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Home Planning Hawaii

Design-Build vs. Design-Bid-Build in Honolulu: What’s the Real Difference for Homeowners?

If you’re planning a home renovation or new build in Honolulu, you’ll hear two phrases almost right away: design-build and design-bid-build. They sound similar. They are not.

Let’s slow this down and make it crystal clear—no jargon, no guessing, just the facts homeowners actually need.

Why This Choice Matters More in Honolulu

Building in Honolulu is not like building on the mainland. Permitting is more complex. Zoning rules are tighter. Coastal, hillside, and flood regulations can change what’s allowed on your lot. Labor and material costs are higher. Delays are common.

That means how your project is structured matters just as much as what you’re building.

What Is Design-Bid-Build?

Design-bid-build is the traditional way construction projects have been done for decades.

Here’s how it works:

You hire an architect to design your project
The architect creates a complete permit and construction package, with or without specifications
Contractors bid on those plans
Cost estimates are reviewed and a contractor is selected
Construction begins

In this model:

The architect works for you
The contractor also works for you
They are separate companies with separate contracts

Why Some Homeowners Like Design-Bid-Build

You get multiple contractor bids based on the design you want
Pricing feels competitive
The architect acts as your advocate during design
The process is familiar and well-understood

This approach works well when the scope is very clear and you want maximum price transparency up front.

What Is Design-Build?

Design-build takes a different approach. Instead of hiring an architect and contractor separately, you hire one team that handles both design and construction.

There is one contract, one team, and one point of responsibility.

How Design-Build Works

Architect and contractor collaborate from day one
Design decisions are made with real costs in mind
Construction planning happens while design evolves
Fewer surprises once building begins

It’s a more integrated process—and often a faster one.

How Design-Build Works in Honolulu

Here’s where things get important locally.

In Honolulu, there are only a handful of true design-build companies with the team players under one roof.

Many contractors refer to themselves as Design-Build Contractors. These contractors work with multiple architects and drafting companies depending on who is available.

In 50% or more of the cases the owner rarely meets the architect and/or drafting company.

The contractor takes the lead and provides sketches and direction to the architect or drafting company to produce the design and the drawing set.

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Design-Build (DB) vs Design-Bid-Build (DBB) Advantages & Disadvantages

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Design-Build (DB) Advantages & Disadvantages

DB Advantages	DB Disadvantages
Quality of Work – Contractor is already selected based on quality/performance	No Competitive Bids – owner not guaranteed getting the best price to build the house
Timeline – Avoiding the bid process saves time. Using one team that collaborates from the beginning also streamlines decision making	Bundling Design & Construction – you forgo the bidding process and chance to select a contractor based on price. Also, many design-builders won't begin a detailed design until they've been hired, making it harder to shop around.
Budget – determined by contractor at beginning based on standard products used by contractor. Budget adjusts if owner wants products beyond standard used	Lack of Contract Flexibility – By "bundling" services, you're committing to a single provider. This requires a high level of trust.
Risk – Parties are contractually obligated to deliver a design that meets the owner's needs.	Less Creativity – Since the project timeline is faster with phases that overlap there is less time for creativity and innovation. Design-builders typically provide a one-size-fits-all type of solution
	Cancelation of Contract – If owner decides to cancel the contract prior to construction starting due to a conflict between parties, client is required to pay contractor for services rendered to date of cancellation.
	Ownership of Drawings – Client does not own the drawing set until contractor is paid for services rendered.

Design-Bid-Build (DBB) Advantages & Disadvantages

DBB Advantages	DBB Disadvantages
Competitive Bids – You will get the most competitive pricing since contractors are competing to win the job.	Project Cost – Contractors will only bid on what is explicitly stated in the documents, so variations or mistakes in the scope can cause problems. When there are gaps in expectations, accountability comes into question, schedules get delayed, and costly change orders arise.
Architect Involvement – Architects have a professional responsibility to create a design on behalf of the owner. Since there's no agenda on the build-out, it will likely provide the highest-quality and most objective set of drawings. They're also more involved in construction administration to ensure the design is executed correctly.	Late to Define Budget – Construction costs are not firm until the design stage is complete. If bids are over budget, the owner must pay for redesigns, value engineering, and rebidding. This can cause significant delays.
Distinct Roles – Since design and construction roles are independent, defining ownership is clear cut. Responsibility and liability are apparent.
More Control – While both methods need owner input, design-bid-build gives the owner much more control. They get to pick their vendors every step of the way and have the freedom to make changes that lineup at any stage.
Ownership of Drawings Set – Client owns the drawing set package is free to send out to multiple contractors.

Which One Gives You More Control?

This surprises many homeowners.

Design-bid-build gives you more control during design.
Design-build gives you more control over outcomes.

Neither is “better.” The right choice depends on your priorities.

How Architects Fit Into Both Models

Architects play a vital role in both systems—but the role changes.

In design-bid-build, you hire an architect as your independent professional advisor
In design-build, you are relying on the construction company to partner with an architect as part of their team. In Honolulu most construction companies refer to themselves as design-build and they are partnering with either an architect or a drafting company with a third-party person stamping the project.

In Honolulu, many architects work comfortably in either model, adjusting their role based on what best serves the homeowner and the project.

Common Myths That Cause Bad Decisions

Myth: Design-build is always cheaper
Truth: It can be—but only if the team is experienced and transparent. In Honolulu, the owner works directly with the contractor

Myth: Design-bid-build always protects homeowners
Truth: Only if the plans are extremely detailed and well coordinated

Myth: One model avoids delays
Truth: Delays come from poor planning, not the delivery method

The team matters more than the label.

So… Which Should You Choose?

In Honolulu, many successful projects start with an architect who helps you choose the right model, not one who forces you into a single approach.

The Smart First Step (Before You Decide)

Before locking yourself into design-build or design-bid-build, talk with an architect who understands local permitting, zoning, and construction realities.

At Home Planning Hawaii, we help homeowners evaluate both paths honestly—so your project starts with clarity, not confusion.

If you’re planning a renovation or new home, call (808) 978-9028 or use our Instant Online Estimator to get a clear starting point before decisions get expensive.

Making the right choice now can save you months later—and that’s a difference worth understanding.

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