Ground-up, expansion, or phased
Commercial Construction
High-performance commercial projects, whether you are building from the ground up, expanding an existing facility, or navigating a complex, phased project around a live operation.
One team, whichever delivery method fits
A phased project around a working business, a school, a bank branch, a clinic, carries risk a ground-up site does not: the client's own operation has to keep running while the building around it changes. Our in-house estimators, project managers and field superintendents are what keeps that risk managed, from pre-mobilisation planning through turnover, with fewer gaps between trades and fewer change orders because the same team is watching the job end to end rather than handing it off partway through.
Five ways the contract can be structured
Not every project fits the same delivery method, so we offer five and help pick the one that fits the job rather than forcing the job to fit one model. The comparison below is the same one we walk owners, architects and boards through before a contract is signed.
Geddes-Armstrong Construction, BBB accredited. Norman Chamber of Commerce member. Call (405) 329-1460.
Delivery models
Five contract structures, one contractor
Every model below runs through the same in-house team. The difference is where the risk, the pricing transparency and the schedule flexibility sit.
| Model | Best fit | How it works |
|---|---|---|
| Construction Management | A hands-on, coordinated build process | We sit on your side of the table and run the trades. Best when the owner wants visibility into every package as it is bought. |
| Cost-Plus | Transparency and collaborative decision-making | Open books. You see what each subcontract actually cost. Best when scope is still moving and trust matters more than a fixed number. |
| Competitive Bid | Value through market pricing | Drawings go out, the market prices them, the number is the number. Best when the design is complete and the budget is fixed. |
| Design-Build | Single-source accountability from concept to completion | One contract covers design and construction. Best when the schedule is compressed and you do not want to referee between architect and builder. |
| Hybrid Delivery | Customised to unique scheduling, budget or design goals | Parts of the job under one model, parts under another. Best when a phased project has one wing to fast-track and another to bid. |
Building types
What we build under this scope
Office buildings
headquarters, multi-tenant suites
Financial buildings
banks, credit unions, secure retail branches
Restaurants
full-service, QSR, franchise prototypes
New construction
ground-up, all sectors
Libraries
Churches
sanctuaries, multipurpose spaces, community halls
Schools
early education to higher ed
Retail buildings
in-line stores, pad sites, shell buildings
Healthcare buildings
clinics, urgent care, wellness facilities
Apartment complexes
Shopping malls
A school district capital program, not one building
Dibble Public Schools brought us in for a new building and an addition, work that had to close out on time so the school year could start as scheduled, with no room to negotiate that date after the fact. That is the pressure every phased education or civic project carries, and it is the reason a construction manager needs its own estimators and superintendents rather than borrowing them project by project.
First American Bank has used the same team across four branches, Newcastle, Moore, East Norman and its corporate location, the kind of repeat business that only comes from a client who trusts the number they were given the first time.
GAC was able to complete the projects on time and allow us to begin the school year as scheduled. GAC has answered all of our questions and worked with us on budgetary items. They have been able to provide practical solutions to any problems that resulted from the project. I encourage you to consider GAC for your upcoming project(s).
Commercial construction is the widest of our seven services. See what comes before it on pre-construction, read about single-source delivery on design-build, or call the office to talk through a phased project.