The “Build” in Design-Build: Clarifying SPP 207 for Architects under RA 9266

Understand the “Build” in Design-Build under SPP 207. Learn how architects can legally manage construction while upholding RA 9266 compliance.

This article is Part 1 of a 3‑Part Series on Design-Build by Administration. Part 2 continues with Best Practices for Structuring Design-Build by Administration, and Part 3 concludes with Project Success by Administration: Delivering Certainty From Start to Finish.

The “Build” in Design-Build: Clarifying SPP 207 for Architects

In our previous article, we clarified how R.A. 4566 (Contractors’ License Law) distinguishes Licensed Professional Practice from Contracting. The next natural question is: How does this apply to the “Build” in Design-Build services under SPP 207?

The 2010 Standards of Professional Practice (SPP), adopted as part of the IRR of R.A. 9266 (Architecture Act of 2004), provides the formal basis for architects to undertake Design-Build Services (DBS)—while maintaining their professional identity and compliance with the law.

1. What SPP 207 Says About Design-Build

SPP 207 recognizes that in many projects, the optimal balance of time, cost, and quality can be achieved when the same professional who designed the project also manages its construction. This is because:

The architect carries the design intent from concept to implementation.
There is reduced loss in translation between designer and builder.
Decision-making is faster, with a single point of professional responsibility.

This arrangement is not a shortcut around professional ethics or legal boundaries—it is a structured, accountable project delivery method.

2. Two Modes of “Build” Under SPP 207

2.1 Design-Build by Administration

Here, the architect provides Regular Design Services (SPP 202) plus full construction phase services that go beyond periodic site visits:

Preparing schedules, programs, and cost references
Organizing labor and resources
Procuring materials and equipment
Managing payments, permits, and regulatory clearances
Overseeing day-to-day site operations on behalf of the client

All expenditures are paid directly by the owner; the architect’s role is as administrator, not contractor.

2.2 Design-Build with Guaranteed Maximum Project Construction Cost (GMPCC)

In this mode, the architect still acts under professional capacity, but commits to a guaranteed ceiling on construction cost.

Any savings below the guaranteed maximum are shared with the client.
If actual cost exceeds the guaranteed amount (within defined limits), the architect absorbs part of the variance.
Legitimate variations or price escalations (e.g., NEDA-certified) remain for the owner’s account.

This approach aligns well with transparency, risk allocation, and owner protection—concepts we’ve also applied in Build by Administration with Guaranteed Maximum Cost.

3. Maintaining Professional Integrity in “Build”

SPP 207 is clear: regardless of the delivery method, the architect must:

Retain separate and distinct professional identity from contractors.
Disclose any potential conflict of interest.
Uphold the Code of Ethical Conduct and the Architect’s Credo.

This preserves the integrity of the architectural profession while ensuring clients receive both competent design and accountable project implementation.

4. Why This Matters for Architects

Design-Build under SPP 207 is not a loophole for architects to “act like contractors.” It is a professional pathway recognized in law, structured to:

Protect clients from opaque or unregulated arrangements
Empower architects to deliver projects more efficiently
Ensure compliance with both R.A. 9266 (Architecture Act) and R.A. 4566 (Contractors’ License Law)

Architects who engage in Design-Build without understanding SPP 207 risk crossing into prohibited contracting territory. Those who follow the standard, however, elevate both their practice and their value to clients.

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