Design-build

In the traditional model, you hire an architect to produce drawings, then bid those drawings to contractors. Design and construction operate under separate contracts, and any conflict between intent and feasibility tends to surface late — usually as a change order. In design-build, one firm holds both responsibilities under a single contract. Decisions about cost, performance, and aesthetics are made together, so trade-offs are visible while they're still cheap to resolve.

The opposite, in our experience. Design-build collapses the gap where design intent typically erodes — the bid-to-build handoff. Because our construction team is involved during design, we're not redrawing details in the field to make them buildable. The drawings get built, not reinterpreted.

With transparency. We maintain an open accounting of where the budget stands at every milestone, and we flag risks before they become overruns. Where a change is owner-initiated, we present it with full cost and schedule impact before any work proceeds. Where a condition is discovered in the field, we document it with photos and explain options.

Highly variable, but most single-family and small-multifamily projects run 12–24 months from design kickoff to move-in, with permitting often determining the slow points. We provide a project-specific schedule during pre-construction and update it monthly.

Pre-construction is engaged on a fee basis. The construction phase is typically delivered on a Guaranteed Maximum Price (GMP) using allowances and contingency to manage fluctuations, or a Cost Plus contract. We most commonly use open-book when working with cost-plus allowing Owners to see where every dollar is spent. Unlike many builders, we don’t bury fees within subcontractor pricing. We maintain a single, clearly defined fee that is fully transparent and broken out in every invoice.

Our fees typically range from 12.5% to 18%, depending on project scale and contract structure. In general, larger projects carry lower fee percentages.

From single-family additions through multifamily developments of up to 30 units. Most of our integrated work is custom single-family, two-family infill, and small multifamily.

The architecture-only engagement gives you drawings and CA services; you'll still bid the project, manage a separate construction contract, and absorb the cost of the architect/builder coordination layer. Design-build folds that coordination into our scope and pricing.

GDB provides a 12-month warranty covering workmanship and installation beginning at substantial completion. During that period, we remain actively involved in resolving issues related to the construction process, material installation, and building systems coordination.

More importantly, we view the warranty period as part of a broader commitment to accountability and long-term building performance—not simply a contractual obligation. High-performance homes are complex systems, and we believe projects benefit from continued engagement as owners settle into the building through seasonal changes and real-world use.

Because we operate as both designers and builders, we are able to troubleshoot issues holistically rather than shifting responsibility between parties. Our goal is to respond quickly, communicate clearly, and resolve issues in a practical and durable way.

Many products and systems incorporated into the project also carry manufacturer warranties extending beyond our 12-month coverage, including windows, roofing, mechanical equipment, and specialty materials. We help clients navigate those relationships when needed.

Ultimately, our approach is straightforward: stand behind the work, remain accessible, and build projects intended to perform well for decades.