By David Lloyd Riley
When your business grows, your workspace must evolve with it. Choosing the right approach for an office relocation or refurbishment is a significant decision that impacts your budget, timeline and daily operations. At Contact One, we believe that understanding procurement methods is the first step toward a successful transformation.
One of the most efficient ways to deliver a new commercial space is through the office design and build model. In this guide, we explain what this process involves, how it differs from traditional construction, and why it has become the preferred choice for commercial offices across London and the UK.
Office design and build is a project delivery method that integrates design and construction phases into a single contract. Unlike traditional procurement - where you might hire an architect and a contractor separately - the design and build approach provides a single point of responsibility.
In this model, the design and build company manages the entire process from initial concept to final completion. This includes architecture, interior design, space planning and turnkey construction. By keeping everything under one roof, we ensure the project remains cohesive and aligned with your business objectives.
Take a look at the Government Workplace Design Guide for more information about these standards.
Understanding the difference between these two methods is essential for effective property decision-making.
In a traditional "Design-Bid-Build" route, the process is sequential. You first hire a consultant to create the design and specifications. Once finished, you invite contractors to bid. This can lead to longer durations, often taking 6-16 months, as construction cannot begin until the design is fully finalised.
The design and build method allows for parallel, overlapping phases. Because the designer and contractor are part of the same team, we can begin construction phases while the finer details of the interior design are being finalised. This streamlined approach significantly reduces delays.
A design and build project usually follows a clear sequence from initial assessment to final handover. This helps define the scope, control costs and reduce disruption during the fit-out.
The office design and build model brings the planning, design and construction stages together under one process. For many businesses, this can make a building project easier to manage, particularly where time, budget and operational disruption need close control.
A design and build model can give businesses a clearer view of costs earlier in the project. Because design choices and construction requirements are considered together, the budget can be tested against practical delivery from the start.
This helps reduce the gap between the original design intent and the final build cost. It can also make procurement more efficient, as materials, specifications and installation requirements are planned as part of the same process.
With one team managing the project, communication is usually simpler. There is one point of contact for design queries, cost updates, programme changes and site activity.
This can reduce delays caused by separate teams working in isolation. It also allows design, technical and construction issues to be identified earlier, before they affect the build programme or increase costs.
Design and build projects can often move faster than traditional procurement routes because some design and construction stages can overlap. For businesses, this can shorten the time between initial planning and occupation.
This is particularly useful where property costs are high, lease dates are fixed or teams need to move into the space by a specific deadline. A shorter programme can reduce downtime and help the business return to normal operations sooner.
Fit-out costs in the UK vary based on size, material quality, and the complexity of M&E services. In London, construction costs are typically higher due to logistics and demand.
When reviewing costs, you will likely encounter two main types of fit-outs:
Clear planning at the start helps set a realistic budget and avoid unexpected costs later in the project.
The goal of any workspace transformation is to create an environment that supports how your team works and how your business needs to operate. The design and build route brings planning, design, costs and delivery into one managed process, helping you move from initial brief to completed workspace with fewer complications.
By combining all services under a single contract, you spend less time managing separate suppliers and more time focusing on your business. This can help keep communication clear, control costs and reduce delays throughout the project.
At Contact One, we understand that your office is an investment in your company’s future. Our experienced team provides office design and build services across the UK, supporting clients with refurbishments, relocations and full workspace transformations.
Whether you are upgrading an existing office or moving into a new space, we can help shape a workplace that reflects your business, supports your people and works for day-to-day operations.
Speak to Contact One for expert advice on your next office design and build project. Call 0161 839 9220 or fill out an online contact form.
For further information or to request a consultation, get in touch with Contact One today by calling 0161 839 9220 or submitting an online contact form
