Under design-build, Hades Construction is the sole responsible entity for your project. We subcontract architectural and engineering services and become the single point of accountability for design and construction under one contract, working with pre-qualified architects, engineers and consultants.
One contract, one team, one party answerable for the outcome — and an earlier cost commitment than design-bid-build can give you.
Why owners choose design-build
Single point of responsibility
Design and construction sit under one contract. There is no gap between the drawings and the build for a problem to fall into, and no argument about which side owns it.
Shortened timeline
Design and construction overlap rather than running end to end. Long-lead procurement and early trade packages can be released while later design packages are still being completed.
Early cost commitment
Because the builder is inside the design process, a reliable number arrives far earlier than it does on a project priced only when the set is complete.
Less owner involvement
Once the project is defined, the coordination load between designer and builder sits with us rather than with you.
Design-build projects we have delivered
IF&CO Custom Jewelry
Luxury retail space designed and built in collaboration with Curious Minds LA, completed August 2020.
View projectClub Lagree
Design-build fitness studio delivered for Greystar, completed January 2020.
View projectHades Office
Our own headquarters, designed and built in-house and completed March 2020.
View project“Beshoy came highly recommended to me, and as part of Hades Construction, has been instrumental in the development of my office. Organized, attentive, and readily available.”
Dr. Ying Peng, M.D. PhD — Comprehensive Neurology Care
What design-build asks of you, and of us
The project has to be defined
Design-build works when the brief is clear: what the space is for, how it operates, the quality level, the budget ceiling and the date. That definition is the owner’s contribution, and it is the thing that makes everything downstream fast.
Design decisions get costed as they are made
Because we hold both sides, every design option can be priced while it is still an option. Value engineering happens as a design conversation rather than as a cost-cutting exercise after the bids come in high.
Constructability is designed in
Details that cannot be built as drawn, conflicts between trades and assumptions that do not survive contact with the existing building get caught during design, when changing them costs a drawing revision instead of a change order.
Permitting is sequenced deliberately
Holding design means we can stage submissions — demolition or foundation packages ahead of the full set where the jurisdiction allows it — instead of waiting for one complete submission.
Procurement starts earlier
Long-lead equipment, mechanical plant, storefront and millwork can be specified and released while later packages are still in design. On projects with fixed opening dates this is usually where the time is won.
You still get an open book
Design-build does not mean an opaque price. Where you want cost certainty we work toward a Guaranteed Maximum Price with the subcontractor pricing visible behind it.
How a design-build project runs
- DefinitionBrief, site or lease position, budget ceiling and the date you need to be operating.
- Design and preconstruction togetherArchitect and engineers appointed under our contract, with costing, constructability and permit strategy running alongside the drawings.
- PriceGuaranteed Maximum Price or negotiated lump sum against a defined scope.
- ConstructionSingle team through permitting, procurement, build and inspection.
- CloseoutFinal sign-offs, as-builts, warranties and handover.
Common questions
Do you employ the architect?
We subcontract architectural and engineering services and hold those contracts, working with pre-qualified partners. You hold one contract, with us.
Can we bring our own architect?
Yes. If you have a designer you want to keep, we can either bring them into the design-build contract or deliver the project under general contracting or construction management instead. Compare the delivery methods.
When is design-build the wrong choice?
When the design is already complete, or when the project has to go out to open competitive bid. In those cases design-bid-build or a negotiated contract fits better, and we will say so.
How early can we get a reliable price?
Earlier than on a bid job, because we are pricing as the design develops. The number tightens as scope is fixed; we show you which parts are firm and which are still allowances.
Does design-build work for tenant improvements?
Frequently, yes — several of the projects above were leased-space fit-outs. See tenant improvement work.
Where do you deliver design-build?
Los Angeles County and the surrounding Southern California markets, including Ventura and Orange counties.
Discuss a design-build project
Tell us what you need the space to do and when you need to be operating in it. We will tell you whether design-build is the right structure and what it would take.
Or call (213) 652 2500 · Monday–Friday, 8:00–17:30 PST