Planning guide
Design-build, or an architect and a contractor?
Two ways to run a remodel. Both work. Here’s how each one goes, what each is good at, and how to pick.
By Ryan McNee, owner · Updated November 3, 2026
The two ways
How each one works
Design-build
One company designs and builds. You work toward one written scope and price from the start, with one point of contact, and the same company answers for the drawings and the work.
Architect, then contractor bids
You hire an architect or designer, who draws the project. The drawings go out to contractors for bids, you pick one, and the architect can check the work for you during construction.
Strengths
What each one is good at
Design-build:
- You see what the design costs while it’s being drawn, so you don’t fall in love with a plan you can’t afford.
- One company to call, and no gap between “the drawings said” and “the builder did.”
- Usually a shorter road to starting work, because there’s no separate bidding round.
Architect, then bids:
- The architect works only for you, and can check the contractor’s work.
- Several contractors price the same drawings, which can lower the construction price.
- Suits large, complex or highly custom projects, like a new house or a big addition.
Watch for
What can go wrong with each
- Design-build: if the scope is vague, you’re trusting one company with everything. Ask for a written scope that lists what’s included, what isn’t, the materials, the allowances and the price.
- Architect first: you pay for the design before you know what building it costs, and bids can come back over budget, which means redesign. Bids that look far apart usually aren’t pricing the same thing.
How we do it
How design-build works at The Home X
A call, then a visit at the house, then a written scope after the visit: what we’re doing, what we’re not, the materials and allowances, and the price. A crew we manage does the work; plumbing, electrical and HVAC work goes to subcontractors in those trades, and other specialty trades when a job needs them. Changes come as written change orders, priced and signed before the work starts.
Call (609) 874-0990 or send us the form.
FAQ
Common questions
01What is design-build?
One company handles both the design and the construction, under one agreement, with one point of contact. The alternative, often called design-bid-build, is to hire an architect or designer first and then put the finished drawings out to contractors for bids.
02Do design-build companies still use architects?
When the work needs drawings from a licensed architect or engineer, yes. The difference is who hires and coordinates them.
03Is design-build cheaper?
Not automatically. What it changes is when you learn the price and who answers for it: you work toward one written number from the start, and the same company answers for the design and the build. Separate bids can find a lower construction price, but the design is paid for before you know what building it costs.
04Which is better for a kitchen or bathroom?
We’d say design-build: for a kitchen or bathroom, the design questions are about cabinets, layout and finishes, which the builder prices as you go. For a large new house or a complex addition where you want an architect working for you alone, hiring one first is a sound choice.
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