From Risk to ROI: why design and build delivers more than just speed

Commercial landlords are under growing pressure to deliver faster, reduce risk, and defend asset performance. The traditional procurement model, involving separate fees for architects, project managers, and fit-out contractors, was once seen as the safe, structured way to deliver commercial office space. It works well in a market with long leases and less urgency around time-to-market, but as tenant expectations are changing and speed becomes priority, the model can lack the agility needed in today’s market.

Lease lengths have shortened. There is growing demand for fitted office space. ESG requirements have intensified. Capital expenditure must now deliver both short-term efficiency and long-term value. For asset managers and landlords with multiple assets in play, the question is no longer whether to adapt, but how to do so without increasing exposure or compromising returns. 

Design & Build (D&B) offers a clear route forward, and here’s why:

Traditional procurement increases exposure across cost, time and control 

The more fragmented the project team, the harder it is to maintain alignment. With traditional procurement, each party has their own contract, timeline and priorities. This often leads to: 

• Budget increases due to unclear scope or misaligned assumptions 

• Delays caused by coordination breakdowns 

• Quality inconsistencies across different delivery partners 

• Unclear accountability if things go wrong 

In an environment where speed and certainty are commercial imperatives, complexity has become a liability. 

Design & Build reduces risk by centralising accountability 

The Design & Build model integrates the entire process under one contract. From workplace strategy to design and delivery, one partner takes full responsibility for the outcome. 

This simplifies governance and provides better control. Benefits include: 

• Agreed project costs from the outset 

• Faster mobilisation and streamlined approvals 

• Improved alignment between design intent and delivery quality 

• One team accountable for the programme and final result 

For landlords working with fund-level reporting structures and defined investment cycles, this level of control offers meaningful risk reduction. 

Earlier delivery means stronger returns 

Every additional day a space sits empty represents lost income and operational cost. With D&B, the delivery process is accelerated by overlapping phases and reducing delays between trades. 

Faster delivery can: 

• Minimise rent-free periods 

• Support faster lease-up 

• Enable earlier tenant move-in 

• Improve internal rate of return (IRR) across the asset 

Case study: FOUNDRY, Wandsworth 

Interaction delivered 14,000 sq ft of new FOUNDRY coworking space for landlord L&G. The stunning design puts community at its heart, creating a home-from-home feel that’s ideal for start-ups and growing teams. We completed the space four days earlier than contracted, meaning FOUNDRY were able to start welcoming members and maximising returns from the word go.

In just six months, FOUNDRY reached 72% occupancy – far exceeding initial expectations. Off the back of this success, L&G have continued the partnership, with more FOUNDRY sites now in development.

“Interaction have been exceptional. They are detailed, dynamic, they’re great people. The end product is first class – we have people walk in every day and fall in love with the space.” Adam Walker, co-founder, FOUNDRY

Sustainability is more manageable when it is embedded from the start 

ESG performance is no longer viewed as a value-add. It is now a critical part of investment decision-making and tenant appeal. Design & Build integrates ESG from day one. At Interaction, we’re well equipped to design and deliver responsible projects, reflecting our broader commitment to sustainability. Our process includes: 

• Embedded sustainability consultancy 

• Low-carbon material specifications 

• Reuse and remanufacturing of existing assets 

• Circular economy thinking 

• In-house SKA assessment  

• Measurable outputs for ESG reporting 

This approach supports standards such as SKA, BREEAM and WELL. It also ensures the asset remains relevant for both tenants and investors well into the future. 

Technology plays a key role in de-risking and accelerating delivery 

Integrated technology allows for faster design decisions, clearer marketing tools and reduced errors in delivery. 

Interaction leverages: 

• Matterport scans that create accurate base builds for our design team to work on – meaning there’s never any unexpected surprises about the building

• Revit models for coordinated design and risk reduction 

• Smart specification tools for portfolio-wide consistency 

• Pre-construction visualisation for faster stakeholder sign-off 

These tools reduce rework, improve collaboration and allow marketing to begin before a space is physically complete. 

For portfolio landlords, standardisation is key 

Landlords managing multiple floors or buildings need an efficient, scalable delivery method. D&B allows landlords to develop a baseline Employer’s Requirements (ER) document that can be reused across the estate, whilst also making sure each space is contextualised within its locality. 

This approach allows for: 

• Consistent quality across locations 

• Reduced design time for each project 

• Predictable cost bands 

• ESG reporting alignment across the portfolio 

Instead of starting from scratch with every lease expiry, D&B gives landlords a structured framework they can deploy at speed. 

Design & Build partners enhance marketing effectiveness 

Beyond project delivery, a capable Design & Build partner can support your leasing and marketing strategy. Because D&B teams are involved from the start, they understand the asset’s story, key selling points, and target tenant profiles. 

Interaction supports landlords and agents with: 

• High-quality CGIs developed early in the design phase 

• Revit visualisations to showcase flexible layouts 

• Matterport digital tours for remote viewings 

• Video and photo content delivered at handover 

• Marketing packs aligned with tenant needs and building features 

• Design narratives that tell a cohesive story across a portfolio 

This allows you to begin marketing before practical completion and create a compelling first impression for tenants, helping to make the overall aim of securing a new tenant before project completion a reality.

A new strategic model for a changing market 

Design & Build offers more than just an alternative delivery route. It aligns with the wider strategic priorities of landlords, asset managers and institutional investors. These priorities include preserving asset value, improving tenant satisfaction, meeting ESG expectations, and accelerating income generation. 

With one point of responsibility, embedded ESG delivery, and a tech-enabled process, D&B reduces uncertainty and helps stakeholders focus on results that matter. 

Take the next step 

Interaction works with landlords across the UK to deliver bespoke, tenant-ready spaces that support leasing strategies, ESG goals and capital efficiency. See how else we support landlords here, or get in touch to bring your space to market faster – with less risk and more impact.