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How a project is contracted changes who carries which risk. Below is what each method actually means in practice — not the textbook definition, but how it plays out on site.
We take the drawings and return a finished building — on a fixed price, with one point of accountability.
Horton acts as the single contract holder for the whole build. We tender the trades, hold the schedule, run site safety and coordinate inspections, so the client deals with one team from mobilisation through to deficiency close-out.
Open-book delivery for owners who want visibility into every dollar and every decision.
We join early, price the work as the design develops, and manage the trades on the owner's behalf. Costs, allowances and contingency stay transparent throughout, which keeps late surprises out of the schedule.
One contract covering both the drawings and the build, so responsibility never falls between two firms.
Our consultants and site team work from the same programme. Because pricing and constructability feedback happen while the design is still moving, decisions get made once rather than revisited on site.
Servicing, site works and the groundwork everything else depends on.
Excavation, shoring, underground servicing, grading, asphalt and concrete flatwork. We self-perform much of this scope, which keeps the early programme under our own control rather than a subcontractor's.
Office, retail and institutional interiors built around a tenant's operating hours.
Fit-out work rarely happens in an empty building. We phase around occupied floors, run noisy work outside business hours where needed, and coordinate with property management on access, hoisting and shutdowns.
Careful work on buildings that are already standing — including the ones that matter historically.
Renovation exposes what drawings do not show. We budget realistically for the unknown, document existing conditions before demolition, and bring in heritage and structural specialists where the building warrants it.
Not sure which fits
A stipulated sum makes sense when the drawings are complete and the scope is genuinely fixed. Construction management earns its keep when the design is still moving and the owner wants to see the real numbers. Design-build wins when speed matters more than competitive tendering.
Tell us the constraint you care most about — budget certainty, programme, or design control — and we will recommend the structure that protects it, even if that means a contract type that pays us less.
Offices, retail units, mixed-use podiums and the fit-out that follows.
Multi-unit residential, low-rise blocks and purpose-built rental.
Schools, community facilities, clinics and places of worship.
Warehousing, light manufacturing, logistics and yard works.
Send us the scope, the site and the date you need it finished. We will tell you honestly whether we are the right contractor for the job.