Before starting a construction project, one of the most crucial decisions you face is who hires the architect: you or the contractor? This decision has significant implications for project delivery, cost, quality, and risk.
Traditional Project Delivery (Design-Bid-Build): Illinois Residential Homeowner Hires Architect
In this traditional approach, the owner contracts separately with the architect and the contractor.
- Pros:
- Architect’s Loyalty to Owner: The architect acts as your advocate, ensuring the design meets your needs and overseeing the contractor’s work during construction.
- Checks and Balances: The architect provides an independent layer of oversight, helping to control costs, maintain quality, and prevent disputes.
- Detailed Design Before Construction: The design is finalized before bidding, providing greater cost certainty and reducing the likelihood of changes during construction.
- Cons:
- Potential for Adversarial Relationships: The architect’s oversight role in protecting the homeowner can create tension with the contractor.
- Longer Project Timeline: The sequential nature of design-bid-build can extend the overall project duration since construction waits until the design is complete.
Design-Build Project Delivery: Illinois Residential Homeowner Hires Contractor and Contractor Hires Architect
In this approach, the owner contracts with a single entity (the contractor) responsible for both design and construction. The contractor then subcontracts with the architect.
- Pros:
- Single Point of Contact: Simplifies communication and streamlines decision-making. The contractor is accountable to the owner for both design and construction issues
- Faster Project Completion: Overlapping design and construction phases can accelerate the project timeline because the contractor can start to build before the design is complete.
- Contractor Assumes Design and Construction Risk: The contractor is responsible for any design or construction defects. This single point of accountability is nice for owners.
- Cons:
- Less Owner Control over Design: The owner has less direct influence over design decisions since there will be a contractor between the owner and the architect.
- Potential for Cost Overruns if Design Changes During Construction: Changes during construction can be more costly under design-build.
- Architect’s Loyalty to Contractor: The architect’s primary responsibility (beyond health, safety and welfare) is to its client, the contractor, not the owner.
Which Approach is Right for You?
The best approach depends on your priorities. If cost and schedule are paramount, design-build might be preferable. If quality and design control are your top priorities, the traditional approach might be a better fit.
How DesignBuildDocs.com Can Help
Regardless of which method you choose, DesignBuildDocs.com provides resources and tools to create a comprehensive contract that protects your interests. Our process helps you understand the complexities of construction contracts and navigate the legal landscape of your project.
Important Considerations
- Project Complexity: Complex projects often benefit from the checks and balances of traditional project delivery, particularly for owners who need lots of help from the architect
- Legal Counsel: Consulting with a construction attorney is highly recommended to ensure your contract adequately protects your interests, regardless of the project delivery method you choose.