Two Ways to Deliver a Building
Once your design is ready, there are two main ways to get the building built in Ghana: the traditional route — design first, then tender to a contractor — or design-build, where design and construction sit under one accountable team. “Design-build” and “turnkey” are labels you will see everywhere in Ghana, but almost no firm explains what they actually mean for you. This guide does.
A registered, process-led practice since 1984. Book a design consultation: +233 23 063 0038.
Traditional Procurement — Design Then Tender
In the traditional route, the design is completed and documented first, then put out to one or more contractors to price and build.
How It Works
- The architect completes the design and construction documentation.
- A quantity surveyor measures the documentation into a Bill of Quantities.
- The BoQ goes to contractors, who price it competitively.
- You appoint a contractor and the build begins, with the architect reviewing on site.
Where It Suits You
- You want competitive pricing from a fully documented design.
- You want the architect’s design independent of the builder.
- The project is well-defined and the programme is not the top priority.
The Trade-Offs
- Two appointments — architect and contractor are separate, so coordination sits with you (or your architect on your behalf).
- A longer route — design, then tender, then build, in sequence.
- Variations flow back to you if site conditions or design gaps emerge.
Design-Build — One Accountable Team
In design-build, design and construction are managed under one accountable team, giving you a single point of responsibility.
How It Works
- One team carries the project from design through to a built result.
- Design and construction are coordinated internally, not across separate contracts.
- You deal with one accountable party for both the drawings and the building.
Where It Suits You
- You want a single point of responsibility — no gap between designer and builder.
- You want tighter cost and programme control, with design and construction coordinated from the start.
- You are a diaspora client and want one team accountable while you are abroad.
The Trade-Offs
- The design and build are under one team, so you weigh that team’s portfolio and credentials carefully — see How to Choose an Architect in Ghana.
- Pricing is set with the team rather than competitively tendered to several contractors.
Side by Side
| Traditional | Design-Build | |
|---|---|---|
| Responsibility | Split (architect + contractor) | Single accountable team |
| Pricing | Competitive tender from BoQ | Agreed with the team |
| Programme | Sequential (design → tender → build) | Coordinated, often faster |
| Coordination | Sits with you / your architect | Internal to one team |
| Best for | Competitive pricing, design independence | Single responsibility, control, diaspora |
The Cost Is Still a BoQ Either Way
Whichever route you choose, the building cost still comes from a real Bill of Quantities measured by a quantity surveyor — within the Ghana Institution of Surveyors (GhIS) framework — once the design is set. Neither route is priced off a per-m² blog rate. And in both routes, the architect’s fee (a percentage of construction cost on the GIA scale as guidance, or a staged fee) is a separate, agreed-up-front number. See Architect Fees & the Design Process.
How We Work Both Ways
We deliver both. We can produce a fully documented design for you to tender to your own contractor, or take the project through as a design-build commission under one accountable team. See Design-Build Services and Architectural & Construction Integration. For diaspora clients, design-build under one team is often the simpler route to manage from abroad.
Registered & Accountable
- Works within the Architects Act 1969 (NLCD 357) and the Architects Registration Council / Ghana Institute of Architects (GIA)
- Registered engineering input (GhIE) where required; BoQ within the Ghana Institution of Surveyors (GhIS) framework
- Designs to L.I. 1630 and the Ghana Building Code (GS 1207:2018); permit drawings and EPA permitting (L.I. 1652) handled as part of the service
- Established 1984 — a real practice with a portfolio, shared on request
Frequently Asked Questions
What is the difference between design-build and traditional procurement? In traditional procurement the design is completed and tendered to a separate contractor; in design-build, design and construction are managed under one accountable team with a single point of responsibility.
Which is cheaper? Neither is automatically cheaper — both price the building from a real Bill of Quantities. Traditional procurement can yield competitive tender pricing; design-build can give tighter cost control through coordination. The right route depends on your priorities.
Which is better for a diaspora client? Design-build is often simpler to manage from abroad, because one accountable team carries both the design and the build with progress reporting.
Can you do both? Yes — see Design-Build Services. We deliver design-only for you to tender, or a design-build commission under one team.
Talk to Us About the Right Route
We will help you weigh traditional procurement against design-build for your specific project, budget, and circumstances. Book a design consultation: +233 23 063 0038.
Related Reading
- Design-Build Services — design and construction under one team
- Architectural & Construction Integration — design through to build
- Architect Fees & the Design Process — how cost works in both routes
- Commercial Architecture — buildings that perform