By Emmanuel Deschamps, VP of Operations · June 18, 2026
Before the first drawing is finished, every owner faces a decision that shapes cost, risk and control for the entire project: how the work will be delivered. There are three common models, and having built over $2 billion in projects across all of them, here's the plain-English version of each — and when it's the right call.
Design-Build
One contract covers both design and construction, so a single team is accountable for the whole outcome. This is the fastest model and the easiest for an owner to manage: you have one point of contact and no finger-pointing between designer and builder. It shines when speed matters and you want cost certainty early. The trade-off is that you rely on that one team's judgment, so their track record matters enormously.
Construction Management (CM)
Here the contractor acts as your agent — managing trades, budget and schedule with open-book transparency — while you hold separate contracts with the designer. It gives you the most visibility and control over cost, which is why institutional and public owners often prefer it. The trade-off is that it asks more involvement from you as the owner, and works best when there's a trusted, communicative CM at the table.
General Contracting
The traditional model: the design is completed first, then contractors bid a fixed price to build it. You get competitive, predictable pricing on fully documented work. It's ideal when the design is complete and well-defined. The catch is that it needs those complete documents — gaps in the drawings turn into change orders once construction is underway.
So Which Should You Choose?
- Need speed and a single accountable partner? Design-build.
- Want maximum transparency and cost control? Construction management.
- Have complete drawings and want firm, competitive pricing? General contracting.
In practice the right answer depends on your timeline, how complete your design is, and how much day-to-day involvement you want. We deliver all three and will tell you honestly which fits your project — see our delivery methods, or read how the right method interacts with your project timeline.