Planning guides / Studio Karyashala
Turnkey or design only: choose the responsibilities you need
Choose design only when you want an agreed design package and plan to arrange execution separately. Discuss turnkey when you want design and delivery responsibilities brought into one defined scope. The important comparison is who does what, which decisions remain with you and how cost, changes and handover are documented.
Begin with responsibilities
A service label cannot replace a scope of work. Both approaches need a clear brief, drawings appropriate to the agreed stage and decisions recorded at the right time. The difference is how much of procurement, trade coordination and execution is included in the appointment.
Consider your availability, the team you already have and the amount of coordination you want to manage. An owner who has an established contractor may need a different appointment from someone arranging a fit-out for the first time.
Compare like-for-like appointments
| Responsibility | Design only | Turnkey discussion |
|---|---|---|
| Design deliverables | The agreed drawings and design advice | The agreed design package within the delivery scope |
| Procurement | Usually arranged separately unless listed | Confirm which materials and items are procured |
| Trade coordination | Identify the owner, contractor or coordinator | Confirm the team responsible and interfaces |
| Site involvement | Agree review visits and their purpose | Agree coordination, review and reporting duties |
| Change approval | Define how revised design instructions are issued | Define how scope, price and programme changes are approved |
| Handover | Clarify design-stage close-out responsibilities | List completion checks, records and outstanding items |
Understand the fee structure
Ask whether the design appointment is a fixed fee, staged fee or another clearly explained basis. Confirm deliverables, review rounds, site involvement and the treatment of changes. This guide does not establish a studio fee model or a standard price.
For turnkey, ask how the total is formed from the scope and specifications, whether any items are allowances, what is excluded and when payments are due. A larger contract figure may include execution that is absent from a design-only fee; those figures are not directly comparable.
Make the handoffs explicit
Execution risk often sits at interfaces: who checks site dimensions, answers contractor questions, orders a changed item or confirms that a decision has reached the people doing the work. Identify these responsibilities rather than assuming they belong to the designer, contractor or owner.
Ask how discrepancies and additional work are recorded, who can approve them and how their cost and schedule effect will be reviewed. Do not rely on an informal change being absorbed into the original scope.
Choose after a brief discussion
- Describe the site and the work you want to carry out.
- List the people or contractors already appointed.
- Decide how much procurement and day-to-day coordination you can manage.
- Request deliverables, exclusions and responsibilities for the proposed model.
- Review change approvals and handover expectations before appointment.
Before your first conversation
Questions worth asking.
Does design only mean there are no site visits?
Not necessarily. Site visits may form part of a design appointment when the proposal defines their basis, purpose and responsibilities. Confirm who answers site queries and coordinates changes between visits. Occasional reviews should not be assumed to include continuous supervision, full-time site management or every consultant’s attendance.
Does turnkey include every item?
No. Turnkey covers the work and responsibilities stated in the agreed scope. Furniture, appliances, specialist services, external works or other items may be excluded or separately priced. Review the specification and exclusions, then confirm procurement, installation, coordination and handover responsibilities before treating the proposal as a complete project budget.
Can I choose my own contractor?
Yes, you can discuss a design-only appointment if you intend to select and appoint the contractor separately. Confirm how the drawings will be issued and who handles site questions, procurement, consultant inputs and changes. Agree those interfaces before work begins so design and execution responsibilities are clear.
Which model costs less overall?
There is no universal lower-cost model. Compare equivalent specifications and include separately arranged execution, procurement, professional fees and coordination in the total. A design fee and a turnkey figure cover different responsibilities. Review exclusions and how changes are priced before deciding which appointment suits your budget and capacity to coordinate.
What should I confirm before deciding?
Confirm deliverables, procurement, site responsibilities, consultant inputs, exclusions, fee basis, payment stages, change approvals and handover expectations. Ask which decisions remain yours and what information the team needs from you. Choose the appointment that fits your brief and coordination capacity, with the agreed responsibilities recorded in the proposal.
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