Project Delivery

There are various delivery methods in commercial construction. Working together, we will select the most feasible option based on each unique project and explain its benefits in use & delivery. Every project will need a slightly different approach, and we at DBCC(Design Build Commercial Construction) are ready and willing to meet the needs of each of our clients!

Design-Bid-Build

Design-bid-build is a traditional project delivery method that involves separate contracts for design and construction. This method is also commonly referred to as Traditional Building, and was one of the more commonly used processes for commercial construction. Design-build-bid can be handy for a project manager that desires more control over their project or that may want to use multiple companies.

First, the owner will contract a team of architects and engineers who will design the project based on the owner’s preferences and needs. They will work closely with the owner to create a final design that will work well for the project’s construction.

The owner will then put the project plans up for construction contractors to bid on their project. Depending on the type of project, the owner will have some control over who can view and bid on their project. The contractors will then be able to offer their bid package which will include details on what they can offer and how much their services will cost.
Finally, after the owner has decided on the contractors they want to complete their construction project, they will contract a general contractor to oversee the day-to-day aspects of the project. This team of workers will complete the design project while working closely with the owner.

Design-Build

Design-Build is a process that delivers a project in which both the design and construction services are contracted by a single company known as the design–builder or design–build contractor. This method involves an owner contracting with a single firm for a project’s design and construction and can be used in either private or public sector projects. The popularity of this project method has grown significantly and is now the most commonly used process.
Design-build is intended to be highly collaborative between the firm and the company in which the firm contracts. The contractors and firm will need to work as one to reach the desired end goal. This process lends itself to faster project delivery with more reliable performance and less cost and schedule growth.

Design-Negotiate-Bid

Design-negotiate-bid blends elements of both design-bid-build and design-build. It maintains separate architect and contractor contracts, similar to design-bid-build. Unlike traditional design-bid-build, where contractors compete publicly, design-negotiate-bid allows owners to select a contractor privately.

This allows for a more collaborative feel like design-build while allowing the firm to exercise more control over the project similar to design-bid-build. The negotiated selection process can also help to avoid the uncertainties and potential delays associated with public bidding. Design-negotiate-bid is extremely useful for firms that want their project to be delivered with a balance between control and efficiency.

Construction Managers

Construction projects are complex undertakings, and a construction manager plays a crucial role in ensuring their successful completion. Construction managers oversee all aspects of a project, from planning and budgeting to scheduling and execution. They act as the owner’s representative, ensuring that the project aligns with their goals.
Construction Manager At-Risk

The construction manager at-risk(CMAR) is a construction manager who takes on a greater level of responsibility and risk than in a traditional construction management arrangement. This makes this method ideal for project owners who want an expert’s help managing their project or communicating between parties, and sometimes having a CMAR allows owners to remove themselves from the majority of the construction process altogether. A CMAR is brought onto the project early in the design phase, working alongside the owner and the architect. This early collaboration allows for valuable input on construction, cost estimation, and scheduling.

The “at-risk” aspect signifies that the CMAR assumes financial risk for the project’s costs. A defining feature of CMAR is the establishment of a Guaranteed Maximum Price(GMP). This means the CMAR agrees to complete the project for a set price and if costs exceed that maximum, they are responsible for covering the overruns.
Construction Manager As-Agent.

Despite the name, the Construction Manager-Agent (CMA) method significantly differs from the CMAR method. Although a construction manager oversees the project and advises the owner, they do not hold direct contracts with each subcontractor. When discussing a CMA, it’s important to understand that this role emphasizes the construction manager’s advisory and representative functions.

In this model, the construction manager acts as the owner’s agent, meaning they represent the owner’s interests throughout the project. Their primary role is to provide expert advice and manage the project on the owner’s behalf, rather than taking on the financial risk of the construction itself. A CMA will not provide a GMP like the at-risk manager, but they will provide valuable guidance. As an advisor, the CMA provides expert professional services, including project planning, cost estimating, and scheduling.

Job Order Contracting

Job Order Contracting (JOC) is a procurement method designed for efficiency, particularly when dealing with numerous recurring construction, repair, and renovation projects. JOC establishes a long-term contract, also known as an Indefinite Delivery, Indefinite Quantity (IDIQ) agreement. The IDIC allows for the execution of various job orders over a defined period. This approach is structured to bypass the time-consuming processes of traditional bidding for each individual project.

A cornerstone of JOC is the unit price book, a comprehensive catalog of pre-established prices for a wide array of construction tasks. Using this catalog, contractors can then bid on an adjustment factor. This adjustment factor is applied to these unit prices, accounting for their overhead and profit. This system provides a level of cost predictability and significantly streamlines the procurement process, especially for repetitive or smaller-scale projects.

Ultimately, JOC facilitates faster project delivery and enhances cost certainty. It’s particularly valuable for firms managing ongoing maintenance and renovations in facilities like schools, hospitals, and government buildings. In these settings, efficiency and quick turnaround are crucial to the health of the company and their patrons. By pre-establishing prices and maintaining a standing contract, JOC allows for the rapid initiation of projects, making it a powerful tool for effective facility management.

Design Build Commercial Construction

Design Build Commercial Construction(DBCC) distinguishes itself by its strategic approach to project execution, combining in-house expertise with carefully cultivated subcontractor relationships. At the heart of our operational model lies a team of directly employed tradesmen, meticulously assembled to cover a comprehensive spectrum of construction divisions. This deliberate staffing strategy empowers us to self-perform a substantial portion of project work, ensuring a high degree of control over quality and schedule. By maintaining a skilled workforce across diverse trades, we minimize reliance on external contractors for core construction activities, fostering a culture of internal accountability and efficiency.

While DBCC’s internal capabilities are extensive, we recognize the importance of specialized expertise. We strategically partner with licensed tradesmen—plumbers, electricians, and mechanical specialists—for those elements of a project demanding specific certifications and regulatory compliance. These external collaborations are not mere transactional engagements; rather, they are built upon long-standing, trust-based relationships, forged over years of successful project collaborations. This network of reliable subcontractors extends across all divisions of work, providing DBCC with the necessary breadth and depth to tackle projects of varying complexity and scope. The careful selection and maintenance of these partnerships ensure that we at DBCC consistently deliver high-quality outcomes.

The synergy between DBCC’s employed tradesmen and our network of trusted subcontractors creates a dynamic and adaptable project execution framework. This hybrid approach offers unparalleled flexibility and readiness, allowing DBCC to swiftly respond to new project opportunities. The combination of in-house expertise and established subcontractor relationships enables us to mobilize resources rapidly, ensuring prompt and responsive service. This agility is particularly valuable in time-sensitive projects or those requiring immediate attention. By maintaining a balance between self-performance and strategic partnerships, DBCC positions itself as a reliable and efficient partner, capable of delivering exceptional results on time and within budget.

Want To Know More?

Transforming spaces is what we do! Whether it’s through construction, renovation or repurposing, our skilled team at DBCC has the knowledge to help you today. For more information about what we do and how we transform commercial businesses, read about how we do Property Repurposing and Property Renovation or send an email on our Contact page! Have any other questions? Some of our most frequently asked questions are answered in our FAQ. We look forward to working with you and your business and can’t wait to hear from you!

Author: Chad Peda

Date: January 1, 2025

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