Here are descriptions
of three basic methods of construction procurement.
1. Traditional approach with
- Owner has two Contracts - one with the Architect
and one with the General Contractor
- Architect designs building and prepares construction
- Owner selects GC(s) for negotiating construction
contracts or soliciting bids.
- General Contractors (GC) submit bids to owner.
- GC contracts with subcontractors (plumbing, electrical,
- Upon Architect's certification, Owner makes payments
to GC, who pays subcontractors.
Best for owners who want least involvement in construction
- Owner has multiple contracts -
with Architect, Construction Manager (CM), and contractors
- Architect designs building
- Architect prepares construction
documents with the involvement of the CM.
- CM seeks bids from contractors
of various trades.
- Owner contracts directly with each
- CM schedules and manages the construction.
Best for owners who desire more involvement in the construction
- Owner has one contract - with design/build
- D/B firm handles design and construction.
- All subcontractors work for D/B
approach when cost is the most important factor.
Knapp Schmidt Architects provides Architectural
services for the traditional General Contracting method,
as well as for the Construction Management method.
KSA also provides Construction Management services for
select projects and owners. Please refer to additional
KSA literature for a description of this service and
the advantages it may have for your project.