Project Delivery Planning
Delivery Planning That Fits the Project, Not the Other Way Around
Project Delivery Planning Shapes Everything That Follows
The way a project is delivered affects who is responsible for risk, when costs are determined, and how much the Owner can influence the project during design. Common approaches include general contracting at risk, construction manager at risk, and traditional design-bid-build.
Matching Delivery Method to Project Goals
A church trying to lock a number before a fundraising campaign has different priorities than a developer racing a lease-up deadline or an Owner who wants heavy involvement in the design process. We walk clients through the tradeoffs of each delivery method against their specific goals: cost certainty, schedule speed, design flexibility, and how much risk they're willing to carry themselves versus handing it over to the builder. That conversation happens before a delivery method gets chosen, not after.
Design-Build Versus Construction Manager at Risk
These two methods get confused often enough that it's worth being direct about the difference. Design-build puts design and construction under a single contract, which can speed up early decisions but reduces the Owner's direct relationship with an independent Architect. The construction manager at risk keeps the Architect independent while bringing the Contractor in early as an advisor, then converts to a Guaranteed Maximum Price once the design is far enough along. We deliver CM at Risk projects regularly and can walk through which approach fits a specific project.
How Delivery Planning Affects the Schedule
The delivery method chosen at the start has real consequences for how fast a project can move. Design-build and CM at Risk both allow construction to begin before every drawing is finished, since the Contractor is already involved and pricing incrementally. Traditional design-bid-build waits for complete drawings before bidding, which is more straightforward but generally slower. Getting delivery planning right early avoids having to make that tradeoff mid-project, under pressure.
The Right Method Matters
The right delivery method depends on the project, not on habit. We walk Owners through GMP, Construction Manager at Risk, and design-bid-build, and help them pick the one that fits.
- Honest comparison of delivery methods
- Recommendations tied to the Owner's actual goals
- Applied during preconstruction, before it's too late to change course
How We Plan Project Delivery
Goals Conversation
We start by understanding what matters most to the client: cost certainty, speed, design control, or some balance of all three.
Method Comparison
We walk through the tradeoffs of GMP, CM at Risk, and design-bid-build against those specific goals.
Team Alignment
We help assemble the right team, Architect, subcontractors, and specialty consultants for the chosen delivery method.
Schedule Mapping
We build a realistic schedule around the chosen method, accounting for permitting, procurement, and design milestones.
Contract Structure
We finalize the contract structure that matches the agreed delivery method before construction begins.
Answers to Common Project Delivery Planning Questions
What are the different construction project delivery methods?
The most common methods are general contracting at risk with a Guaranteed Maximum Price, construction manager at risk, design-build, and traditional design-bid-build. Each shifts risk, schedule, and design control differently between the Owner and Contractor.
How do I choose the right project delivery method for my building project?
Start with what matters most, whether that's cost certainty, speed, or how much control you want over the design process, and work with a Contractor who can walk you through how each method serves those priorities.
What is the difference between design-build and construction manager at risk?
Design-build puts design and construction under one contract. In contrast, a construction manager at risk keeps the Architect independent and brings the Contractor in early as an advisor before converting to a Guaranteed Maximum Price.
How does project delivery planning affect construction timelines?
Delivery methods that allow construction to start before every drawing is complete, like CM at Risk or design-build, generally move faster than traditional design-bid-build, which waits for complete drawings before bidding.
What factors determine the best delivery method for a commercial project?
The Owner's tolerance for risk, how much design flexibility they want to retain, schedule pressure, and how early cost certainty needs to be locked in all shape which delivery method fits best.
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Not Sure Which Delivery Method Fits?
Let's talk through your goals, and we'll help you choose the right path.
