An independent building designer is paid to design and document your project and doesn’t build it, so the design is settled, and usually permitted, before you choose a builder. A design-and-build company designs and builds under one arrangement, which can be simpler but ties design decisions to that builder’s schedule and pricing. Neither model is wrong. The right choice depends on how resolved your brief is and whether you want to compare builders.
How does each model work?
Independent designer: you engage the designer to develop the brief, design the project, obtain the planning permit if one is needed, and prepare the construction documentation. You then take that documentation to builders to price, and sign a building contract with the one you choose.
Design-and-build: one company takes the project from design through construction. The design is often developed alongside the builder’s own pricing, systems and program.
Where do costly variations come from?
A variation is a change to the work after the building contract is signed. Variations usually come from decisions that weren’t made, or weren’t made properly, before the contract: a layout that doesn’t work once the frame is up, a finish that wasn’t specified, a detail left to be sorted out on site.
Variations are priced after you’re already committed to one builder, so there’s no competing quote to test them against. The most reliable way to reduce them is to resolve the design and documentation before the contract, not during construction.
When design and construction run together, there’s natural pressure to lock decisions in to keep the build moving. That isn’t a criticism of builders. It’s how a construction program works. Separating the two stages gives you time to make those decisions calmly.
When does design-and-build make sense?
It can suit you if you want a single point of contact, you’re happy with the company’s range of designs or construction methods, and you’re less concerned about comparing prices between builders. Many people are well served this way.
When does an independent designer make sense?
- Your site is complicated: a heritage overlay, a narrow block, flood levels, easements or protected trees.
- You aren’t sure yet what you want and need time to explore options.
- You want the same drawings priced by several builders.
- You want the design to answer to you rather than to a construction program.
What Mancini Design does and doesn’t do
Mancini Design is an independent building design practice in St Kilda, Melbourne. I design, prepare planning permit applications (including heritage overlay applications) and prepare construction documentation, working with experienced professional consultants. I don’t build, and I don’t manage or direct builders.
On request, I offer charged design intent checks during construction, which confirm the build follows the design. They are not compliance, structural or permit inspections.
Common questions
What is the difference between an independent building designer and a design-and-build company?
An independent building designer is engaged only to design and document your project, and does not build it. A design-and-build company designs and builds under one arrangement. With an independent designer, the design is finished and permitted before you choose a builder.
Can I take an independent designer's plans to any builder?
Yes. Once the design and documentation are complete, you can ask several builders to quote on the same drawings and specification, which makes quotes easier to compare like for like.
Does Mancini Design build?
No. Mancini Design designs and documents projects and prepares permit applications. It does not build, and it does not manage or direct builders.