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The general contract, from a contractual agreement aspect, is relatively inflexible in terms between the client and general contractor. Upon the execution of the contract, the general contractor becomes liable and solely responsible for the budget and schedule of the project according to the construction documents and terms of the contract. Due to this, there are typically strict two-way accountability terms in place for schedule delays, changes, costs, and deviations from the contract. The project is delivered by the general contractor executing and managing the necessary subcontracts to complete the specified work and/or completing portions of the work with their own resources. The general contractor schedules and supervises the work ensuring adherence to plans, specifications, code, schedule, budget, and safety. This method does not allocate for pre-construction services, therefore, the owner and/or designers are financially responsible for errors and omissions in the construction documents and times delays caused by them. This method is most conducive when the client is specific in expectations and the project scope is detailed and distinct.
The General Contracting method of delivery serves as a means for DuCon to deliver simpler, “cut & dry” projects to our clients. This is one of the oldest methods of construction contracting and is primarily executed through a “hard bid” process in which a client has a completed set of construction documents and invites general contractors to competitively bid and submit a proposal to execute all portions and phases of constructing represented in the construction documents for a set lump sum price. This lump sum price is developed by the general contractor soliciting bids/proposals from specialized subcontractors and compiling those subcontractor costs with their general contracting costs to create one lump sum price to the client. A general contractor may subcontract most, if not all, of the constructing and installations of work to subcontractors or the general contractor may “self-perform” certain components of the project using their own employees.