Architect + builder or design+build firm?

[Ilikecakes]

Just that really. We’re looking to do a large renovation and extension to a period house and, after meeting with a few architects and design+build firms, we’ve narrowed it down to two: an architect with a good local reputation, that a friend has recommended too, and one local design and build firm that we established a good rapport with and who seems to have a good reputation also.

On the one hand, we like the idea of having one point of contact throughout the process - no architect blaming the builder for things going wrong or vice versa. I’m also conscious of stories where the architect produces a fabulous design but one that’s in achievable for the budget when it goes out to tender, so in that sense I’m leaning more towards the design and build option.

However, I don’t personally know anyone who’s used this type of service so I’d be really keen to hear experiences. Does it work well? Is the one point of contact actually a disadvantage if they’re not fulfilling their obligations and you have no independent architect/PM or similar to help fight your corner? Does it help keep the whole project on budget or does the firm’s markup on everything mean it costs more? If anyone could give me the benefit of their experience, I’d be really grateful.

In achievable = unachievable!

I am following, as we are considering a design and build firm for our extension/redesign. I too like the idea of one point of contact and one person taking responsibility throughout.

Following as well as we are making the same decision. From the companies I have spoken to so far, I like the D&B firms that either have their own proper architect or subcontract to a trusted architect who will speak to them about tg budget along the way. The two standalone architects I have spoken to so far refused to even quote as they said my budget was far too low for the project...(it really should not be)

Ah there’s a few of us pondering the same then

Hopefully someone with some experience will be along shortly....

@yellownotblue was embarking on such a project with a design team/builders who frankly sounded amazing. I wonder how it's going? Sadly they don't work my area as I checked!

The possible issue I see is that many builders are going down this route as a way to avoid costly design cycles. They give the quick and easy design which they know can be implemented easily and pass planning. But that's not necessarily a bad thing!
I like the idea because they can pass on tips and tricks where a builder is a bit "whatever you want" and an architect works on another sphere and doesn't care about the choice between blue or green kitchens..

Thanks for starting this thread as I'm watching with interest.

Bump! Can anyone help please?

Undertaking any building work right now is crazy . Wait until the mad rush eases.

When will the mad rush ease, do you think?

I’m just at the planning stage now, will start build next year. Also not sure why we’d really wait until the mad rush ends as who knows when that’ll be! As long as we can find all the contractors we need, then we’ll start...

We opted for architect plus builder but I think I'd do full-service design and build firm if we had our time again. I've never met anyone whose architect's plans can be delivered to budget and the whole process of tendering for builders is such a nightmare at the moment.

Agree with @sauvignonblue. Our beautiful architect designed plans are over 60% more expensive than the already hefty budget we stipulated! Actually that was pre-Covid prices too, so we’re now actually looking at an even higher spend.

It’s infuriating that builders won’t give ballpark quotes without plans, then the architect designs plans that are totally unrealistic. It’s been a huge waste of time and money (£15k on drawings and the spec of works) to be honest!!

So I’d go design and build next time

Thank you both and yes, the amazing-but-budget-busting architect’s plan is something I’ve heard so many times. With all the uncertainty in the building trade, it’s very appealing that a D+B firm would quote a cost based on their own plans and be more or less contracted to stick to it.

I’d be very grateful for any other experiences or perspectives on this.

I have absolutely no experience on doing this, but on tv, the architect plans never seem to be anywhere near the budget, nor structurally feasible. My DB did a bib extension and rain, the architect's plans were not affordable.

We had an architect, who knew our budget, but when it went out for quotes they were almost double.
Unless you are doing something really creative or a new build entirely, I'd go with design and build. You can push them design wise- no need to just accept the first plan.

D&B if u can afford it. trying to get our architect plans to work in real life has been a battle and we have separate structural engineers who are impossible to get hold of now

We found our builder first but he didn't do large scale designs so we used an architectural designer who was much cheaper then an architect and had the builder assess the plans as they developed.

Think we were really lucky to find a builder who was so involved but I did find that architectural designers were much more pragmatic and realistic about what needed to be designed and built.