How We Build
Construction Management at Risk (CMAR)
Pereff offers CMAR for projects with a separate architect engagement. Our default is Design-Build — where one team holds design, city negotiation, bank facilitation, and construction. See why.
CMAR: available, not the flagship
Pereff's primary delivery method is 100% design-build — where Pereff holds the design and construction contract as one accountable team. Construction Management at Risk (CMAR) is Pereff's secondary path, offered when the owner has a pre-existing architect relationship or the project complexity warrants a separately engaged design team.
In CMAR, the owner retains a separate architect but brings Pereff in during design — so the builder is informing the drawings before they're finalized. At a defined design milestone, Pereff issues a Guaranteed Maximum Price; costs over it are Pereff's problem. For most healthcare, finish-out, and ground-up work in North Texas, design-build delivers the same advantages with fewer parties and less coordination friction.
Three delivery methods — plainly explained
Most owners hear these terms in conversations and nod. Here is what they actually mean for your project, your risk exposure, and your schedule.
| Dimension | Design-Bid-Build | CMAR | Design-Build ← Pereff flagship |
|---|---|---|---|
| Who holds what contract | Owner holds separate architecture & construction contracts | Owner holds architect contract; GMP contract with builder | Owner holds one contract — Pereff delivers design + construction |
| When the builder joins | After design is 100% complete — at bid | During design (schematic through DD) — before GMP | Day one — builder and designer are the same team |
| Cost certainty | Low — surprises at bid are common when design and budget weren't coordinated | High — GMP issued at defined milestone; overruns are builder's risk | High — one team manages budget and design simultaneously |
| Schedule | Slowest — sequential phases with full bid period | Faster — builder mobilizes before design is final | Fastest — design and construction can overlap |
| Owner coordination burden | Highest — owner manages two separate professional relationships | Medium — owner still manages architect and builder separately | Lowest — one team, one contract, one point of accountability |
| Change-order exposure | Highest — gaps between design documents and site conditions are the owner's problem | Medium — builder flags gaps early, but separate contracts create friction | Lowest — design errors are the design-builder's problem, not the owner's |
| Best fit | Public work requiring competitive bid; simple, well-defined scope | Pre-existing architect relationship; large complex projects; institutional or public work | Medical, retail, office, multifamily — most North Texas commercial projects |
Comparison is general — specific project structure depends on scope, owner preferences, and available design documents. Pereff will tell you which path fits before you commit to anything.
Three scenarios where CMAR is the right answer
CMAR is a serious delivery method for the right project. Here is when it wins.
Pre-existing architect relationship you want to keep
The owner has an existing architect relationship they don't want to change. CMAR lets Pereff layer in as the construction voice during design — without displacing the design team. The architect keeps their contract with the owner; Pereff holds a separate GMP contract.
Large, complex, or phased-occupancy projects
Large footprints, specialized systems (medical imaging, clean rooms, industrial process), or projects where sections of the building must remain occupied during construction — where having the builder at the design table meaningfully changes what gets drawn.
Early builder input with GMP discipline
Owner wants real cost feedback while design is still moving — not a number that comes back $2M high at bid after the design is locked. CMAR lets Pereff price the design in real time and commit to a Guaranteed Maximum Price before breaking ground.
Public, institutional, or quasi-public work
Government entities, healthcare systems, educational institutions, and non-profits often require the accountability structure, open-book cost reporting, and competitive-selection process that CMAR provides. Some procurement rules require it.
When CMAR is not the right path
We would rather tell you CMAR is not right for your project upfront than take a contract that produces a worse outcome. These are the cases where Pereff will steer you toward design-build instead.
Single-doctor practice building a 2,000–6,000 sf suite
If you are a physician, dentist, or veterinarian building your first or second practice location, design-build is almost certainly the better path. One team, one contract, faster preconstruction pricing, and Pereff's 100+ healthcare projects behind it. CMAR adds coordination friction you don't need.
Projects where design is already 50%+ complete
The primary value of CMAR is early builder input during schematic and design-development phases. If your architect is already in construction documents, the benefit window has closed. At that point you're better off going to competitive bid or engaging Pereff on a design-build-finish arrangement.
Owner who wants the simplest possible structure
CMAR means two professional relationships, two contracts, and a coordination layer between architect and builder that does not exist in design-build. If you want one accountable team and the fewest moving parts — design-build is the answer. Pereff will say so directly.
Straight talk from Stephen: Pereff's business is built on repeat clients and healthcare-network referrals. We do not win by taking the wrong projects. If design-build is better for you, we'll say so — and walk you through why, with no pressure.
How Pereff runs CMAR
From early design involvement to final CO — open-book cost reporting at every stage.
Preconstruction Services
3–6 weeksPereff joins the design team during schematic and design-development phases. We provide constructability input, preliminary budget with line-item transparency, value engineering options, and sub-market sounding — so the design is grounded in what things actually cost to build in DFW today.
Scope + Budget Alignment
Concurrent with DDAs design matures from schematics to construction documents, we continuously update the budget and flag scope changes before they become surprises. The owner and architect know, in real time, what each design decision costs.
GMP Proposal
At CD milestoneAt an agreed design milestone, Pereff issues the Guaranteed Maximum Price — a formal commitment to deliver the project within that cost ceiling. The GMP is open-book: the owner sees the buyout, the contingency, and the fee. Savings below the GMP are typically shared per the contract.
Construction with Open-Book Reporting
Varies by projectWe build to the GMP with weekly owner updates, a cost-to-complete report each month, and documented change orders — no surprises at the end. If a scope change is needed, it's priced and signed before work proceeds.
Contracts we work in
The right contract structure depends on how defined the scope is when we sign. We’ll recommend what fits and explain the trade-offs in plain language.
Guaranteed Maximum Price (GMP)
Most common in CMARPereff guarantees the project won't exceed a defined cost ceiling. If costs run over, Pereff absorbs the difference. If costs come in under, savings are typically shared per the contract terms. The GMP is open-book: the owner sees the line-item buyout, the contingency reserve, and the fee. This is the most common structure on Pereff CMAR projects.
Cost-Plus with a Fee
Used on complex or evolving scopeOwner pays actual documented costs — labor, materials, subcontracts, equipment — plus a defined fee (fixed or percentage). Transparent and appropriate when the full scope isn't defined at contract signing. Often paired with a GMP once scope is established, creating a hybrid cost-plus-to-GMP structure.
Lump Sum (Stipulated Sum)
For well-defined scopeOne fixed price for a fully defined scope. Simple for the owner; the builder takes full cost risk but prices in a risk premium accordingly. Best suited to projects with complete construction documents before the contract is signed. Change orders adjust the price for any scope changes.
These descriptions are general information. Your project’s contract will be drafted and reviewed with legal counsel — Pereff recommends every owner do the same.
Frequently asked questions
How CMAR works, when it beats design-build, and what cost risk Pereff takes on.
What is Construction Management at Risk (CMAR)?
Under CMAR, Pereff joins the project during design as the construction manager, then takes on cost risk by issuing a Guaranteed Maximum Price (GMP) at a defined design milestone. The owner keeps a separate architect of record; Pereff advises the design, then builds it open-book. If costs come in under the GMP, the savings typically return to the owner.
When does CMAR make sense instead of design-build?
CMAR fits when the owner already has an architect relationship they want to keep, or when a public/institutional process requires a separate design contract. Pereff's default is Design-Build, where one team holds design, city negotiation, bank facilitation, and construction — fewer seams, fewer change orders. If a separate architect is already in place, CMAR keeps that relationship intact while still putting Pereff on cost risk.
When is the GMP set, and is the cost open-book?
Pereff issues the GMP at a defined design milestone — typically when documents are complete enough to price the work with confidence, not before. From there, cost reporting is open-book: the owner sees subcontractor bids, buyout, and running cost against the GMP. Directional budgets before the GMP are subject to final pricing and are not a binding cost commitment.
Does Pereff help with financing on a CMAR project?
Pereff is not a lender. As with every delivery method, Pereff can facilitate the bank relationship — preparing a credible budget and proforma the lender can underwrite — but final terms are bank-determined. The CMAR structure itself does not change that.
Ready to start a CMAR project?
Tell us the project type, location, size, and where the design stands. We'll give you a straight read on whether CMAR fits and what early engagement would look like.