What are construction delivery methods?

Design-Bid-Build is often referred to as a currently “traditional” approach to construction, and is the most common type of construction in the U.S. Design-Bid-Build refers to the three phases of the project: design phase, bid phase, and build phase. The homeowner hires an architect to design the project, who will hire an engineer to complete design documents. Once the design phase is complete, the homeowner will look for a contractor and get bids to build the project. 

Since the design is known at the time a contractor or construction company bids on the project, it requires contractors to competitively price their services. Since the Design-Bid-Build method has three distinct phases, this type of project’s timeline will be the longest. The Design-Bid-Build method is ideal for owners who have some comfort level with construction, since they will ultimately be in charge of the entire process, who do not require an aggressive timeline, and who want the lowest price. 

With a Design-Build method, a homeowner will sign a single contract that encompasses both design and construction. This may mean that one firm handles the entire project, because they have both design and construction capacity, or that a design firm and construction company team up to provide the client with services. The benefit of a Design–Build approach is the teamwork and efficiency created by the process. The design and build teams working together allows their expertise to prevent potential conflicts, such as design issues, as well as save money on materials and labor. 

With this approach, a homeowner will hire a construction manager or construction management company to act as a consultant, making decisions on the homeowners behalf. This means that the Construction Manager can sign contracts and make project specific decisions. This method can take a lot of pressure off of the homeowner, especially those with no construction experience. Although this method includes an additional cost of a construction manager, this service can help save the homeowner costs and time, by having someone experienced in construction managing the schedule, quality, and scope of work. 

With a Construction Manager at-risk approach, the owner will usually have two contracts, one for the design, and the other for construction management; this is because the construction manager cannot provide a price until the design phase is completed. The owner might choose to hire the designer or the construction manager first. If a construction manager is hired first, they can provide insight to reduce costs or timeline. This approach requires a well-versed and seasoned general contractor. 

The Multi Prime approach is similar to design-bid-build’s three sequential project phases; the difference is that the owner will contract with specialty contractors separately for different elements of the work, rather than working with one prime general contractor.