Read the summary first
Choose Design Only when you want the drawings finished first or already have a team to build. Choose Design & Build when you want the same team to carry the drawings through on site. Either way, the design fee and the construction scope should be shown separately.
Choose Design Only when you want the drawings finished first or already have a team to build. Choose Design & Build when you want the same team to carry the drawings through on site. Either way, the design fee and the construction scope should be shown separately.
Start with what you want to take on yourself
Choosing a service is about more than budget. Ask yourself whether you have time to answer the contractor's questions, who will compare the material lists, and who will lay out the options when the site does not match the drawings. If nobody owns these things yet, agree on coordination clearly before you hire anyone.
Comparing the two options
| Decisions to make | Design Only | Design & Build |
|---|---|---|
| Build team | You choose and sign the contract yourself | The team prices the next step once the design is clear |
| Budget | Pay the design fee for the agreed scope | Design fee + build items |
| On site | Extra inspection services can be agreed | A site coordinator as set out in the contract |
| Working in phases | Use the master plan to split it into stages | Agree the stages and handover list together |
The drawing set has to be enough for the work you want done
A concept plan shows how the space is arranged, but it is not always a construction drawing. Before sending drawings to a contractor for pricing, check that the material details, levels and key junctions are in there. Structural and specialist work needs a clearly named person responsible. Do not assume it from the words "full set".
What checkpoints should a Turnkey job have?
Ask who the main contact is, how progress is reported, what gets checked before surfaces are closed up, which materials need approval, and how changes are handled. One team keeps the conversation continuous, but it does not automatically mean every trade is included.
Before starting, make sure the inclusions and exclusions match across the drawings, the quotation and the on-site agreement. If a material changes, you should see the effect on price, time and maintenance.
Not ready to build? Start with the design
- A complete design in its own right, with no obligation to build with us
- Check file usage rights and the deliverables in the agreement
- Note what will need re-surveying when construction starts later
- Material prices and site conditions can change, so build work is re-estimated before starting.
