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Construction Manager at Risk (CMAR) and Design-Build (DB) are two of the most used construction delivery methods today.
Which method is right for you? The answer could be either – or neither, depending on a variety of factors.
Understanding the subtle differences between CMAR and DB is your first step toward deciding which is right for your project – or if you need to explore another option.
Defining the Models
CMAR is a delivery method where the owner hires a construction manager (CM) during the design phase.
The CM provides input on constructability – the degree to which a building’s design facilitates efficient and effective construction – cost estimating and scheduling. They then assume the role of general contractor during construction.
The CM guarantees the project’s cost through a Guaranteed Maximum Price (GMP), assuming financial risk if costs exceed that threshold.
DB consolidates design and construction responsibilities under a single entity – the design-builder. Communication and accountability are streamlined, because the owner contracts with one party overseeing both design and project execution.
Contractual Relationships and Communication Flow
A major difference between CMAR and DB lies in how their contracts are structured.
CMAR involves three primary entities: the owner, the designer (typically an architect or engineer), and the construction manager. The owner holds separate contracts with the designer and the CM, fostering a collaborative but segmented relationship. This separation allows the designer to act as the owner’s advocate, maintaining design integrity and oversight throughout the construction process.
DB merges design and construction into a single contract between the owner and the design-builder.
This unified structure can reduce adversarial relationships and streamline decision-making. However, it also means the designer is no longer an independent advocate for the owner. This can raise concerns about checks and balances, especially in complex or highly regulated projects.
Risk Allocation and Cost Control
Risk management is a defining feature of both models, but in different ways.
In CMAR, the construction manager assumes risk for cost overruns beyond the GMP. This incentivizes accurate cost estimation and efficient construction practices. The owner benefits from early cost visibility and can make informed decisions during the design phase.
DB shifts more risk to the design-builder, who must deliver the project on time and on budget. There are fewer surprises, but more pressure is on the design-builder to effectively manage both design and construction risks.
Owners must be diligent in defining project requirements upfront, as changes later in the process can be harder to implement.
Schedule and Delivery Speed
CMAR and DB both offer scheduling advantages over traditional Design-Bid-Build.
With CMAR, the CM is involved early. This enables phased construction and the ability to overlap design and build activities, which can speed up project delivery.
DB is typically faster than CMAR, because the integrated team can begin construction before the design is complete. Streamlined coordination and no bidding contribute to significant time savings. This makes DB a good choice for projects with tight deadlines.
Collaboration and Innovation
With CMAR, the owner, designer, and CM work together during preconstruction. This model encourages transparency and shared decision-making, which benefits projects requiring high levels of customization or technical complexity.
DB can drive innovation through close coordination between design and construction teams. Fewer contractual barriers allow for more creativity and quicker problem solving.
The owner's influence over design decisions may be more limited. This puts more pressure on the design-builder’s ability to balance aesthetics, functionality, and cost.
Quality and Accountability
Quality assurance is another area where CMAR and DB differ.
In CMAR, the designer remains independent and can monitor construction quality on behalf of the owner. This oversight helps ensure that the project adheres to design intent and regulatory standards.
In DB, the design-builder handles both design and construction quality. While this can lead to efficiencies and fewer disputes, it also means the owner must rely on the design-builder’s internal quality controls. Choosing a reputable and experienced design-builder becomes critical to ensuring quality.
Suitability and Project Types
Choosing between CMAR and DB often depends on project characteristics and owner priorities.
CMAR is well-suited for complex projects where the owner desires a high degree of control over design and values the independent oversight of a separate designer. It is commonly used in public sector projects, healthcare facilities, and higher education buildings.
DB excels in projects where speed, cost certainty, and streamlined communication are paramount. It is frequently employed in infrastructure, industrial, and commercial developments, especially when the scope is well-defined and the owner is comfortable delegating design responsibility.
Let GPRS Keep You In Control of Your Projects
Both Construction Manager at Risk and Design-Build offer advantages over traditional delivery methods. But they cater to different project needs and organizational preferences.
Successful project delivery ultimately hinges not just on the delivery method you choose, but on the quality of the team, the clarity of the project vision, and the strength of communication throughout the process.
The best way to ensure strong, clear lines of communication throughout your project’s lifecycle is by ensuring that the data you’re planning, designing, and building off is accurate and actionable.
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