· Procurement
Every delivery method answers three questions: when the builder joins the team, who holds the design contract, and when the price becomes fixed.
Hard bid
Design is finished first, then builders price it. It is simple and public, and it fixes price late, after the design can no longer respond to cost.
CM at risk
The builder joins during design, estimates as it develops, and commits to a guaranteed maximum price before construction.
Design-build
One contract covers design and construction. It is fast and clear on responsibility, and it asks the owner to define what they need well at the start.