Seven of eight propositions passed when Broken Arrow went to the polls in April 2026 on a $415 million bond package, including $205 million for transportation, $56 million for public safety, $74 million for quality-of-life projects at Elam Park and $65 million for public facilities such as the Rose District plaza. The one proposition that failed, a sales tax increase for sports complex renovations, is a reminder of how public money works: approved dollars are fixed, and every project has to fit inside them.
Construction manager at risk, usually shortened to CM at risk or CMAR, is a delivery method built for that situation. The owner hires a design team and hires us early, during design, as a paid adviser on cost, schedule and constructability. When the drawings are ready, we commit to a guaranteed maximum price, hold subcontractor bids openly and carry the risk of delivering the building within it.
We use CMAR for community buildings, schools, medical facilities, mixed-use projects and complex private work where the owner wants an independent architect and a builder on the same side of the table from the start.
Procurement rules and codes in Oklahoma
Public owners follow procurement statutes that vary with the agency and the project, and some allow qualification-based selection or negotiated delivery methods while others require competitive bidding. We do not give legal advice, but we can explain the practical effect of each rule on schedule and cost. Under 61 O.S. section 11, plans for public buildings must provide facilities for people with disabilities and elevators to the extent the contracting authority finds feasible and financially reasonable, and older buildings may need to comply when an addition increases floor area by 25 percent or more within twelve months.
On the technical side, the statewide commercial minimum is the 2024 International Building Code as amended, effective September 14, 2026, and the 2024 International Fire Code the same day. The City of Tulsa lists older editions with an update pending. Part of our early work is confirming the applicable editions so the guaranteed price does not hide a code surprise.
When CMAR is the right fit
CMAR makes sense when the design is complicated, the budget is tight, the building must remain occupied during work, or the owner wants to learn price early. It is less useful when the design is complete and simple, because competitive bidding can deliver a price quickly. Owners also need to be comfortable with the open-book approach, in which we show subcontractor bids and our fee.
Consider the Rose District. KRMG reported that the Broken Arrow City Council approved a plan in November 2025 to double the size of the plaza, with a larger pavilion, a permanent stage, an expanded food truck area and a playground around the silo. KJRH reported a potential $10 million plaza upgrade that could take two to three years if voters approved. A downtown project of that kind involves events, adjacent businesses and a tight site. Those conditions reward a builder who talks with merchants and the city before drawings are final.
Preconstruction in practice
Our work starts with a scope and budget review, comparing the owner's program to the money available. We prepare estimates at each design milestone, identify value options and test constructability with the architect. We also develop a procurement plan: which packages to bid early, how to prequalify subcontractors, how to invite local firms and how to handle long-lead items.
When the guaranteed maximum price is ready, the owner reviews the basis of the price, including the drawings, allowances, contingency and fee. We then bid the remaining trades in public or invited fashion, open bids with the owner and award on value. Savings generally return to the owner under the contract terms, which is one of the features that distinguishes this method. Owners who want to compare with other approaches can read about design-build delivery or our preconstruction work.
Keeping a bond-funded project inside its number
Public projects live with fixed money and public scrutiny. Our estimates break costs into trades and carry contingencies by category: design contingency while drawings develop, construction contingency once bids arrive, and allowances for items not yet selected. We update the estimate at each milestone and show the owner the movement, so budget conversations are factual.
Offsite work is a common trap. The City of Jenks reports its Elm Street widening from 111th to 131st Street costs $16 million under the 2020 General Obligation Bond, with a pedestrian trail, storm water system and landscaped medians included. Projects like that show how much of a budget goes to infrastructure around the building. We work with civil engineers and city staff early so those costs are visible when the guaranteed price is set.
Sequencing a CMAR schedule
CMAR allows early work packages. Site clearing, utilities, long-lead equipment and foundations can begin before the entire set is complete, which compresses the overall timeline. On a school, the key date is the first day of classes; on a downtown plaza, it may be a festival season; on a hospital addition, it is the date the state expects to inspect. We plan backward from those dates and show where float exists.
We also plan around the public. Streets and sidewalks need maintained access, events need to continue, and neighbors need notice. A weekly look-ahead goes to the owner, and we meet with city staff, school administrators or hospital operations managers as needed.
Working in public view
Public and institutional sites involve students, patients, shoppers and neighbors. Our site-specific safety plan covers fencing, controlled access, deliveries, dust and noise, and communication with the owner's staff. Workers receive orientation tailored to the site, including background screening where the owner requires it. Hot work, crane lifts and excavation are planned and permitted, and we keep records that the owner can review.
Infection control and emergency access are also part of the plan on healthcare and education projects. We coordinate with the owner's safety team and the fire marshal, and we protect existing systems during tie-ins. See how this works for municipal and government construction and for healthcare projects.
Bring us in while the design is still open
Share the program, the funding and the date you must open, and we will outline how early involvement can protect the budget.
Common Questions
How is CMAR different from design-build?
In CMAR the owner contracts separately with the architect and with us, and the architect remains the owner's independent adviser. In design-build one entity holds both roles. CMAR is often favored by public owners and those who want separate checks and balances.
What does guaranteed maximum price mean?
It is a ceiling on the cost of the work as defined by the drawings and assumptions. If the work costs less, savings usually return to the owner under the contract; if it costs more because of our error, we absorb it. Owner-directed changes adjust the price.
Can local subcontractors participate?
Yes. We encourage local firms to bid, hold outreach meetings and break the work into packages that fit smaller companies. Prequalification protects the owner by checking safety, capacity and financial strength. We report participation to the owner.
How does CMAR help an occupied building?
Early involvement lets us plan phasing, temporary access and utility shutdowns with the occupants. Our phased construction on occupied sites page describes how this works.
Who typically hires you this way?
School districts, cities, healthcare systems and private owners with complicated programs. See education institutions and healthcare systems.