Design-build.
We design + build
Single team from concept through occupancy. Best when no architect selected. In-house design, schematic, construction documents, build, punch — one contract.
SERVICES · 4 ENGAGEMENT MODELSWE'LL RECOMMEND THE FITTRANSPARENT FEE STRUCTURE · GMP STANDARD
Four ways
to engage.
Design-build · construction services · pre-construction · construction management. Each engagement model fits a different point in the design + build arc. We'll recommend the right one during the discovery conversation; sometimes it's not us, and we'll say so.
PROJECT
ENGAGE
PHASE
ENGAGEMENT MODELS · 4
Four
models.
~60% of our work is construction services with an architect already selected. ~25% is design-build. ~10% is pre-construction services that often lead to construction. ~5% is construction management on owner-direct projects.
Construction services.
Architect selected · we build
Most common engagement (~60% of work). We come in early during design to inform constructability + budget. Build through occupancy + 12-month punch.
Pre-construction services.
Feasibility · estimating · pricing
Engaged during design phase to provide budgeting, value engineering, sub-contractor pre-qualification. Often leads to construction services contract.
Construction management.
Owner-direct contracting · we manage
Specialty projects where owner wishes to contract subs directly. We manage the work + provide owner-rep services. Less common.
PROJECT
FEES
PHASE
FEE STRUCTURE · TRANSPARENT
Fees,
line by line.
Cost-plus on most engagements. Guaranteed Maximum Price (GMP) available — and standard on construction services. Pre-construction billed hourly or fixed-fee. Construction management as a percentage of total construction cost. No hidden mark-ups; the budget tracker is shared.
DESIGN-BUILDCost-plus 15 — 18% · capped GMP available
CONSTRUCTION SERVICESCost-plus 12 — 15% · GMP standard
PRE-CONSTRUCTIONHourly $250 — $350 · or fixed fee
CONSTRUCTION MANAGEMENT5 — 8% of total construction cost
PROJECT
ENGAGE
PHASE
START · DISCOVERY CONVERSATION · UNHURRIED
DRAWN
HW
DATE
2026
