Compare
Two delivery structures — and which one to use for private residential work.
Delivery method sets the accountability structure of the entire project. In private residential work, the decision determines who owns coordination, who owns cost, and who the client calls when something is wrong.
Design-Build
Under design-build, a single entity holds responsibility for both design and construction. The client has one point of accountability. It compresses schedule and reduces coordination friction — at the cost of the independence that a separately retained architect provides.
Design-Bid-Build
Under design-bid-build, the client retains the architect independently, the design is completed (or substantially completed), and the construction is competitively bid or negotiated to a general contractor. The architect and the GC hold separate contracts with the owner.
Side by side
| Criterion | Design-Build | Design-Bid-Build |
|---|---|---|
| Accountability | Single entity for design and construction. | Separate contracts with architect and GC. |
| Design independence | Design and construction sit under one commercial interest. | Architect represents the design independently of the builder. |
| Cost visibility | Early cost input; design is priced as it evolves. | Cost is known after design is complete and bids return. |
| Schedule | Design and construction can overlap. | Sequential; longer nominal schedule. |
| Client role | One point of contact; less coordination overhead. | Client (and often owner's rep) coordinates between architect and GC. |
When to choose Design-Build
Programs where a single accountable delivery entity is more valuable than independent design representation — often when the client prioritizes schedule and single-point accountability.
When to choose Design-Bid-Build
The default for high-end private residential work. When design integrity matters, having the architect represent the design independently of the builder is the safer structure.
Sterling & Stone position
Sterling & Stone operates most often within the design-bid-build model, working as the construction counterpart to an independently retained architect. Design-build engagements are considered case by case.
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