Under a traditional delivery method, the project is typically broken up into three distinct stages: Design-Bid-Build. During the Design stage, the architect and engineers are contracted directly to the owner to complete the project drawing and specifications. Once the design is complete, the project moves into the Bid stage, where the tender package is sent out to contractors for pricing. At the end of the tender period, the general contractor bids are reviewed by the owner and design team. Once the successful contractor is selected, they enter into a CCDC-2 Fixed Price (or similar) contract with the owner starting the Build stage of the project. Throughout the Build Stage, the architect acts as the owners representative and all communication between the general contractor and owner/engineers flows through the architect.
Alternative to the traditional delivery method, in a Design-Build, the owner and prime contractor (Design-Builder) are in a single contract, with the architect and engineers being retained directly by the Design-Builder. After the contract is awarded, the owner then works with the Design-Builder, architect and engineers to complete the project design. During the design process, the Design-Builder will compile Cost Plans at predetermined design-development milestones to ensure the project is still within budget. Once the design is complete, the project may be tendered by the Design-Builder. See our services section for more information.