Design and build in London: turnkey solutions

Design and build means one company is responsible for both designing the project and building it, under one contract. The alternative is to appoint an architect to design and then tender the drawings to builders. Design and build removes the gap between the two: the scheme is designed to be buildable and priced from the start, and there is one party responsible if something goes wrong.

Usually the overall cost is similar or lower, because the design is priced as it develops, so there are fewer surprises at tender, and the programme is shorter because the build team is involved early. The main saving is in time, coordination and risk rather than in the drawings themselves.

For domestic projects we use a written contract based on the JCT Building Contract for a Home Owner/Occupier, which sets out the scope, price, programme, payment stages, how changes are handled and what happens at completion. For commercial fit-outs we use the appropriate JCT form for the size of the project.

The build is quoted from the finished drawings and specification, itemised line by line. First-fix work is fixed; second-fix finishes are either included at an agreed allowance or chosen by you at cost. Variations are priced and approved in writing before the work is done, so the final account matches the quotation plus any changes you have agreed.