Design-build is transforming how commercial construction projects are delivered in Maine and across the Northeast. Unlike traditional design-bid-build methods where owners manage separate contracts for design and construction, design-build provides a single point of responsibility—streamlining communication, reducing costs, and accelerating project timelines.
For business owners, municipal leaders, and facility managers evaluating construction delivery methods, understanding the design-build process is critical to making informed decisions. This comprehensive guide breaks down exactly how design-build works, from initial concept to project completion.
What Is Design-Build? A Clear Definition
Design-build is an integrated project delivery method where one entity (the design-build contractor) holds a single contract with the owner for both design and construction services. Instead of hiring an architect to complete drawings and then bidding the work to general contractors, the owner partners with a design-build firm from day one.
This integrated approach eliminates the adversarial “us versus them” dynamic that often emerges when designers and builders work under separate contracts. When problems arise during construction, there’s no finger-pointing about whether it’s a design issue or a construction issue. The design-build team owns the entire solution.
According to the Design-Build Institute of America (DBIA), design-build now accounts for approximately 47% of non-residential construction spending in the United States, up from just 16% in 2005. This dramatic shift reflects the method’s proven track record of delivering projects faster, within budget, and with fewer change orders than traditional approaches.
The 7 Phases of the Design-Build Process
Phase 1: Project Conceptualization and Team Selection (Weeks 1-4)
The design-build process begins when an owner defines their project goals, budget parameters, and schedule requirements. Rather than paying an architect to develop complete construction documents before involving a builder, the owner selects a design-build team based on qualifications, experience with similar project types, and cultural fit.
Key Activities:
- Owner develops a preliminary program outlining square footage, functional requirements, and performance criteria
- Design-build firms submit qualification packages demonstrating relevant experience
- Owner interviews shortlisted teams and evaluates chemistry, process, and past performance
- Contract negotiation establishes fee structure (lump sum, cost-plus, or Guaranteed Maximum Price)
At Ganneston Construction, we find it successful to use a Construction Manager (CM) approach during this phase, providing pre-construction services. This allows us to assure project feasibility before the owner commits to the full design-build contract.
Phase 2: Pre-Design and Programming (Weeks 5-8)
Once the design-build contract is signed, the collaborative process accelerates. The contractor’s estimating team works alongside architects to establish a realistic budget. This is fundamentally different from traditional delivery, where contractors don’t see drawings until design is complete, often discovering the project is over budget only after months of architectural work.
Key Activities:
- Detailed programming sessions with owner stakeholders to understand workflow, adjacencies, and specialized requirements
- Site analysis including geotechnical investigation, survey, and utility coordination
- Preliminary cost modeling to validate budget assumptions
- Value engineering discussions to optimize the project scope within financial constraints
Maine-Specific Consideration: For projects in Maine’s harsh climate zones, pre-design must account for deep frost lines, heavy snow loads, and energy code requirements that significantly impact foundation and envelope costs. Our experience with Maine’s building regulations allows us to flag these cost drivers early, preventing budget surprises later.
Phase 3: Schematic Design (Weeks 9-14)
The design-build team develops conceptual plans, elevations, and 3D renderings that bring the owner’s vision to life. Unlike traditional design, this phase happens with continuous cost feedback. Every design decision—from structural system selection to exterior finishes—is immediately evaluated for cost and schedule implications.
Key Activities:
- Architectural concepts showing spatial relationships, massing, and aesthetic direction
- Structural, mechanical, electrical, and plumbing (MEP) system concepts
- Material selection with cost/benefit analysis
- Constructability reviews identifying potential field challenges
- Updated cost estimate at schematic design milestone
Phase 4: Design Development (Weeks 15-22)
With the schematic design approved, the team refines the design to approximately 60-70% completion. This phase resolves major building systems, finalizes material selections, and confirms that the project is still within budget prior to moving to final design.
Key Activities:
- Detailed architectural plans including wall sections, reflected ceiling plans, and building details
- MEP system sizing and routing with coordination drawings
- Structural engineering calculations and member sizing
- Specifications for materials, finishes, and equipment
- Permitting document preparation and building department coordination
- Final GMP or lump sum price proposal
Design-Build Advantage: In traditional design-bid-build, owners often face a painful moment when construction bids come back significantly over budget, forcing a “value engineering” exercise that strips out desired features. In design-build, this happens proactively during design development. Adjustments are made collaboratively before the design is finalized, maintaining the owner’s satisfaction with the end product.
Phase 5: Permitting and Final Design (Weeks 23-28)
While the design is being finalized for permit submission, the design-build team begins procurement of long-lead items. This “fast-tracking” approach overlaps design and construction activities, compressing the overall schedule.
Key Activities:
- Locking in Guaranteed Maximum Price “GMP”
- Building permit submission to local code enforcement
- Specialized permits (site work, plumbing, electrical) obtained from state and local agencies
- Shop drawing production for manufactured components (structural steel, curtain wall, pre-engineered metal buildings)
- Material procurement for items with extended lead times (rooftop units, elevators, specialty finishes)
- Subcontractor bidding and contract execution
Maine Regulatory Environment: For historic renovations like our award-winning Johnson Hall Opera House project, this phase includes coordination with the Maine Historic Preservation Commission and the National Park Service to ensure compliance with historic tax credit requirements. Design-build’s integrated approach is particularly advantageous for these complex regulatory processes. Our team manages all agency communications, preventing the costly miscommunications that occur when designers and builders work separately.
Phase 6: Construction Execution (Months 7-18, Variable by Project Size)
With permits in hand and materials ordered, construction begins. The beauty of design-build is that the same team that designed the project is now building it—there’s complete continuity and accountability.
Key Activities:
- Site mobilization and establishment of temporary facilities
- Foundation and structural work
- MEP rough-in and building enclosure
- Interior finishes and equipment installation
- Systems commissioning and testing
- Owner training on building operations
Quality Assurance: Throughout construction, Ganneston’s project managers conduct weekly progress meetings using our Procore project management platform. Owners have real-time visibility into schedule status, budget tracking, and document management. There are no surprises. If a supply chain delay threatens the schedule, or an unforeseen site condition impacts cost, the owner knows immediately and collaborates on solutions.
Phase 7: Closeout and Warranty (Final Month)
The project concludes with a thorough punch list process, final inspections, and turnover to the owner.
Key Activities:
- Final inspections by building officials and code authorities
- Punch list walkthrough identifying any incomplete or deficient work
- Owner training on HVAC controls, fire alarm systems, and maintenance procedures
- Submission of warranties, operations manuals, and as-built drawings
- Certificate of Occupancy issuance
- Post-occupancy follow-up at 30, 60, and 90 days
Ganneston provides a comprehensive warranty covering workmanship and coordinates manufacturer warranties on equipment and materials. Because we’ve been in business since 1963, owners can trust we’ll be here to honor those commitments for decades to come.
Design-Build vs. Traditional Design-Bid-Build: Key Differences
| Factor | Design-Build | Design-Bid-Build |
| Number of Contracts | Single contract with one entity | Separate contracts with architect and contractor |
| Timeline | 20-30% faster due to overlapping phases | Linear process: design must complete before construction bids |
| Cost Certainty | GMP established during design | Cost unknown until bids received after design completion |
| Accountability | Single point of responsibility | Owner manages designer-builder disputes |
| Owner Involvement | Continuous collaboration | Heavy involvement during design, less during construction |
| Change Orders | Reduced due to early constructability input | Higher due to design-construction disconnect |
Who Should Use Design-Build?
Design-build is particularly well-suited for:
- Fast-track projects where time-to-occupancy drives ROI (retail, industrial, hospitality)
- Budget-sensitive owners who need cost certainty before committing to construction
- Complex technical projects requiring specialized construction expertise during design (healthcare, laboratories, aquaculture facilities like our New Gloucester State Fish Hatchery project)
- Owners who value simplicity and prefer one accountable partner rather than managing multiple contracts
- Public sector projects in jurisdictions that allow qualifications-based selection
Design-build may be less suitable for owners who want complete design control before engaging a contractor, or for projects where the lowest-bid approach is legally mandated without qualifications-based selection provisions.
Why Maine Owners Choose Ganneston for Design-Build
As a woman-owned business with over 60 years of Maine construction experience, Ganneston brings unique value to design-build delivery:
- Local Expertise: We understand Maine’s building codes, climate challenges, and permitting processes intimately. Our relationships with local building officials smooth the approval process.
- EOS-Driven Reliability: Our Entrepreneurial Operating System ensures disciplined project management, weekly accountability, and proactive problem-solving.
- Safety-First Culture: Our ABC STEP Bronze Award recognition demonstrates our commitment to protecting workers and minimizing owner liability.
- Proven Track Record: From $6.2 million historic renovations to specialized aquaculture infrastructure, we’ve delivered design-build projects across every market sector.
Key Takeaways
✓ Design-build provides single-source accountability—one contract, one team, one guarantee.
✓ Costs are controlled throughout design—not discovered after design is complete.
✓ Schedules are compressed by 20-30%—overlapping design and construction phases accelerates delivery.
✓ Collaboration replaces adversarialism—designers and builders work as partners, not opponents.
✓ Owner involvement is continuous—you’re engaged from concept through completion, ensuring the end product matches your vision.
Ready to explore design-build for your next commercial project? Ganneston Construction brings Maine expertise, proven systems, and 60+ years of building excellence to every design-build partnership. Contact our team to discuss how the design-build process can deliver your project faster, more efficiently, and with fewer headaches than traditional construction delivery.
Frequently Asked Questions About Design-Build
How do I ensure I’m getting a fair price if I’m not bidding the work competitively?
Reputable design-build contractors provide detailed cost breakdowns with subcontractor quotes, material pricing, and transparent markup structures. Many contracts use a Guaranteed Maximum Price (GMP) with shared savings provisions—if the project comes in under budget, the owner receives a percentage of the savings. You should always request references and verify the contractor’s track record of delivering on budget.
What if I don’t like the architect the design-build contractor uses?
Most design-build firms maintain relationships with multiple architectural firms and can accommodate owner preferences for design partners. At Ganneston, we frequently collaborate with the owner’s preferred architect under a design-build framework, providing the integration benefits while respecting existing relationships.
Can design-build work for public sector projects in Maine?
Yes. Maine statutes allow municipalities and state agencies to use design-build delivery through qualifications-based selection processes (not solely low-bid). Our work with multiple municipalities demonstrates the successful application of design-build in the public sector.
How involved do I need to be as the owner during the design-build process?
Expect weekly or bi-weekly meetings during design phases and monthly meetings during construction. Total time commitment is comparable to traditional delivery, but your involvement is better distributed throughout the project rather than being front-loaded during design. The design-build team handles all coordination between design and construction, significantly reducing your administrative burden.
What happens if there’s a dispute between the design and construction sides of the team?
Unlike traditional delivery where such disputes become the owner’s problem, design-build firms resolve internal conflicts as part of their service. The owner deals with a single project manager who is accountable for delivering results, regardless of whether issues stem from design or construction. This is one of design-build’s most significant advantages—you outsource the problem-solving.
