Construction Manager
Construction Manager at Risk, Done Right
What Construction Manager at Risk Actually Means
Construction manager at risk brings us in as an advisor during design, well before a contract is signed for construction, so we can price the project as it develops and flag problems while they're still cheap to fix. Once the design is far enough along, that advisory relationship converts into a Guaranteed Maximum Price contract, and we assume the financial risk of delivering the project within that number. It's a delivery method that rewards early involvement, which is exactly where we prefer to be.
How CM at Risk Differs From Traditional General Contracting
Traditional general contracting typically starts after design is complete, when the Contractor bids or negotiates a price against finished drawings. CM at risk starts earlier and stays involved through design, which means we're shaping the project's cost and constructability before it's locked in rather than reacting to it afterward. Both methods can deliver a Guaranteed Maximum Price, but CM at risk gets there with more Owner and Architect input along the way.
Who Carries the Risk, and Why That's the Point
Once we convert to a GMP contract, Van Winkle carries the financial risk of cost overruns beyond that number, not the Owner. That's the “at risk” in construction manager at risk, and it's why the process leading up to that contract matters so much. A careful preconstruction process, honest budgeting, and a realistic contingency are what let us take on that risk responsibly instead of pricing conservatively and passing the cushion on to the client.
When CM at Risk Is the Right Choice
CM at risk tends to fit projects where the Owner wants meaningful input into design decisions while still getting cost certainty before construction begins: churches balancing a congregation's vision against a fundraising budget, or developers who need design flexibility without losing sight of their pro forma. It isn't automatically the right fit for every project, and part of our job during project delivery planning is helping an Owner see whether it is.
An Advisor First, a Contractor Second
We treat the advisory period before a GMP contract as seriously as the construction that follows it, because the decisions made during that period are what make the number we eventually commit to real.
- Early cost and constructability input during design
- GMP conversion once the design is ready
- A track record of delivering churches and developments under CM at Risk.
How We Run a Construction Manager at Risk Project
Early Advisory Role
We join the project during design, pricing, and advising as drawings develop.
Ongoing Cost Alignment
We track the budget against the evolving design and flag issues before they're locked in.
GMP Conversion
Once the design is sufficiently developed, we convert the advisory relationship into a Guaranteed Maximum Price contract.
Construction Delivery
We manage the build against that GMP, absorbing the financial risk of cost overruns.
Closeout
We complete the project, resolve the punch list, and hand over full documentation.
Answers to Common Construction Manager Questions
What is construction manager at risk (CMAR)?
Construction manager at risk is a delivery method where the Contractor joins the project during design as an advisor, then converts to a Guaranteed Maximum Price contract once the design is developed enough, assuming the financial risk of delivering within that number.
How does CM at Risk differ from traditional general contracting?
CM at risk brings the Contractor in earlier, during design, to advise on cost and constructability, while traditional general contracting typically starts pricing after the design is already complete.
What are the benefits of using a construction manager at risk delivery method?
Owners get early cost input, more influence over design decisions as the budget develops, and a Guaranteed Maximum Price before construction begins, all without giving up an independent Architect relationship.
Who assumes financial risk in a CM at Risk contract?
Once the Guaranteed Maximum Price is set, the construction manager assumes the financial risk of any cost overruns beyond that number.
When should a project Owner choose CM at Risk over other delivery methods?
When the Owner wants meaningful input into design decisions while still needing cost certainty locked in before construction begins, which is common on projects like churches and developments, balancing vision against a fixed budget.
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Considering CM at Risk?
Let's talk about whether it's the right fit for your project.
