Construction Delivery Methods Explained: CMAR vs. Design-Bid-Build vs. Design-Build
If your municipality is planning a new police station, fire station, or village hall, you’ve likely heard terms like CMAR, Design-Bid-Build, and Design-Build mentioned during early planning conversations. But what do these construction delivery methods actually mean, and how can you decide which one is the best fit for your project?
Choosing the right construction delivery method is one of the most important early decisions a municipality can make. It will influence your project timeline, budget, team dynamics, and ultimately, how smoothly the project runs from concept to completion. Below, we break down the three most common delivery methods to help you make an informed choice.
CMAR (Construction Manager at Risk)
Construction Manager at Risk (CMAR) is a popular method for public sector projects that require early cost control and collaboration. In this approach, the owner hires a Construction Manager during the design phase. This allows the CM to work alongside the architect, offering real-time input on constructability, materials, cost-saving alternatives, and schedule.
Once the design reaches a certain level of completion, the CM provides a Guaranteed Maximum Price (GMP)—a cap on project costs unless the scope changes. This gives the owner price security while still benefiting from collaborative planning.
Pros:
- Early collaboration helps reduce costly surprises
- Budget estimates are more accurate from the start
- Design decisions remain in the owner’s control
- Risk of budget overruns shifts to the Construction Manager
Best for: Projects with complexity, such as adaptive reuse of existing buildings, multi-phase construction, or projects with tight budgets, benefit from informed decision-making early on.
Design-Bid-Build (DBB)
Design-Bid-Build (DBB) is the most traditional and commonly used construction delivery method for public projects. The process is linear: first, the owner hires an architect to design the full set of plans. Once the design is complete, the project goes out for public bid. Then, the contract is awarded to the lowest responsible bidder.
This approach is familiar to public boards and finance departments and often aligns with strict procurement laws.
Pros:
- Familiar and widely accepted for public funding
- Competitive bidding may result in lower initial costs
Cons:
- No contractor input during design
- Higher likelihood of change orders if plans are incomplete or unclear
- Longer project duration due to the sequential process
Best for: Simple, well-defined projects where design changes are unlikely and cost control through bidding is a priority.
Design-Build (DB)
Design-Build brings both design and construction under a single contract, meaning one entity is responsible for delivering the entire project. Instead of hiring an architect and then a contractor separately, the owner works with a single design-build team that manages everything from initial drawings to final construction.
This approach often speeds up delivery, as design and construction phases can overlap.
Pros:
- One point of contact for the entire project
- Streamlined communication and accountability
- Faster project delivery compared to other methods
Cons:
- The owner has less influence over design decisions
- Quality can vary depending on the team’s experience and integration
- Not always permitted for publicly funded projects, depending on local laws
Best for: Projects with tight timelines, limited internal staff, or where simplicity and speed are key.
Which Construction Delivery Method Is Right for Your Municipality?
There’s no one-size-fits-all answer. Each method has unique benefits and limitations. The right approach depends on your project’s complexity, funding requirements, timeline, and how much control your team wants throughout the process.
For municipal clients, it’s often helpful to weigh not just cost, but also how each method supports transparency, risk management, and decision-making. Many communities are turning to CMAR for its balance of collaboration and cost control, especially on complex or adaptive reuse projects.
If you’re still unsure which method is best, speaking with a construction manager early in your planning process can help clarify your options and identify the best path forward.
For more insight into how roles differ under each delivery model, you can access this AIA Contract Documents article about the key differences between a Construction Manager and General Contractor: Roles and Responsibilities Explained.