What Is a Design-Build Firm — and Is It the Right Choice for Your Chicago Home?
By Landmark Design and Development Services | Chicago, IL
Most homeowners don't start a remodeling project by researching delivery methods. They start by imagining what their home could become.
At some point, though, a decision has to be made: how do you actually get from the idea to the finished result? Who designs it? Who builds it? Who's responsible when things don't go according to plan?
The answer to those questions determines more about your remodeling experience than almost any other decision you'll make.
We're Landmark Design and Development Services. We've been operating as a design-build firm in Chicago and the North Shore since 2001. This is our honest take on what design-build actually means, how it works, when it's the right choice, and what separates firms that truly operate this way from those that simply claim to.
The Relay Race Problem
The traditional remodeling process works like a relay race.
A homeowner hires a designer or architect. Plans are developed. Those plans are handed off to contractors for pricing. A contractor is selected. Construction begins. Each party passes the baton to the next — and somewhere in that handoff, things tend to go sideways.
Sometimes a beautiful design comes back from contractors significantly over budget. Months of design work have to be revised. The homeowner starts over, frustrated and behind schedule.
Sometimes details that look elegant on paper become difficult or expensive to execute in the field, because the people designing the project weren't thinking about how it would actually be built.
And sometimes, when problems arise — as they always do in remodeling — everyone starts pointing fingers. The designer blames the contractor. The contractor blames the plans. The homeowner ends up stuck in the middle, holding multiple contracts, managing multiple relationships, and wondering who's actually responsible.
In 2026, with construction input prices rising 6.6% year-over-year, the margin for this kind of financial error has largely disappeared. The traditional model, where design and construction are handled by separate parties with separate priorities, is increasingly difficult to manage well on complex projects.
The design-build model was built to solve that problem.
What Design-Build Actually Means
Design-build is a project delivery method where one firm handles both the design and the construction of a renovation under a single contract, with one accountable team from first concept to final walkthrough.
In practice, that means design, budgeting, planning, permitting, construction, and project management are all happening within one team — not between separate companies trying to coordinate after the fact.
Instead of hiring separate experts in design and construction, a design-build firm unifies all the necessary expertise for your home renovation project. That creates a unified stream of responsibility for the project, from start to finish.
At Landmark, that integration runs deeper than a single contract. Our designers, project managers, and construction team are in constant conversation throughout the process. When a design decision affects the budget, we know it immediately. When a construction reality affects the design, we address it while there's still time to adapt. Nothing gets handed off. Nothing falls through the gaps between departments.
How Our Process Works
The first step is always a conversation. Not a sales pitch — a conversation.
When someone reaches out to Landmark, we're not immediately talking about finishes or presenting a price. We want to understand the home, the homeowner's goals, their frustrations with the existing space, their budget expectations, and what a successful project looks like to them. Sometimes homeowners think they need an addition when a better floor plan would solve the problem. Sometimes they think they need more square footage when what they really need is better use of the space they already have. Those early conversations are often where the most important decisions get made.
From there, we move into discovery and planning — visiting the property, taking measurements, evaluating existing conditions, and beginning to identify opportunities and potential challenges. For older Chicago and North Shore homes, this step is especially important. Every home has its own story.
The design phase is where ideas begin to take shape. Floor plans are developed, layouts refined, architectural details explored, and selections started. Critically, budgeting and construction planning happen alongside design — not after it. As design decisions evolve, we're continuously evaluating how they affect cost and construction requirements. The goal is that by the time a design is finalized, the homeowner already has a clear and realistic picture of what it will take to build it.
Once design and selections are finalized, we handle permitting and approvals. Depending on the municipality, scope of work, historic designation, or condominium association requirements, this phase varies significantly. Our team manages those details so homeowners don't have to navigate the process independently.
Only after all of that preparation does construction begin.
By the time demolition starts, materials have been ordered, trades have been coordinated, schedules established, and everyone understands the plan. Throughout construction, clients receive regular updates and clear communication. When challenges arise — and in Chicago, they always do — our job is to resolve them efficiently and keep the project moving forward.
The final walkthrough isn't a finish line for us. It's the moment when homeowners see everything come together. By that point, they should feel confident not only in the quality of the work, but in the fact that every decision was made intentionally, and every detail was considered.
Where Design-Build Creates the Most Value
Design-build works well across a wide range of project types. But if there's a sweet spot, it's projects where multiple decisions, multiple trades, and multiple moving parts need to come together seamlessly.
Think about a major kitchen remodel. You're dealing with design, cabinetry, appliances, electrical work, plumbing, lighting, flooring, countertops, permits, and inspections — all interconnected. Now imagine a whole-home renovation where all of those things are happening simultaneously across multiple rooms, floors, and systems. That's where having everyone working from the same playbook becomes invaluable.
The more complex a project becomes, the more valuable it is to have design and construction in constant conversation.
Consider something as common as creating an open-concept floor plan. In a traditional process, a homeowner designs the space first and discovers afterward that the structural modifications are more extensive than anticipated. In a design-build environment, those conversations happen earlier — structural considerations, budget implications, and construction realities are evaluated while the design is still evolving. That's where costly surprises get caught before they become expensive problems.
Projects where design-build tends to prove its value most:
Whole-home renovations
Major kitchen and first-floor transformations
Luxury and high-end remodeling
Historic home renovations
Primary suite additions
Home additions and ADU construction
Multi-phase estate renovations
Condominium gut renovations
For homeowners who enjoy managing multiple professionals, collecting competing bids, and serving as the coordinator between designers, engineers, and contractors — the traditional route may work perfectly well. But most homeowners don't want a second full-time job. They want one trusted team that can guide them through a complex process and help them make informed decisions along the way. That's where design-build tends to excel.
What Makes Chicago Different
One of the reasons we believe the design-build model works especially well in Chicago is that very few projects here are as straightforward as they appear on the surface.
In a newer subdivision elsewhere in the country, a remodel might be relatively predictable. In Chicago, every neighborhood, every building, and sometimes every house on the same block can present a completely different set of challenges.
The housing stock alone tells the story. A significant percentage of the homes we work in were built decades ago — many over a century old. Greystones in Lincoln Park, vintage homes in Lakeview, workers' cottages in Bucktown, classic residences in the Gold Coast. These homes have extraordinary character, but they almost always come with surprises hidden behind the walls: structural modifications from previous renovations, outdated plumbing, aging electrical systems, uneven floors, undocumented work. The advantage of a design-build approach is that we're evaluating those possibilities while the design is still being developed, not after construction has already started.
The permit process adds another layer. Depending on scope, projects may require architectural drawings, structural engineering, electrical modifications, energy code compliance, zoning reviews, and various municipal approvals. A design-build team isn't just designing the project — we're thinking ahead about what will be required to get it approved and built, and building that into the plan from the beginning.
Condominiums are their own specialty entirely. Many Chicago high-rises and condo buildings have extensive requirements before construction can begin — building approvals, insurance documentation, elevator reservations, protection plans, work-hour restrictions, and coordination with building management. We've worked on projects where the logistics of getting into the building were nearly as complex as the construction itself. A design-build approach means those constraints are considered during planning, not after contracts are signed and materials are already ordered.
What makes Chicago unique is that every project has layers. You're navigating architecture, permitting, construction realities, building requirements, neighborhood context, and homeowner goals — all at the same time. Having design, budgeting, planning, permitting, and construction working together from the beginning makes those layers significantly more manageable.
Understanding the Investment
One of the most misunderstood aspects of the design-build model is how the investment is structured.
Many homeowners look at design fees and ask: "Why am I paying for design before I know exactly what the project will cost?"
It's a fair question. The answer is that you're not paying for drawings. You're paying for clarity.
The planning phase in a design-build project is where questions get answered before construction begins — design developed, scope refined, existing conditions evaluated, engineering coordinated, budgets established, selections made, and challenges identified. That work takes time and expertise, but it almost always saves significantly more than it costs.
In a traditional design-bid-build process, a homeowner might pay for a complete set of architectural plans, send them out to contractors for pricing, and receive bids that come back substantially higher than expected. At that point, redesign is necessary — more time, more fees, more frustration. Each contractor works off different assumptions and experiences, leading to estimates that may have significant differences in scope, finish level, or production method. The "apples to apples" comparison homeowners hoped for is often negated by different interpretations of the design intent.
Design-build avoids this because design and budgeting happen simultaneously. As the project evolves, we're continuously evaluating how design decisions affect cost — so homeowners are making informed decisions throughout the process rather than being surprised at the end.
As for typical investment ranges at the project level:
Major kitchen remodel: $150,000 – $300,000+
Primary suite renovation: $100,000 – $250,000+
Whole-home renovation: $500,000 – $3,000,000+ depending on scope and home
Design services represent a relatively small percentage of the overall investment, but they influence nearly every dollar that follows. Good planning prevents expensive mistakes. Good planning reduces change orders. Good planning improves schedules. The return on that investment is consistently substantial.
The question isn't whether design costs money. The question is whether you'd rather invest in planning before construction — or pay for uncertainty during it.
In our experience, uncertainty is almost always more expensive.
What "Design-Build" Actually Requires — and How to Tell the Difference
"Design-build" has become one of the most widely used terms in the remodeling industry. The challenge is that it can mean very different things depending on the company.
Some firms have fully integrated design, planning, budgeting, and construction teams working together from day one. Others have a designer on staff and call themselves design-build. Those are two meaningfully different things.
Here's how to evaluate what you're actually getting:
Ask them to walk you through their process — the real version, not the marketing version. Who handles design? Who develops budgets? Who manages permitting? Who coordinates selections? Who oversees construction? Who communicates with clients throughout? A truly capable design-build firm should be able to explain exactly how all those pieces work together.
Ask at what point the construction team becomes involved in design. If the answer is "after the plans are finished," that's not really design-build. One of the greatest strengths of the model is having builders and designers collaborating while the design is still being developed. That's where many of the biggest opportunities — and biggest cost savings — are found.
Ask how budgets are developed during design. A strong design-build firm discusses budget throughout the design process, not after it.
Ask who will actually be managing your project. You're not hiring a salesperson. You're hiring a team. The best firms have clear roles, clear communication channels, and experienced professionals managing every phase.
Ask what happens when something unexpected comes up. Because in Chicago, something unexpected always comes up. The answer tells you more about a company than any portfolio photo ever could.
Watch for red flags: Companies that talk extensively about design but struggle to explain construction. Companies that focus primarily on aesthetics without discussing logistics, planning, or project management. Companies whose proposals are vague on scope and process. Companies that promise everything and challenge nothing.
The best design-build firms aren't order takers. They're advisors. They're collaborators. They're problem-solvers. If a firm is simply saying yes to everything in the first meeting, they probably aren't adding much value.
What Makes Landmark Different
At Landmark, our philosophy has always been that great remodeling starts with understanding people, not projects.
Before we discuss layouts, materials, or budgets, we want to understand how our clients live. What do they love about their home? What frustrates them? How do they entertain? What do they want their life to look like five or ten years from now? Those answers shape the project far more than any design trend.
We're also a genuinely practical firm. We love great design, but we're equally focused on functionality, constructability, and long-term value. A beautiful rendering is easy. Creating a space that functions beautifully every day for the next twenty years is much harder.
We talk a lot about intentionality. Every wall we move. Every window we add. Every lighting decision. Every storage solution. Every material selection. There should be a reason behind it. The best homes don't happen by accident — they happen when hundreds of thoughtful decisions work together toward a common goal.
We also believe in transparency. Remodeling is a significant investment, and homeowners deserve honest conversations about budgets, timelines, challenges, and expectations. We don't tell clients what they want to hear. We tell them what they need to know so they can make informed decisions.
And we never lose sight of the fact that we're working inside someone's home. A project isn't a job number or a construction site. It's where a family gathers for holidays. It's where children grow up. It's where milestones are celebrated. When you look at it through that lens, the work takes on a different meaning.
Clients don't choose Landmark because we're a design-build firm. They choose us because they want a team that listens, communicates, plans carefully, solves problems proactively, and genuinely cares about the outcome.
The design-build model is the framework. The real difference is the people, the process, and the level of care brought to every project.
Is Design-Build Right for You?
If you're considering a significant remodeling project, here's the most useful way to frame the decision:
Don't choose a delivery method. Choose the experience you want.
Most homeowners don't wake up thinking about design-build versus design-bid-build. What they really want is a remodeling process that's organized, transparent, and as free from unnecessary stress as possible. The question is which approach delivers that for your specific project.
Design-build tends to be the strongest fit when:
The project involves multiple interconnected decisions — layout changes that affect structure, structure that affects budget, budget that influences selections
You want early budget guidance before committing to a design
You don't want to manage multiple professionals and serve as the coordinator between a designer and a contractor who've never worked together
The project involves an older Chicago home, a condominium, a historic property, or any building type where construction realities need to be part of the design conversation from the beginning
You value a single point of accountability over the entire process
If you already have a trusted architect you want to work with and enjoy managing the bidding and coordination process yourself, the traditional route may suit you well. There's no universal answer.
What we can say with confidence, after 25 years of building in this city: the projects that go smoothest, come in closest to budget, and result in the happiest homeowners are almost always the ones where design and construction were working together from the very beginning.
That's not a sales pitch. It's what we've seen, project after project, for more than two decades.
If you're planning something significant and want to understand what a design-build approach might look like for your home, we'd welcome the conversation.
Landmark Design and Development Services
Chicago, IL | Serving Downtown Chicago and the Greater Chicagoland Area | Since 2001
*Design-build project delivery involves varying structures, processes, and fee arrangements across different firms. We encourage homeowners to ask detailed questions of any firm they're evaluating. This guide reflects Landmark's approach and perspective as of 2026.*
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