Project Delivery Method Comparison

Project Delivery Method

Design-Bid-Build

Description

Structure / Schedule

Often referred to as the traditional contracting method, this

is the approach that most public project owners are
familiar with. This is a linear process in which one task
follows another with no overlap whatsoever. Plans are
developed to 100% completion and the project is
advertised for bid. Contractors bid the project exactly as
designed and the work is awarded to the lowest bidder.

Structure
Project Owner
Engineer
Contractor
Subcontractors
Design

Design-Build

Construction Manager
at Risk
(CM@Risk)

Job Order Contracting

Design-Assist

Under the Design-Build method a single entity provides for

both the design and construction of the project (the owner
contracts the architect/engineering firm at the same time
as the contractor, as a team). This usually requires plans
to be at 25-30% completion, and is a non-linear process
in which design and construction overlap. This usually
employes a two-phase qualifications based procurement
(RFQ/RFP). The Design-builder provides a lump sum bid.
Construction Manager at Risk allows the owner to select
the contractor to manage the construction of the project
prior to completion of the design - and based on qualifications. The contractor works with the owners previouslychosen engineer to complete the design and provide
realistic cost estimates. The contractor is paid a fee for its
services during the design phase of the project, and provides the owner with a Guaranteed Maximum Price (GMP)
and a date-certain schedule. The CM@Risk then solicits
proposals from subcontractors in much the same manner
(see Design-Assist below). Budget savings are usually
shared between the owner and CM@Risk.
Job Order Contracting is best suited when the project
owner has a need for multiple projects (schedule sensitive, repairs, alterations, renovations, expansions, etc.) to
be performed in a specific project area or specific project
atmosphere that would benefit from specific project or
project management expertise. The Job Order Contractor
(JOC) becomes a partner to the project owner, is responsive and basically on-call for project needs within the
defined contract scope.

Schedule
Bid

Engineer / Contractor
Subcontractors

CM@Risk

Engineer

Subcontractors
Schedule
Design
Construct

Structure
Project Owner
Contractor

Engineer

Subcontractors
Select

Traditional, well-known delivery method

Simple procurement process to manage
Defined scope
Lowest price accepted
Good for simple, uncomplicated projects
that are not schedule-driven and not
subject to change

Single point of accountability for design

Contractor (CM@Risk) is selected on

Not suited for small projects

Owner / owner representative must

Contractor is selected on qualifications

Enables fast track delivery
Reduced up front cost and time
Less expensive
Fewer changes
Incentive for higher quality
Trade subcontractor may perform as JOC

Perception of threat to in-house staff

Requires teamwork to reach potential
Need trained owner personnel to best

Enables fast track delivery

Reduced design errors and omissions
Better control of design creep
Best value options and systems analysis

Requires teamwork to reach potential

Requires implementation of qualification-

and construction
Enables fast-track delivery because
construction begins before design is
complete
Project cost defined early in the process

Linear process equals longer schedule

No control over contractor selection
No control over subcontractor selection
No design or cost input from contractor
Lack of flexibility for change
Can create adversarial relationships
Not very well suited for complicated
projects that are sequence, schedule or
change-sensitive
Design-Build firm controls contingency
Not suited for small projects
Requires additional design effort
Change management may be expensive

Schedule
Design Construct
Structure
Project Owner

Select

Disadvantages / Risk

Construct

Structure
Project Owner

Select

Advantages

Schedule
Design
Design
Construct

qualifications
actively participate in contingency
Early CM@Risk involvement in design
management
Collaborative approach, partnership
GMP early in the project
CM@Risk responsible for delivery of the
project on time and within budget
Enables fast track delivery
Good for large, complex, schedule-driven
projects
Owner and CM@Risk control contingency
jointly

administer contract

Construct

Design Assist is a collaborative team-oriented project delivery method that capitalizes on the benefits of early engagement of Design-Assist subcontractors. Using this process the project team is
able to utilize the specialty expertise of subcontractors in both the design and construction phases
to optimize project cost, value and constructability efficiency.

based subcontractor selection process