Commercial Design-Build
One team designs and builds your project, so the budget shapes the design from the first sketch.
Commercial Design-Build in Toronto and across Ontario
In a traditional project, you hire a designer, finish the drawings, then tender to builders and hope the bids match the budget. Design-build puts design and construction under one contract, so pricing, constructability and schedule inform the design as it develops.
Harborline Sterling leads the design-build team. We engage licensed architects and professional engineers, develop the design with you against a live budget, manage permits and approvals, and build the project with one point of responsibility from concept to closeout.
Harborline Sterling Construction Inc. is principal-led. One of our co-founders, Mansoor Alam Khan or Maqsood Mohammed, oversees every project, so decisions get made quickly and you always know who is accountable.
What commercial design-build includes
Every project is different, but these are the parts of the work we take responsibility for.
Feasibility and budget
Site, zoning and servicing review, a preliminary budget and a schedule before design starts, so you know early whether the project works.
Design management
Architects and engineers engaged and coordinated by us, with design reviews at each stage and a cost check before the design moves forward.
Permits and approvals
Site plan, building permit and any other approvals the project needs, prepared and tracked by the same team that will build it.
Construction
Trade procurement, site supervision, safety, quality control and inspections under the same contract, with the designers still involved.
Closeout
Occupancy, commissioning, as-built drawings, operations manuals and warranty handover.
How the work runs
The same disciplined backbone we use on every project, adapted for this kind of work.
Define
Goals, site, budget and schedule agreed before design begins.
Design
Concept through permit drawings, priced as the design develops.
Build
Construction under the same contract, with design questions answered fast.
Close
Occupancy, documentation and warranty handover.
Sectors we serve with commercial design-build
A few of the property types where this service is a common fit. See all 31 on our market sectors page.
Office Buildings
New and renovated office buildings have to attract tenants, perform efficiently and stay flexible for decades.
Learn moreWarehouse and Flex Space
The GTA is one of North America's busiest logistics markets.
Learn moreMedical Suites and Clinics
Medical and dental clinics combine the finish quality of professional offices with the technical demands of health care: plumbing at every exam room, specialized equipment, privacy, infection control and barrier-free access.
Learn moreRestaurants and Cafés
Restaurants are some of the most complex spaces per square foot: commercial kitchens, exhaust and fire suppression, plumbing and grease management, and a dining room that has to feel right on opening night.
Learn morePlaces of Worship
Mosques, churches, temples, gurdwaras and synagogues are built by communities, often in phases as funds are raised.
Learn moreCar Dealerships
A dealership is three businesses under one roof: a showroom that has to sell, a service department that has to be productive, and a parts operation that has to be organized.
Learn moreWhy choose us for design-build
Commercial construction has enough variables without a contractor who goes quiet. Here is how we take them off your plate.
One accountable team
One contract, one point of contact, one builder responsible for the schedule, the budget and every inspection in between.
Principal-led
One of our founding principals oversees every project, so you get senior judgment, quick decisions and a direct line to the people accountable for the result.
Responsive
Calls returned promptly, questions answered the same day where possible, and problems raised early, while they are still cheap to fix.
Other ways we can help
Many projects combine services. Ask us how they fit together for yours.
Also from Harborline Sterling
Related reading
Planning a projectGeneral Contracting, Construction Management or Project Management: Which Fits Your Project?
Three ways to deliver a commercial project, and how to choose the right one for your budget, schedule and level of involvement.
Read article
Planning a projectHow to Hire a Commercial Contractor in Ontario: 10 Things to Check
WSIB clearance, insurance, contracts, holdback and prompt payment: what to confirm before you sign.
Read articleFrequently asked questions
What is design-build?
Design-build is a delivery model in which one company holds a single contract for both design and construction. In Canada, CCDC 14 is a widely used standard design-build contract.
When is design-build the right choice?
When speed, cost certainty and a single point of responsibility matter more than tendering a finished design to several builders. It suits many commercial, industrial and institutional projects.
Can I still choose my architect?
Yes. We can bring our design team or include an architect you prefer, provided the roles are clearly set out in the contract.
When is the price fixed?
Usually once the design is developed enough to price reliably. Before that, we work to an agreed budget and report cost at each design stage.
Who is responsible if part of the design does not work?
Under design-build, the design-builder is responsible for coordinating design and construction, which removes much of the finger-pointing between designer and builder.
Get a quote for your design-build project
Put one accountable team in charge: on schedule, on budget, with permits and inspections handled the whole way.
Start your project
Tell us what you are planning. We will set up a straightforward conversation about scope, budget and timeline, with no obligation.