Design and Build vs Traditional Procurement
Short answer: in traditional procurement, the client’s design team completes the design before contractors price and build it, which gives you more control over quality. In design and build, one contractor takes responsibility for both design and construction, which gives more cost and programme certainty but less control over design detail. The right choice depends on your priorities, the project’s complexity and how much risk you want to hold.
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Side-by-side comparison
| Traditional | Design and build | |
|---|---|---|
| Who designs | Client’s architect and consultants | Contractor, often by novating the client’s architect |
| Design control | High | Lower after contract |
| Cost certainty | At tender, if the design is complete | Higher: lump sum for design and build |
| Programme | Longer: design before tender | Can overlap design and construction |
| Risk | More with the client | More with the contractor |
| Suits | Heritage, high-end residential, complex interiors | Repeatable developments, tight programmes |
A view from both sides
As a former Design Manager for a main contractor, Lucia has seen design and build from the inside. It works well when the employer’s requirements are precise. Where they are vague, design quality is often traded away through value engineering. For listed buildings and high-end interiors, traditional procurement, or design and build with a strong novated architect, usually protects the result.
Building Safety Act considerations
On higher-risk buildings, the procurement route affects who takes on the Principal Designer duties and how design changes are controlled after Gateway 2. Decide this early.
Frequently asked questions
Is design and build cheaper than traditional?
Not necessarily. It can reduce client-side risk and programme, but contractors price the design risk they take on.
What is novation?
The client's architect prepares the early design, then transfers to work for the design-and-build contractor to complete it.
Which is better for a listed building?
Usually traditional, because it keeps the client's architect in control of the sensitive design detail.
Talk to a RIBA Chartered architect. Book a free 30-minute consultation and we will tell you honestly what is achievable, what approvals you need and what it is likely to cost.
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Lucia Piccinini is the founder of LP ARKinnovation, a RIBA Chartered Practice working across London and beyond, including Chiswick, Hammersmith, Fulham, Chelsea, Kensington, Westminster, Tower Hill, Islington, Brentford, Hounslow, Richmond, Windsor and Maidenhead. ARB registered architect (085370D), RIBA Chartered Member and registered with the Ordine degli Architetti in Italy, with more than 15 years of practice across London, Florence and Milan. She writes a monthly column for Property Investor News, contributes to Fairness Magazine and speaks at property industry events. Press, articles and podcasts.
