If you’re planning a home remodel in Raleigh, you’ve probably come across two terms: design-build and general contractor. They sound similar, but they work very differently.
At BoCo Modern, we’re a design-build firm. We handle everything from initial design through final construction under one roof. But we also know design-build isn’t right for every project. Some homeowners are better served by hiring a general contractor.
So how do you decide? Let’s break down what each option actually means, what they cost, and when one makes more sense than the other.
What Is a Design-Build Firm?
A design-build firm combines design and construction services into a single contract. You work with one company from start to finish. Designers and builders work together on the project. This way, they make decisions about materials, layout, and budget as a team, not in isolation.
Here’s what that looks like in practice:
- One team handles your project from concept to completion
- Design choices are made with construction costs in mind
- You have a single point of contact for questions and updates
- Pricing is typically fixed before construction begins
The Design-Build Institute of America says design-build is the fastest-growing delivery method in the U.S. By 2028, it may account for 47% of all construction spending.
Why the growth? For homeowners, it comes down to simplicity and accountability. When something goes wrong, there’s no finger-pointing between the designer and the builder. One team owns the outcome.
What Is a General Contractor?
A general contractor manages the construction phase of your project. They hire and manage subcontractors like electricians, plumbers, and tile installers. They also pull permits and oversee daily work on site.
What they typically don’t do is design your project.
If you hire a general contractor, you’ll usually need to work with an architect or designer separately to create your plans first. Once those plans are complete, you bring in the general contractor to build them.
Here’s what that process looks like:
- You hire a designer or architect to create plans (separate contract)
- You solicit bids from multiple general contractors
- The lowest or best-value bid wins the job
- The general contractor builds according to the plans
This approach gives you more control over who does what. You can handpick your designer and your builder independently. But it also means you’re managing two separate relationships and hoping they communicate well with each other.
How to Choose Between Design-Build and a General Contractor
Choosing the right approach depends on your project’s complexity, your budget, and how much you want to manage the process.
Step 1: Consider Your Project Scope
Design-build works best for complex projects where design and construction decisions overlap. Think kitchen remodels, bathroom renovations, additions, and whole-home projects.
General contractors work well for simpler projects where the scope is clear and design decisions are minimal. Examples include replacing a roof, installing new siding, or finishing a basement with a simple layout.
Step 2: Evaluate Your Time Commitment
With a general contractor model, you become the project manager. You’re working with the designer and builder. You resolve conflicts and keep everyone on the same page.
With design-build, that coordination happens internally. You still make decisions, but you’re not playing middleman between two separate companies.
Ask yourself: Do you have time to manage multiple contractors? Do you want that responsibility?
Step 3: Think About Budget Certainty
Here’s where the two models differ significantly.
General contractors typically bid on completed designs. But those bids are estimates based on assumptions. If the designer didn’t account for something, or if you make changes during construction, costs go up. Change orders are common.
Design-build firms set project prices after developing the design. They include construction costs in the pricing. The number you see is typically a fixed price, not an estimate. Fewer surprises.
Step 4: Assess Your Risk Tolerance
When design and construction are separate, accountability gets murky. If the project goes over budget, is it the designer’s fault for creating unrealistic plans? Or the contractor’s fault for not executing efficiently?
With design-build, one company owns the entire outcome. If something goes wrong, there’s no question about who’s responsible.
Cost Comparison: Design-Build vs General Contractor
Let’s talk numbers. This is where most Raleigh homeowners want clarity.
General Contractor Costs
General contractors typically charge 10% to 20% of the total project cost as their fee. This covers project management, overhead, and profit.
On top of that, you’ll pay separately for design services. Architects and designers in the Raleigh area typically charge:
| Service | Typical Cost |
|---|---|
| Architect (full plans) | 8% – 15% of construction cost |
| Interior designer | $100 – $250 per hour |
| Design consultation | $150 – $500 flat fee |
For a $100,000 kitchen remodel, expect to spend $8,000 to $15,000 on architectural plans. You’ll also pay $10,000 to $20,000 for general contractor fees. That’s $18,000 – $35,000 before any actual construction costs.
Design-Build Costs
Design-build firms typically structure their fees differently:
- Design fee: A fixed amount for the design phase (often applied toward construction if you proceed)
- Construction management fee: 15% – 20% of construction costs
- Direct costs: Materials and labor at actual cost (no hidden markups)
The total percentage might look similar to the general contractor model. But there’s a key difference: design-build pricing is usually more accurate upfront because the people designing your project are the same people who will build it.
Studies from the Design-Build Institute of America show that design-build projects average 6% lower total costs compared to traditional design-bid-build projects. Savings come from fewer change orders, better cost alignment in design, and more efficient construction.
Timeline Differences
Time is money, especially when you’re living through a remodel.
General Contractor Timeline
With the traditional approach, your project happens in phases:
- Design phase (2-4 months with an architect)
- Bidding phase (2-4 weeks to collect and compare bids)
- Value engineering (if bids come in over budget, you redesign)
- Construction phase
Each handoff adds time. And if the contractor’s bid exceeds your budget, you’re back to the drawing board.
Design-Build Timeline
Design-build compresses the process:
- Design and budgeting happen simultaneously
- No bidding phase (you’ve already selected your team)
- Construction begins once design is approved
According to DBIA research, design-build delivers projects 33% faster overall. Design and preconstruction activities often overlap. So, when costs don’t match, there’s no need to rebid, saving time.
When to Choose Design-Build
Design-build makes sense when:
- Your project is complex (kitchens, bathrooms, additions, whole-home remodels).
- Budget certainty matters to you.
- You want one team accountable for the entire project.
- You value efficiency over the ability to bid out construction separately.
- You don’t have time to manage multiple contractors.
At BoCo Modern, most of our clients choose design-build because they want a streamlined process. They’d rather spend their energy making design decisions than coordinating between separate companies.
When to Choose a General Contractor
A general contractor might be the better choice when:
- Your project is straightforward, with minimal design decisions.
- You already have completed architectural plans.
- You want to bid the construction to multiple contractors.
- You’re comfortable managing the relationship between the designer and builder.
- The project requires specialized expertise that a design-build firm doesn’t offer
There’s nothing wrong with this approach. It’s worked for decades. It just requires more involvement from you as the homeowner.
Our Process at BoCo Modern
When you work with us, tile selection, cabinet choices, and fixture decisions happen in the design phase. They aren’t just afterthoughts during construction.
Here’s how we approach it:
- Initial consultation: We discuss your goals, timeline, and budget
- Design development: Our designers create plans with input from our construction team
- Pricing: You receive a fixed price before construction begins
- Construction: Our crews handle everything, with regular updates throughout
- Final walkthrough: We make sure everything meets your expectations
This process removes uncertainty. It happens when designers and builders work alone. When the people drawing the plans are the same people swinging the hammers, things just work better.
Frequently Asked Questions
Is design-build more expensive than hiring a general contractor?
Not necessarily. Design-build may seem costlier at first. This is because the pricing reflects real costs from the beginning.
General contractor bids can look lower initially, but change orders and budget overruns often close the gap. Studies show design-build projects average 6% lower total costs.
Can I get multiple bids with a design-build firm?
You can receive proposals from several design-build firms. However, you usually won’t bid the construction phase on its own. The design and construction come as a package.
How long does a design-build project take?
Design-build projects are usually 33% faster than traditional design-bid-build ones. It can vary based on the project scope. A kitchen remodel might take 3-4 months total. A whole-home renovation could take 6-12 months.
What if I already have architectural plans?
You can still work with a design-build firm. We can review your existing plans, provide feedback, and handle construction. However, you may miss some of the cost-alignment benefits that come from designing with construction in mind.
Do design-build firms handle permits?
Yes. At BoCo Modern, we handle all permitting as part of our service. You don’t need to visit the permit office or coordinate inspections yourself.
Ready to Start Your Raleigh Remodel?
Choosing between design-build and a general contractor comes down to what you prefer. Do you want more control over details, or do you value simplicity and accountability in one package?
If you’re considering a kitchen remodel, bathroom renovation, or addition in Raleigh, we’d love to talk through your options. Contact BoCo Modern to set up a consultation. You can also check out our gallery to view completed projects.
