Comparison
Owner's rep vs. general contractor vs. construction manager.
Four titles, frequently confused, with very different obligations.
By Salt & Oak Development Group•
Short answer
The distinction is who the party works for and whether they carry construction risk. Owner's reps and owner-side project managers work for the owner and carry no construction scope. General contractors and CM-at-risk firms carry the work and its risk under their own contracts.
Side by side
| Role | Works for | Holds subcontracts | Paid by |
|---|---|---|---|
| Owner's representative | Owner | No | Fee or retainer |
| Owner-side project manager | Owner | No | Fee or retainer |
| Construction manager (agency) | Owner | No | Fee |
| Construction manager at risk | Own firm, under GMP | Yes | Cost + fee, capped |
| General contractor | Own firm | Yes | Contract sum |
Choosing between them
- Fixed, complete design and a simple project: general contractor, plus a pre-signature review
- Complex or phased project needing early builder input: CM at risk, plus owner-side oversight
- Owner without construction experience: owner's rep, regardless of delivery method
- Multiple prime contracts: owner-side project manager is effectively mandatory
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