What is Design-Bid-Build? The Traditional Project Delivery Model

Construction thrives on clear processes. That’s why design-bid-build has stood the test of time as one of the most trusted project delivery methods. It breaks projects into three simple steps: design, bid, and build. This traditional approach gives owners control, ensures transparency, and works especially well for projects with fixed budgets and well-defined goals.

But what makes the design-bid-build delivery method so enduring in a world of evolving construction techniques? Let’s talk about its strengths, challenges, and why it remains a cornerstone of the industry.

What is Design-Bid-Build?

Design-bid-build (DBB) is one of the oldest and most widely used project delivery methods in construction. It organizes projects into three distinct phases: design, bidding, and construction.

Each phase builds on the previous one, creating a clear and linear process:

• The owner hires a designer to create detailed plans.
• Contractors compete to bid on the project, and the owner selects the one offering the best value.
• The chosen contractor executes the construction according to the design.

This step-by-step approach ensures a streamlined and efficient progression from concept to completion. That's why this method is popular for its transparency and predictability. Each phase has clear boundaries, ensuring the roles of the owner, designer, and contractor are well-defined. This structure is particularly valued in public projects, where fairness and accountability are critical.

According to the American Society of Civil Engineers (ASCE), nearly 60% of public infrastructure projects in the U.S. still rely on DBB. Its long history of success underscores its importance, even as alternative methods gain traction.

If you want to see an overview of different Project Delivery Methods, this guide can help you understand how they compare to design-bid-build.

How the Design-Bid-Build Process Works

The design-bid-build process follows a clear, step-by-step path, making it one of the most straightforward project delivery methods. Each phase—design, bidding, and building—has its own purpose and ensures all parties know their roles and responsibilities. This structure minimizes confusion and helps keep projects on track.

Step 1: The Design Phase

The design phase lays the foundation for the entire project. The process starts with the creation of preliminary drawings by the architect or designer. These drawings focus on capturing the overall vision of the project, including its layout, size, and basic structure.

At this stage, the owner and design team work closely to ensure the concept meets the project’s goals. Changes are common here as the owner refines their ideas.

Once the preliminary drawings are approved, the design team develops detailed drawings. These include technical specifications, construction plans, and materials lists.

This stage ensures every aspect of the project is clearly defined before moving forward. Detailed drawings serve as the foundation for contractor bids and help avoid misunderstandings later.

Step 2: The Bidding Phase

Once the design is complete, the bidding phase begins. Contractors review the design documents and submit competitive proposals. These bids outline their qualifications and timelines for completing the work.

This is also the point where the project's cost is firmly established. The owner evaluates each bid, often considering factors like price, past performance, and compliance with the project’s requirements.

In many public projects, laws require selecting the lowest responsible bidder to ensure fairness and transparency. Bid bonds may also play a role here, guaranteeing the contractor’s commitment to their proposal.

For projects where owners prefer more involvement from the contractor early on, methods like construction manager at risk offer a collaborative alternative. In this approach, the construction manager is brought on during the design phase, helping to refine costs and manage risks before construction begins.

Step 3: The Build Phase

The final phase is where the project comes to life. The contractor who wins the bid mobilizes their team, equipment, and materials to execute the construction. They follow the design documents closely, ensuring the finished structure meets the owner’s specifications.

The owner’s role shifts to oversight, ensuring the work aligns with the agreed-upon plan. Clear communication during this phase is crucial to address challenges and maintain the project timeline.

Roles in the Design-Bid-Build Process

In the design-bid-build method, collaboration is structured but somewhat limited due to the separation of phases. Each participant—owner, designer, and contractor—works independently in their respective roles, creating a system where handoffs are critical for success. This approach ensures accountability but can introduce challenges if communication isn’t managed effectively.

The Owner’s Role

The owner is the central figure in the design-bid-build process. They initiate the project, hire the design team, and oversee each phase. Their primary responsibility is to ensure the project stays on track, aligning with the budget, scope, and overall objectives.

Owners also coordinate between the designer and contractor, often acting as the communication bridge since these two parties rarely work directly with each other.

Good owners stay actively involved during the design phase to provide input and make timely decisions. Their role shifts during construction to one of oversight, ensuring the contractor follows the design and delivers as promised.

Owners who communicate clearly and remain engaged can significantly reduce delays and misunderstandings.

The Designer’s Role

Designers, including architects and engineers, are responsible for turning the owner’s vision into a workable plan. During the design phase, they focus on creativity, functionality, and technical accuracy, producing detailed drawings and specifications that serve as the project’s foundation.

Designers also help estimate costs and refine the plan to fit within the owner’s budget. However, their involvement usually decreases once construction begins.

Designers are not typically on-site during the building phase, which can sometimes lead to challenges if their plans are unclear or impractical. This limited involvement underscores the importance of detailed and precise designs to avoid complications later.

The Contractor’s Role

The contractor takes the lead during the construction phase. Their job is to execute the design faithfully, turning drawings into reality.

Contractors are responsible for managing labor, materials, and schedules, ensuring the project stays on time and within budget. They also address practical challenges on-site, such as unexpected conditions or material substitutions.

A key part of the contractor’s role is to interpret the design and communicate any ambiguities or potential risks back to the owner. This feedback loop can prevent costly mistakes.

Successful contractors balance efficiency with quality, keeping the owner informed throughout the process.

Advantages of Design-Bid-Build

The design-bid-build method remains a popular choice for many projects because of its simplicity and reliability. Its structured approach and clear separation of roles make it an effective option for projects with well-defined scopes and budgets.

Structured and Predictable Process

One of the biggest strengths of design-bid-build is its linear process. The design phase is completed before bidding begins, and construction only starts when all details are finalized. This approach minimizes ambiguity, ensuring everyone knows what to expect at each stage.

Fair and Competitive Bidding

The bidding phase encourages transparency by allowing multiple contractors to compete for the project. This process often results in fair pricing and gives owners the confidence that they are getting the best value for their investment.

Familiarity and Accountability

Design-bid-build is one of the most widely understood delivery methods in the construction industry. It’s especially favored in public sector projects, where accountability and clear documentation are crucial. Each party—owner, designer, and contractor—has distinct responsibilities, reducing overlap and potential conflicts.

Disadvantages of Design-Bid-Build

While design-bid-build is a reliable method, its structured, sequential nature can create challenges. These drawbacks often center around time, collaboration, and potential conflicts between project stakeholders.

Longer Timelines

The step-by-step process means that construction cannot begin until design and bidding are complete. While this structure minimizes overlap, it also prolongs the overall project timeline, making it less suitable for fast-track projects.

Limited Collaboration

Designers and contractors work independently, which can lead to misalignments. Contractors have no input during the design phase, so practical challenges often emerge during construction, leading to costly adjustments or delays.

Conflict Risks

With limited interaction between designers and contractors, misunderstandings can escalate into blame. Designers might point to execution issues, while contractors may highlight flaws in the design. This adversarial dynamic can strain relationships and slow progress.

When to Use Design-Bid-Build

Design-bid-build is not a one-size-fits-all approach, but it excels in specific project scenarios. Its structured process, clear roles, and cost transparency make it a strong choice for certain types of construction projects.

Best for Public Infrastructure Projects

This method is widely used in public projects like schools, government buildings, and bridges. Public agencies value the transparent bidding process, as it ensures fairness and accountability. According to the American Society of Civil Engineers (ASCE), nearly 60% of public infrastructure projects in the U.S. still rely on the design-bid-build method because it complies with strict procurement laws and minimizes financial risks.

Ideal for Fixed Budgets

Design-bid-build works well for projects where cost certainty is essential. By finalizing the design before contractors submit bids, owners have a clear picture of the project’s expenses upfront. This makes it a popular choice for projects funded by tight budgets or grants, where unexpected costs could jeopardize completion.

Suitable for Simple and Predictable Designs

Projects with well-defined scopes and minimal design changes benefit the most from this method.

For example, constructing a straightforward municipal office building is an excellent fit for design-bid-build because the process doesn’t require the high level of collaboration needed for complex or innovative designs.

Understanding the specific needs of your project can help determine if design-bid-build is the right delivery method. For projects requiring clarity, predictability, and fairness, it remains one of the most dependable options.

How to Succeed with Design-Bid-Build

The design-bid-build method thrives on its structured approach, but success depends on proactive decision-making and effective problem-solving at every stage. Each phase presents unique challenges, and anticipating these hurdles early is crucial.

Strategies for Owners

Owners play a critical role in setting the tone for the project. To ensure success:

• Hire experienced professionals: Select designers and contractors who understand the specific needs of your project.
• Conduct thorough pre-planning: Invest in detailed site analysis and feasibility studies during the design phase to identify potential risks and reduce surprises. Projects with a strong pre-planning phase see a 12% reduction in cost overruns (Construction Industry Institute).
• Define the project scope clearly: Avoid unclear goals or frequent changes, which can lead to delays, redesigns, and increased costs.
• Foster effective communication: Maintain alignment between designers and contractors from start to finish to minimize misunderstandings.

Tips for Designers

For designers, clear and practical planning is key. Best practices include:

• Create detailed construction documents: Ensure plans are precise and easy to interpret to reduce confusion during bidding and construction.
• Collaborate effectively: While interaction with contractors may be limited, consider practical insights during the design phase, such as material availability and cost considerations, to enhance project efficiency.

Best Practices for Contractors

Contractors must emphasize precision and communication to ensure project success:

• Submit accurate bids: Provide realistic cost estimates and timelines to build trust with the owner and avoid disputes. Studies show 75% of construction disputes stem from unclear expectations during bidding.
• Communicate proactively: Keep the owner informed and address challenges promptly to maintain project alignment.
• Focus on efficiency and quality: Balance timely execution with the quality standards expected by the owner to deliver successful outcomes.

Final Thoughts on Design-Bid-Build

Design-bid-build remains a trusted choice in construction for its clarity and structure. Its step-by-step process ensures predictability, making it ideal for projects with well-defined goals and budgets.

While it offers advantages like accountability and competitive bidding, it also comes with challenges, such as longer timelines and limited collaboration. Understanding these aspects helps stakeholders decide if this method is the right fit for their project.

As the construction industry evolves, design-bid-build holds its ground as a reliable approach for projects requiring transparency and structure.

Whether you’re an owner, designer, or contractor, evaluating your project’s needs and aligning them with this method’s strengths can set you up for success. For many, it’s still the gold standard in getting the job done right.