Build only, design and build, and working with your own architect on a build-only basis are three genuinely different ways to get a home built — not just different marketing terms for the same process. Which one suits you depends on how far your design already is, how much you want to be involved in decisions, and how much you value having one party accountable for the whole outcome.
Design & Build: One Team, Start to Finish
In a design and build arrangement, the same company manages design and construction as one process — your architectural designer and your builder are working from the same brief and budget from day one, which reduces the risk of a design being drawn that turns out to be difficult or expensive to actually build.
Build Only: You Bring the Plans
Build only means you’ve already engaged an architect (in-house or independent) and have plans in hand; the builder’s role starts at pricing and construction. This suits people who want direct control over the design process and already have a design relationship they want to keep.
Working With Your Own Architect, Build-Only
This is a specific version of build-only: you keep your existing architect relationship throughout, and the builder works alongside that architect rather than replacing them. This works well when you’ve already invested time in a design relationship and don’t want to start that process again with a new team.
Which Suits Which Situation
| Your situation | Likely best fit |
| No plans yet, want one team accountable end to end | Design & Build |
| Already have complete, consent-ready plans | Build Only |
| Have an existing architect relationship you want to keep | Build Only, working with your own architect |
| Want in-house design input but retain some control over decisions | Design & Build |
Frequently Asked Questions
What is the difference between build only and design and build?
Design and build means one company manages both the design and construction as a single process. Build only means you’ve already got plans (from your own architect or elsewhere) and the builder’s role begins at pricing and construction.
Can I use my own architect with a build-only builder?
Yes — this is exactly what build-only means in practice. The builder works from your architect’s plans and alongside that relationship, rather than replacing it.
Which option gives the most cost certainty?
Design and build generally offers stronger cost certainty earlier, since buildability and budget are considered alongside design from the start. Build-only cost certainty depends heavily on how complete and specific the plans are at pricing stage.
Not sure which path suits your project? Get in touch to talk it through, or explore our Design & Build and Build Only services. Already have plans in hand? See what we need before pricing your build-only project.