A complete comparison to help you choose the right delivery method
You have land. You have a vision. You have a budget.
Now comes the most important decision of your entire project: Who will bring your vision to life?
In Kenya, you typically have three options:
- Hire an architect, then separately hire a contractor
- Engage a design-build firm (integrated team)
- Go directly to a contractor and let them handle design
Each path leads to a finished building. But the journey—and the result—will be dramatically different.
This guide compares all three options so you can choose with confidence.
Quick Comparison: Which Is Right for You?
| Factor | Architect + Contractor | Design-Build (AFRIK DESIGN) | Contractor-Led |
|---|---|---|---|
| Best for | Complex, landmark projects | Most residential & commercial | Simple structures, extensions |
| Design quality | High (architect-led) | High (integrated team) | Basic (contractor’s designer) |
| Cost certainty | Medium | High | Low |
| Coordination | Client manages | Single team manages | Minimal coordination |
| Timeline | Longer | Faster | Fastest initially |
| Change management | Formal variations | Collaborative solutions | Informal (risk of disputes) |
| Accountability | Split | Single point | Single point (limited scope) |
| Risk of disputes | Higher | Lower | Higher |
Option 1: Traditional Approach (Architect + Contractor)
How It Works
This is Kenya’s traditional construction model. You hire a registered architect to design your project and prepare tender documents. The architect then helps you select a contractor through a competitive bidding process. Once construction begins, the architect supervises while the contractor builds.
The players:
- You (the client) – Hold separate contracts with architect and contractor
- Architect – Designs, prepares documents, supervises
- Contractor – Builds according to documents
- Engineers – Usually subcontracted by architect or hired separately
Pros
- Specialized expertise – Architect focuses purely on design quality
- Competitive pricing – Tender process can secure good contractor rates
- Independent supervision – Architect acts as your watchdog during construction
- Well-suited for complex projects – Hospitals, schools, landmark buildings
Cons
- Fragmented accountability – Architect blames contractor; contractor blames architect
- Client manages coordination – You’re the referee when disagreements arise
- Longer timeline – Sequential process: design first, then tender, then build
- Change orders – Design omissions often become costly site variations
- Higher dispute risk – Different incentives create friction
Typical Timeline
Design: 3-8 months → Tender: 1-2 months → Construction: varies
Cost Impact
- Architect fees: 6-12%
- Contractor margin: 15-25%
- Variation contingency: 10-20% typical
Option 2: Design-Build (Integrated Approach)
How It Works
This is AFRIK DESIGN & ENGINEERING’s model. A single entity contracts with you to handle both design and construction. Architects, engineers, and construction managers work together as one in-house team from day one.
The players:
- You (the client) – Hold one contract with the design-build firm
- Design-Build Team – Architects, engineers, project managers, construction team (all in-house)
- Subcontractors – Hired and managed by the design-build team
Pros
- Single point of accountability – One team, one contract, one promise
- Seamless coordination – Architects and engineers collaborate continuously
- Faster delivery – Design and construction can overlap
- Cost certainty – Fewer surprises, fewer variations
- Collaborative problem-solving – Team works together, not against each other
- Reduced client stress – You have one partner, not multiple vendors
Cons
- Fewer competitive bids – You don’t tender the construction separately
- Requires trust – You must select the right partner from the start
- Less independent oversight – No separate architect watching the builder (but your team self-manages quality)
Typical Timeline
Design & construction overlap: 20-30% faster than traditional
Cost Impact
- Integrated fee: 8-12% (covers all design disciplines)
- Construction margin: Included
- Variation contingency: 5-10% typical (fewer surprises)
Option 3: Contractor-Led (Design by Builder)
How It Works
You approach a contractor directly. They either have an in-house designer or subcontract one to produce basic drawings. The contractor then builds from those drawings.
The players:
- You (the client) – One contract with contractor
- Contractor – Manages design and construction
- Designer – Works for contractor, not for you
Pros
- Fastest start – You can break ground quickly
- Simple process – One point of contact
- Often lower initial cost – No separate architect fee
- Good for simple projects – Extensions, basic structures
Cons
- Design quality suffers – Design serves builder’s convenience, not your vision
- No independent advocate – Designer works for contractor, not you
- Cost surprises – “We’ll figure it out on site” approach leads to variations
- Limited documentation – Incomplete drawings cause problems later
- No professional supervision – Contractor supervises themselves
- Resale value compromised – Poor design affects future sale price
Typical Timeline
Fast start, but often extended by site problems and redesigns
Cost Impact
- Low upfront fees
- High variation risk: 15-30% common
- Long-term value: Lower
Comparison by Project Type
For a Custom Family Home
| Criteria | Architect + Contractor | Design-Build | Contractor-Led |
|---|---|---|---|
| Design quality | Excellent | Excellent | Basic |
| Stress level | High (you coordinate) | Low | Medium |
| Budget certainty | Medium | High | Low |
| Time to completion | Longest | Fastest | Medium |
| Verdict | Good if you have time | Best choice | Avoid |
For a Commercial Development
| Criteria | Architect + Contractor | Design-Build | Contractor-Led |
|---|---|---|---|
| Design quality | Excellent | Excellent | Poor |
| Cost certainty | Medium | High | Low |
| Risk management | Fragmented | Integrated | High risk |
| Investor confidence | High | High | Low |
| Verdict | Works for landmarks | Optimal for ROI | Not recommended |
For a Simple Extension or Renovation
| Criteria | Architect + Contractor | Design-Build | Contractor-Led |
|---|---|---|---|
| Design quality | High | High | Adequate |
| Cost proportionality | May be too much | Good fit | Lowest upfront |
| Complexity | Overkill | Appropriate | Risky |
| Verdict | Only for high-end | Good balance | Works if contractor is excellent |
Real Cost Comparison: 4-Bedroom Home Example
Let’s compare costs for a KES 18 million home using each approach.
| Cost Element | Traditional | Design-Build | Contractor-Led |
|---|---|---|---|
| Construction cost | KES 18,000,000 | KES 18,000,000 | KES 18,000,000 |
| Architect fee (10%) | KES 1,800,000 | Included | KES 0 (builder’s designer: KES 300,000) |
| Engineer fees (separate) | KES 540,000 | Included | Often skipped (risky) |
| Project management | KES 360,000 | Included | Included in builder margin |
| Variation contingency (est) | KES 2,700,000 (15%) | KES 1,260,000 (7%) | KES 4,500,000 (25%) |
| Total project cost | KES 23,400,000 | KES 19,260,000 | KES 22,800,000+ |
| Design quality | Excellent | Excellent | Basic |
| Your stress | High | Low | Medium |
| Resale value | High | High | Lower |
The design-build approach saves you approximately KES 4 million compared to traditional, and delivers better quality than contractor-led—with far less stress.
Common Myths Debunked
Myth 1: “Design-build costs more because you don’t tender the construction.”
Reality: You save the cost of variations caused by design-construction gaps. Our comparison above shows design-build delivering the lowest total cost.
Myth 2: “A contractor can design as well as an architect.”
Reality: Contractors build efficiently. Architects design beautifully. They are different skills. Contractor-led design produces functional boxes, not inspiring spaces.
Myth 3: “Traditional gives you independent supervision.”
Reality: Yes, but the architect supervises part-time. In design-build, the entire team is invested in quality because they’re accountable for the final result.
Myth 4: “Design-build means the architect works for the builder.”
Reality: In our model, architects, engineers, and builders work together as colleagues—all focused on delivering your vision.
Questions to Ask Before Choosing
If considering traditional:
- Who manages coordination between architect and contractor?
- What happens when their advice conflicts?
- How are variations handled and priced?
- Who approves payments to the contractor?
If considering design-build:
- Can I see examples of completed projects?
- Who specifically will design my project?
- How do you ensure quality without external supervision?
- What’s your process for managing changes?
If considering contractor-led:
- Who prepares the drawings? Are they registered?
- What happens if the drawings miss something?
- Who ensures the building meets code?
- Can I see previous design work?
Why AFRIK DESIGN & ENGINEERING’s Integrated Model Delivers
Our design-build approach combines the best of all worlds:
You get:
- Architectural excellence – Led by registered architects (BORAQS)
- Engineering rigour – In-house structural and MEP engineers (EBK-registered)
- Construction expertise – NCA-registered construction managers
- Single accountability – One team, one contract, one promise
- Cost certainty – Integrated planning eliminates surprises
- Faster delivery – Overlapping design and construction phases
- Less stress – We coordinate everything; you enjoy the journey
You don’t get:
- Finger-pointing between separate firms
- Design omissions discovered during construction
- Conflicting advice from different consultants
- The burden of managing multiple contracts
Our Track Record
We’ve delivered over 150 projects using this integrated model:
| Project Type | Examples |
|---|---|
| Residential | Maono Residence (Karen), Riverside Villa (Limuru) |
| Commercial | Acacia Corporate Centre, TechHub Campus |
| Cultural | Heritage Museum (Mombasa) |
| Hospitality | Sankara Hotel Renovation |
| Healthcare | Riverside Private Clinic |
Client satisfaction: 98%
Projects delivered on budget: 95%
Projects delivered on time: 90%
Your Next Steps
Still unsure which approach suits your project? We offer a no-obligation consultation to discuss your specific needs, site, and budget. We’ll advise honestly on the best delivery method—even if it’s not us.
What to bring to your consultation:
- Title deed or site location
- Rough budget
- Your vision (photos, sketches, ideas)
- Questions about the process
Ready to Build Differently?
Experience the integrated advantage for yourself.
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AFRIK DESIGN & ENGINEERING
📞 +254 708 155 714 | +254 731 783 091
📧 info@afrikdesignengineering.com
📍 Limuru Rd, Peak Villa, Ruaka, Kenya