Construction Delivery Methods — and Why the Choice Matters Early

Construction delivery is usually discussed once a project feels “real” — after planning, feasibility, or early design work has begun. But by that point, many of the conditions that shape cost, schedule, and control are already set. Choosing a delivery method late often limits options instead of expanding them.

Early-stage planning is the moment when delivery strategy should be considered thoughtfully, even if it is not yet finalized. Understanding how different delivery methods function helps project sponsors avoid mismatches between goals, risk tolerance, and execution.

Why Delivery Method Is Not Just a Construction Decision

A construction delivery method determines more than how a building is built. It influences how decisions are made, how risks are shared, how costs are controlled, and how changes are handled over time.

When delivery is selected without early consideration, projects may experience:

• limited cost transparency

• misaligned incentives between designers and builders

• reduced flexibility as scope evolves

• avoidable change orders

• schedule pressure caused by late decisions

Early awareness allows delivery to support the project’s intent rather than constrain it.

Understanding the Common Delivery Approaches

Most projects fall into a few widely used delivery structures. Each has strengths and trade-offs that matter long before construction begins.

Design–Bid–Build is the most traditional approach. Design is completed first, then construction is bid competitively. This method offers clarity in procurement but can be less flexible once construction begins. Changes often result in added cost or schedule impacts, which makes early design accuracy especially important.

Construction Manager at Risk (CMAR) brings a contractor into the process earlier. The contractor provides cost input during design and later commits to a guaranteed maximum price. This approach often improves cost predictability and coordination but requires trust and clarity around scope early on.

Design–Build combines design and construction under a single contract. This structure can shorten schedules and reduce coordination gaps, but it also concentrates control. Because design evolves quickly, early alignment around program and performance is critical.

Progressive Design–Build allows design and cost to develop together in phases. It emphasizes collaboration, transparency, and flexibility — particularly helpful when project scope is still taking shape. This method relies heavily on early trust and clear decision-making processes.

The right choice depends on what the project values most: speed, certainty, flexibility, or cost control.

Why Early Alignment Matters

Construction delivery methods lock in different assumptions about risk. Selecting one without early planning can create friction later, especially if the project’s goals shift or new constraints emerge.

Early-stage consideration allows project sponsors to ask:

• How much cost certainty is needed early?

• How likely is the scope to evolve?

• How important is flexibility during design?

• Where should risk sit — with the owner, the contractor, or shared?

• How transparent does pricing need to be?

Answering these questions early helps ensure the delivery method reinforces the project’s priorities instead of working against them.

Delivery Choice Affects More Than Construction

The chosen delivery method influences:

• how consultants are selected

• how budgets are structured

• how schedules are managed

• how disputes are resolved

• how accountability is maintained

For projects tied to public purpose, institutional stewardship, or long-term ownership, these factors matter just as much as construction speed or cost.

Why This Decision Is Often Made Too Late

Delivery strategy is frequently postponed because it feels technical or premature. But delaying the decision often narrows options and increases pressure. By the time design is advanced, switching delivery approaches can be costly or impractical.

Considering delivery early does not require locking in a final choice. It simply ensures that early decisions don’t unintentionally limit future flexibility.

How River & Main Approaches Delivery Strategy

River & Main works with project sponsors during early planning to ensure delivery considerations are aligned with project goals, risk tolerance, and governance needs.

Our role includes:

• helping clarify project priorities before delivery decisions are made

• evaluating how different methods align with project complexity

• identifying where flexibility is needed

• supporting transparent procurement pathways

• ensuring delivery strategy supports long-term outcomes

Construction delivery is not just about how a building is constructed.
It is about how decisions are made, risks are managed, and goals are protected.

When considered early, delivery strategy becomes a tool for stability rather than a source of surprise.