Choosing the Right Tender Approach for Your Project
Embarking on a construction project is an exciting but complex journey, and one of the most important decisions you’ll make is how to engage a contractor. The right tender approach can ensure your project runs smoothly, aligns with your budget, and maintains the quality you expect. At Barefoot Architects, we guide our clients through this process, ensuring you feel informed, confident, and in control of your project from start to finish
Bridport Co Housing (left), design and build co-housing project. Marlborough housing (right), unconventional design and build project.
Understanding Your Options
For most of our one-off domestic projects, the Traditional Tendering route is the preferred approach. This method ensures cost certainty and allows for competitive bidding while maintaining high design standards. However, for clients who want to gain the benefits of early contractor involvement (often associated with Design and Build (D&B)) our Two-Stage Tendering process and Contractor’s Design Portion offer a compelling alternative.
Negotiated Contract
If you have a trusted builder in mind, a negotiated contract may be the simplest and most efficient option. This involves agreeing on costs and design requirements directly with a single contractor from the outset. This method fosters a close, collaborative relationship and can be the quickest route to getting on-site, but it does require a high level of trust in your chosen builder.
Design and Build (D&B)
For those who prefer a streamlined process, a Design and Build contract places the entire project (design, planning, and construction) under one contractor. This approach can provide a single point of responsibility, simplifying decision-making. However, the level of control you retain over design quality can vary depending on the contractor’s expertise and approach. We help our clients select the right D&B partner to ensure their vision is realised without compromise.
Traditional Tendering
The most common route for our one-off domestic projects, a traditional contract, involves working with us as your lead consultant to develop a fully detailed design before inviting around three to five contractors to submit competitive bids. This method provides cost certainty, allows for a clear comparison between contractors, and ensures the best balance of price and quality. While this approach can take longer, it provides a robust framework and reduces risk.
Two-Stage Tendering: A Collaborative Alternative
For those who want the benefits of competitive pricing but also value early contractor involvement, two-stage tendering is an increasingly popular option. This process involves an initial competitive tender at an earlier stage (often post-planning), allowing you to select a preferred contractor who then collaborates with us on the technical design and construction details before finalising their price.
By incorporating a Contractor’s Design Portion, we further leverage contractor expertise during the technical design phase. This method fosters a collaborative working relationship, helps to refine costs early, and can reduce overall project timescales while ensuring design integrity is maintained.
Bath Conservation Area extension (left). 2 Stage traditional tender, fixed-price project. Salcombe, retrofit on-site (right). A traditional, two-stage tender, prime-cost project.
Choosing the Right Pricing Structure
Within these tendering routes, there are three main ways to structure contractor pricing:
Fixed Price: The most predictable option, where the contractor commits to a set cost based on a clearly defined scope of work. This provides cost certainty but requires thorough design and specification before tendering.
Measured: Used when the specification is clear but some elements, such as material quantities, may need flexibility.
Cost Reimbursement (‘Cost Plus’ or ‘Open Book’): This approach allows for maximum flexibility but less cost certainty, as the client pays for actual costs plus a management fee. It works best for projects requiring adaptability, though it requires careful oversight.
Finding the Best Fit for Your Project
There is no one-size-fits-all approach to tendering. The best route depends on your priorities- whether it’s speed, cost certainty, design control, or collaboration. At Barefoot Architects, we help our clients navigate these choices, balancing the practical, financial, and creative aspects of their project to achieve the best possible outcome.
Building with Confidence
Choosing the right tendering approach is about more than just budgets and contracts- it’s about setting the foundation for a positive, productive, and ultimately successful build. With our experience, insight, and commitment to delivering exceptional architecture, we ensure our clients feel informed and supported every step of the way.
If you’re planning a project and want to explore which tendering route suits you best, get in touch. We’d love to help you bring your vision to life.