Design-Build Contractor — One Accountable Partner from Concept to Close
Single-source design-build delivery for commercial, hospitality, and residential projects in SWFL. CBC-licensed GC with design-build listed as a documented delivery method in the bio.
Design-build collapses the design-bid-build gap into one accountable contract
Traditional design-bid-build splits responsibility: the architect designs, the GC bids the completed design, and when something doesn’t work in the field, each side points at the other. Design-build puts design and construction under one contract — one party responsible for both the design intent and the field execution. The trade-off is owner involvement in selecting the designer (since you don’t bid the design separately). The win is faster delivery, fewer change orders, and clearer accountability when something is unbuildable. Design-build is explicitly listed in our bio as a delivery method we offer — both for the Garden Apartments S. Miami project ($1.6M, 16 and 32-unit complexes) and as a standard option for owners.
Design-build scope
- Single contract covering both design and construction
- Architect/engineer selection and coordination
- Pre-construction: feasibility, budget, schedule built around the design
- Permitting through county or municipal building department
- Vertical construction with same-team accountability for buildability
- Value-engineering throughout design — not after bid
- Owner change management with single sign-off path
- Construction administration through close-out
- Single warranty covering design intent and execution
How our design-build process works
- 01
Owner alignment
Walk-through, program development, budget bracket, design-build team selection.
- 02
Concurrent design
Design develops with constructability input from day one — no surprise re-design after bid.
- 03
GMP or fixed-price contract
Pricing locked at design milestone, with shared-savings or fixed-price structure as the owner prefers.
- 04
Permitted construction
Construction begins, with design clarifications resolved internally rather than across firms.
- 05
Single-source warranty
Project closeout with one party warranting both design and construction.
Why owners pick design-build with us
Design-build is in the bio
Construction management capabilities ready for the model
CBC 1258403 — 42+ years principal experience
Design-build — common questions
Do I lose control of design under design-build?
No. You select the design-build team (us plus the architect we recommend, or one you bring to the partnership). You approve design at each milestone. What you lose is the bid-the-completed-design step — design-build trades that for early constructability input.
How does pricing work in design-build?
Typically GMP (Guaranteed Maximum Price) with shared savings, set at a design milestone (usually around 60-80% design development). Fixed-price is possible for well-defined scopes. We’ll recommend the model that fits your scope clarity.
Who is responsible if there’s a design problem?
The design-build team. That’s the value of the model — one accountable party for both design intent and construction execution. Conflicts that would normally bounce between architect and GC get resolved internally.
Is design-build faster than design-bid-build?
Usually yes — overlapping design and construction (where appropriate) compresses overall schedule. The trade is owner involvement during design rather than evaluating completed bids.
What project types fit design-build well?
Commercial, hospitality, multifamily, and build-to-suit retail tend to be excellent fits. Highly custom residential or owner-driven design-first projects sometimes prefer traditional design-bid-build. We’ll recommend the model honestly.
Related Services
Considering design-build? Let’s talk about whether it fits.
Walk-through, program discussion, honest recommendation on delivery model.