Delivery Methods

Regardless of delivery method, our approach to every project is the same—industry-leading safety, quality and project management processes to surpass your expectations.

Each building market and owner may potentially select a different delivery method to best plan, design and construct their project. We have experience with the full range of these, ranging from Hard Bid where L&N has no involvement during the design phase, to Integrated Project Delivery (IPD) where L&N will participate as an integral partner in the early design process.

The following highlights the range of our experience:

Hard Bid

L&N is often awarded during this process with a “lump sum” contract for construction services a result of a price competition based on client-provided contract documents.

Construction Management (CM)

L&N performs pre-construction and construction phase services and is not contracted to self-perform facets of the work. Over 90% of our CM services are conducted on an “at risk” basis, with L&N holding all subcontracts and guaranteeing the cost/schedule. The balance of our CM services are “for fee”—in which the client holds all subcontracts.

During the CM process, L&N is involved with the owner, architect and consultants from conceptual design through construction and until the facility is operational and occupied. L&N offers diversified services offering our clients complete control over: cost, schedule, constructability, quality, start-up and warranties.

General Contracting (GC)

L&N performs preconstruction and construction phase services that are awarded as a result of contract negotiations and does self-perform the majority of the work.

L&N team of experts and tradespeople self-perform a wide variety of civil and structural work for concrete and steel structures, as well as selected finishes and equipment erection/installation. L&N offers in addition complete interior fit, Renovation and Remodel of Structures on a variety of projects. L&N also specializes in Flood, Mold, Fire Remediation and Restoration services self-perform on the majority of our projects.

By performing the most critical portions of construction with our own forces, L&N exercises maximum control over cost, schedule and quality-related issues. All subcontracts are held by L&N and the cost/schedule is guaranteed, with the cost contracted on a “lump sum” or “guaranteed max” basis.


Construction Management/General Contracting (CM/GC)

L&N performs a combination of the two delivery methods described above as a result of contract negotiations. Preconstruction services are conducted prior to project start; during the construction phase L&N may self-perform facets of the work.

Design-Assist (DA)

L&N brings a team of experts to the project during preconstruction to augment the design team in their efforts creating a platform for success to finish. A primary focus of Design-Assist is for the trade subcontractors to work side-by-side with the design professionals to create the best solution to meet all of the owner’s needs. In addition, through our VDC technology program, we significantly enhance the sharing and transfer of information from design to construction, streamlining the process to a successful completion.

Design-Build (DB)

L&N executes a “single source” contract, which includes all services for planning, designing, constructing and commissioning of a project. In concert with our VDC technology in design-build, L&N brings the leadership and management to virtually build the project in design collaborating with all team members. This includes having 100% shop drawings completed as part of the design. Contracts are “for a fee” or “lump sum.”

Integrated Project Delivery (IPD)

L&N enters into a joint agreement between the owner, the design team and the construction team to provide collaborative design and construction, with incentives shared by all team members when the project goals are achieved. IPD projects enable L&N to fully integrate our builder’s approach, safety program, quality program and VDC technology to achieve success for all team members.

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