Choose Design Only if you want to complete drawings first or already have a contractor. Choose Design & Build for continuity between drawings and site delivery. Both routes should separate design fees from construction scope.
Start with what you want to manage yourself
Choosing a service is about more than budget. Do you have time to answer a contractor's questions? Who will compare materials? Who will help resolve differences between drawings and site conditions? Agree who handles these matters before appointing a team.
Compare two ways to begin
| Decisions to make | Design Only | Design & Build |
|---|---|---|
| Delivery team | You select and appoint your contractor | We assess construction once the design is clear |
| Budget | Pay design fees for the agreed scope | Design fee + construction scope |
| Site work | Additional review visits can be agreed separately | A site coordinator within the agreed contract |
| Working in stages | Use an overall plan to build in phases | Agree project stages and deliverables together |
Drawings should be sufficient for the work you plan
A concept layout shows how space is arranged, but is not necessarily a construction drawing. Before asking a contractor to price it, check that essential materials, levels and connections are detailed. Structural and specialist systems need clearly assigned responsibility; do not assume they are covered by “a complete set”.
What checkpoints should a Turnkey project include?
Ask for a main coordinator, progress reporting, inspection points before finishes are covered, materials requiring approval, and a process for handling changes. Working with one team supports continuity, but does not automatically include every trade or item.
Before starting, align inclusions and exclusions across the drawings, quotation and site agreement. Material changes should make their effect on cost, timing and maintenance clear.
Not ready to build? Start with the design.
- A self-contained design package, with no obligation to appoint us for construction
- Check file usage rights and agreed deliverables
- Identify what must be surveyed again before future construction
- Material prices and site conditions may change, so construction is assessed again before starting.
