Design Build vs Design Bid Build: Which Fits Your Chicago Job?

Design build vs design bid build comes down to one question: do you want one company responsible for the drawings and the construction, or do you want to hire the designer first and then hire a contractor to build what the designer drew? Neither is better in general. Which fits depends on how well you already know the scope, and on how much of the risk you want to hold yourself.

What is the difference between design-build and design-bid-build?

In design-bid-build, you hire an architect or engineer first. They produce drawings. Then contractors bid on those drawings, you pick one, and that contractor builds it. You hold two contracts, one with the designer and one with the builder.

In design-build, one company signs one contract with you for both the design and the construction. The design professionals might be on staff, or the builder might coordinate them as partners. Either way, you deal with one team from first sketch to final inspection. (Akats works this way: we coordinate drawings with licensed design professionals, then build.)

Does a Chicago permit require an architect either way?

Sometimes, and the delivery method does not change that. The City decides, based on the work, not on how you hired.

For most repair work, no. The City's guidance is that most Express-eligible repair work needs no architect or engineer documents. Tuckpointing, patching and similar repairs usually go through the Express Permit Program without drawings.

For anything plan-based, yes. Any plan-based permit requires plans prepared by an Illinois-licensed architect or engineer. For most projects that means an architect or a structural engineer. A professional engineer who is not a structural engineer fits only a limited range. Specific triggers the City lists include a lintel over 6 feet and concrete repair over 100 square feet, plus roof structural repairs and structural porch repair.

The Standard Plan Review path is the main route when plans are needed, and it requires an architect to prepare the drawings. Every project in that program also needs zoning approval.

So a design-build firm does not skip the licensed professional. It organizes the work around one. If you want the full picture of when the City requires one, read when Chicago requires an architect or engineer.

Who is responsible for the drawings?

The licensed professional who prepares and seals them. That is true under either method.

Chicago's Self-Cert program shows it clearly: an Illinois-licensed architect or structural engineer who completed City training seals the drawings and takes full responsibility for code compliance. Expediters are not allowed to assist with uploading self-certified applications.

What changes between the two methods is who is accountable to you when the drawings and the field conditions disagree:

• Design-bid-build: the architect answers for the drawings and the contractor answers for the construction. When something does not fit, the first question is often whose problem it is. Sometimes that question lands on you.
• Design-build: one contract, one company that answers for both. The design professional is still the professional of record. But you are not the referee between two parties.

When does design-build fit?

Design-build tends to fit when:

• The building has unknowns. Chicago two-flats, greystones and old commercial brick often hide surprises behind plaster and under porches. A builder involved early catches what a drawing set cannot show.
• A violation has to be fixed. A City notice comes with a clock. One team for drawings, permit and repair avoids passing paper between two offices. See when a violation needs drawings.
• The project mixes trades. Masonry, concrete, roofing and porch work on one building go smoother with one team keeping them in sequence.
• You want one point of contact. You want to call one number, not decide whom to blame.

When does design-bid-build fit?

It tends to fit when:

• The scope is fully drawn. If an architect has already produced a complete set, bidding it out is natural.
• You want a separate watchdog. Some owners want a designer whose only job is to protect the design, with no connection to the builder.
• You want to compare bids line by line. This works only when the drawings are detailed enough that every bid covers the same scope.
• A lender, institution or public body requires it. Some projects are procured this way by rule.

It also has a real downside on older buildings. Bids are only as good as the drawings behind them, and open walls in a hundred-year-old building change drawings. Changes after bidding become change orders. Our guide on how design-build change orders work covers that either way.

How do you choose?

Ask yourself four questions:

1. Is the scope already fixed? If yes, either method works. If no, design-build has an edge.
2. Is there a deadline? A violation, a closing, a tenant move-in. A single team helps.
3. Do I want to manage two relationships? Some owners do. Most do not.
4. Do I have a reason to want an independent designer? If so, design-bid-build keeps the roles separate.

If the work is a repair that the City handles through Express Permits, you may not need either method. You need a licensed contractor. The City allows only one general contractor on a project at a time, so be clear about who holds that role.

Want to compare notes on your building? Start with our design-build guide, then see how to choose a design-build firm before you sign anything. When you are ready for a straight read on scope, our design-build team will look at the building with you.

Common questions

This article explains general rules and common situations in Chicago. It is not legal advice, and City rules change. For a specific property, check with the Chicago Department of Buildings or a licensed professional.