In the commercial interiors industry, two primary project delivery methods are commonly used: ‘Design & Build’ and the more traditional ‘Design Bid Build’. While both approaches aim to bring design visions to life, they differ significantly in structure and execution. The ‘Design & Build’ model involves a single contract with one entity—such as Ben Johnson Interiors—who manages both the design and construction phases. This integrated method streamlines the entire process from concept to completion. In contrast, the ‘Design Bid Build’ approach sees clients engaging separately with a designer and a contractor. The design is completed first, and then competitive bids are sought from contractors to carry out the construction. While each method has its advocates, Ben Johnson Interiors champions the Design & Build model—and for good reason.

Reduced Risk

With Design & Build, Ben Johnson Interiors provides a fixed-price contract, shifting the cost risk from the client to us. While it may seem that competitive tendering offers the best value, it often uncovers only the lowest upfront cost—not the most cost-effective solution in the long run. In traditional ‘Design Bid Build’, clients incur additional consultancy fees for preparing tenders, reviewing bids, and managing contracts. This often leads to delays and uncertainty over what’s truly included in the final proposal. Designers and contractors operate under separate contracts, meaning the client bears all the risk if design documents are incomplete or misinterpreted

Cost Savings

Design & Build delivers tangible cost efficiencies. Thanks to streamlined project timelines, simplified contracts, and our extensive in-house capabilities, we reduce unnecessary overheads and bring your workspace to life faster. Costs are established early, developed alongside the design, and refined through value engineering to meet your budget. Once the project scope is confirmed, Ben Johnson Interiors ensures full cost visibility and control. With one point of contact throughout, there’s no need to waste time or money coordinating between multiple suppliers.

Single Source of Accountability 

Design & Build gives you a single, accountable partner for your entire project. From initial concept through to final handover, Ben Johnson Interiors manages every detail. This continuity builds a strong working relationship and ensures consistency in communication, quality, and delivery. By removing the divide between design and construction teams, we eliminate disputes and delays, giving you peace of mind and a smoother project journey.

Time-Saving

One of the major benefits of the Design & Build method is speed. Because the design and construction phases run in parallel, we significantly reduce project timelines. According to the Royal Institution of Chartered Surveyors (RICS), Design & Build projects can be completed up to 46% faster than those using traditional procurement methods. Faster delivery means your business can move in and start operating sooner—maximising your return on investment.

Quality 

With Ben Johnson Interiors overseeing both design and construction, you benefit from a cohesive, quality-focused approach. There’s no ambiguity around specifications or responsibilities, ensuring everything is built as intended. We work with trusted subcontractors who share our commitment to quality and are long-term partners in our projects. Our integrated team always keeps your goals front and centre—delivering a workspace that exceeds expectations.

Integrated Services 

Bringing design and construction under one roof avoids the miscommunications that often occur between separate teams. Our integrated approach means everyone is aligned from day one, ensuring efficient progress and timely delivery. This collaboration allows us to fast-track decisions, resolve issues early, and maintain momentum from start to finish.

Confidentiality 

When you choose a single contractor like Ben Johnson Interiors, you can be confident that all sensitive project information is kept tightly controlled. This is especially important in high-profile or commercially sensitive environments where discretion is essential.

Extra Reassurance 

Some clients prefer the added assurance of involving an independent Building Consultant to oversee the Design & Build process. This approach helps validate value for money and quality assurance. A great example is our collaboration with global orthodontics supplier TP Orthodontics in Leeds. They appointed Knight Frank to represent them and oversee our proposals. The successful outcome speaks for itself. After completing a comprehensive refurbishment of TP Orthodontics’ offices and warehouse facilities, we were appointed to refresh their core areas within Fountain House, Leeds. Acting as principal contractor, Ben Johnson Interiors delivered the design, fit-out, and furniture installation. Given that 30% of the building was sub-let, the design needed to strike a balance—satisfying TP Orthodontics, current tenants, and future occupants alike. The result was a neutral yet stylish environment that added commercial appeal.

Upon completion, General Manager Deborah Lindsay commented:

“Due to the professionalism and expertise of Ben Johnson, the entire project was completed to a very high standard and to a very satisfied client. We would have no hesitation in giving references to future clients based on our experience with Ben Johnson.”

Conclusion 

When weighing up delivery methods for your next commercial project, Design & Build stands out as the smarter, safer choice. With reduced risk, faster turnaround, clear cost control, and seamless accountability, Ben Johnson Interiors delivers exceptional spaces—on time and on budget.