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Often referred to as Design/Bid/Build, Many aspects of this delivery process CM at-Risk allows the Owner to inter- CM Agency differs from CM at-Risk Under the design/build delivery sys- Bridging combines the traditional design this method is the one with which most are similar to competitive bid, with two view and select a fee-based firm to : in the lack of a guaranteed maximum tem, the builder and architect are one process with design/build delivery. owners are familiar. It is a linear process major exceptions. First, proposals are manage construction before design is price. Here, the Owner contracts with entity hired by the school to deliver a The Owner selects an architect who where one task follows completion of evaluated against published criteria, one complete. The construction manager and both a construction manager and an completed building. A guaranteed develops the design to the 30%-50% another with no overlap. Plans and of which is price. An award is made to the architect work together to develop architect, but signs separate contracts maximum price (GMP) is usually document stage. The owner then selects specifications are completed, then the firm providing the best value. Second, and estimate the design. A guaranteed with each subcontractor who will furnished at the very beginning based a design/build team to complete design advertised for bids. Contractors bid the Competitive Sealed Proposals allow maximum price (GMP) is provided by actually perform the work. on design criteria prepared by the school and construction of the school. This project exactly as it is designed with modifications to the proposals before the CM, who then receives proposals from district. The architect/builder then de- process is best suited to larger, new or the lowest bidder awarded the work. the bid is accepted, which allows the and awards contracts to subcontractors. STRUCTURE velops drawings that fulfill the criteria renovation projects that are schedule owner to negotiate a change of scope The final construction price is the sum while staying below the furnished GMP. sensitive and difficult to define. STRUCTURE before accepting the bid. of the CM's fee and the subcontractors' Upon completion, the school is either bids. The Owner will not pay more leased or turned over to the school dis- STRUCTURE STRUCTURE than the GMP, and retains any savings, trict, depending on the funding source. [] ~ STRUCTURE STRUCTURE SCHEDULE ~ SCHEDULE ~ SCHEDULE ['- ~-50% DESIGN DEVELOPMENT ADVANTAGES j ~ ~ , SCHEDULE ADVANTAGES SCHEDULE · CM selected on quality rather than ~0-15% DESIGN CRITERIA ADVANTAGES · Familiar delivery method ADVANTAGES low bid ~tl~k'titl~l~II)~i'iil{lI · Easy process to manage · Early CM involvement in estimating · Single point of accountability for · Defined scope * Flexibility in contractor selection · Single point of accountability · Enables the scope to be redefined to and constructability ADVANTAGES final design and construction · Lowest price accepted fit the budget without having to re-bid ADVANTAGES · Owner selects architect, CM and · Potential for faster delivery · Good for uncomplicated projects · Single point of accountability subcontractors · Single point of accountability for · Owner gains better understanding of that are budget sensitive, but are not · Allows award based on value rather · Construction firm selected by inter- · CM responsible for delivery of design and construction design before awarding D/B contract schedule sensitive and not subject to than price alone: lowest price usually view based on quality rather than project in budget and on schedule · Enables fast-track delivery (construc- · GMP eliminates Owner concern with change accepted low bid · Enables fast-track delivery (construc- tion begins before design is complete), cost overruns · Good for uncomplicated projects · Early CM involvement in estimating tion begins before design is complete), saving time DISADVANTAGES that are budget sensitive, but are not and constructability saving time · Early GMP facilitates alternative DISADVANTAGES schedule sensitive · Owner selects architect and CM financing methods · Linear process means longer separately and may be involved DISADVANTAGES · GMP elirnirmtes Owner concern with · No check and balance between schedule DISADVANTAGES in selection of subcontractors cost overruns designer and builder · May require re-design or re-bid to · All work except CM fee is bid · CM has no contractual responsibility · Design/build team only meets meet budget after bid · Linear process means longer schedule · Single point of accountability: with subcontractors DISADVANTAGES minimum criteria standards for · No control over contractor selection · Some control over contractor CM at-Risk signs contracts with · Final price is not established until all quality · No control over subcontractor selection all subcontractors packages are bid · No check and balance between · Potential for conflict between selection · No control over subcontractor · Guaranteed maximum price · No guaranteed maximum price architect and builder architect and design/builder · No budget input from contractor selection · Enables fast-track delivery (construc- · Owner manages multiple contracts · Owner must select a team rather · Not suitable for small projects or · Not suited for projects that are ° No budget input from contractor tion begins before design is complete), · Cost may be higher with multiple than the best architect and best those subject to change sequence, schedule or change prior to bid saving time prime contractors, builder sensitive · Not suited for projects that are · Good for large, complex projects · Design is completed after GMP sequence or schedule sensitive ~s g~ven DISADVANTAGES · Difficult to control quality because design/build team must only meet · Negotiated CM fee is not competi- minimum criteria standards tively bid · Not suited for small projects