Design-build general contractor for commercial construction.
Architecture, engineering, and construction under one accountable team — with GMP cost certainty before mobilization. Restaurant, healthcare, and retail owners across CA, AZ, NV, OR, WA, UT, CO, and ID.
Design-build general contractor for commercial construction across the Western U.S. Restaurant, healthcare, and retail projects delivered with GMP cost certainty and 15–30% faster schedules.
Design-Build Construction — built for predictable outcomes.
Frans Construction operates as a design-build general contractor for commercial owners who need one accountable team from concept through certificate of occupancy. One contract. One schedule. One firm on the hook for both design decisions and construction outcomes.
On the projects we run — restaurant openings, healthcare fit-outs, retail rollouts, and full-shell commercial construction — design-build consistently delivers a tighter GMP, fewer mid-project change orders, and 15–30% schedule compression compared with design-bid-build.
- Guaranteed Maximum Price before mobilization
- 15–30% schedule compression vs. design-bid-build
- Single point of accountability — one team, one contract
- Earlier subcontractor input on means and methods
- Long-lead procurement released at DD instead of CDs
- Fewer change orders from design coordination gaps
How a design-build construction project runs with Frans Construction.
- / Step 01
Programming & validation
Confirm the program, site, budget, and schedule are aligned before design begins.
- / Step 02
Concept design + estimate
SD-level documents priced collaboratively with subcontractors to produce a defensible cost range.
- / Step 03
Design development + GMP
Constructability and value-engineering decisions made during DD. GMP committed at 95% CDs.
- / Step 04
Permitting + procurement
Long-lead items released early. AHJ pre-submittal coordination.
- / Step 05
Construction
Self-perform critical-path scope. Weekly cost and schedule reporting against the GMP.
- / Step 06
Closeout
Punch list managed during finishes, not after. TCO/CO, owner training, warranty package.
Where design-build construction pays off fastest.
Restaurant & hospitality
Ground-up and second-generation restaurant builds delivered to an opening date, not a punch list.
- Type I hood + grease-duct coordination on the critical path
- Health department pre-submittal alignment before permit
- Franchise brand-standard compliance for multi-unit rollouts
Healthcare & medical office
ICRA/ILSM-compliant design-build for medical office, ambulatory surgery, and clinic fit-outs.
- Advanced MEP for imaging, procedure, and infusion suites
- OSHPD/HCAI and state-agency review handled in parallel with DD
- Active-facility phasing that protects clinical operations
Retail & multi-site rollout
Prototype-driven design-build for national and regional retail brands opening multiple sites a year.
- Prototype documentation adapted to landlord shell + local code
- Standing subcontractor bench across the Western U.S.
- Grand-opening delivery under a single GMP per site
What design-build construction actually costs — by scope.
| Scope | Range |
|---|---|
| Restaurant build-out (second-gen) | $325 – $525 / SF |
| Full-service restaurant (ground-up shell + TI) | $550 – $850 / SF |
| Medical office fit-out | $275 – $475 / SF |
| Ambulatory surgery / infusion suite | $500 – $900 / SF |
| Retail fit-out (inline) | $175 – $325 / SF |
| Retail flagship / ground-up pad | $300 – $500 / SF |
Ranges reflect current Western U.S. subcontractor pricing on projects Frans Construction delivered in the last 18 months. Every GMP is site-, code-, and program-specific — treat these as sanity-check bands, not a bid.
Common questions.
What is a design-build general contractor?[ + ]
A design-build general contractor holds a single contract for both the design and construction of a project. The owner works with one accountable firm — instead of separately contracting an architect and a GC — and gets one schedule, one GMP, and one team responsible for outcomes.
How does design-build save money on commercial construction?[ + ]
Design-build saves money by collapsing the hand-off between designer and builder. Constructability and value-engineering input happen during design — not as change orders during construction. Long-lead procurement starts earlier. MEP coordination is integrated. The result is a tighter GMP with fewer mid-project change orders.
Is design-build faster than design-bid-build?[ + ]
Yes — typically 15–30% faster on commercial projects. Design and construction phases overlap, long-lead items are released earlier, and there is no rebidding cycle after the design is final.
When does design-build deliver the best results?[ + ]
Design-build delivers the best results on MEP-heavy projects (healthcare, restaurants), schedule-driven projects (retail openings, tenant improvements), and any project where the owner wants cost certainty before mobilization. Design-bid-build can still make sense for design-led work where the owner has a long-term design relationship.
Do you provide design-build services across multiple states?[ + ]
Yes. Frans Construction delivers design-build commercial construction across California, Arizona, Nevada, Oregon, Washington, Utah, Colorado, and Idaho.
How much does a design-build commercial project cost?[ + ]
In 2026, design-build commercial construction across the Western U.S. typically runs $175–$325/SF for retail fit-outs, $275–$475/SF for medical office, $325–$525/SF for second-generation restaurants, and $500–$900/SF for MEP-heavy healthcare and ground-up restaurants. The GMP is site-, code-, and program-specific — Frans Construction commits a Guaranteed Maximum Price before mobilization.
Design-build vs. design-bid-build — which is better for commercial construction?[ + ]
Design-build is faster (typically 15–30%), tighter on cost (fewer change orders), and has a single point of accountability. Design-bid-build gives the owner design-team independence and is well-suited to design-led projects. For MEP-heavy or schedule-driven commercial work — restaurants, healthcare, retail rollouts, tenant improvements — design-build wins on almost every measurable outcome.
What does a design-build general contractor do?[ + ]
A design-build general contractor holds one contract that covers both architecture/engineering and construction. That single team handles programming, design, permitting, procurement, construction, and closeout — delivering one schedule, one Guaranteed Maximum Price, and one accountable party for the outcome instead of a separate architect and GC pointing at each other.
How do I choose a design-build contractor?[ + ]
Look for named in-house or long-standing design partners, recent projects in your category (restaurant, healthcare, retail, TI), documented GMP delivery, self-perform capacity on critical-path scope, AHJ relationships in your target market, and transparent preconstruction cost reporting. Ask for a Guaranteed Maximum Price commitment before mobilization — not just an estimate.
Design-Build Construction in your market.
Your commercial construction partner —
from concept to completion.
Partner with a multi-state design-build firm trusted by enterprise brands for predictable execution, strategic guidance, and long-term reliability across every market we serve.