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Design + Build by Inner Loop Construction - Industrial and Commercial General Contractors in Texas

Design + Build in Texas

Integrated design-build construction delivering single-source accountability for project design, engineering, and construction

The design-build model fits the Texas industrial real estate market well. Tenants and owner-occupants in the warehouse, manufacturing, and logistics sectors typically have clear functional requirements—clear height, dock door count, power capacity, yard depth, column spacing—but limited interest in managing a separate architect and engineer before selecting a builder. Design-build lets us take the program requirements directly into design with our architect and engineering partners and deliver a building that meets operational needs on an accelerated schedule.

Our concrete and site work expertise drives early cost reliability in the design-build process. On industrial projects, the site work and concrete scope typically represents 30 to 50 percent of total project cost. Because we understand soil conditions, foundation options, slab specifications, and site drainage requirements for Texas projects, we can provide accurate cost models during schematic design rather than waiting for construction documents. This lets owners make informed structural and site decisions early—before those decisions create expensive drawing revisions. For example, choosing between drilled pier foundations and post-tensioned slab-on-grade on a Houston black gumbo site has significant cost and schedule implications that are best resolved in design phase, not during construction.

We partner with architects and engineers who specialize in industrial and commercial design and who understand construction sequencing—tilt-wall erection windows, concrete pour schedules, steel lead times. Design-build is particularly effective in Texas for warehouses, manufacturing facilities, and commercial shells where speed to market is critical. By overlapping permit submittal with early site work, we can compress overall project schedules significantly. Texas developers and industrial tenants consistently tell us that design-build with a contractor who knows concrete and site work from day one produces better-priced, better-sequenced projects than traditional design-bid-build approaches.

What's Included

•Project programming and requirements development
•Architectural and engineering design services
•Constructability review and value engineering
•Permitting and regulatory approvals
•Complete construction services
•Quality control and project management
•Single-point accountability and communication
•Integrated scheduling and cost management
•Warranty and closeout services

Frequently Asked Questions

What are the benefits of design-build construction?

Design-build offers single-point accountability, faster delivery through overlapping phases, earlier cost certainty, reduced change orders, and improved collaboration between design and construction teams. Owners work with one entity responsible for the entire project, simplifying communication and decision-making.

How does design-build differ from traditional construction?

In traditional design-bid-build, owners contract separately with designers and contractors who work sequentially. Design-build combines these roles under one contract, allowing design and construction to proceed concurrently with integrated teams. This approach improves coordination and typically delivers projects faster.

What project types are suitable for design-build?

Design-build works well for industrial facilities, warehouses, commercial buildings, retail centers, and other projects where speed and efficiency are priorities. It's particularly effective when owners have clear functional requirements but flexibility on detailed design solutions. We've delivered successful design-build projects across these sectors in Texas.

How do you develop design-build pricing?

We work with owners to understand project requirements and develop preliminary designs and budgets during the proposal phase. As design progresses, we refine estimates and can offer guaranteed maximum price or lump sum contracts depending on how design is developed. This approach provides cost certainty while allowing design flexibility.

Who are your design partners for design-build projects?

We partner with experienced architects and engineers who specialize in industrial, commercial, and multifamily design. Our design partners understand construction and work collaboratively with our construction teams. We can also work with owner-selected designers in a design-assist arrangement where we provide construction input during design.

Common Situations

•A business owner needs a new facility quickly and wants one company responsible for both design and construction
•A developer has a tight schedule requiring design and construction to proceed concurrently to meet delivery commitments
•An owner wants cost certainty early in the project and prefers a collaborative approach over adversarial bidding

Example Engagement

Service Type

Design + Build

Scope

A manufacturer needs design-build delivery of a 75,000 square foot production facility including design, permitting, construction, and equipment installation coordination.

Client Situation

The manufacturer has acquired land and needs a new Texas facility operational within 18 months. They have detailed requirements for production layout but want to rely on the design-build team for building design and construction.

Our Approach

We would assign a design-build team including our architect partner, engineers, and construction management to develop the facility design based on production requirements. Design and permitting would proceed on an accelerated timeline, with site work beginning as soon as permits allow. Construction would be managed to coordinate with the client's equipment installation schedule.

Expected Outcome

The manufacturing facility would be designed and constructed as an integrated project, meeting production requirements and schedule. Single-point accountability would simplify owner coordination throughout the project.