The owner clearly defines the standards and general specifications they expect. The design-build team must meet the owner's expectations; they may develop innovative and efficient solutions to meet those expectations.

This does not shorten the time it takes to draw the drawings, acquire the building permits or build the building. Rather, it focuses on interweaving the design, permit, and construction schedules in order to capture the time lost in a traditional Bid-Build environment. In this way, Design-Build represents a risk management strategy that places a premium on delivering the project sooner versus delivering it cheaper.

Typically one organization (usually a contractor) is responsible for both design and construction of the project The contractor often employs on-site personnel as well as architects, designers, planners etc. Estimating for a design-build project is sometimes difficult because the drawings (if any) are often preliminary and can change over the course of the project. Contracts have therefore to be written in a way that a provision for unexpected situations will benefit both contractors and owners.

The Design/Build delivery system is based upon the orginal Master Builder concept previously used to build most pre-modern time projects. Under the Master Builder approach a central figure or organization held total project accountability. From inception to completion through performance, the Master Builder was the key organizational figure. The Design/Build system is a return to the fundamentals of the Master Builder ideals. Rather than a parcelized level of responsibility of the classic Design-Bid-Build, Design/Build provides an intergrated solution for the owner or client. The compression of time is only one important aspect of the implementation of this system. Other attributes include heighten accountabilty by the service provider, single source project delivery and a value based project feedback system.

Benefits

* Shortened completion time by overlapping design and construction
* Construction can begin before all design details are final
* Greater innovation and flexibility in selecting design, materials and construction methods
* Reduced claims due to design errors because construction happens under same contract
* Accelerated response time and dispute resolution through a team effort
* Single contact point for quality, cost and schedule from design through construction
* Shortened project delivery time which can reduce user costs
* Use of best-value project award selection criteria which evaluates both technical and financial elements

Drawbacks

* High learning curve because design-build changes stakeholders' roles
* Parties are familiar with traditional methods
* Bidding process more expensive for design-build teams
* Coordination is more challenging due to faster pace