Design and Build
Design & Build vs Traditional Contracting: Which Model Saves You More Headaches?
Tired of budget drift, slow decisions, and three parties blaming each other? For Koh Samui and Thailand villas and boutique resorts, the way you structure your contract can either protect you or amplify the chaos.
Two Models, One Decision: Who Owns the Outcome?
In a design & build model, one team owns both design and construction under a single contract. In a traditional design–bid–build setup, design and construction are separated into different appointments. The real difference is how clearly accountability is defined when something goes off-plan.
Design & Build in Plain English
- Single contract for design, engineering, construction, and often interiors.
- Pricing and buildability aligned from early stages.
- One accountable partner if something goes wrong.
- Ideal for remote owners, tight timelines, and complex island logistics.
Traditional Contracting (Design–Bid–Build)
- Separate appointments for architect and contractor.
- Clear phases: design → tender → construction.
- Can suit stable scopes and strong owner-side PM teams.
- More handovers and more room for “that wasn’t included”.
Headache Comparison: Design & Build vs Traditional
| Category | Design & Build | Traditional Contracting |
|---|---|---|
| Cost predictability | Pricing shaped with construction input; fewer scope gaps. | Higher risk of incomplete scope at tender; more variations. |
| Timeline control | Design, approvals, and procurement can overlap. | More sequential; pauses between design, tender, and award. |
| Communication clarity | Single reporting line and decision path. | Multiple independent teams to coordinate. |
| Change order risk | Fewer disputes on responsibility for fixes. | More “not in our scope” conversations. |
| Quality consistency | One team curates details and suppliers end-to-end. | Depends on contractor’s alignment with design intent. |
| Decision speed | Issues resolved with all disciplines in one room. | More emails and meetings to align parties. |
5-Question Decision Checklist
- If something goes wrong, who do you call first—and can they actually fix it?
- If architect and contractor disagree, who has the authority to decide?
- If the budget tightens mid-project, who re-designs, re-prices, and re-sequences?
- If surprises appear on site, how many approvals are needed before work resumes?
- If you’re off-island, how many separate teams will you be chasing for updates?
Integrated Delivery: Archi Studio + Ancra + KraftLine
For Koh Samui and Thailand projects, Ancra works as part of a single delivery logic: Archi Studio leads design and engineering, Ancra manages construction and on-site risk, and KraftLine delivers precision interiors. One aligned team, one accountable contract, fewer island headaches.
Share your villa or resort brief, and our team will review your site, objectives, and constraints, then outline practical next steps and suitable contract structures.
Villas • Boutique Resorts • Investment Properties