Design Assist vs. Design-Build: Exploring the Differences and Benefits

Construction projects benefit when the design team and the construction experts work closely together. Design assist and design-build are two of construction project delivery methods that use early communication between architects, owners and builders to improve the practicality of the design. In each, the general contractor and trade experts have the opportunity to advise design teams on methods that will make project delivery more efficient and cost-effective.

Design assist is a delivery method where the construction team is enlisted by the owner to consult with the architectural/engineering team during the design phase. Design-build is a construction delivery approach where a design-build team is contracted and ultimately responsible for both the design and construction phases of a project.

This article will examine the differences between the design assist and design-build delivery methods. It will also cover the advantages and challenges of these methods to help owners and contractors choose the optimal method for their projects.

What is design assist construction?

In design assist delivery projects, the construction company is involved early in the design phase, offering consultation with on-the-ground expertise on potential issues during construction. The GCs team may include key subcontractor leads to provide insights into what will work best in the execution phase for their trade. Builders can suggest materials and methods that will help execute the designer’s vision while keeping project costs under control, reducing the difficulty of the build and avoiding possible rework if the project comes in over-budget and requires value engineering efforts.

The construction company consulting on a design assist project for the owner may be offered a minor pre-construction contract or act in good faith that they will have an inside track when the construction contract is awarded.

What is design-build construction?

In the design-build delivery method, one contract covers the complete process from design to delivery, including architecture, engineering, all phases of construction and handling subcontractors. The project owner awards a contract to the general contractor, who then engages an architect. Some companies have in-house design departments for this type of contract. Less frequently, an architectural firm may head the project, hiring a GC for the execution.

Combining design and build under one contract gives the owner a single point of contact and can help projects come to fruition faster. The collaboration between design and construction teams can render insights that bring about financial and time efficiencies.

Key Differences Between Design Assist and Design-Build

The main similarity between design assist and design-build is that input from the construction team is available to help in the project's design phase. However, there are many differences.

Strong partnerships between owners and builders can lead to trust and encourage a GC to participate in a design assist or design-build project. Some owners compare design-build vs. design-bid-build (D-B-B) delivery methods, though opting for the more traditional D-B-B method lacks the early expert advice that can smooth construction.

Benefits and Challenges of Design Assist

Using the Design Assist delivery method requires and also builds trust and communication between the owner, GC and the architect to make it all happen.

Design Assist Pros

• Informed Decision-Making

  The GC can provide feedback and communication to the design team on decision-making items, helping guide the design alongside the owner.

• Increased Value Engineering

  Contractor and trade expertise can provide insights for alternative materials or methods, assisting value engineering that can save money and time.

• Potential for Future Contract Award

  Although the GC is not under a full contract, their involvement and effort during the design phase may give them a leg up in being awarded the project later.

• Fewer Change Orders

  Early contractor input can smooth the construction process, reducing the need for change orders later.

• Budget Control

  By assisting in decision-making, the GC can help make sure the design remains within budget, preventing costly adjustments later in the project.

Design Assist Cons

• Lack of Formal Contract

  The GC is not under a formal contract for the design, which can lead to uncertainties about their role and responsibilities. The GC might invest time and effort without any guarantee of winning the project.

• Reliance on GC's Expertise

  Design assist's success depends heavily on having an educated and trustworthy GC who can provide accurate feedback and price checks at critical design milestones.

• Increased Costs in Preconstruction

  Involving the GC and trades can add costs to the beginning of the project, although the cost savings from fewer change orders offset this.

• Strong Communication Skills Needed

  Contractors and design teams not used to working together at this early stage may have difficulty accepting suggestions and communicating effectively to make the process beneficial.

Advantages and Challenges of Design-Build

The design-build method can provide considerable visibility and cost control for contractors with strong in-house teams who can handle the increased management responsibility of coordinating the design and execution.

Design-Build Pros

Design-build contracts have many benefits for owners and builders alike.

• Integration of Design and Construction Teams

  The design-build method can help create a team-oriented approach with better coordination and collaboration. When working under one contract, the GC, architect and trades work together towards common project goals.

• Reduced Risk of Cost Overruns

  Early involvement of the GC and trades helps identify potential issues and allows for value engineering during the design phase, reducing the likelihood of significant cost overruns during construction, and opens the door for effective communication of needed allowances and contingencies for any unknowns that may arise in the construction phase of the project.

• Efficiency in Project Timeline

  The design and construction phases can overlap, allowing for faster project completion than traditional methods involving sequential design and construction.

Design-Build Cons

The Design-Build method isn’t ideal for all projects or teams. To condense the schedule without sacrificing quality, a high level of trust between the owner and GC and substantial experience in the project type are required.

• Need for Strong Relationships

  Success in design-build relies on establishing and maintaining trustworthy relationships among the owner, GC and design team. Poor communication or conflicts can undermine the project.

• Scheduling Pressure

  Because the timelines for design-build projects are usually compressed, more schedule conflicts can arise. Construction usually begins before designs are complete, so design teams must be a few steps ahead of construction, which can be tricky to manage.

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Choosing the Right Approach: Design Assist vs Design-Build

For complex projects where early feedback and specialized input from trades are needed, Design Assist can provide valuable insights into feasibility and constructability.  Involving the GC and trades early in the process can identify and address potential design conflicts before construction begins on larger or more involved projects.

When faster project delivery is needed, design-build can compress the schedule by coordinating the GC, architect and trades, leading to more cohesive project execution. With all parties working under a single contract, communication is streamlined, reducing the likelihood of misunderstandings. The team also has greater control over costs, with the ability to conduct ongoing price checks and reduce the risk of significant budget overruns.

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