Design Consultancy VS Design and Build

Learn the differences between Design Consultancy and Design and Build in this informative article.

Design Consultancy vs Design and Build: Which One is Right for You?

Embarking on an office renovation project in Singapore? That’s an exciting step forward. But before you begin worrying about floor plans or dreaming up that stylish new pantry, it’s essential to understand the process behind the magic.

One of the biggest decisions you’ll face in this initial stage is determining the best way to get the job done. Here in Singapore, two popular approaches stand out— Design Consultancy and Design and Build. If you’re wondering what they refer to, this article will break it all down for you. From the processes of each approach to the unique benefits they offer; let’s dive into these methods so you can make the best decision for your office renovation needs.

Table showing the difference in client responsibility for design-bid-build and design & build approach

What is Design Consultancy?

Design Consultancy follows a more traditional route when it comes to the office renovation timeline. In this process, you typically hire a design consultant or interior design consultancy to handle the planning and creative elements of your office space. However, the actual construction is managed separately. Once the design is finalised, contractors bid on the job based on the design created by your consultant in what’s called a Design-Bid-Build project delivery model.

Design-Bid-Build Phases

1. Design

During the first stage, you’ll collaborate with a design consultant to craft a vision for your office. This includes everything from high-level concepts, like mood boards and office layouts, down to detailed considerations such as lighting, furniture, HVAC systems, and technology integration, etc.

2. Bid

Once the design phase is complete, it’s time to find the right contractors—such as renovation specialists, electricians, and project managers. This begins the bidding process, where you select the best professionals to carry out your vision, all while ensuring the project stays within budget.

3. Build

With your team assembled, the building phase begins. As construction moves forward, some design elements may need fine-tuning to adapt to site conditions or other challenges. Required submissions to local authorities will also be handled by you and your team to ensure everything is compliant. During this phase, your design consultant will oversee the work, with you at the helm, ensuring the design aligns with your original vision.

What is Design and Build?

If you're after a more streamlined process, the Design and Build model might be your cup of tea. In this approach, a single firm handles both the design and the construction process – think of it as a one-stop shop for all your office renovation needs. Instead of juggling multiple parties and separate contracts, everything – from brainstorming office design ideas to the final coat of paint – is under one team. With a design and build contractor, you can expect a smoother experience and a more efficient renovation timeline.

Design and Build Process

1. Concept & Schematic Design

It all starts with bringing your vision to life. Your chosen design-build team will develop concepts for your space, from layouts and mood boards to the overall style and feel. Since the designers and builders work together, they can ensure that everything fits within your renovation budget and timeline right from the beginning.

2. Design Development & Budgeting

After confirming the layout and space planning, the overall design becomes more detailed. This is where the procurement team steps in to review costs and materials. This stage includes refining furniture, lighting, and other elements while keeping your budget in check. Starting procurement early helps avoid surprises down the road.

3. Construction Drawings & Approvals

Next, detailed construction drawings are created, and necessary approvals from authorities are handled. While this happens, the selected materials are ordered to ensure everything’s ready for the build without delays.

4. Site Preparation & Coordination

With everything in place, the site is prepped, and schedules are coordinated. The project management and construction team make sure the site is ready for the building process, all while keeping everything running smoothly behind the scenes.

5. Site Construction

Now the actual build begins. With designers and builders on the same team, project coordination is efficient, and any adjustments can be quickly handled. The team ensures everything comes together seamlessly, leaving you with a finished office that satisfies your needs and aspirations without too much labour on your part.

How to Choose between Design Consultancy and Design and Build

When comparing the Design-Bid-Build and Design and Build models, the key difference lies in project management and structure. In the Design-Bid-Build approach, the process unfolds in distinct phases: you begin with a design consultant to shape your vision, followed by a bidding stage to select contractors, and finally, construction occurs under separate oversight. In contrast, the Design and Build model offers a more integrated experience, where a single firm manages both design and construction. This streamlined approach ensures that design ideas align directly with construction capabilities from the outset.

Ultimately, while Design-Bid-Build allows for greater control and customisation over individual aspects, Design and Build simplifies the process, making it more effortless and cohesive. Now that we’ve laid out the key differences between these two approaches, the question is – which one should you go for? Well, that depends on your project’s unique needs, goals, and priorities.

A comparison table that showcases the different features of design-bid-build approach and design-and-build project delivery method — Here’s a side-by-side comparison of Design-Bid-Build vs. Design and Build. Discover which approach best fits your project—whether you want hands-on control or a seamless, all-in-one experience.

Why Design Consultancy?

You might want to take the Design Consultancy approach if:

You want complete control over the design: Got a specific vision for your office? With a design consultant, you’ll be able to fine-tune every detail to match exactly what you have in mind.
Your project is larger in scale: For complex, large-scale projects, separating design from build allows for more thorough planning and specialised support. Managing and coordinating everything under one roof can be tricky if the team isn’t fully equipped with the right expertise and resources.
Consistency matters to you: For multinational companies, working with a Design Consultancy through the Design-Bid-Build model is often the preferred approach, as it helps to maintain consistency across global offices. It ensures your brand's look and feel are aligned with corporate standards, no matter the location.

Why Design and Build?

On the other hand, Design and Build may be the better option if:

Time is of the essence: Need your new office space up and running ASAP? An efficient design and build contractor can fast-track the process by working on both the design and construction simultaneously, ensuring a faster delivery.
You prefer predictable budgeting: You can expect more cost predictability with this project delivery approach as the team will usually offer a solid price range upfront. This can help you budget better and could also prevent unexpected expenses later.
You want simplicity: With Design and Build, everything is included in a single contract. After the initial planning, you’ll be able to relax and leave most of the decision-making to the experts. The team may consult you when needed, but you won’t be bogged down in the day-to-day details. This means quicker decisions and a swifter project renovation timeline.
Minimising risk is essential: With one team handling both the design and construction phases, you’ll avoid the miscommunications that can happen when dealing with multiple parties. They’ll work together from the start, identifying potential issues early and ensuring a smoother process overall.

Balancing Costs and Expectations

If keeping costs under control is crucial for your project, it’s worth understanding the costing differences between the two project delivery methods before making your decision. The fees associated with Design and Build and Design-Bid-Build project models can vary depending on several factors, including the project's scope, complexity, and location. However, here's a general comparison:

Design and Build:

Typically higher upfront fees: This is because the fee structure takes into account the entire project’s renovation fees.
Fixed fee arrangement: Design and build firms typically work with a fixed fee contract, providing more certainty and fewer surprises in terms of costs.
Potential for lower overall costs: Thanks to its integrated nature, the design and build model can often lead to more efficient construction, reducing overall costs.

Design-Bid-Build:

Lower upfront fees: The project’s fees will be split into the 3 phases. Initial costs will solely be for design services, a small fraction of the entire project cost, the bulk of which will be at the construction phase.
Competitive bidding: Separate contractors are hired based on competitive bidding, which can drive down construction costs but may also lead to lower-quality work if the lowest bidder is prioritised.
Potential for higher overall costs: With separate teams for each phase, this model may lead to higher overall costs due to increased coordination, a greater chance of delays, and the risk of cost overruns.

Choosing the Right Partner

Of course, not every design and build firm is equal in terms of capacity and not every one of them is able to promise you the desired level of design quality or renovation expertise.

This is where Conexus Studio steps in. As a leading design and build company in Singapore, we specialise in workspace design, offering a personalised, hassle-free approach to office renovation. We’re experts in managing the entire process, ensuring that your office space is not only beautifully designed but also built to perfection. With a deep understanding of both the Design-Bid-Build and Design and Build methods, we offer flexibility based on your needs.

Want to explore a custom workplace design with a separate Design Consultancy? We can build the office of your dreams in Singapore with the help of our expert project managers and construction professionals.
Prefer an integrated solution where everything is handled under one roof? We’ve got you covered with our full-service solutions, from award-winning designers to resourceful quantity surveyors and dedicated M&E specialists.

If your goal is to create a functional office space that represents the values and character of your brand and team, then you’re at the right place to begin this journey. Don’t just take our word for it, hear from our client testimonials and look at the projects we’ve completed thus far. For more information about our offerings, feel free to explore our website or reach out to us for a consultation.

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