Two delivery methods dominate commercial interior projects: design-build (a single firm handles design and construction) and independent project management (a third-party PM coordinates separate design and construction vendors). Both have advocates. The question that matters: which saves you more money?
The Design-Build Promise
Design-build firms pitch convenience: one contract, one point of accountability, integrated decision-making. For small or fast-track projects, that simplicity can be valuable. The catch: design-build firms profit from both design and construction, which means the same entity making cost-affecting decisions is also the entity whose margin those decisions affect.
The Independent PM Model
With independent project management, you separate the decision-makers from the executors. The PM has no vendor relationships to protect. Competitive bidding actually competes. Value engineering recommendations are evaluated on merit, not on impact to the recommending firm's margin.
Where the Savings Show Up
Bid transparency. Design-build pricing is often a single number; you can't see what's behind it. Independent PMs structure competitive bids that surface real market pricing.
Change order discipline. Change orders are where design-build margins quietly expand. An independent PM reviews every change with the client's interest in mind.
Vendor selection. Design-build firms tend to default to their established subcontractor pool. An independent PM selects vendors based on fit, not familiarity.
Value engineering. A good PM can identify 5-15% in cost savings without compromising design intent. Design-build firms rarely surface savings opportunities that erode their margin.
Real Numbers
Across CIG-managed projects, clients typically realize 10-20% lower total project cost compared to comparable design-build engagements — even after the PM fee. The mechanism: market-tested pricing, disciplined scope management, and unbiased decision support.
When Design-Build Makes Sense
Speed-sensitive projects under $200K where design complexity is low and the cost of comparison shopping exceeds the potential savings. Above that threshold, the math shifts decisively toward independent project management.
Compare the two approaches for your specific project with a complimentary CIG analysis.