Project Delivery Comparison

     Many people are familiar with the services delivered by a general contractor, but may be unfamiliar with those of a construction manager. An overview of services delivered by both project delivery methods follows, broken down into each phase of the project from planning through completion.

      (A good resource on this topic is the "Primer on Project Delivery," published by the Joint Committee of the American Institute of Architects and the Associated General Contractors of America. Review this document on the American Institute of Architects' website. Click here for a link to the PDF file.)

Project Phase	Description of Service	General Contractor	Construction Manager At- Risk
	1)  Selected based on ability
	2)  Team approach between architect and contractor
	3)  Construction schedule and project phasing planning
	4)  Single contract for construction services
	1)  Construction expertise during design phase
	2)  Cost input and value management during design
	3)  Allows fast-track construction
	4)  Reduces change orders
	5)  Permits tax exempt/direct purchase program
	6)  Formal progress reports to project decision-makers
	7)  Evaluation of alternative building systems and components
	1)  Management of trade contractor bidding
	2)  Bid “open book”; cost savings shared with owner
	3)  Ability to competitively bid project
	1)  Only pay for actual cost of work, owner benefits from cost savings
	2)  Responsible for on-site general requirements
	3)  Guarantee of construction cost
	4)  Guarantee of schedule and completion dates
	5)  Complete responsibility of performance and payment of trade contractors
	6)  Responsibility and direct control over all trade contractors for site activities
	7)  Perform work with own forces
	1)  Single source responsibility for warranty/call-back issues
	2)  11-month walk-through to correct all potential warranty issues