We act as your construction manager at-risk on commercial projects from $1M to $20M. Below is what each service produces and how the fee is built.
We price schematic, design-development or construction drawings line by line, run constructability and value-engineering reviews with your architect, and build the master schedule, including a winter plan for heated enclosures and frost protection where the work needs it.
The guaranteed maximum price is set on an AIA A102 agreement with A201 general conditions, or ConsensusDocs 500 if your lender prefers it. Every trade contract, invoice and allowance sits in a ledger you can read.
At least three bids per trade where the market allows, leveled against the drawings and specs. We send the bid tab and a written recommendation before any award.
Monthly AIA G702 and G703 built on the schedule of values your lender approved, with stored materials, retainage and change orders shown per line.
We prepare and file building permits with St. Paul DSI, Minneapolis and suburban building departments, and track trade permits pulled by licensed subcontractors. Inspections are scheduled from the lookahead so a missed inspection doesn't hold the next trade.
A full-time superintendent runs the site, with a project manager who owns RFIs, submittals and the schedule. Daily logs and photos go to the project folder each day.
No changed work starts without a priced, signed change order or construction change directive. Each change shows labor, material, subcontract cost and the fee, and is logged against contingency or the GMP.
We close out on a checklist your lender can follow: punch list, final inspections, O&M manuals, attic stock, final waivers, then retainage release. One-year workmanship warranty from substantial completion, with an 11-month warranty walk.
Every number below appears as its own line in the GMP exhibit and on every G703. Final percentages are confirmed in the proposal for your project.
For reference, general conditions on commercial work commonly run 6–12% of construction cost, and CM fees on GMP contracts commonly fall between 3% and 8%.
| Line | How it's priced | Typical |
|---|---|---|
| Preconstruction | Fixed fee, credited to the GMP if we build | $7,500–$30,000 |
| Cost of work | Actual subcontract and supplier cost, no markup | At cost |
| General conditions | Fixed sum from a staffing and site plan | 7–10% of cost |
| CM fee | Percent of cost of work, including changes | 4.5% |
| Contingency | Drawn only with owner sign-off | 3–5% |
| Shared savings | Unspent GMP at final accounting | 75% owner / 25% CM |
| Retainage | Held on each draw, released at closeout | 5% |
The change order log travels with each draw package, so your lender sees the running GMP without asking.
Change orders
GMP $4,912,640
Approved and pending
| Change | Amount |
|---|---|
| Add exam room 114 casework CO-007 · Owner request | $18,940.00 |
| Upgrade RTU-2 to 15 ton CO-008 · Design change | $33,700.00 |
| Delete parking lot island CO-009 · Credit | −$4,180.00 |
| Add card readers, 6 doors PCO-010 | $12,260.00 |