A builder who shows the math.
Construction management at-risk or as your agent. We join during design, run the schedule and cost model in the open and carry a guaranteed maximum price you can trace line by line to closeout.
What is at stake.
Design decisions are schedule decisions
Crane access, trade availability and long-lead gear all shape the drawings. A CM at the design table catches problems while they are still cheap.
Boards and agencies need defensible numbers
Owners spending public or board-approved money need to see every bid, fee line and contingency dollar. Open books make the number hold up.
Overlap needs a manager
Sitework, foundations and steel can start while interiors are still in design. That overlap saves months only when someone schedules it hard.
How we manage it.
- 01
At-risk or agency, chosen on purpose
At-risk, we hold the trade contracts and guarantee the price. As agency CM, we advise and manage while you hold the contracts. We help you pick based on your risk tolerance and procurement rules.
- 02
GMP from real bids
The guaranteed maximum price is set once design can be priced with confidence, using qualified trade bids in place of allowances wherever possible.
- 03
Early release packages
Demolition, utilities, foundations and steel can be bid and released ahead of the full GMP, so the site moves while design finishes.
- 04
Earned value reporting
Each month we compare planned, earned and actual cost and time, so you see a trend while there is still time to correct it, not a surprise at the end.
- 05
Contingency with a reason code
Every contingency draw is logged with its cause and approval, and the balance is reconciled with you at closeout.
What lands on your desk.
Scope is set project by project. These are the working documents you can count on, updated on a regular cycle and yours to keep.
A qualified GMP with assumptions, exclusions and allowances spelled out, ready for approval.
Bid packages, prequalified bidder lists and release dates tied to the master schedule.
Committed cost, spend to date, forecast at completion, schedule variance and every change in one report.
Every draw with its cause, amount and approval, reconciled at closeout.
Crane picks, laydown, deliveries and protection of occupied areas, drawn phase by phase.
A new school beside a full one.
The 1,100-student middle school, with its robotics labs and flexible classrooms, was built as CM at-risk next to a campus that stayed in session. Phasing, deliveries and noisy work were scheduled around the school day, and every trade package was priced in the open before it was released.
- 1,100
- Students
- 118,000
- Square feet
- 2022
- Completed
What owners want to know.
How do CM at-risk and agency CM differ?
At-risk, we hold the trade contracts and guarantee a maximum price. Agency, we manage on your behalf while you hold the contracts and the cost risk. Both put a builder in the room during design.
When is the GMP set?
Typically between design development and construction documents, once there is enough detail to price with real bids. Early packages can be released before then.
What happens to contingency we do not use?
It is reconciled at closeout and returned or shared as the contract sets out. You see the balance every month, so there is no mystery at the end.
Does CM at-risk work for public owners?
Yes. We work within public procurement rules, including qualifications-based selection and open trade bidding where the agency requires it.
Bring us the schedule that worries you.
Share the drawings, the budget or the date you cannot miss. A GilbertLanham project lead will walk through the critical path with you and tell you plainly where the risk sits.