How Many Project Delivery Choices Are There?

Construction project owners can't be blamed if they feel confused by the burgeoning variety of project delivery methods offered today. What's more, the language of project delivery can be so confusing that there isn't even agreement on how many methods there are. Some say there are more than a dozen. We say there are two.

To help address this problem, the American Institute of Architects, California Council (AIACC) has produced The Handbook on Project Delivery to provide an objective evaluation of the types of delivery alternatives available. The handbook team included architects, contractors, construction managers, attorneys and professional liability insurers, as well as clients.

A Method to Conquer the Madness

Gordon Chong, president of AIACC in 1996 and chair of the project, says, "Owners ‘channel surf’ their delivery methods. They don't know what they want, but they know they don't like what they have." Making an informed choice depends on the owner appreciating the importance of evaluating methods in light of each specific project and building team. The appropriateness of any method will vary with the size and complexity of a project. Unfortunately, owners often make their decisions without the benefit of such considerations.

There are already resources that describe various delivery methods, but the handbook is believed to be the first to compare and contrast them in the same publication. Determining which method is best is not a simple matter, and the handbook does not pretend to provide simple answers.

However, it does bring some order to the process, including a comparative matrix for evaluating methods based on four key criteria: Quality, Schedule, Cost Control and Legal Liability.

Not everyone will agree with the book's content. Still, the makeup of the project team and the input of more than 150 reviewers of the book's draft versions make it a valuable contribution to the decision making process.

Really Only Two Choices

While the group assembled by the AIACC distilled the wide array of potential delivery methods to eight primary choices, we believe there are really only two: traditional bid and team approach. This is how one construction industry leader puts it:

"In the traditional bid approach, there is a clear separation between the design and construction phase. Cost is usually the predominate factor in selecting who will be delivering your construction services. In the team approach, the majority of members are on board at the outset and were selected on qualifications and their ability to make the process value and quality driven." (Michael Kenig, Executive Vice-President of Holder Construction Co., Atlanta, in Facilities Design and Management, January 1997.)

It doesn't matter to us if you call us a construction manager, general contractor or design-builder. These terms really describe the contractual assignment of design and construction responsibilities. What is important is that all players be brought to the table early, as a team, to better serve the client.