Renovation advisor, design-build firm, or general contractor: which do you need?
Owners planning a renovation usually choose between three ways of working. They differ in who designs, who builds, and whose side each party is on.
By Hawthorne Mason · Published · Sources checked · How we write our guides
General contractor
You hire a general contractor to build a project that has already been designed, usually by an architect or designer you hired separately. The contractor prices the work, hires and schedules the trades, pulls permits, and is responsible for the construction. This works well when the design is complete and you are comfortable comparing bids and managing the relationship yourself.
Design-build firm
A design-build firm handles both design and construction under one contract. You get a single point of responsibility and the design is priced as it develops. The trade-off is that the same company designs, prices, and builds, so you have less independent comparison of cost.
Renovation advisor
A renovation advisor, sometimes called a renovation consultant, works with you before and during the project but does not do the construction. Hawthorne Mason works this way. We help you set goals, scope, budget, and timing, introduce a vetted contractor from our network, and keep you informed from the first conversation through completion. The contractor performs the work, holds the permits, and contracts with you directly.
When you hire a contractor from our network, such as our licensed construction partner GridStone, that contractor compensates Hawthorne Mason, and you do not pay us a separate fee. If you already have your own contractor and want an advisor in your corner, consulting is available for a fee agreed in advance. Our FAQ explains this in more detail.
Commercial projects sometimes use an owner's representative, a firm hired by the owner to manage a project on the owner's behalf. Hawthorne Mason is not an owner's representative or a construction manager. We do not manage or supervise construction, and we do not sign contracts on your behalf.
Side by side
| General contractor | Design-build firm | Renovation advisor (Hawthorne Mason) | |
|---|---|---|---|
| Who designs | Your architect or designer | The firm | Your architect or designer, or one we introduce |
| Who builds | The contractor | The firm | An independent contractor you choose |
| Your contract | With the contractor | With the firm | With the contractor |
| How they are paid | Contract price | Contract price | By the contractor you hire, or a consulting fee agreed in advance |
| Best when | The design is finished | You want one company for design and construction | You want help defining the project and finding the right contractor |
Which one is right for you
- If your plans are drawn and you know what you want, compare bids from general contractors.
- If you want one company to design and build, talk to a design-build firm.
- If you are not sure what the project should include, what it should cost, or who should build it, start with an advisor.
Before you choose, read how to check a contractor and our renovation cost guide. If an advisor sounds right, start a project.
This guide is general information, not legal, financial, or construction advice. Rules and prices change; confirm current requirements with the official office and your own professionals. Hawthorne Mason is not a general contractor and does not perform construction work. Found something out of date? See how we write and correct our guides.
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