Understanding Construction Project Delivery Methods.

A Guide for Project Owners

Choosing the right project delivery method is one of the most important decisions a project owner will make. The delivery method determines how design and construction services are organized, who is responsible for what, how risk is allocated, and how the project team works together.

While every project is unique, most owners consider three primary delivery methods:

1. Design-Bid-Build (DBB)
2. Construction Management at-Risk (CMAR)
3. Design-Build (DB)

Understanding the differences between these approaches can help owners select the delivery method that best aligns with their priorities for cost, schedule, quality, and risk.

1. Design-Bid-Build (DBB)

How It Works

Design-Bid-Build is the traditional and most widely recognized project delivery method.

The process follows three distinct phases:

1. The owner hires an architect to design the project.
2. Completed construction documents are issued for bidding.
3. Contractors submit bids, and the owner awards a construction contract.

The owner holds separate contracts with the architect and contractor.

Key Characteristics

• Design is completed before construction begins.
• Contractors compete based on fully developed plans.
• Construction is typically awarded to the lowest responsible bidder.
• Roles and responsibilities are clearly defined.

Advantages for Owners

• Familiar and widely accepted process.
• Competitive bidding helps establish market pricing.
• Design is fully developed before construction begins.
• Clear quality standards through detailed plans and specifications.
• Well-established legal and administrative procedures.

Considerations for Owners

• Project duration may be longer because phases occur sequentially.
• Contractor input is not typically available during design.
• Changes after bidding can affect budget and schedule.
• Owners manage separate relationships with designer and contractor.

Best For

• Projects with well-defined requirements.
• Owners seeking maximum design control.
• Public-sector projects requiring competitive bidding.

2. Construction Management at-Risk (CMAR)

How It Works

In the CMAR delivery method, the owner hires both an architect and a construction manager under separate contracts.

Unlike Design-Bid-Build, the construction manager joins the project during the design phase and provides input on:

• Cost estimating
• Constructability
• Scheduling
• Procurement strategies
• Risk management

Later, the construction manager assumes responsibility for construction and often provides a Guaranteed Maximum Price (GMP).

Key Characteristics

• The construction manager participates early in design.
• Design and construction activities may overlap.
• The construction manager holds trade contracts and construction risk.
• Selection is frequently based on qualifications and experience rather than lowest price alone.

Advantages for Owners

• Early contractor involvement improves planning.
• Better opportunities for cost control during design.
• Potential for faster project completion through phased construction.
• Increased collaboration among project participants.
• Reduced risk of constructability issues.

Considerations for Owners

• Achieves a greater level of surety in the project budget early on with a GMP.
• Success depends on selecting a highly qualified construction manager.
• Owners still maintain separate contracts for design and construction.

Best For

• Complex projects.
• Projects with challenging schedules.
• Owners seeking greater collaboration and cost guidance during design.

3. Design-Build (DB)

How It Works

Design-Build combines design and construction responsibilities under a single contract.

Instead of hiring an architect and contractor separately, the owner contracts with a single design-build entity responsible for delivering the entire project.

The design-build team may be led by either a contractor or an architect, depending on the organization and project requirements.

In the Commonwealth of Virginia, the PPEA method is a form of Design-Build.

Key Characteristics

• Single point of responsibility.
• Design and construction proceed simultaneously.
• One team manages coordination between designers and builders.
• Selection may be based on cost, qualifications, proposed solution, or a combination of factors.

Advantages for Owners

• Simplified contract administration.
• Single source of accountability.
• Faster project delivery through overlapping design and construction.
• Reduced potential for disputes between designer and contractor.
• Improved team integration and communication.

Considerations for Owners

• Owners may have less direct control over detailed design decisions.
• Project requirements should be clearly defined at the outset.
• Success depends heavily on selecting the right design-build partner.

Best For

• Projects with aggressive schedules.
• Owners seeking streamlined communication.
• Organizations wanting one entity accountable for project delivery.

Which Delivery Method Is Right for Your Project?

There is no universally “best” delivery method. The right choice depends on your project’s priorities.

Choose Design-Bid-Build when your primary goals are design control, competitive bidding, and a traditional process.

Choose CMAR when you want early construction expertise, better collaboration, and the ability to accelerate the schedule while maintaining separate design and construction contracts.

Choose Design-Build when speed, simplicity, and single-point accountability are your highest priorities.

By understanding how each method allocates responsibility, risk, and decision-making authority, project owners can select a delivery approach that supports their project’s specific goals and increases the likelihood of a successful outcome.

Any project owner should consult with their architect on the pros and cons of each delivery method, the procurement requirements and laws, and select a path that best fits their project.