One of the most complex issues in construction projects is payment – how, when, and what amount contractors get paid is the source of much conflict. Lump sum construction contracts can help resolve many of the unknowns around payment for owners and contractors, but only if project and contract conditions are right.

Here, we’ll discuss how lump sum contracts are created, what projects they’re best suited for, and how owners and contractors can navigate them with confidence.

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What is a lump sum construction contract?

Lump sum contracts are very common in construction. In a lump sum agreement, or fixed price contract, a general contractor provides a single price to complete a construction project. The price the general contractor quotes includes all associated costs, including material costs, labor, and administrative and overhead costs.

Lump sum contracts work best with simple and very well-defined project scopes. Because they involve a single bottom line, they are also best suited to short-term projects where long-term cash flow maintenance is less of an issue.

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Advantages of lump sum contract

If applied to an appropriate project, lump sum contracts can be among the simplest contracts to understand, implement, and budget for.

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Cost certainty for the project owner

Lump sum agreements put all the construction costs out front, which may make it easier for project owners to fund them. Having a better idea of final project costs can help owners create budgets and apply for financing for projects by reducing the risk of ballooning construction costs.

For contractors, lump sum contracts can be a blessing or a curse. If the project comes together quickly and cost-effectively, the contractor could benefit from a better profit margin than expected. However, if there are delays or unforeseen events causing cost overruns, the contractor still has to honor the contract price and could experience losses.

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Simplified budgeting and financial planning

Lump sum projects make paying invoices simple. Contract documents are clearer and more direct, laying out the work to be done, the compensation expected, and the payment schedule.

That simplicity can offer advantages over other types of contracts, in which contractors often have to go through a great deal of administrative work for each pay application, tracking expenses and project progress carefully and gathering backup materials to accompany the invoice. Owners then have to read each pay application, verifying project completion and paperwork before issuing payment.

Lump sum contracts sidestep the administrative headaches associated with percent complete, milestone billing methods, or other construction contract types.

Truss Payments can further streamline financial management to simplify even large lump sum payments with no associated fees. With Truss, contractors can import invoices from accounting systems and request money for free, even adding a payment link for easy payment.

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Reduced risk for the owner

Lump sum contracts shift much of the financial risk on a construction project to the contractor, whose payment is the same regardless of any errors, cost changes, or delays that impact the bottom line. In exchange for this lower risk, the owner may pay a premium price to the contractor, who then stands to earn a larger profit if everything goes well.

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Encourages better project management

All stakeholders can benefit from efficient project planning and execution. Because lump sum contracts pay by the project regardless of actual time or expenses, it is in contractors’ best interests to manage projects well, using accurate cost estimation and meticulous scheduling, budgeting, communication, and problem-solving.

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The drawbacks of lump sum contracts

Lump sum contracts offer significant advantages for specific types of projects, but both general contractors and owners should understand the potential risks they may pose for project quality and completion, especially for more complex projects.

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Limited flexibility to make changes after the project begins

Lump sum contracts are ideally suited to construction projects with carefully outlined and limited project scope. It can be difficult and expensive for the project owner to make changes once the project has begun.

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Risk of low-quality work

Contractors on lump sum projects earn the same amount, regardless of the time and effort they actually spend completing the project. On one hand, lump sum contracts can encourage contractors to be extra efficient in their work. However, there is a risk of unscrupulous contractors cutting corners so that they complete the project quicker and cheaper to widen their profit margins.

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Disputes over scope

Construction contracts always need to be as clear and thorough as possible in detailing expectations for all stakeholders on a construction project. To avoid scope disputes, contractors should be extra careful to understand the specific scope associated with the lump sum prices they quote, as owners may be disinclined to accept change orders they believe should have been included in the original agreement.

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A lot is riding on the estimate

Inaccurate or incomplete cost estimates can spell disaster for contractors on lump sum contracts. Any errors or omissions can eat into the expected profit margin.

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Best practices for using lump sum contracts

Lump sum contracts offer a simple and direct method for pricing out some types of construction projects. Contractors and owners should use caution to ensure lump sum contracts work to their advantage for more successful construction projects.

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Crystal clear scope

Lump sum contracts require very detailed and well-understood scope boundaries, so contractors know exactly what’s included to create accurate cost estimates. Expectations should be clear and well-documented.

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Well-defined change order process

Make room for changes in the contract terms. Include specific processes for handling unforeseen challenges like unexpected site conditions, weather delays, or owner preference changes that may crop up during the project.

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Careful contractor selection

A lot is riding on the contractor, who has to bear potential risks and responsibility for executing a lump sum construction contract. Owners should exercise caution in vetting and selecting their contractors, evaluating experience, management expertise, and work experience.

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Monitor expenses carefully

Lump sum contracts require careful financial control for contractors. Additional costs, missed deadlines, and misplaced paperwork can spell disaster when the project has a strict maximum spend. Contractors should use a robust suite of financial management tools like Truss Payments to easily and accurately track expenses, automate payments, and maintain clear financial records throughout projects, so that they consistently understand their project expenses in relation to budgets.

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Master lump sum contracts for your contracting business

Lump sum contracts offer a straightforward approach to construction projects, providing clear total cost expectations for owners and budget restrictions for contractors. The simplistic approach lump sum contracts offer can limit financial risk for owners and incentivize contractors to work efficiently, but owners and contractors alike should recognize the potential for scope disputes over changes and unforeseen conditions. Successful execution of a lump sum contract requires careful planning, thought, and documentation among all parties involved in the construction industry.

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Get started with your free Truss account to start collecting payments on lump sum contracts without fees or limits.