How To Select a Construction Manager

CMAA recommends a systematic approach to selecting a construction manager, based on an objective evaluation of the qualifications of competing firms, coupled with a clear expression of the owner's expectations and desires. An effective selection process should include the following steps. (State and local laws may govern parts of the selection process, so this outline is intended only as a general guide.)

1. Create a clear statement of the project, including size, purposes, goals, and other parameters. This statement will enable prospective CM firms to understand the level of effort required, types of skills they are expected to provide, and other factors important to the owner.

2. State your expectations regarding schedule and budget. Bear in mind, however, that once selected, your construction manager will advise you on the achievability of your desired schedule and budget. So don't consider these elements final just yet.

3. Define your own internal procedures. Clearly identify who in your organization will have authority over purchasing, contracting, design issues, changes, and both overall and day-to-day decisions.

4. Form a selection committee. At least one member of the committee should be familiar with the design and construction process. The committee should also include the individual on the owner's staff who will be responsible for the project. Form this committee early enough so that all members can learn as much as possible about the project before launching the evaluation of potential CMs.

5. Statement of Qualifications. Publish a Request for a Statement of Qualifications (RFQ). You can place this request right here at CMAA's website, by following the link "Find a Construction Manager" in the left frame. Bear in mind, also, that certification under CMAA's Certification Program is a reliable indicator of professional competence and accomplishment. The CCM designation--Certified Construction Manager--applies to individuals, not to firms, but the availability of CCMs on a prospective bidder's staff should be a favorable factor in your evaluation. You can also advertise your RFQ in publications reaching the CM community. Most firms will be able to respond with a standardized form such as Federal Standard Form 254, which describes in general the qualifications of a firm or group of firms to do the work.

6. Compile a "short list." The selection committee will use the submissions to reduce the number of competing firms to a manageable level. These firms will then be asked to submit proposals.

7. Proposals. Firms judged to be qualified should be invited to submit a Technical Proposal. Your Request for Proposals (RFP) should provide enough project detail to enable bidders to offer specific information about their approach, experience, and resources. You may opt to include a mandatory proposal outline to which bidders must adhere, or to place a maximum length limit on proposals. Many selection committees also find it appropriate to ask bidders for separate financial proposals, which are not opened and compared until bidders have already been ranked based on their technical proposals.

8. Evaluate bidders. Compare and judge technical proposals with the goal of ranking bidders in numerical order. Several bidders may appear qualified for the work, and you may wish to interview the top candidates. When a final numerical ranking of bidders has been compiled, open and compare the financial proposals. Bear in mind, however, that budget and cost numbers at this stage are very "soft," subject to detailed negotiation as part of a final contract process.

9. Finalize scope of services and cost. CMAA's CM Standards of Practice can be used as a general guide to the functions typically provided by a CM. The owner and CM should, through negotiation, agree on a final scope of services based on a scope proposal submitted by the selected CM. This document should include deliverables or other tangible methods for measuring performance. The Scope of Services will also serve as the basis for development of a project CM budget.

CONTRACT FORMS. CMAA provides a number of model forms of agreement you can use or adapt to your own circumstances. To explore this forms library, return to the "About CMAA" page and select "Publications and Contract Documents".