Understanding CM at Risk Delivery
Construction Management at Risk (CM at Risk or CMAR) combines professional construction management services with guaranteed maximum price responsibility. The CM becomes a contractor responsible for delivering the project within a committed price, typically determined during design development. Effective construction scheduling software supports the unique scheduling requirements of CM at Risk projects.
CM at Risk scheduling spans preconstruction through construction, with the CM involved from early design through project completion. This extended involvement requires scheduling approaches that evolve as projects progress. Your construction management software must support this evolving role.
Preconstruction Phase Scheduling
CM at Risk projects include substantial preconstruction phases where the CM advises on design, develops estimates, and establishes the GMP. Your construction project management software should track preconstruction activities.
Design review activities should be scheduled to provide timely CM input. Value engineering, constructability review, and cost estimating need adequate time. Your contractor scheduling software shows preconstruction milestones.
GMP development requires coordinating estimating, scheduling, and risk assessment. Schedule time for GMP preparation and owner review. Your best construction scheduling software includes GMP development activities.
Procurement planning during preconstruction identifies long-lead items and sequencing strategies. Early procurement may begin before design completion.
Design-Phase Schedule Development
Construction schedules develop progressively during design, becoming more detailed as design progresses. Your construction scheduling software supports this progressive elaboration.
Initial schedules during schematic design are conceptual, establishing overall duration and major milestones. These schedules test feasibility and inform design decisions.
Design development schedules add more detail as design clarifies. Schedule logic becomes more specific; durations become more accurate. Your construction management software tracks schedule refinement.
Construction document schedules provide the detail needed for GMP commitment and construction execution. Full activity breakdown supports cost and resource planning.
GMP Schedule Requirements
The GMP proposal includes a schedule commitment that becomes contractually binding. Your construction project management software ensures schedule supports GMP requirements.
GMP schedules should be realistic, not optimistic. The CM bears risk for schedule performance; unrealistic schedules create liability. Your contractor scheduling software supports achievable scheduling.
Include appropriate contingency in GMP schedules. Weather, discovery, and coordination challenges will occur; schedule should accommodate them. Your best construction scheduling software includes contingency provisions.
Clarify schedule assumptions in GMP documents. What conditions are assumed? What events could affect schedule? Clear assumptions support fair administration.
Early Procurement
CM at Risk allows early procurement of long-lead items before design completion. Your construction scheduling software tracks early procurement separately from construction.
Identify items requiring early procurement. What has lead times that would delay construction if ordered at bid? Your construction management software flags long-lead items.
Schedule early procurement activities. Design completion for procured items, bid preparation, evaluation, and award all need scheduling. Your construction project management software shows early procurement sequences.
Coordinate early procurement with GMP development. Items procured before GMP become known costs; items procured after are estimated.
Trade Package Development
CM at Risk projects typically involve multiple trade packages rather than single prime contracts. Your contractor scheduling software supports multi-package coordination.
Sequence trade package procurement to support construction schedule. Packages needed first should be awarded first. Your best construction scheduling software coordinates procurement with construction.
Allow adequate time for bid preparation and evaluation. Complex packages need longer bid periods; technical evaluation needs appropriate time.
Track awarded packages against schedule. As packages award, update schedule with committed dates and contractors.
Construction Phase Management
Once construction begins, CM at Risk operates similarly to general contracting but with closer owner involvement. Your construction scheduling software supports this collaborative approach.
Maintain transparency with owners. CM at Risk involves partnership; open schedule communication builds trust. Your construction management software generates owner-appropriate reports.
Track schedule performance against GMP commitment. How is actual progress comparing to GMP schedule? What variances are developing? Your construction project management software monitors GMP compliance.
Change Management
CM at Risk change management affects both GMP and schedule. Your contractor scheduling software coordinates cost and schedule change impacts.
Evaluate schedule impacts of proposed changes. How do changes affect critical path? What duration adjustments are appropriate? Your best construction scheduling software supports change analysis.
Document change schedule impacts clearly. Change orders should specify time adjustments with supporting analysis. Your construction scheduling software provides change documentation.
Track cumulative change impacts. Multiple changes may create cumulative effects beyond individual impacts.
Risk Management
CM at Risk places schedule risk on the CM. Managing this risk requires active schedule management. Your construction management software supports risk identification and mitigation.
Identify schedule risks throughout the project. What could delay critical path? What contingencies exist? Your construction project management software tracks schedule risks.
Implement risk mitigation proactively. Don't wait for risks to become problems; address them before impact. Your contractor scheduling software shows risk status.
Document risk events and responses. When risks materialize, document what happened and how it was addressed.
Owner Coordination
CM at Risk involves collaborative owner relationships throughout projects. Your best construction scheduling software supports this collaboration.
Provide regular schedule updates to owners. Transparency builds trust and enables informed decision-making. Your construction scheduling software generates owner reports.
Involve owners in schedule decisions as appropriate. While CMs manage execution, owners may have input on sequencing and priorities.
Communicate schedule impacts of owner decisions. When owner choices affect schedule, communicate impacts clearly.
Best Practices for CM at Risk Scheduling
Engage early in preconstruction. Schedule involvement from design start enables better outcomes. Your construction management software supports early engagement.
Develop schedules progressively. Match schedule detail to design development level. Your construction project management software supports progressive elaboration.
Build realistic GMP schedules. The CM bears schedule risk; commitments should be achievable. Your contractor scheduling software supports realistic planning.
Maintain transparency with owners. CM at Risk succeeds through partnership; open communication builds success. Your best construction scheduling software enables transparent reporting.
CM at Risk delivery combines construction management services with contractor risk. Effective construction scheduling software supports both the advisory and execution roles this delivery method requires.