When Do We Call the Contractor?
There are about a million ways to build a house (give or take). But when it comes to the design process, there are three popular ways to get it done. Guess which way is my favorite…
1. Design-Bid-Build
The old-school method of completing a full set of plans with the Architect and handing it over to multiple Contractors to bid.
You might get a gorgeous design but the first round of Architect’s plans will likely be over budget and the contractor will gripe about all the ways it could have been better.
Also, the Contractors who bid the project and don’t get the job will have spent 40-80 hours creating that bid. A huge waste of time for them, driving up construction prices in general.
2. Design-Build
Hire a Contractor with an in-house designer. The Contractor’s team handles the whole project from start to finish.
This can be a great way to build. It’s usually very cost efficient and results in a beautiful, common sense home.
There are two potential downsides: (1) lack of choice when it comes to a designer (what if you don’t like their style?) and (2) being in a really crappy position if the relationship with the contractor doesn’t work out. Both scenarios are unlikely but worth considering.
3. Integrated Design (aka.”No-Bid” Projects)
My favorite! You get the Architect AND Contractor involved at the beginning. Most of the time, one can refer you to another. And then the team works together to establish a design. Usually this starts with a team site meeting but sometimes we do a little design work before the Contractor comes on board.
In any case, the Contractor is a major player from the outset. They help us research the best solution to meet your design goals.
These are sometimes called “no-bid” projects because the Contractor is not hired based on their bid. They’re hired because they come highly recommended by multiple previous clients (if you’ve done your homework) and because you’ve established great rapport.
When we can make it work, Integrated Design is the dream.
There are a few barriers to entry:
Contractors may resist getting involved early, before we have design drawings. To solve this, you should be prepared to pay the Contractor for their pre-construction consult time.
Some Contractors really dislike Architects and would rather be hands off until the design is done. The only real solution to this is to find a different Contractor. If they’re inflexible now, imagine what they’ll be like during construction.
Some Contractors are willing to be mildly involved from the beginning but are too busy to really invest their energy in the design process. There’s no easy solution to this. Ideally you find an Architect and Contractor who have already established a solid working relationship. This can be difficult when working in a rural community.
When it does work, the benefits are enormous:
The project finishes on budget. If the initial design idea(s) are too expensive, you work together to massage the scope of work to fit the budget; without wasting a ton of money on design services.
The Contractor knows the client’s priorities when they inevitably have to make snap decisions during construction.
The project finishes with positive feelings. No griping about each other, just open, honest communication. Comes in handy when you need to call the Contractor in for a few touch-up items or when you want to consult the Architect on the best wall paint color.
You get a gorgeous home! A team that works well together produces a better product than a team that dislikes each other. End of story.