Design & build procurement has become a popular route for workplace projects. It suits office fit-outs and refurbishments in particular. That is because it joins design and delivery under one contract. As a result, accountability is clearer and decisions move faster.
If you are weighing up procurement options, you need to think beyond price. You also need to consider programme, risk, and the effort required from your internal team. Therefore, this guide explains where design & build adds value. It also outlines best practice, so you can get the benefits in real terms.
What design & build procurement means in practice
In a design & build model, the client appoints one contractor to manage both design and construction. This differs from traditional procurement. In the traditional route, design and construction are split into separate stages and contracts.
In workplace projects, design & build often starts with discovery. Then it moves into layout planning, visuals, and technical detail. Finally, it delivers the fit-out and supports handover and aftercare.
Because stages can overlap, the programme can be shorter. Also, the same team owns the design intent and buildability. So, there is less friction when changes are needed.Â
Why organisations choose design & build for office projects
1) Clear accountability
With one contract, responsibility is simpler. You are not managing a designer and a separate contractor. Instead, you have one delivery partner. Therefore, issues are resolved faster and with less back and forth.Â
2) Faster delivery
Office moves and refurbishments are time sensitive. The integrated model can reduce delays because design and delivery run in parallel. As a result, you can reach site earlier and coordinate decisions more efficiently.Â
3) Tighter cost control
Many design & build contracts aim to provide cost certainty. That can help when budgets are fixed. In addition, early contractor input can prevent designs that are costly to build.Â
4) Better collaboration
Workplace projects involve many moving parts. There is M&E, IT, furniture, and compliance. When teams work as one, coordination improves. Moreover, it reduces the gaps where mistakes often occur.Â
5) Reduced risk for the client
With fewer interfaces to manage, the client workload can drop. You still need strong governance. However, the model can reduce conflict between parties. That is especially useful when timescales are tight.Â
How to optimise design & build procurement
Start with a sharp brief and success measures
First, define what success looks like. Do you need better collaboration, more focus, or a stronger client experience? Also, capture headcount now and expected growth. This keeps design decisions grounded.
Next, list your non negotiables. Then add nice to haves. After that, nominate an internal decision maker. This speeds up approvals and avoids programme drift.Â
Confirm building constraints early
Choose the right partner, not just the lowest price
A workplace fit-out is not a commodity purchase. So, look at capability and approach. Ask how the team manages design development, costs, and change control. Also, review how they coordinate M&E and specialist packages. That is where risk often sits.
In addition, request relevant case studies. Look for projects with similar constraints. For instance, a project delivered via traditional tender can still show how a team manages scope, M&E detail, and a fixed programme.Â
Structure the contract to support outcomes
Design & build contracts should make responsibilities clear. They should also define what is included. Therefore, confirm deliverables at each stage. Align sign off points with payment milestones too.
Importantly, agree how variations are handled. Then define a change process that is quick but controlled. This protects both budget and timeline.
Keep governance simple and consistent
When traditional procurement may still suit
Traditional procurement can be the right choice for some projects. It separates design and construction. That may appeal when clients want high control over design detail before tender. However, it can take longer because phases run in sequence. Also, the client often manages communication between designer and contractor.
So, if speed and joined up delivery are priorities, design & build is often a stronger fit.Â
Bringing it together for workplace results
Design & build procurement can be a strategic advantage. It supports clearer accountability, improved collaboration, and stronger cost control. Moreover, it helps you deliver at pace when the office must earn the commute.
If you are planning an office fit-out or refurbishment, ADT Workplace can help you choose the right delivery route. We can also support you from early briefing and budgeting through to delivery and handover.
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