Delivery Methods

We Work with All Delivery Methods

Each method requires a unique and personalized approach.

Headwaters Construction Company has successful project experience with each project delivery method. Whether Design-Bid-Build, Design-Build, or Construction Manager/General Contractor (also referred to as CM/GC and very similar to Construction Manager at Risk or CMAR) we understand that each method requires a unique and personalized approach. This approach incorporates our knowledge of and experience with pre-construction services, estimating, contracts, phasing and scheduling, teaming, subcontracting, constructability, managing, and building. While our approach is unique from project to project, our philosophy of building long-term relationships with our clients on each project always remains constant.

Considerations when selecting a delivery method?

An owner has several areas of consideration when embarking on a construction project. It is necessary to choose an overall project delivery and contracting strategy that provides best value for the project and owner. The following are some of the key considerations that may influence the selection of the project delivery method for your project.


  • Three parties: owner, designer, contractor

  • Two separate contracts: owner-designer, owner-contractor

  • Contractor selection is based on Low Bid or Best Value, Total Cost

  • Owner, designer, and contractor roles well-established and universally documented

  • Contract documents typically completed prior to bidding phase, but at minimum, prior to construction

  • Project details and quality standards agreed to before construction begins


  • Two parties: owner, design-build entity

  • One contract: owner to design-build entity

  • Design-builder selection typically based on one of the following: Direct Negotiation, Qualification Based Selection, Best Value, or Low Bid

  • Owner and design-builder roles established and documented on a project-by-project basis

  • Design and construction phases often overlap

  • Project details and quality standards agreed to continuously, throughout design and construction

Construction Manager / General Contractor:

  • Three parties: owner, architect, CM/GC

  • Two separate contracts: owner to architect, owner to CM/GC

  • CM/GC selection based on qualifications or a combination of qualifications and fees

  • Owner’s expectations for CM/GC defined in contract

  • Design and construction phases sometimes overlap

  • CM/GC hired during the design phase, establishes a guaranteed maximum price (GMP), then acts as general contractor during construction

Construction Manager Agency:

  • Actually a method of management rather than a delivery method

  • Construction Manager contracted to act on the owner’s behalf, helping to make project decisions including the selection of a delivery method

  • Construction Manager selection typically based on one of the following: Direct Negotiation, Qualification Based Selection, or a combination of Qualification Based Selection and fees

  • Assists the owner throughout design and construction phases

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