The short answer
In design-bid-build, you hire a designer or architect first, then put the finished drawings out to bid and hire a contractor separately. In design-build, one company is responsible for both the design and the construction under one contract. Design-bid-build gives you an independent designer and competing bids on the same drawings. Design-build gives you one point of responsibility and lets cost and buildability shape the design while it is still on paper.
How each method works
Design-bid-build runs in sequence. The designer develops plans and specifications with you, contractors price those documents, you choose one, and construction begins. The designer often stays involved to answer questions and review the work, but designer and contractor each hold a separate contract with you.
Design-build runs as one engagement. The same team develops the design, prices it as it evolves, obtains permits and builds it. Florida law uses the term for public projects, defining a design-build contract as “a single contract with a design-build firm for the design and construction” of a project (F.S. 287.055). For a home, the idea is the same: one contract, one team.
| Design-bid-build | Design-build | |
|---|---|---|
| Contracts | Two: designer and contractor | One |
| Who answers for gaps between drawings and site | Often disputed between designer and contractor | The design-build company |
| When you learn the price | After the design is finished and bid | As the design develops, with a final price before construction |
| Competing bids | Yes, on identical drawings | Usually not on the same design; compare teams, process and proposals instead |
| Designer’s independence | Works only for you | Part of the building team |
| Overlap of design and construction | None; each phase waits for the last | Ordering and permits can start while details are finalized |
When design-bid-build fits
- You already have an architect or interior designer you trust, or drawings that are finished.
- You want competing prices on exactly the same scope.
- The project has architectural ambitions, such as an addition or a new façade, where an independent architect leads.
The trade-off is time and price risk: a design can be finished, and paid for, before anyone has priced it, and redesigning after bids come in high adds weeks.
When design-build fits
- The work is an interior remodel, such as a kitchen, bathrooms or a whole floor, where layouts, cabinetry and systems are tightly linked.
- You want one company to answer for the whole result instead of coordinating designer and builder yourself.
- Budget matters while you design, not only after.
The trade-off is independence: there is no outside designer checking the builder’s work for you. Ask how the company documents design decisions, presents changes and handles disagreements before you sign.
What Florida law requires either way
- The builder must be a licensed contractor. Anyone who, for compensation, constructs, alters or remodels a building for others is a contractor under Florida law, and must be certified or registered to do business as one (F.S. 489.105, F.S. 489.113). Verify the license on MyFloridaLicense.com.
- An architect is not required for a house or townhouse. Florida does not require an architect to prepare plans for, or supervise the alteration of, a one- or two-family residence or a townhouse, regardless of cost (F.S. 481.229). Condominium buildings are not on that list, so work that needs drawings in a condo may call for a licensed design professional. Your building department decides what it needs to review.
- Residential interior design is not licensed. Florida’s interior-design licensing does not apply to interior design for residences, including condominiums and apartments, but an interior designer may not act as a contractor unless licensed as one (F.S. 481.229).
- Design-build contractors use licensed architects for architectural services. A certified or registered general contractor may offer a design-build contract without being an architect, as long as any architectural services in it are provided by a licensed architect (F.S. 481.229).
Structural changes, such as removing a load-bearing wall, typically require drawings from a licensed engineer or architect before a permit is issued. See which remodeling work needs a permit.
Questions to ask in either model
- Who produces the drawings, and who is responsible if they do not match the site?
- When will I have a firm price, and what is it based on?
- Which decisions do I need to make, and by when?
- Who applies for permits and attends inspections?
- How are changes priced and approved?
How Forma works
Forma works both ways. Most projects are designed and built by one Forma team, with selections, drawings and the proposal brought together before construction starts. If you already work with an architect or interior designer, we build to their drawings and coordinate with them. See our seven-step process, whole-home remodeling and what a proposal should include.
Sources
- Florida Statutes F.S. 481.229 (exemptions from architect and interior-design licensure; design-build by contractors), F.S. 287.055 (definition of a design-build contract)
- Florida Statutes F.S. 489.105 (definition of contractor), F.S. 489.113 (certification or registration required)