Phase 1: Feasibility

Before design begins, the CM evaluates site conditions, regulatory constraints, and preliminary cost parameters to determine whether the project is viable as conceived. The feasibility phase produces a consolidated assessment - the feasibility report - that gives the owner and architect a realistic picture of what the site allows, what the project is likely to cost, and what risks will need to be managed. This is the go/no-go decision point.

Documentation at this stage establishes the baseline assumptions that all subsequent work builds on. If the geotech suggests variable bearing conditions, that shows up here. If the site access limits equipment options, that's identified now.

Phase 2: Pre-Construction

As the architect develops the design through Schematic Design, Design Development, and Construction Documents, the CM tracks cost and constructability in parallel. Each design milestone produces an updated estimate with increasing precision, from assembly-level ranges in SD to firm subcontractor pricing against CDs. The architect receives constructability feedback while the design is still flexible enough to adjust.

Pre-construction documentation also includes the permit strategy, long-lead item identification, subcontractor prequalification, and an evolving risk register. The goal is that by the time the design is complete, the cost is already validated against real trade pricing and the permit pathway is mapped.

Phase 3: GMP & Permits

The Guaranteed Maximum Price package is the contract document that converts all pre-construction work into a binding commitment. It is delivered after permit approval and subcontractor buyout, when the pricing behind every line item is backed by an executed subcontract or verified supplier quote. The GMP is not an estimate. It is a ceiling price.

The package includes the complete cost breakdown by trade, scope narratives describing exactly what is included, the baseline CPM schedule with critical path and resource loading, and the assumptions and clarifications that define the boundaries of the work. Quality and safety plans are also established at this point, setting inspection protocols and hold points for the construction phase.

Phase 4: Construction

During construction, the owner and architect receive continuous project reporting. Monthly owner reports cover cost performance against the GMP, schedule status with variance analysis, quality and safety metrics, procurement tracking, and progress documentation. Weekly reports and three-week look-aheads maintain shorter-term visibility. All project data is accessible in real time through the Procore project portal.

Change orders, RFIs, submittals, daily field reports, and inspection records are maintained as the ongoing project record. This documentation serves both as a management tool during construction and as the basis for the closeout record when the project is complete.

Phase 5: Closeout

At substantial completion, the project transitions from active construction to documentation transfer. The closeout package includes the completion certificates, a compiled warranty package organized by system and trade with start dates and service contacts, and the full set of record documents: as-built drawings, operation and maintenance manuals, and equipment start-up reports.

Financial closeout reconciles the GMP against actual costs and documents the savings distribution per the contract terms. Final lien releases from all subcontractors and suppliers are collected and delivered. The complete project record is retained for seven years following final completion.

What deliverables does a CMAR construction manager produce?

A CMAR engagement produces documentation at every phase: a feasibility report during initial assessment, progressive cost estimates and constructability reviews during pre-construction, the Guaranteed Maximum Price package at permit, monthly owner reports and field documentation during construction, and a complete closeout package including warranties, as-builts, and final cost reconciliation.

What is included in a CMAR feasibility report?

The feasibility report evaluates site conditions, regulatory constraints, and preliminary cost parameters to determine whether the project is viable as conceived. It includes site analysis, regulatory assessment, a preliminary cost range, risk identification, and a schedule framework. It is typically delivered within 2-4 weeks of engagement.

What is a Guaranteed Maximum Price (GMP) package?

The GMP package is a contract document delivered after permit approval and subcontractor buyout. It includes a complete cost breakdown by trade, scope narratives, a baseline CPM schedule with critical path, quality and safety plans, and the assumptions and clarifications that define the boundaries of work. It is a binding ceiling price, not an estimate.

What reporting does the owner receive during construction?

During construction, the owner receives monthly reports covering cost performance against the GMP, schedule status with variance analysis, quality and safety metrics, procurement tracking, and progress documentation. Weekly reports and three-week look-aheads provide shorter-term visibility, and all data is accessible in real time through the Procore project portal.

What is included in the construction closeout package?

The closeout package includes completion certificates, a compiled warranty package organized by system and trade, as-built drawings, operation and maintenance manuals, equipment start-up reports, final GMP reconciliation with savings distribution, and final lien releases from all subcontractors and suppliers.

How long does the construction manager retain project records?

The complete project record is retained for seven years following final completion. This documentation supports warranty claims, future modifications, and property transactions after the project is finished.

What pre-construction documentation is produced during design?

As the architect develops the design through Schematic Design, Design Development, and Construction Documents, the CM produces updated cost estimates at each milestone, constructability reviews, a permit strategy, long-lead item identification, subcontractor prequalification records, and an evolving risk register. By the time design is complete, costs are validated against real trade pricing.

What is the difference between a cost estimate and a GMP?

Cost estimates are produced during pre-construction with increasing precision at each design milestone - from assembly-level ranges in Schematic Design to firm subcontractor pricing against Construction Documents. The GMP is delivered after permit and subcontractor buyout, when every line item is backed by an executed subcontract or verified supplier quote. The GMP is a binding ceiling price, not a projection.