Construction
Design-Build vs. General Contracting vs. Construction Management
Compare design-build, design-bid-build general contracting, and construction management for commercial projects: who designs, who carries risk, schedule, cost certainty, and when each fits.
How you structure a commercial project — the “delivery method” — affects cost certainty, schedule, and how many contracts you manage. Here are the three methods owners use most, in plain terms.
Design-bid-build (traditional general contracting)
The owner hires an architect to complete the design, then bids those documents to general contractors and signs with one — often the low bidder.
- Pros: competitive pricing on a complete design; clear separation between designer and builder.
- Cons: the longest timeline, since construction can’t start until design is done; design issues found during construction become change orders.
Design-build
One company holds a single contract for both design and construction. The design-builder may employ designers or partner with an architect.
- Pros: one point of responsibility; design and construction overlap, so schedules are shorter; cost feedback during design.
- Cons: less price competition on a finished design; the owner must define requirements clearly up front.
Construction management
A construction manager is hired early, during design, to provide budgeting, scheduling, and constructability advice, then manages construction. In “CM at risk,” the CM commits to a guaranteed maximum price; in “agency CM,” the CM advises and the owner holds the trade contracts.
- Pros: builder input during design; good fit for complex or phased work.
- Cons: more owner involvement; pricing is finalized later than in design-bid-build.
Which one fits your project?
- Tight schedule, clear needs: design-build.
- Public or highly price-sensitive work with a finished design: design-bid-build.
- Complex, phased, or occupied-building work: construction management.
What stays the same
Whatever the method, good projects share the same phases: planning and budgeting, design with continuous cost estimates and permit review, construction with quality control and progress reporting, and a thorough closeout with record drawings, O&M manuals, warranties, and a final report.
CHC Total delivers commercial projects as design-builder, general contractor, or construction manager. See our commercial construction service or talk to us about your project.
Frequently asked questions
What is the main difference between design-build and general contracting?
In design-build, one company holds a single contract for both design and construction. In traditional general contracting (design-bid-build), the owner hires an architect first, then bids the finished design to contractors.
Is design-build faster?
Often, because design and construction can overlap and long-lead items can be ordered earlier. The tradeoff is less competitive bidding on a finished design.
What does a construction manager do?
A construction manager joins early to advise on budget, schedule, and constructability, then manages the trades during construction — either as an advisor or “at risk” with a guaranteed maximum price.