Design-build vs. architect + general contractor: how to choose in Madison

The two models, plainly

Architect-plus-GC separates design from construction: you commission drawings, bid them to contractors, and hold two contracts. Design-build puts both under one roof and one contract — the people pricing the project are the people who will build it.

The practical difference shows up when reality bites the drawing. In the split model, a surprise inside a wall becomes a negotiation between your architect, your contractor, and you. In design-build it is a conversation at one table, priced the same week — usually in the Friday update.

What each model costs

Architectural fees for residential remodels run 10–15% of construction cost, and competitive bidding often saves less than owners expect once change orders start — drawings bid low and built high are the industry’s oldest trick. Design-build folds design into the project at a lower percentage, and our fixed price is set after design, when the unknowns are smallest.

When you should NOT hire us

If your project is architecturally ambitious enough to deserve a signature — a significant modern addition, a full reinvention — hire an architect whose portfolio you love, and we will happily be one of the builders who bids it. If your project is a roof, siding, or an insurance restoration, we are the wrong company entirely. And if you want three bids to compare, we will not be one of them: our price comes after design, not before, and we would rather say that on this page than in your living room.