Pros & Cons of Design-Build: Lessons from the Field

For decades, design-bid-build has been the default delivery method in architecture. But as projects grow more complex and timelines grow tighter, design-build has gained traction as an alternative. At GHP, we’ve seen the good, the bad, and the practical realities of this approach, and the lessons are worth sharing.

The Pros

Collaboration from the Start. In design-build, the architect and contractor are at the table together on day one. That means constructability, pricing, and scheduling are part of the conversation long before the first drawing set is complete. Clients benefit from fewer surprises down the road.

Speed to Delivery. With design and construction teams working in parallel, schedules often compress. For facility managers who need an urgent expansion or adaptive reuse, those saved weeks or months can mean major cost avoidance.

Cost Clarity. Many design-build contracts are structured around a Guaranteed Maximum Price (GMP), which provides owners with better upfront visibility into budget realities. That level of predictability is valuable in a volatile market.

The Cons

Less Competitive Bidding. Because the contractor is part of the team from the start, owners may not see multiple pricing options. That can create concern about missing out on potential savings.

Complex Team Dynamics. Collaboration works best with trust. If the architect and contractor aren’t aligned, owners can feel caught in the middle.

Fit Matters. Design-build isn’t right for every project. Highly specialized work, like labs or complex institutional facilities, may require additional oversight or specialty consultants beyond a typical design-build team.

Lessons Learned

The takeaway? Design-build can deliver speed and efficiency, but only if the right team is in place. Owners should look for partners with proven collaboration, deep technical expertise, and a history of making ambitious ideas constructible. Done well, it’s a model that balances vision with execution.

About GHP Architecture
For more than 50 years, GHP has united design vision with technical precision to shape projects across Middle Tennessee and beyond. Our architecture team blends creativity with constructability to deliver spaces that perform as beautifully as they look. Learn More.