Design and Construct and Construct Only describe different allocations of design and construction responsibility. The better approach depends on the design status, the brief, your consultant appointments and the contract. Neither label guarantees a lower price, faster programme or an absence of client decisions.
What Design and Construct needs
The contractor coordinates the design and construction responsibilities set out in the agreement. The client still needs a clear performance brief and priorities. Define the design scope, consultant roles, approval responsibilities and exclusions. Requirements that remain open can affect pricing and programme, so the contract approach should not be used to conceal an incomplete brief.
What Construct Only needs
The builder constructs an agreed documented design, while design responsibility follows the contract and consultant arrangements. Current drawings, specifications and schedules need to be coordinated. Clarify who answers design queries, approves substitutions and issues revised documents. A tender on incomplete information can contain assumptions even when called Construct Only.
Compare the same project requirements
Compare design responsibility, approvals, documentation, procurement and handover against the same project brief. Record inclusions and exclusions so the delivery approaches can be assessed on a consistent basis.
Choose against design readiness
If major design decisions remain open, early construction input may help before choosing the final building contract. If coordinated documents are ready, a Construct Only tender may suit the process. Discuss the path with your advisers and builder, record the responsibilities and use the same brief when comparing options.
Discuss your scope with our team: Design and Construct in Brisbane.
Practical example
Ask the same responsibility questions
Under either delivery approach, ask who completes the design, obtains the specified approvals, answers queries, approves substitutions and records changes. Put those answers beside the proposed contract scope. This exposes gaps that the delivery label alone cannot explain and lets the owner compare the actual services offered rather than rely on a broad description of turnkey delivery.
Project checklist
- Current design stage and consultant appointments.
- Performance brief and client priorities.
- Design, approvals and construction inclusions.
- Change and query responsibilities.
- Contract advice and documented comparison.
General project-planning guidance prepared with AI assistance; not independently professionally reviewed. Confirm property-specific design and approval requirements with your advisers.
Further reading
Confirm current guidance with the relevant authority before relying on it.
