Schematic Design (SD): Schematic designs are sketches used to identify building-to-property fit (or lot fit), space utilization, shapes, patterns, and massing studies. Materials, sizes, colors, and textures must be considered in the sketches.

Design Development (DD):This step requires research and investigation into what materials, equipment, and MEP (Mechanical Electrical Plumbing) systems will be used.  Space sizes should be designed and building masses and elevations should be relatively set.  The Construction Manager provides in depth cost analysis at this stage, to the extent the Design Development documents allow depending on the detail level of the documents.

Construction/Project Management:  The construction and project management phase consists executing the project from mobilization through Certificate of Occupancy and Substantial Completion Sign-off to commence the Warranty Period.  During this time, the Construction Manager assumes the primary responsibility for the success of the project.  This responsibility includes, but is not limited to scheduling, facilitating communications, constructing the contracted scope, controlling costs, time and material management, quality assurance, resource planning, safety, and meeting the human capital requirements of the project.

Driving Vision.   Durable Mission.   Enduring Goal.

Contract/Construction Documents (CDs): Contract/Construction Documents are the final plans and specifications of the construction project.  The CDs will be used for bidding and to develop the final contract budget pricing.  They are also the final complete set of documents used to construct the project.  The Construction Manager provides one last Pre-construction review of these documents prior to permitting and final contract to verify the level completion of the documents, identify final constructability conflicts and omissions, and provide final cost implication feedback to the client.

Pre-construction: The pre-construction stage begins when the owner enters into contract with the Construction Manager at any point of the Design Stage, as reference above, for the primary purpose of facilitating the progression from design to construction commencement.

After the Design Stage is completed, the Construction Manager executes the Bidding and Procurement Stage.  During the Bidding and Procurement Stage, the plans, specifications, and scope of the project are precisely vetted to ensure that all aspects necessary to construct the project are thoroughly covered for execution.  When all scopes are covered by an adequate number of completive bids and/or to be completed by the Construction Manager at Risk, the final budget is presented to the client and negotiated based on the terms set forth in the Pre-construction Agreement.  Upon the client and Construction Manager agreeing to the contract terms, a Guaranteed Maximum Price (GMP) Contract is executed and subsequently the necessary Subcontractor contracts are let.  Concurrently or just ensuing, the Construction Manager initiates the Permitting Stage with the governing municipality or building official for approval of the Construction Documents and Construction Manager for building based on the governing ordinances and codes.  The completion of all contracting and permitting concludes the Pre-construction Stage and construction process is ready to begin!Type your paragraph here.


The design stage involves four steps: programming and feasibility, schematic design, design development, and contract documents. The most effective Construction Management (at Risk) projects contract the Construction Manager (at Risk) upon the commencement of this stage.  While the Construction Manager will provide constructability input, plan review study, and budget analysis, it is the responsibility of the Architects and Engineers of the Design Team to ensure that the design meets all building codes and regulations.  During this stage, the Construction Manager also provides valuable analysis and feedback on costs, materials and methods, and construction timelines.

Conceptual/Programming/Feasibility:The needs, goals, and objectives must be determined for the building. Decisions must be made on the building size, number of rooms, how the space will be used, and who will be using the space. This must all be considered to begin the actual designing of the building.

Construction Manager at Risk (CMAR) is a global term referring to the business relationship of a general contractor (construction manager), owner and architect (or designer).  The CM at Risk method is a delivery process which entails a commitment by the construction manager to deliver the project within a Guaranteed Maximum Price (GMP). The construction manager acts as a consultant to the owner in the development and design phases (preconstruction services), and as a general contractor during construction. When a construction manager is bound to a GMP, the fundamental character of the relationship is changed. In addition to acting in the owner's interest, the construction manager must control construction costs to stay within the GMP.