Method where design and construction are a
single source of responsibility for one entity.
Design/Builder may or may not self perform
some or all of the design and construction work.
Design/Builder accountable from the earliest
stages of the project.
Thisform of construction services has become
more popular in the last 5-10 years; however,
Duke has been doing this for 25 years.
l Owner conceives Project.
l Owner receives price/budget for design and
construction from single entity, up front, prior to full
l Owner contracts directly with the Design/Builder.
l Design/Builder has full responsibility for design and
l Design/Builder contracts with all A/E Firms and
l Design/Builder then works with Owner to design
project and create construction documents.
l Design/Builder hires subcontractors, manages
Design – Bid – Build
l Design – Bid – Build
Architect is responsible for design.
General Contractor is responsible for
General Contractor is obligated to perform
exactly what is indicated or inferred by contract
drawings and specifications.
Method is oldest way to buy construction
Normally General Contractor is not involved in
the design or preconstruction phase - builds
Design – Bid – Build
– Owner conceives project
– Owner hires architect
– Architect provides budget / feasibility
– Architect designs project
– General Contractor bids project
– Owner hires General Contractor
– General Contractor hires subcontractors,
l Construction Manager
Construction Manager Definition
l The Construction Manager (CM) is a professional
management team with focus on construction.
Many CM firms are also GC’s or used to be a GC.
l Specialize in organizing and buying the various
components of the Project and administer the work
on behalf of the Owner.
l Preconstruction phase likely to involve interface
with Architect, but no control of Architect.
l Architect control is left up to the Owner
l This term did not exist 25 years ago.
l In purest form does not hold contracts.
l Usually used on larger projects.
Construction Manager Process
l Owner conceives project
l Owner hires an Architect
l Owner hires Construction Manager, fee based
l Architect designs, Construction Manager monitors
l Construction Manager manages bidding process
l Construction Manager administers contracts
l Contractors (subcontractors) contract with Owner
l Prime Contractors manage construction day to day
l Construction Manager oversees construction