The Design/Build method is characterized by a contractual agreement where the contractor is retained by the owner to deliver a complete project, inclusive of design services. With this delivery method, you get:

• A single point of responsibility for design and construction.

• Design/Build team selection based on qualifications, experience, and individual team members.

• Early construction input during design, budget and planning phases.

• The fastest project completion (since design and construction can overlap).

• Reduced change orders

• A collaborative team approach.

• The majority of the project is competitively bid.

Best suited for construction projects that are highly time and cost sensitive. This is also the preferred method for private owners who need an efficient way to manage the design and construction process.

Also known as the “Traditional Method” or “Plan and Spec,” the design/bid/build method is characterized by a linear process where one task follows another with no overlap. With this delivery method:

• The selection of general contractor is based on price.

• The owner and architect are responsible for completeness and accuracy of construction documents.

• No construction input occurs during design.

• A longer project duration is likely.

• The owner is financially responsible for conflicts among team members.

• Expect competitive bidding to achieve lowest price.

Best suited for projects that are not schedule sensitive and not subject to significant change. Typically, public projects or projects that require a bid and award process utilize this method.

The Construction Management method of project delivery allows the owner to interview and select a Construction Manager based on qualifications and experience. With this method:

• The Construction Manager provides design-phase assistance for budget, project planning, and value-engineering analysis.

• Expect continuous budget and schedule feedback.

• Plan on a faster schedule that works well with fast-track.

• Expect increased ability to handle changes in design and scope.

• Expect fewer changes once construction begins.

• Contracts are awarded based on submitted proposals.

Best suited for projects requiring a high level of management due to multiple phases, technical complexity, or multi-disciplinary coordination.