One of the most consequential decisions you’ll make on any building project isn’t about materials, square footage, or even budget — it’s how the project gets delivered. The project delivery method defines who is responsible for what, how risk is shared, and how the architect, contractor, and owner work together from design through construction.
At A Beazley Architecture, we’ve delivered projects across every major delivery method — from traditional design-bid-build to fully integrated design-build. Here’s what you need to know about each approach, with real-world context from our experience designing churches, commercial facilities, animal shelters, and educational buildings across Louisiana and the Gulf Coast.
Design-Bid-Build: The Traditional Approach
Design-bid-build is the most established project delivery method and the one most clients are familiar with. The process is sequential: the owner hires an architect to design the project, then the completed construction documents are sent to contractors for competitive bidding, and the lowest qualified bidder is awarded the contract.
When it works best: Projects with clearly defined scope, public sector projects that require competitive bidding (like our Lafayette Police Department Training Center and Lafayette Animal Shelter), and clients who want maximum control over the design before committing to a construction price.
The tradeoff: The sequential nature means longer overall timelines. The architect and contractor don’t collaborate during design — which can lead to constructability issues or value engineering after bids come in higher than expected. The competitive bidding process also means you’re selecting primarily on price, which doesn’t always produce the best builder for your specific project.
At A Beazley Architecture, we mitigate these risks through thorough construction documents and detailed specifications that leave less room for interpretation and change orders.
Design-Build: One Team, One Contract
In design-build delivery, the owner contracts with a single entity that provides both architectural design and construction services. The architect and contractor work as partners from day one — collaborating on design decisions, cost estimates, and scheduling simultaneously.
When it works best: Projects with tight timelines, clients who value a single point of accountability, and projects where early cost certainty is critical. Many of our church projects use design-build because ministry leaders need to present accurate budgets to their congregations before launching capital campaigns.
The tradeoff: The owner gives up competitive bidding — you’re trusting one team to deliver fair pricing. The key is selecting a design-build partner with a strong track record and transparent cost practices. At A Beazley Architecture, we partner with pre-qualified contractors we trust to deliver quality and value.
Design-build can accelerate timelines by 20-30% compared to design-bid-build because design and construction phases overlap rather than running sequentially.
Negotiated Contract: Best of Both Worlds
A negotiated contract sits between design-bid-build and design-build. The owner hires the architect and contractor separately, but the contractor is selected early — during design rather than after — and brought into the design conversation. Pricing is negotiated collaboratively rather than competitively bid.
When it works best: Complex projects where constructability input during design adds significant value, projects where the owner has a preferred contractor relationship, and situations where the owner wants architect-contractor collaboration without a single-entity structure.
The tradeoff: Without competitive bidding, cost control depends entirely on the quality of the negotiation and the transparency of the contractor. Clear scope definition during the needs assessment phase becomes even more critical.
Construction Manager at Risk (CMAR)
In CMAR delivery, a Construction Manager is engaged during the design phase to provide input on constructability, cost, and scheduling. The CM provides a Guaranteed Maximum Price (GMP) and assumes the financial risk if construction exceeds that price.
When it works best: Large, complex projects — particularly public sector and institutional work — where early cost certainty and professional construction management are essential. Projects like university facilities, large municipal buildings, and multi-phase campus developments often benefit from CMAR.
The tradeoff: CMAR adds management overhead and complexity to the contract structure. It’s typically not cost-effective for smaller projects under $5 million. The CM’s input during design can also create tension with the architect’s vision if not managed collaboratively.
How to Choose the Right Method for Your Project
There’s no universally “best” delivery method — the right choice depends on your project’s size, complexity, timeline, budget certainty needs, and whether public bidding is required. Here’s a quick decision framework:
- Need competitive pricing and maximum design control? → Design-Bid-Build
- Need speed and single-point accountability? → Design-Build
- Have a trusted contractor and want collaborative design input? → Negotiated Contract
- Large complex project needing cost certainty with risk transfer? → CMAR
At A Beazley Architecture, we help clients evaluate these options during our initial needs assessment. The delivery method should be decided before design begins — not as an afterthought — because it fundamentally shapes how the project team operates.
Ready to Discuss Your Project?
Whether you’re a church planning a new campus, a business building a new facility, or a municipality designing a public building, choosing the right delivery method is one of the first and most important decisions you’ll make. Schedule a free consultation and we’ll help you determine the best approach for your project.
Adam Beazley, AIA, LEED AP is the founder and principal architect of A Beazley Architecture, an award-winning firm based in Broussard, Louisiana. With over 22 years of professional experience in commercial, institutional, and religious architecture, Adam specializes in contemporary, resilient design across the Gulf Coast. Licensed in Louisiana, Texas, Alabama, Mississippi, and Florida with an NCARB certificate. Adam leads a kingdom-minded firm committed to designing buildings that serve clients missions, strengthen communities, and stand the test of time.