Blog Navigation: Business Insights and Spotlights | Chamber Blog
08.10.2026
Business Insights and Spotlights
Before you build or renovate: understanding your
construction delivery options
By Ann Schneider, Construction Business Development Manager | Enclave Construction
Building a new facility or renovating an existing space is a significant investment. While many owners focus on design, budget and schedule, one of the most important decisions happens before construction even begins: choosing the right project delivery method.
A construction delivery method defines how the owner, architect, engineers, and contractor work together throughout the project. The approach you choose can directly impact communication, project timelines, budget certainty, and overall project success.
While there are a variety of delivery methods available, most commercial construction projects are delivered through one of three approaches: Construction Manager at Risk (CMAR), Design-Bid-Build (General Contracting), or Design-Build. Understanding the differences can help you make a more informed decision before construction begins, and avoid confusion and hurdles along the way.
Construction manager at risk (CMAR)
With CMAR, the construction manager joins the project team during design to provide budgeting, scheduling, and constructability expertise. Once the project scope is defined, the construction manager establishes a Guaranteed Maximum Price (GMP) and assumes responsibility for delivering the project within that budget.
Benefits:
- Early cost and schedule guidance
- Greater budget certainty through a GMP
- Value engineering during design
- Fewer surprises during construction
- Competitive bidding process and active owner participation in selecting subcontractors
Choose CMAR when projects are complex, schedules are tight, and you want early cost visibility and strong collaboration throughout the process.
general contracting (design-bid-build)
Design-Bid-Build is considered the traditional delivery method and follows a linear order. The project is designed first, contractors bid on the completed plans, and then construction begins after a contract is awarded.
Benefits:
- Competitive bidding process
- Owner actively participates in selecting sub-contractors
- Clear separation between design and construction
- Familiar and widely used approach
Choose General Contracting when projects have clearly defined requirements and will require minimum contractor input during design, if you desire maximum design control, or if your project requires transparent competitive bidding.
DESIGN-BUILD
In a Design-Build model, the owner hires one team responsible for both design and construction. Designers and builders work together from the start, creating a more streamlined process.
Benefits:
- Single contract and point of accountability
- Faster project delivery
- Improved collaboration between design and construction teams
- Simplified communication for the owner
Use Design-Build when you have an aggressive schedule, seek simplicity, and have a proven partner who knows how to design and build. The CMAR delivery could be combined with this approach to provide a combined delivery approach.
FINAL THOUGHTS
There is no one-size-fits-all construction delivery method and often projects will require a combination of delivery methods and contract structures. The best approach depends on your project's goals, timeline, budget, complexity, and desired level of involvement.
- For owners seeking early cost visibility and budget certainty, CMAR can be an excellent choice.
- For those who value a traditional competitive bidding process, Design-Bid-Build remains a trusted option.
- And for organizations looking to simplify communication and accelerate schedules, Design-Build offers a streamlined path from concept to completion.
CONSIDERING A CONSTRUCTION PROJECT
IN THE NEXT FEW YEARS?
The earlier you evaluate your project delivery options, the better equipped you'll be to control costs, manage risk, and achieve your goals. The team at Enclave Construction is available to discuss your project, answer questions and help you determine the best path forward. Start the conversation before design begins and set your project up for success from the very beginning.
About the Author
Ann Schneider is a Construction Business Development Manager at Enclave Construction, where she helps organizations navigate complex construction decisions and align project goals with the right project delivery strategies.
With more than 20 years of experience in business development, marketing, and client engagement across multiple industries, Ann specializes in building relationships, guiding project planning conversations, and helping owners understand the construction process from concept to completion. She is passionate about connecting clients with the expertise and resources needed to create successful, high-performing projects.
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