This is the place to find some answers to the question of whether a Design and Build company like Richards can compete with the traditional route of an Architect plus a builder.
Share:
If you’re exploring the whole arena of having a house designed and built for you, and you’ve come across Richards, then you may be wondering whether a sole contractor carrying out both design and buildThe all-in-one service we provide including everything from architectural services through to the construction stage and completion of your new home. There’s no need to approach anyone else as it’s all handled for you. is the way to go. If you’re doing your research, you may have seen articles disparaging Design & Build, compared with the more traditional ArchitectJob titles describing people who are able to design buildings and spaces, and are capable of collaboration with construction trades and specialists to manage projects to completion. 'Architect' & 'Architectural Technologist' are legally protected job titles, which can only be used by people who are professionally qualified and registered with a governing body which assesses them to ensure minimum standards and ethics. + Building Contractor arrangement, and wondered whether they’re true.
We’ve seen them too, and they’re often biased – they’re usually written by architects, some of whom don’t like the way some Design & Build contractors operate. We’d like the chance to state our case, to down-play the down-sides they mention, if you’d like to read on…
To start with, examine the source
Many articles disparaging the risks of Design & Build (D&B) vs Traditional Procurement (TP) come from the perspective of architects, or at least people operating in areas where there are unscrupulous D&B firms, or a few big players who can dominate the market and thus control pricing. That’s not the case in Cornwall, where there are few D&B firms, and no stranglehold on pricing exists.
A small D&B company like Richards can operate with integrity, building a reputation for fairness and excellent customer relations, as well as great designs and exemplary build quality.
Myth 1 – Traditional Procurement is best because it’s always been done that way
This argument is rubbish. If innovation were the enemy, we’d all still be living in mud huts, with straw or leaves on the roof!
Myth 2 – TP will give you better design, and better construction
Not necessarily. There are unfortunately poor quality players in all sectors of this argument – architects, builders and D&B businesses. What’s the point of having a great design if it’s unaffordable, or having a well-constructed building which doesn’t give you the spaces you need? The secret to getting great design and great construction is to work with people who excel in both those areas. At Richards we pride ourselves on doing just that – have a look at our work, and discuss your plans with us, and see what you think.
Myth 3 – TP will give you more control over the project
This is an interesting one. The nay-sayers will argue that a single business handling everything can lead to a nasty shock, down the line, when the construction doesn’t match what you specified at the start. Except that a good D&B company will ensure that your wishes are encapsulated in the design drawings, with every detail specified and agreed upon with you by using the same documents as an architectJob titles describing people who are able to design buildings and spaces, and are capable of collaboration with construction trades and specialists to manage projects to completion. 'Architect' & 'Architectural Technologist' are legally protected job titles, which can only be used by people who are professionally qualified and registered with a governing body which assesses them to ensure minimum standards and ethics. to communicate the design intentions, with the whole lot agreed in the contractA legal document signed by both the client and the service provider, which sets out the detail of the services to be provided, and any constraints, and how the project should be managed. We typically will use the JCT Design and Build Contract, depending on the service you choose. that everyone signs. There will be no nasty surprises.
Myth 4 – TP is more thorough than D&B, although slower, because Planning Permission needs to be confirmed first
The flip side of this is that D&B can often be faster because you’re not having to look for a builder and go through a whole extra tendering process!
But to answer the question, TP projects can go to tender with incomplete information, or out-of-date market cost expectations, which can lead to more negotiations and cost and programme uncertainty before or during the construction process.
At Richards, our earlier Budget Cost Review, before Planning PermissionConfirmation from the Local Planning Authority (council) that the development will meet laws and principles to maintain or enhance the visual, environmental and social aspects of the local area, covering all the aspects of how people will use the building. The Local Planning Authority’s appraisal prior to granting Planning Permission typically takes 8 weeks, and your neighbours are invited to comment, so early engagement with them is valuable. Alongside the drawings, we submit written documents and consultant reports to support the request. is sought, gives clients a better guide as to recent market costs and the expected project budget early on, removing any shocks and allowing us to consider alternative solutions or schemes before the budget gets blown away by over-enthusiastic design proposals.
Not all decisions need to be buttoned down, but we will have a good grasp on your preferred products/solutions/taste, and attribute more realistic provisional costs to them.
Our pricing process and documents are very similar to an architect’s docs and a competitive construction tender, which demonstrates consistency and competitiveness.
Myth 5 – TP will help you manage the costs better
You may have read articles that say a single contractor will be more expensive, or puts you at risk of increases in costs along the way. And with unscrupulous players, that can be the case, whatever industry you’re working in.
Here at Richards, we generally use fixed-price contracts, where we agree to deliver the project for a given cost, based on the owner’s requirements. The cost of materialsBricks, concrete, timber, cement, nails, screws, and everything else that makes up the building., labourPhysical work done by our Bricklayers, Carpenters, Construction Supervisors, Subcontractors, Specialists and any other labour teams, and is distinct from Materials., and some inflation are factored in at the start, so if the project doesn’t change, neither does the price. Client-instructed alterations and unforeseen delays (such as adverse weather) can adjust the programme and costs, but estimates or evidence will be provided, reviewed and agreed before proceeding. There are times that we can only apologise for the weather, and manage its impact as best we can!
Myth 6 – TP allows more flexibility and adaptability, with less chance to evolve in a D&B contract
We don’t agree with this one either! There is considerable flexibility in our working practices, and being involved from the start allows us to evolve the project with you. We are happy to make adaptations, for instance if your circumstances change, or issues are raised while obtaining planning consent. That said, we prefer to resolve things at the design stage where possible, so that they don’t become problems later.
Myth 7 – D&B contractors will cut corners to cut costs, if there are delays or problems
That’s a risk with all unscrupulous contractors, unfortunately. At Richards, we are as tied to the project end date and design specificationsA catch-all word used to describe the detail of construction elements required to satisfy Building Control, specific details of finishes (for example floor tiles or paint colours and textures), and even what bathroom sanitaryware has been selected. It is an important record that ensures the construction proceeds in the correct way and the correct client-preferred items are installed. as the next contractor, and there is no difference there.
We will work with you to ensure that cost variationsOnce the Construction Stage is underway, you may decide to make a change, or a (rare) unforeseen condition requires that a change is needed. This is called a variation and is normal within a standard building contract. are minimised, but you’re kept in the loop if there are unavoidable and extra costs, e.g. weather, material costs going up significantly, or legitimate delays to the project, validated by the contractA legal document signed by both the client and the service provider, which sets out the detail of the services to be provided, and any constraints, and how the project should be managed. We typically will use the JCT Design and Build Contract, depending on the service you choose..
Myth 8 – There are limited operators in the D&B field, so you get inferior choice and quality
Well, we could argue that the same is true across the board, although we continue to work with many excellent Architects, Quantity Surveys, and Building Subcontractors, which means our peers regularly validate our work.
In some parts of the UK, there are businesses which claim to be D&B contractors who are actually not, they just farm out their design work to freelancers, and carry out the construction themselves. At Richards, we do the design work in-house, calling on experts and consultants when necessary, but maintain overall control of the projects from the first cup of tea to handing over the keys. We can also guarantee great working relations between our design team and our construction team, because they are all our teams, and that’s definitely not the case in all relationships between architectJob titles describing people who are able to design buildings and spaces, and are capable of collaboration with construction trades and specialists to manage projects to completion. 'Architect' & 'Architectural Technologist' are legally protected job titles, which can only be used by people who are professionally qualified and registered with a governing body which assesses them to ensure minimum standards and ethics. and builder.
We hope that helps you to understand both sides of the argument, and see that D&B can be a real plus point. We have written extensively about why you should choose D&B, if you want to read more.
