CM at-risk or progressive design-build? Choosing a delivery method for a public project

Public owners in the Northwest can now choose between several alternative delivery methods. Two of them cause most of the questions we hear at interviews: construction management at-risk, often called CM/GC on public work, and progressive design-build. Both select the builder on qualifications. Both involve the builder during design. Both end in a negotiated price rather than a low bid. They are still different contracts.

Who holds the designer

Under CM at-risk the owner hires the architect directly and hires us separately. The architect works for the owner, and we advise on cost, schedule and constructability. Under progressive design-build the owner signs one contract, with us, and the architect is on our team. The owner still takes part in design reviews, but responsibility for coordinating design and construction sits with one party.

How the price is set

In both methods the price is agreed during design rather than at the end. Under CM at-risk this is the guaranteed maximum price, usually set from trade bids at around 60 to 90 percent construction documents. Progressive design-build usually sets the price in stages, and the owner can leave after any stage without the design being lost.

Choosing

We ask owners three questions.

• Do you want to direct the design yourself, with your own architect? That usually points to CM at-risk.
• Is schedule the main driver, and do you want one party responsible for design and construction? That usually points to progressive design-build.
• Does your procurement law allow the method, and have you used it before? Check this before anything else.

Westbrook's library used progressive design-build so that the community could see costs while the design was still open. The Cedar Basin County annex used CM at-risk because the county wanted its long-standing architect to lead the design of a building beside its historic courthouse. Both finished within budget. The right method depends on the owner, not on the builder.