Preconstruction vs. Design‑Build vs. CM/GC: Which Delivery Fits Your Project?

Salma Khan
6 hours ago
2 min read

Picking the right delivery method sets the tone for cost, speed, and risk. Here’s a plain‑English guide to the three models owners ask us about most, and when we recommend each for Colorado commercial and public work.

The quick definitions

Preconstruction (services): A phase (not a contract type) where the GC supports budgeting, constructability, phasing, value engineering, long‑lead analysis, and early buyout strategy. Precon aligns scope and budget before final drawings and a GMP or bid.
Design‑Build (DB): One contract with a single entity (contractor‑led team) responsible for both design and construction. Fast decisions, single point of accountability.
CM/GC (aka CMAR): A Construction Manager engaged early during design, transitioning to GC at construction. Often sets a GMP (Guaranteed Maximum Price) with open‑book pricing.

When each shines

Design‑Build is ideal when:

You need speed (tenant improvements, straightforward PEMB projects)
You want one accountable team and fewer handoffs
Performance specs matter more than prescriptive details

CM/GC is ideal when:

The project has complex phasing or must stay occupied (schools, clinics, civic buildings)
Budget transparency and early trade partnering reduce change orders
You want collaborative VE before locking a GMP

Preconstruction (as a service) is ideal when:

You’re still exploring fit‑for‑purpose scope and target budget
Permit strategy, long‑lead items, or site logistics can derail timelines
You want a buyout plan before drawings hit 100%

Pros and cautions (at a glance)

Model	Speed	Cost Certainty	Design Flexibility	Owner Effort	Notes
Design‑Build	Fast	Good (early)	Moderate	Low‑Mod	Great for TI/PEMB; ensure performance criteria are clear
CM/GC	Moderate	Strong (GMP)	High (early)	Moderate	Best for phased/occupied/complex scopes
Precon (phase)	N/A	Improves later	Highest (early)	Moderate	Use to align scope, schedule, and cost before committing

How we help you decide (our 45‑minute framework)

Project drivers: schedule vs. cost vs. design control
Constraints: occupied site, inspections, utility moves, long‑lead materials
Risk register: top 5 unknowns, with mitigation paths per model
Team map: what architects/consultants you already have (or need)
Commercial terms: fee structure, contingency, allowances, and procurement strategy