Design + Build vs Build Only: What’s Best for Your Renovation?
When families in Melbourne’s North-East start planning a major extension or renovation, the first question isn’t just what to build. It’s how to begin. Do you engage an architect or draftsperson first, finalise plans, and then send them out to builders for quotes (the “build only” approach)? Or do you partner with a builder who manages the journey from concept design through to permits and construction (the “design and build” approach)?
Both paths can work, but they deliver very different experiences. Understanding those differences could save you months of frustration, protect your budget, and set you up for a smoother renovation journey.
What Does “Build Only” Mean?
The “build only” path is the traditional model:
Engage an architect or draftsperson to create designs.
Finalise those plans, then organise engineering reports, soil testing, and permits.
Tender the completed drawings to multiple builders for quotes.
Select a builder and begin construction.
When Build Only Works for Melbourne Families
If you already have a trusted architect and want to explore bespoke or experimental designs.
If you’re comfortable managing separate consultants and comparing builder quotes independently.
Where Build Only Creates Challenges
Budget blowouts. Architects design for vision, not always cost. Families often discover that their “dream design” prices hundreds of thousands above their budget. Adjusting back to reality can mean starting over.
Timeline delays. Because each stage happens sequentially — design, documentation, tendering, builder selection — projects can lose 6 to 12 months before construction even begins.
Fragmented responsibility. If issues arise on site, disputes between architect, engineer and builder can leave you caught in the middle.
What Does “Design and Build” Mean?
In a design and build model, you engage a builder early. The builder oversees the process from feasibility and concept design through to engineering, permits, contracts and construction.
Why Families Choose Design and Build in Melbourne
Budget clarity from the outset. Designs are created with cost in mind, so you know what’s realistic before you fall in love with plans.
A streamlined journey. Instead of multiple consultants handing over files, one team manages design, engineering, approvals and construction.
One point of accountability. With builder and designer aligned, you avoid the finger-pointing that causes stress in traditional builds.
Design with buildability in mind. Decisions around layout, finishes and sequencing are informed by construction knowledge, meaning fewer surprises on site.
Collaboration Without Compromise
Design and build doesn’t mean you lose choice. At Dreamline Homes, we:
Collaborate with your chosen architect or draftsperson if you already have a trusted relationship.
Recommend experienced designers and consultants from our network if you’d like guidance.
The real benefit of having a builder involved in design isn’t about replacing your design team. It’s about ensuring every idea is backed by construction knowledge, so you avoid costly rework, prevent budget blowouts, and know your vision can be built as drawn.
Case Study: Mark and Wendy’s Renovation Journey in Ivanhoe
Mark and Wendy, a family in Ivanhoe, were considering a $700k–$900k extension and renovation. Under a build-only model, they could have spent tens of thousands on drawings, engineering and permits, only to discover later that the design is priced far beyond their budget.
By engaging Dreamline Homes under a design and build process:
Their design was aligned to budget from the start.
Kitchen, bathroom and joinery selections were resolved before pricing, avoiding mid-build variations.
We liaised directly with council and surveyors to streamline approvals.
By working backwards from their completion milestone (their son starting high school), the timeline was built around their life, not just builder availability.
The result was a design they loved, delivered at the budget they were comfortable with, in the timeframe that mattered most.
The Real Differences: Cost, Time and Certainty
Cost
Build only: high risk of over-designing and tendering projects far beyond budget.
Design and build: costs tested during design, with fixed-price contracts.
Time
Build only: fragmented sequence often adds 6–12 months before work begins.
Design and build: integrated process reduces duplication and keeps the project moving.
Certainty
Build only: multiple consultants can create gaps, disputes or grey areas.
Design and build: one accountable partner from concept to handover.
The Emotional Side of Renovating vs Building Only
It’s not just about numbers. Renovations are deeply personal. Families who choose build only often tell us they felt “stuck in limbo,” uncertain whether their design was even achievable. With design and build, you have a single trusted team guiding you step by step. That clarity allows you to focus on your family’s future, rather than chasing quotes or resolving conflicts.
Frequently Asked Questions About Design and Build in Melbourne
Is design and build more expensive than build only?
Not necessarily. While you pay for design services within the same contract, involving a builder early often prevents you from spending tens of thousands on plans that later prove unaffordable. With Dreamline Homes, costs are tested against your budget throughout, so you get certainty without wasting money on redraws.
Do I still need an architect if I choose design and build?
It depends on your project. Many families use our in-house design consultants, while others bring their architect or draftsperson. We can collaborate with your chosen professional or recommend trusted experts. The benefit of our approach is that every design decision is checked for buildability and cost impact.
How long does the design and build process take?
On average, allow 3–6 months for design, documentation, approvals and permits before construction begins. The exact timeframe depends on site conditions, council requirements, and how quickly decisions are made. With build only, the same pre-construction phase often takes much longer because of duplication between consultants.
What if I already have plans drawn up?
We’re happy to review existing plans and provide advice on cost-to-build and potential adjustments. Many families find this step invaluable, as it highlights where savings or improvements can be made before construction starts.
Why do families in Melbourne choose design and build?
Because it’s less stressful, more transparent, and better aligned to budget. Families tell us they feel supported knowing one accountable partner is guiding the entire journey — from the first sketch to the final handover.
Behind the Build
Both models can produce beautiful results, but for families in Melbourne’s North-East who want clarity, transparency and peace of mind, design and build offers the smoother path. It aligns design with budget, shortens timelines, and gives you one accountable partner invested in your outcome from day one.
At Dreamline Homes, we believe the best builds start long before the first brick is laid. By combining design knowledge with construction expertise, we help families reimagine the home they love with confidence.
Ready to see what’s possible for your renovation? Step Behind the Build with us and start the conversation today.