The best time to solve a construction challenge is before it reaches the field.
For many public owners, selecting a contractor has traditionally happened after design is complete. The project is bid, the lowest responsive bidder is selected and the construction team begins working from a largely finished set of documents.
That process can work well for straightforward projects with clearly defined scopes. But when a project involves a tight schedule, an active facility, complex phasing, budget pressure or significant coordination, owners may benefit from bringing construction expertise into the process sooner.
Construction Manager at Risk, or CMAR, is one delivery method that makes that possible.
What is CMAR?
Under CMAR, the owner maintains separate contracts with the designer and construction manager. The construction manager joins the team during design to provide input on cost, schedule, constructability, phasing, procurement and project risk. As the design advances, the construction manager typically develops a guaranteed maximum price and then manages construction.
For Minnesota municipalities, CMAR is a qualifications-based process that considers factors such as the team’s technical competence, capacity, past performance, safety record and familiarity with the project location—not price alone. Trade work remains competitively bid through an open, objective prequalification process.
In other words, CMAR does not eliminate competition. It changes when the construction manager becomes involved and allows an owner to consider the overall value and qualifications of the team.
The Value of Earlier Collaboration
The greatest benefit of CMAR is not simply a different contract structure. It is the opportunity to make better-informed decisions while those decisions can still have a meaningful effect on the project.
More Reliable Cost Information
A construction manager can provide ongoing estimates as the design develops, helping the team understand how design decisions, market conditions and scope changes affect the budget. Potential overruns can be identified earlier, while the team still has time to evaluate options thoughtfully.
Constructability Insight During Design
Drawings communicate design intent, but a builder brings a field perspective to how that design will be procured, sequenced and constructed. Early reviews can uncover coordination issues, site constraints or scope gaps before they become costly problems in the field.
A Schedule Shaped by Real-World Conditions
CMAR enables early planning for permitting, phasing, long-lead materials, trade availability and ongoing facility operations. On the right project, it may also allow early construction packages to begin before the full design is complete.
Transparent Decision-Making
Open-book estimating and competitive trade bidding give owners visibility into how the project is priced. Rather than reducing cost indiscriminately, the team can compare options and determine where investment creates the greatest long-term value.
Shared Accountability
When the owner, architect and construction manager collaborate from the beginning, the team develops a clearer understanding of the project’s priorities and risks. That alignment helps reduce surprises and creates greater accountability for delivering the agreed scope, schedule and budget.
When is CMAR a good fit?
No delivery method is right for every project. CMAR can be especially valuable when:
- the project has a firm completion date or complicated phasing
- construction will occur in an occupied or operational facility
- the scope involves renovation, unknown existing conditions or technical complexity
- market volatility or long-lead materials could affect the budget and schedule
- the owner wants meaningful cost and constructability input during design
- qualifications, collaboration and project approach are important selection considerations
The method works best when the construction manager is transparent, disciplined and willing to act as a true extension of the owner’s team.
Why Jorgenson?
At Jorgenson Construction, our approach has always been grounded in strong relationships, careful planning and doing what is right for the project. The repeat invitations we receive from owners and developers reflect more than our ability to build—they reflect the trust our teams earn through responsiveness, craftsmanship and follow-through.
Our experience in competitive-bid construction also brings valuable discipline to a CMAR environment. We understand how to develop clear scopes, create meaningful trade competition and manage budgets carefully. At the same time, our hands-on project leaders, experienced field teams and strong trade-partner relationships allow us to contribute practical construction insight as plans develop.
From public and community facilities to healthcare, education, corporate, retail and industrial spaces, we understand that every owner has different priorities. Our role is to listen, identify risks, offer workable options and help the team make decisions that support the full vision—not simply the lowest number on bid day.
Whether a project is delivered through CMAR, design-build or traditional bid, we bring the same commitment: be transparent, communicate clearly and deliver work the entire team can stand behind.
Start the Conversation Early
The earlier we understand your goals, the more opportunity we have to add value. If you are evaluating delivery methods or planning a project with complex budget, schedule or phasing needs, we are ready to be a part of the conversation. Get In Touch Today