Key Points

• Design-build brings everything under one contract for faster timelines, better communication, and fewer budget surprises.
• General contractors give you more flexibility but often require managing multiple parties and contracts.
• Choosing the right project delivery method depends on how hands-on you want to be and how streamlined you want the process.

The Contractor Conundrum: One Team or Two?

Ever feel like remodeling your home is like trying to solve a puzzle with missing pieces? Wondering if it’s better to hire one firm for everything or piece together your own dream team? In this post, you’ll learn the real differences between using a design-build firm and hiring a general contractor.

By the end, you’ll know exactly which method fits your style, timeline, and budget best, so you can remodel without regrets.

What’s the Difference Between Design-Build and General Contractor?

The main difference between design-build and general contractor is project structure and responsibility. Design-build uses one contract with a single team handling both design and construction. A general contractor model separates design and build, requiring the owner to coordinate between an architect and a builder.

With a design-build firm, you hire one company that handles everything under one contract. The design and construction services are handled by the same team, which means streamlined communication, better alignment on budget, and fewer surprises.

A general contractor enters the picture after your design is complete. You work with a separate architect or designer first, then hire the contractor to take those plans and run the build. It often means more freedom to choose your team, but also more responsibility for coordinating multiple parties.

Each path works — it just depends on how involved you want to be in the process and how you prefer your construction teams to operate.

Pros and Cons of Choosing a Design-Build Firm

Design-Build Pros

• One contract and one team handles both design and construction.
• Faster timelines thanks to overlapping design and build phases.
• Fewer change orders due to better collaboration from the start.
• More predictable costs with early budget alignment.
• Simplified communication and project management.

Design-Build Cons

• Limited ability to competitively bid out the construction phase.
• Less flexibility in choosing individual designers or specialists.
• Requires a high level of trust in one company to manage everything.

Unified Team and Seamless Communication

One of the biggest wins with the design-build method is clarity.

Your architect, designer, project manager, and builder are all on the same team, often under the same roof. That makes the entire construction process more predictable and much less stressful for the project owner.

There’s no need to bounce between separate entities or play mediator when something goes off track.

The design and construction teams work together from day one, so everyone stays on the same page as your project progresses.

Single Point of Accountability

Design-build construction puts all design and construction responsibilities on one company.

You won’t deal with finger-pointing between different firms. If something goes wrong, there’s a clear line of accountability and one team to fix it.

That single point of contact also means you can spend less time managing and more time focusing on what matters, like paint color or layout decisions.

Early Budget Alignment and Transparent Costs

The design phase in a design-build project doesn’t happen in a bubble.

Your builder is part of the conversation early on, so you’re not dreaming up things that are way out of budget. Instead, your design build team helps guide choices based on real-time construction pricing.

This project delivery method often uses open-book pricing, fixed design fees, and a cost-plus construction phase.

Fewer surprises.

Less back-and-forth.

Better cost control overall.

Fewer Delays and Fewer Change Orders

Design-build firms are known for better planning up front.

Because the team is integrated, everyone works in sync to identify potential bottlenecks early. That leads to fewer change orders, less downtime, and a smoother path through your project timeline.

This is especially helpful in larger home renovations, where even one miscommunication can stretch timelines longer than rush hour on I‑5 through Tacoma.

Faster Project Timelines

In many cases, the design-build model simply moves faster.

Because design and construction can overlap, and communication flows freely, your timeline compresses without cutting corners.

That streamlined process helps your project move forward with fewer roadblocks, which is a game-changer if you’re trying to avoid living through renovations during Seattle’s rainy season.

Let’s design and build your next favorite space.

Pros and Cons of Hiring a General Contractor

General Contractor Pros

• Freedom to choose your own architect and designer.
• Ability to competitively bid the construction phase for potential cost savings.
• More flexibility in team selection and creative input.

General Contractor Cons

• Slower timelines due to separate phases and handoffs.
• Higher risk of miscommunication between multiple parties.
• More effort is required from you to manage contracts, schedules, and decisions.

Flexibility to Choose Your Own Team

A traditional method puts more control in your hands.

You get to choose your architect, your interior designer, and your general contractor independently.

This freedom is appealing to homeowners who have strong preferences or want a high level of involvement.

If you’ve already built a relationship with a particular designer or want to work with a specific architect, this path offers more flexibility.

Competitive Bidding on the Build Phase

With a general contractor, the design and construction services are separated into two contracts. That gives you the ability to put the build phase out to bid, which can sometimes help reduce remodeling costs.

If you have the time and experience to manage multiple contracts and compare estimates from various subcontractors, you may be able to find cost savings through competitive pricing.

Independent Design May Offer More Creativity

Sometimes, working with an independent architect means more design freedom.

Not all design-build firms are known for pushing boundaries or going ultra-custom, so if your vision involves a one-of-a-kind structure or layout, this might give you more room to explore.

Just remember that a more complex design can sometimes create more complex construction problems — and that’s something the contractor will need to solve. Architects can also create designs and promise pricing that no contractor can actually make happen.

Typical Price Ranges for Design Plans

Design costs can vary widely depending on the scope. These prices usually include project management, revisions, and construction coordination.

Here’s a rough breakdown based on project type:

• Kitchen design plans range from $8,000 to $15,000.
• Bathroom plans often run between $6,000 and $12,000.
• Home additions might cost $10,000 to $20,000.
• Whole home remodel plans can hit $15,000 to $30,000.

How the Costs Compare from Design-Build vs. General Contractor

Design-Build Fee Structure

A design-build firm offers a simpler structure.

There’s usually a flat design fee, a construction management fee (often 15 to 20 percent), and then direct pass-throughs for materials and labor.

This cost model creates more clarity for the project owner and can reduce hidden fees that sometimes pop up in traditional construction methods.

General Contractor Cost Model

With a general contractor, you’re paying for services from multiple parties.

That means a separate architecture fee (which can be up to 20 percent of the project’s cost), plus the general contractor’s markup on labor, materials, and subs.

This setup may offer bidding flexibility, but it can also make it harder to track where your money is going.

Tradeoffs and Risk Factors

The Role of Trust and Accountability

Design-build projects require trust in one company. But once that trust is built, it simplifies everything.

With traditional construction, you’ll need to coordinate between multiple parties, and any mistake in communication can slow things down.

If you’re comfortable managing more complexity for the sake of choice, the general contractor route gives you that. If you want fewer cooks in the kitchen, design-build keeps things lean.

Customization and Control

General contractor projects may allow for more customization during the design process. This appeals to homeowners with very specific goals or aesthetics in mind.

But with more customization often comes more coordination. If your builder and architect aren’t part of the same company, expect a few hiccups as design meets reality.

The Downside of Not Bidding on the Build

A common critique of the design-build method is that you can’t competitively bid out the construction phase.

That’s true.

But the tradeoff is fewer change orders and less risk of misalignment between your plans and your actual budget.

In the end, the cost savings from a competitive bid can get canceled out by delays, change fees, or incompatible plans.

Who Manages the Subs?

With design-build, your construction company typically uses vetted subcontractors that they work with regularly. There’s already a system in place, and that makes for smoother execution.

With a general contractor, subcontractor selection varies. You might save money going with the lowest bid, but it won’t guarantee you Ballard-quality craftsmanship or Rainier Valley reliability.

You might save money going with the lowest bid, but that doesn’t always guarantee quality or consistency.

Which One Is Right for You?

Best Fit for Design-Build

Go with a design-build firm if:

• You want the design and construction teams under one roof.
• You want to keep your project timeline short.
• You want fewer change orders or budget surprises.
• You’d rather not coordinate multiple contracts and teams.

Best Fit for a General Contractor

Consider hiring a general contractor if:

• You already have design plans or know who you want to work with.
• You want full control over each individual hired.
• You don’t mind acting as the central point of contact.
• You’re okay with a potentially longer, more time-consuming process.

What to ask references when talking about a contractor.

FAQs About Design-Build Companies

What happens if I want to change my design after construction has started?

Changing your design after construction starts is harder with design-build due to the integrated plan, though changes are resolved quickly if feasible. With a general contractor, design changes are easier to make mid-project, but can lead to more change orders, delays, and unexpected costs.

Can I get a guaranteed maximum price with design-build?

Yes, design-build firms can offer a Guaranteed Maximum Price (GMP). Once the scope and budget are defined, you won’t pay more unless you expand the project. This pricing model offers strong cost control and protects against overruns during construction.

How involved do I need to be during a design-build remodeling project?

During a design-build remodeling project, you stay involved during the design phase by selecting finishes and priorities. After the plan is finalized, the firm handles execution and project management, reducing your need to coordinate schedules, bids, or permits unless you choose to.

One Path, One Team: Choose Smarter With Home Run Solutions

Home Run Solutions offers full design and construction services across Western Washington, from Everett’s craftsman revivals to Snohomish’s modern farmhouses — all without juggling separate teams. Our integrated team makes your remodeling project smoother, more efficient, and aligned with your vision.

We’re ready to help you take the next step with confidence — fill out our contact form today or give us a call. Let’s build something great together.