delivery methods

Delivery Methods

Design-Build (DB) is a collaborative project delivery method that combines architectural and
engineering design services with construction as one team under one contract. This method allows for flexibility in overlapping phases of the project for a reduced schedule and greater overall value.

The Construction Manager at
Risk (CMAR) acts as a consultant to the owner in the development and design phases by providing preconstruction services. The CM assumes the risk for construction as the equivalent of a general contractor holding all trade subcontracts during construction.

Design-Bid-Build (DBB) is a
project delivery method which typically involves three phases: design, procurement and
construction and is best suited for less complex projects. The design and construction contracts
are independent and the general contractor is selected on lowest cost
once design is complete.

Integrated project delivery (IPD) is the most collaborative delivery method in which the owner,
designers, CM and major trade partners enter into a joint contract with shared risk and shared rewards.
This method results in a more transparent, innovative building experience for the entire team.

Architect and Engineers (A/E) General Contractor (GC) Trade Partners (TP) Construction Manager (CM) Design-Build (DB)

Design Build Advantages
Single entity responsible for design and construction
Construction often starts before design completion reducing project schedule
Construction cost fixed during design, price certainty
Transfer of risk from owner to the DB entity
Emphasis on best value with improved project quality
Requires less owner expertise and resources
Qualification and pricing based selection
Reduces potential for design changes after construction
Considerations
• Reduced owner control of design
• Requires a performance specification
• Potentially conflicting Interests as both designer and contractor
• Can require development of bridging documents

Construction Management at Risk
Advantages
Qualification and pricing based selection
Transfer responsibility and some risk from owner to construction manager (CM)
Construction cost known and fixed during design
CM has total control of construction and all trade partners
Construction may overlap design, reducing project schedule
Allows for contractor input on design, value engineering and life-cycle costs
Early price guarantee is possible
Considerations
• Ability to accommodate supply chain into planning
• Design changes after construction begins are still the responsibility of the
owner
• Potentially conflicting interests between designer and contractor with
separate contracts held by owner
• May require multiple design and guaranteed maximum pricing packages
(GMPs)

Design-Bid-Build
Advantages
Owner controls design and construction via separate contracts
Design changes easily accommodated prior to start of construction
Design is completed prior to construction
Construction cost is fixed at contract award
Low bid cost, maximum competition
Relative ease of implementation
Considerations
• Requires significant owner expertise and resources
• Does not promote collaborative process
• Owner at risk to contractor for design errors
• Design and construction are sequential, typically resulting in longer schedules
• Construction cost unknown until contract award
• No contractor input in design, value engineering or life-cycle costs
• May require re-design if bid amount is greater than budget, changes are
costly

integrated project delivery Advantages
Shared risk and reward between owner, designers, construction manager
and major trade partners
Creates a culture of collaboration from the beginning,
eliminating knowledge dumps
Binds teams commitment to budget and schedule
More willing to innovate to reach goals
Unifies stakeholders to arrive at shared objectives
Emphasis on best value with improved project quality
Considerations
• Requires earn members to be flexible, knowledgeable and always
available
• Each team member must understand their results in the greater good of
the project
• Requires a comprehensive and carefully prepared contract
• Ensuring documentation and information is available can require some additional work and time from key parties

Design & Construction Schedule Comparison

SD - Schematic Design DD - Design Development CD - Construction Documents

Design/Build in the Industry

Design/Build Benefits

delivery method most associated with benefit

Clayco + LJC Design-Build Advantages

Alignment in over 25 years of DB experience Project pricing and continuous feedback ability BIM execution and estimating throughout consistency Impact to singular contract with Clayco / LJC and risk mitigation LJC / Clayco working together to highlight and resolve procurement and pricing risks Consistency in project management platform and communication tools or efficiency Potential for fee reduction and reward opportunities as a collaborative team