Planning a remodel in Dayton requires one critical decision before you choose finishes or layouts: how will your project be delivered?
Two construction methods dominate the industry, and they operate very differently.
Design-Build combines design and construction under one contract with a single point of responsibility. One team manages everything from drawings through final walkthrough. Designers and builders collaborate from the beginning, allowing phases to overlap and timelines to shorten.
Design-Bid-Build follows a traditional structure with separate contracts. You hire a designer first to complete plans. Then contractors bid on the work. You gain more direct control but take on additional coordination and risk.
Understanding the differences can save time, money, and stress. Here is what Dayton property owners should know.
What Is Design-Bid-Build?
Design-bid-build is the traditional approach. You hire a designer first, complete the plans, and then solicit bids from contractors.
Here is how the process works:
Step 1: Design. You hire an architect or designer to create detailed drawings and specifications.
Step 2: Bid. Those plans are sent to multiple contractors who submit bids based on the finished design.
Step 3: Build. You select a contractor, often the lowest bidder, who builds exactly what was designed.
You hold two separate contracts. One with the designer. One with the builder. The teams do not work together, and you manage both relationships throughout the project.
What Is Design-Build?
Design-build places design and construction under one roof. A single team manages the project from start to finish.
You work with one company, one contract, and one point of contact.
Designers and builders collaborate from day one. Planning, problem-solving, and execution happen together rather than in isolation.
At Builders Group Construction, this means Brittany Gilmore, our Art Institute-trained designer, works directly with Justin Vaughn, our Army veteran project manager. There are no handoffs and no finger-pointing. The team owns the result together.
Side-by-Side Comparison
| Feature | Design-Build | Design-Bid-Build |
| Contracts | One | Two |
| Timeline | Faster | Slower |
| Who Bears Risk | Contractor | Owner |
| Owner Control | Shared | High |
| Budget Accuracy | High | Moderate |
| Change Orders | Fewer | More Common |
| Communication | Streamlined | Fragmented |
Design-Bid-Build: The Good and Bad
The Good:
Competitive pricing. Multiple bids can drive prices down as contractors compete for the job.
Clear roles. Designers design. Builders build. Responsibilities are separate and defined.
Owner control. You choose your designer and your builder and stay directly involved throughout the process.
The Bad:
Longer timelines. Construction cannot begin until design is fully complete. Each phase waits for the previous one.
More owner risk. If plans contain errors or omissions, the cost of fixing them falls on you. Change orders add up quickly.
Communication gaps. Designers and builders do not collaborate. If something does not work in the field, you become the middleman.
Budget uncertainty. Final costs are unknown until bidding is complete. If bids come in too high, redesign becomes necessary.
Design-Build: The Good and Bad
The Good:
Faster completion. Design and construction overlap, allowing work to begin while plans are still being finalized.
Fewer surprises. Builders review designs as they develop, catching problems early instead of during demolition.
Single responsibility. One team owns the outcome. If issues arise, accountability is clear.
Better collaboration. Designers and builders work together instead of against each other.
The Bad:
Less price shopping. You commit to one team early rather than comparing multiple bids.
Requires trust. You rely on one company to manage both design and construction.
Upfront commitment. The builder is selected before all design details are complete.
Which Works Best for Residential Remodeling?
For most Dayton homeowners, design-build is the better option.
Residential remodels involve unknowns. Plumbing may not be where plans expect it. Walls may be structural. Permits may require design changes.
In a design-bid-build setup, each change triggers a change order, added cost, and delay.
In design-build, the team adapts as conditions surface. Mark Schulte, our IBC expert, identifies structural concerns during design rather than after demolition. That proactive approach saves time and money.
Our 12-step process keeps the project transparent from start to finish.
A Springboro client planned a second-story primary suite. Midway through design, foundation reinforcement became necessary. Because the design and construction team worked together, the plan was adjusted immediately. No delays. No disputes. Just solutions.
That is the design-build advantage.
Which Works Best for Commercial Projects?
The right approach depends on the project.
For simple commercial work with a clearly defined scope, design-bid-build can work. Examples include basic office refreshes or standard tenant improvements.
For most Dayton-area commercial projects, design-build is the smarter choice.
Commercial timelines are tight. Delayed openings mean lost revenue. Design-build compresses schedules by overlapping phases.
Older buildings often hide surprises. Codes change. Conditions shift. Design-build teams adapt faster.
In a recent Kettering remodel, the owner needed to open in six weeks. Design-bid-build would have taken months just to bid. Design-build delivered on time.
What Builders Group Construction Recommends
After years of working across Dayton and surrounding cities, our recommendation is clear.
Design-build delivers better results for most residential and commercial clients.
We recommend design-build when:
- The timeline is important to you. Design-build is faster.
- You want fewer headaches. One team means one point of contact.
- Your project is complex. Kitchens remodel, bathrooms remodel, additions, and build-outs benefit from collaboration.
- You prioritize quality over lowest price.
Design-bid-build may make sense when:
- The project is extremely simple.
- Competitive bidding is required.
- You have unlimited time and want full oversight.
For about 95% of our clients, design-build is the better solution.
How BGC Handles Design-Build
Justin Vaughn, our U.S. Army veteran project manager, explains it simply: “In the military, planning and execution happen as one unit. That is how we run projects.”
Our team uses industry-standard contracts for transparency and protection. We are fully insured and IBC-compliant.
Our process eliminates surprises. You meet the actual installers during consultation. You review renderings before construction starts. You understand costs before materials are ordered.
We have earned the Angi Super Service Award three years in a row by delivering exactly what we promise.
Ready to Start Your Project?
Whether you are planning a kitchen remodel in Dayton, a home addition in Miamisburg, or a commercial build-out in West Chester, choosing the right delivery method matters.
Design-build offers speed, collaboration, and peace of mind.
Builders Group Construction brings 75 years of combined experience to every project. We are locally owned, veteran-led, and committed to 110% client satisfaction.
📍 Located in Brookville, OH
📞 Call 937-800-4409
🔗 Schedule your free consultation at bgcnow.us
Let’s build your project the right way.
Frequently Asked Questions
What is the main difference between design-build and design-bid-build?
Design-build uses one contract with a single team managing design and construction. Design-bid-build separates those services into two contracts with competitive bidding in between.
Is design-build always faster than design-bid-build?
In most cases, yes. Design-build allows phases to overlap, while design-bid-build requires each phase to finish before the next begins.
Does design-build cost more than design-bid-build?
Usually not. While design-bid-build may start with lower bids, change orders and delays often increase total cost. Design-build reduces surprises and improves budget accuracy.
Which method offers better quality?
Design-build often produces higher quality results because builders review designs as they develop, preventing issues before construction starts.
Can Builders Group Construction help me decide between delivery methods?
Yes. Call 937-800-4409 for a free consultation. We will review your goals, timeline, and budget to recommend the right approach for your Dayton-area project.
