One of the first questions GTA homeowners and business owners ask us is:
“Should I hire a general contractor and separate designer, or go with a design–build renovation company?”
Both paths can work. The right choice depends on your project, your risk tolerance and how much time you want to spend coordinating different people.
Here’s an honest breakdown from a design–build firm that has also worked alongside traditional GCs.
What is a general contractor?
A general contractor (GC) is primarily responsible for:
Hiring and coordinating trades
Ordering materials
Managing the construction schedule
Keeping the site safe and organised
You typically hire someone else to handle:
Architecture
Interior design
Engineering
Permit drawings
The GC then prices and builds from those drawings.
Pros of a general contractor
You can choose any architect or interior designer you want
On very simple, clearly defined projects, it can be slightly cheaper
Easy to compare multiple bids based on the same drawings
Cons of a general contractor
If the drawings don’t reflect the real budget, you’re stuck
Conflicts can arise between the designer and GC over what’s “included”
You become the project manager between separate companies
In busy markets like Toronto and the GTA, that coordination burden can be heavy.
What is design–build?
With a design–build renovation company, you hire one team to handle:
Concept design and space planning
Interior design and material selections
Engineering coordination and permit drawings
Construction, trades and site management
Design, pricing and construction are all aligned from day one.
Pros of design–build
One accountable partner from first sketch to final walkthrough
Budgets are checked as design evolves, not after the fact
Faster decision-making and fewer gaps in scope
Easier for busy homeowners and business owners – fewer calls to make
Cons of design–build
You’re choosing a team, not just a lowest bid
You need to trust that the firm is strong in both design and construction (not all are)
How this plays out on real GTA projects
Scenario 1: Full home renovation in Oakville
With separate designer + GC:
Designer creates an ambitious plan
Bids come back 30–40% over budget
Weeks are lost value-engineering and redrawing
With design–build:
Budget is discussed upfront
Layout and finish options are tested against cost as you go
The plan you approve is one you can actually afford to build
Scenario 2: Condo renovation in downtown Toronto
With separate designer + GC:
Condo board questions who is responsible for permits and insurance
Designer and GC point at each other when building rules change
With design–build:
One firm handles board submissions, insurance certificates and contractor approvals
Communication with the property manager is centralised
When might a general contractor still make sense?
Very minor projects (e.g. single bathroom refresh with no layout changes)
When you already have complete, buildable drawings from an architect and no further design input is needed
When you want to be deeply hands-on and manage design, pricing and trades yourself
For most full home renovations, kitchens, basements, additions and commercial fit-outs in the GTA, we see design–build delivering better outcomes and far less stress.
How NADA approaches design–build
At NADA Design & Build, we:
Keep designers, project managers and site leads in one integrated team
Price iteratively as drawings and selections evolve
Use long-term relationships with trades and suppliers to keep quality high and pricing fair
Provide one point of contact for the entire renovation
If you’re comparing design–build vs general contractor options in Toronto, Oakville, Burlington, Mississauga or the GTA West, we’d be happy to walk through your specific project and help you decide.
Request a renovation consultation and we’ll talk through which model makes the most sense for you.
Related Reads for You
Discover more articles that align with your interests and keep exploring.
