Design and construct vs a separate architect and builder

An architect designs the house and prepares the drawings and specifications. Builders then price those drawings, often through a tender, and you sign a contract with the builder you choose. Many architects also administer the building contract on your behalf.

Strengths: independent design advice, and competitive prices on a finished set of drawings.

Watch for: you only learn the real cost once the design is finished, so a tender that comes in over budget can mean redesign. The builder joins after the details are set, and if something goes wrong, responsibility can fall between designer and builder.

One company designs the house and builds it. The people who will build it are involved while it is being designed, so cost and buildability are tested as the design develops.

Strengths: one point of contact, one company responsible for the result, and fewer surprises between the drawings and the price.

Watch for: you are choosing designer and builder at once, so look closely at the company’s past work and ask how design changes are priced.

• A separate architect may suit you if you want an independent designer acting for you and are comfortable managing two appointments.
• Design and construct may suit you if you want one team, early cost certainty and a single point of responsibility.
• Either way, BOWCON also builds for clients who come with their own architect.

• What is your builder’s licence number? You can check it with Consumer and Business Services SA.
• Can I see completed projects similar to mine?
• How are design changes and variations priced?
• Who will run the site day to day?
• What does the price include, and which items are provisional allowances?

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