While there are several methods for delivering construction projects, the traditional method of design-bid-build is the most common. In this project delivery method, the Owner contracts with separate entities for the design and construction of a project. The following diagram illustrates the services we provide for this delivery method.


Pre-Design “Deciding What to Build”

We meet with the Owner to discuss the overall requirements for the project. Working together, we determine the best fit between competing requirements, such as budget, schedule and scope.

Schematic Design

We prepare a series of concept drawings, sketches or models to help visualize the project and understand space and functional relationships. The Owner approves the concept to be used in the next step.

Design Development

Using the approved concept, we refine the drawing to more accurately reflect size, shape and configuration. We prepare a narrative or outline specification listing the major materials and finishes. The Owner approves the design for use in the next step.

Construction Documents

Based on the Owner approved design, we create detailed drawings and specifications the Contractor will use to prepare a bid or actual construction cost for the project. These construction documents will be used by the Contactor to build the project.


We work with the Owner to advertise the project, inviting Contractors to submit their bids for the work. Before the bid opening, we assist the Owner in providing responses to Contractor questions. We may also assist the Owner in opening the bids and making recommendations for the award of the Contract for Construction.

Construction Administration

The Contractor, working with their subcontractors and suppliers, will physically build the project. We assist the Owner during this phase to ensure the project is built according to the construction documents and schedule. We make site visits to observe construction, answer contractor questions, review contractor submittals, certify contractor’s applications for payment and keep the Owner advised of the Contractor’s general progress. 

Project Closeout

We will review operations, maintenance and warranty manuals and verify the contractor completes the project closeout items indicated in the construction documents.