Open-Book Financials
Full cost transparency with competitive trade buy-outs and continuous value engineering.
- Live budget vs. actuals
- Allowance & contingency tracking
- Owner approval before commitments
Construction Management in Vancouver — Transparent, Collaborative, Cost-Controlled
We act as your advocate from pre-construction through closeout—planning, procurement, and site coordination with real-time budget and schedule control so you make informed decisions at every step.
Owner-aligned advice & open-book reporting
Trade procurement & lead-time risk management
Constructability, permits & inspection readiness
Why Choose Our Construction Management
Schedule Certainty
Critical path tied to procurement and municipal milestones to keep work flowing.
- Look-ahead planning & gating
- Inspection & strata coordination
- Daily site management
Quality & Safety
Documented QA/QC, vetted trades, and Vancouver code compliance at every phase.
- Deficiency logs with sign-offs
- Safety plans & toolbox talks
- Warranty-ready closeout
Our Process
Discovery & Site Review. Objectives, constraints, code/strata rules, budget targets.
Pre-Construction (Planning). Constructability, estimates, long-lead strategy, permits, risk register.
Trade Procurement. Tendering, scope alignment, leveling, recommendations for award.
Construction Management. Daily coordination, QA/QC, inspections, cost & schedule control.
Substantial Performance. Deficiency walk-throughs, occupancy coordination, documentation.
Closeout & Warranty. As-built notes, O&M manuals, warranties, post-turnover support.
What You Get
Project Controls
- Baseline & rolling look-ahead schedules
- Budget dashboard & cost event log
- Permit/inspection trackers
Procurement & Site
- Competitive tenders & scope checks
- Daily logs & progress photos
- Safety plans & toolbox talks
Closeout Package
- Finish schedules & product data
- Warranties & maintenance guide
- Final cost ledger & releases
Standard Contract — CCDC 5A/5B (Construction Management)
5A: CM for Services
MMC provides advisory & management services. Trade contracts are between the Owner and each Trade, with MMC managing tendering, coordination, and cost control.
- Open-book fees (monthly/fixed)
- Owner signs trade contracts
- Ideal when early contractor input is needed
5B: CM for Services & Construction
MMC manages services and holds the trade contracts (CM-at-risk). We deliver the work with cost transparency and agreed fee/overhead.
- MMC signs trade contracts
- Cost-plus with agreed fee, or GMP
- Faster buy-out, single point for trades
Key Clauses We Emphasize
- Cost Transparency: Open-book, audited cost records
- Changes: Documented cost & schedule impacts before work
- Insurance & Safety: Coverage, WSBC, site safety duties
- Dispute Resolution: Negotiate → mediate → arbitrate
Construction Management vs General Contracting — What’s the Difference?
| Aspect | Construction Management (CCDC 5A/5B) | General Contracting (CCDC 2) |
|---|---|---|
| Contracting | 5A: Owner signs with trades; MMC manages. 5B: MMC holds trades (CM-at-risk). | Single stipulated-price contract with GC; GC holds all trades. |
| Pricing Model | Open-book cost-plus with fee; optional GMP under 5B. | Fixed (stipulated) price; changes via COs/Directives. |
| Transparency | Full visibility into bids, buy-outs, and actuals. | Price certainty; less line-item cost visibility. |
| Speed to Start | Early involvement; phased permits/buy-outs enable earlier start. | Start after design/permitting and full tender completion. |
| Risk Profile | Shared; Owner retains some cost risk (5A); MMC at-risk for trades (5B). | GC carries performance & trade risk at the agreed price. |
Preview our sample CM agreement package (for review only; obtain authorized CCDC copies for execution).
© CCDC. CCDC documents are licensed; purchase authorized copies before use.Typical Timeline & Cost Range
| Project Type | Typical Duration | Cost Model (CAD) | Notes |
|---|---|---|---|
| Pre-Construction (any project) Planning | 3–8 weeks | $4k–$25k (fixed/retainer) | Constructability, estimates, schedules, long-lead strategy, permits. |
| Kitchen Renovation Residential | 8–14 weeks | Cost-plus + CM fee (2–8%) | Open-book with competitive trade buy-outs; optional GMP under 5B. |
| Full Condo Renovation Residential | 12–24+ weeks | Cost-plus + CM fee (3–10%) | Strata coordination and elevator bookings can extend timelines. |
| Commercial TI Commercial | 10–20+ weeks | Cost-plus + CM fee (2–6%) | Base-building conditions & municipal approvals affect schedule. |
*Ranges are examples for Vancouver & the Lower Mainland; refined after site visit and defined scope.
Construction Management — FAQs
How are CM fees structured?
Typically cost-plus with a fixed monthly or percentage fee tied to the cost of the work. For 5B, we can set a GMP once scope is defined.
Who signs trade contracts in CM?
Under 5A the Owner signs trade contracts and we manage them. Under 5B we hold the trade contracts (CM-at-risk).
Do you provide open-book reporting?
Yes. You see tender results, buy-outs, actual invoices, and the live budget dashboard before commitments are made.
Can you start before design is 100%?
Yes. CM supports phased permits and early procurement of long-lead items once design intent is established.
Do you coordinate permits and inspections?
Absolutely. We handle municipal submissions, inspections, and occupancy coordination, keeping you informed at each milestone.
Want open-book delivery with schedule discipline and buildable design?