Design-Build Construction in Tampa Bay
One team. One contract. One point of accountability. Florida Construction Specialists delivers design-build projects that combine architectural excellence with construction expertise—faster timelines, better coordination, and cost certainty from concept to completion.
From $500K tenant improvements to $50M+ commercial developments, our integrated approach eliminates the conflicts and delays of traditional construction delivery.
What is Design-Build Construction?
Design-build is a project delivery method that combines architectural design and construction services under a single contract. Unlike traditional design-bid-build—where owners hire an architect, wait for complete drawings, then bid the project to contractors—design-build integrates the design and construction teams from the project's inception.
This integrated approach means the builder provides constructability input during design, the designer understands budget constraints in real-time, and the owner works with one accountable team rather than managing separate contracts with potentially conflicting interests.
For Tampa Bay commercial property owners, design-build offers a streamlined path from concept to completion—particularly valuable when speed, budget certainty, or complex coordination are priorities.
Design-Build vs. Traditional Construction
Traditional Design-Bid-Build
- -Separate contracts with architect and contractor
- -Sequential phases extend timeline
- -Budget unknown until bidding complete
- -Change orders common from design gaps
Design-Build
- +Single contract, single point of responsibility
- +Overlapping phases compress schedule
- +Early cost visibility and GMP protection
- +Fewer change orders through collaboration
Benefits of Design-Build Construction
Single Point of Accountability
One contract, one team, one responsible party. No finger-pointing between architect and contractor.
Faster Project Delivery
Overlapping design and construction phases can reduce project timelines by 20-30%.
Cost Certainty
Early pricing collaboration prevents budget surprises. Value engineering built into the process.
Integrated Team Approach
Designers and builders work together from day one, solving problems before they become costly changes.
Our Design-Build Process
Discovery & Programming
We begin by understanding your business needs, functional requirements, budget parameters, and timeline goals. This programming phase establishes the foundation for design decisions.
Conceptual Design
Our design partners develop initial concepts aligned with your program. We provide preliminary cost estimates so you can evaluate options with budget clarity from the start.
Design Development
Selected concepts are refined into detailed designs. Concurrent with design, we develop detailed cost estimates and identify value engineering opportunities.
Guaranteed Maximum Price
Before construction begins, we establish a Guaranteed Maximum Price (GMP) that protects you from cost overruns. Savings below the GMP can be shared or returned to you.
Construction
With design complete and pricing locked, construction proceeds efficiently. Our team manages all subcontractors, inspections, and quality control.
Closeout & Warranty
We complete all punch list items, provide comprehensive documentation, and back our work with warranty coverage. One team responsible from concept to completion.
Design-Build Project Types
Commercial Office Buildings
From single-tenant professional buildings to multi-story office complexes, design-build delivers efficient, functional workspaces on accelerated timelines.
Learn more about commercial construction →Medical & Healthcare Facilities
Medical design-build requires specialized knowledge of healthcare regulations, infection control, and patient flow—expertise we integrate from day one.
Learn more about medical construction →Industrial & Warehouse
Industrial design-build focuses on operational efficiency, material flow, and future flexibility—optimizing layouts before construction begins.
Learn more about industrial construction →Multi-Family Developments
Apartment and condominium design-build balances unit efficiency, amenity spaces, and construction costs—critical for development pro formas.
Learn more about multi-family construction →Why Choose FCS for Design-Build
Always Prime Contractor
We never subcontract our role. You get direct accountability from a single team that owns the project from design through construction closeout.
Strong Design Partnerships
We've built relationships with architects and engineers experienced in design-build collaboration. The right design partner is matched to your project type.
20+ Years Tampa Bay Experience
Local knowledge matters. We understand Tampa Bay's permitting processes, subcontractor market, and building conditions—accelerating every phase.
Design-Build Construction FAQs
Frequently Asked Questions
Design-build is a project delivery method where a single entity—the design-build contractor—provides both architectural design and construction services under one contract. This contrasts with traditional design-bid-build, where an owner hires an architect separately from the contractor. Design-build streamlines communication, reduces conflicts, and typically delivers projects faster and with fewer change orders.
Design-build saves money through several mechanisms: reduced change orders (since the builder is involved in design decisions), value engineering from the start (constructability input during design), shorter timelines (overlapping phases), and eliminated adversarial dynamics between designer and builder. Studies show design-build projects average 6% lower costs and 12% faster delivery than traditional methods.
No—you retain full control over design decisions. The difference is that you're working with an integrated team that provides real-time cost and constructability feedback. You see the budget implications of design choices as they're made, rather than discovering them during bidding. Many owners find this transparency gives them more informed control, not less.
Design-build works well for projects where speed, cost certainty, and single-source accountability are priorities. Common applications include: commercial office buildings, medical facilities, industrial warehouses, multi-family developments, retail centers, and tenant improvements. Projects with aggressive timelines or complex coordination particularly benefit from the integrated approach.
We maintain relationships with architects, engineers, and specialty consultants experienced in design-build delivery. For each project, we assemble a team matched to your project type and requirements. You're involved in design partner selection and have direct access to the design team throughout the project. We've successfully partnered with firms on medical facilities, office buildings, industrial projects, and more.
A Guaranteed Maximum Price is a contractual commitment that the project will not exceed a specified cost. If actual costs come in below the GMP, savings may be shared with the owner or returned entirely, depending on contract terms. If costs exceed the GMP (rare in design-build due to early collaboration), the design-builder absorbs the overrun. GMP provides budget certainty while maintaining quality standards.
Design-build typically delivers projects 20-30% faster than traditional design-bid-build. Time savings come from: overlapping design and construction phases (fast-tracking), eliminating the bidding period, reducing design iterations through early builder input, and faster resolution of field issues. A project that might take 18 months traditionally could be completed in 12-14 months with design-build.
Florida Construction Specialists handles design-build projects ranging from $500,000 to over $50 million. Our $10M+ bonding capacity allows us to take on large commercial developments, while our experienced team can efficiently deliver smaller tenant improvements and building additions. The design-build approach scales effectively across project sizes.
We've completed design-build projects across diverse sectors including: medical/healthcare facilities (clinics, surgical centers), commercial office buildings, industrial warehouses and distribution centers, multi-family residential developments, retail centers, and hospitality venues. Each project benefits from our 20+ years of Tampa Bay construction experience and strong subcontractor relationships.
Contact us for a design-build consultation. We'll discuss your project goals, timeline, and budget parameters, then outline how the design-build process would work for your specific situation. There's no obligation—we want to ensure design-build is the right fit before proceeding. Call (813) 420-7561 or schedule a consultation online.
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Ready to Explore Design-Build?
Contact Florida Construction Specialists to discuss how design-build can deliver your project faster, with greater cost certainty and single-source accountability.