point of Contact
With a design-build model, there’s no finger-pointing when issues arise. Instead of managing multiple contracts and coordinating between architects, engineers, and contractors, you have one dedicated team managing the entire project. This eliminates confusion and streamlines decision-making.
Faster Project Completion
Because the design and construction phases overlap, the overall timeline is significantly reduced. Decisions are made faster, and the construction team can begin work while certain design elements are still being finalized — something that’s not possible in a traditional model. For commercial clients looking to open their doors quickly, this advantage is invaluable.
Cost Control and Budget Transparency
When the design and construction teams are working together from the beginning, there’s more visibility into costs. The construction team can recommend cost-effective materials and design adjustments early in the process, reducing the risk of budget overruns down the line. With Brandise Construction’s extensive experience in commercial builds, we’re able to identify these opportunities for cost savings without sacrificing quality.
Reduced Risk and Fewer Change Orders
In a traditional model, discrepancies between the design and construction phases often lead to costly change orders and delays. In a design-build project, the construction team is involved during the design phase, ensuring that plans are realistic and feasible. This reduces the likelihood of unexpected changes once construction is underway.
Enhanced Communication and Collaboration
By combining the design and construction teams, communication is more direct and transparent. Decisions are made faster, adjustments are implemented more efficiently, and all parties are aligned on the project’s goals from the start. This collaborative environment fosters creativity and ensures that the final product reflects the client’s vision.
How to Tell if Design-Build Is Right for Your Commercial Project Needs
Design-build isn’t one-size-fits-all, but it offers significant advantages in specific situations. Here’s how to decide if it’s right for your commercial construction project:
Tight Timeline
If your project requires rapid completion — whether to meet a business need, minimize downtime, or accommodate a competitive market — design-build is the clear winner. The overlap of design and construction saves valuable time.
Budget Control
If cost overruns and budget surprises keep you up at night, design-build offers transparency and early collaboration, allowing for better cost control. The design and construction teams are aligned on cost-saving measures from day one.
Streamlined Communication
If you want a simple, direct line of communication throughout the process, design-build is ideal. With a single point of contact for design and construction, you’ll avoid the confusion and delays caused by managing multiple parties.
Complexity and Customization
If your project involves complex design needs or a high degree of customization, having the design and construction team collaborate from the start ensures that ideas are feasible and within budget constraints.
The Drawbacks of Design-Build
While design-build has many advantages, it’s not perfect for every project. Here are a few drawbacks to consider:
Less Flexibility for Changes
Since design and construction are more tightly integrated, making mid-project changes can be more difficult. If your project is likely to evolve significantly after the initial design, a more traditional approach may offer greater flexibility.
Potential for Limited Design Input
With the design-build model, the construction team is responsible for both design and execution. This can sometimes limit the range of design options available, as the team may prioritize feasibility over creativity. If you're looking for highly unique or cutting-edge designs, this could be a constraint.
More Responsibility on the Contractor
The design-build team carries more responsibility in ensuring that both design and construction are handled properly. If the team isn't highly skilled or experienced, the quality of the final product can be compromised.
Contractor Bias
Since the same team handles both design and construction, there could be a natural bias toward certain construction methods or materials that the team prefers, rather than what's best for the client’s goals.
Real-World Success with Design-Build
At Brandise Construction, we’ve successfully delivered numerous design-build projects across Las Vegas — from office spaces and warehouses to medical facilities. Our ability to handle the design and construction phases under one roof ensures that we can pivot quickly when needed, recommend value-engineering options, and maintain complete alignment with our clients’ goals. Take a look at some examples below…
Why Brandise Construction?
Brandise Construction holds a rare unlimited General B construction license (#9482) in Nevada, allowing us to take on projects of any size or complexity. Our team’s deep industry expertise, combined with our design-build capabilities, allows us to deliver high-quality results faster and more efficiently than the traditional model.
If you’re considering a commercial project in Las Vegas — whether it’s a new ground-up development or a tenant improvement — choosing a design-build approach with Brandise Construction could be the smartest decision you make.
