Construction Management vs Clerk-of-the-Works

Construction Manager or Clerk of the Works?

Why cost is not your only consideration.  

The scene is set: Your Building Condition Survey and 5-Year Capital Facilities Plan has been prepared, and your facilities committee has a defined list of prioritized needs. Most are "asset preservation" and "health and safety" items, some are educational program items, and others are operations improvements. The committee agrees that a capital project is necessary, and planning begins.

An important question to consider at this point is whether it's in your best interest to use a construction management firm (CM) or a Clerk-of-the-Works (Clerk). Each option has a unique impact on your project's life cycle.

A brief overview: A Clerk typically becomes involved with the project after the bidding process and is strictly responsible only to monitor the work of the trade contractors. A CM, on the other hand, manages the planning and construction process as part of the Project Team, acting as an advisor to the Owner. The CM can provide long-range planning services to assist with facilities evaluation, feasibility, and conceptual development, followed by a host of pre-construction services during the design phase through bid-process management. The CM team then manages the delivery of construction, coordinating the work of the trade contractors on-site and protecting the Owner's interests.

As you compare delivery methods, consider these four factors: 

Pre-construction Services are the largest differentiating factor between a Clerk and a CM firm. It is widely considered that a CM's greatest value is realized during the design phase. Approximately 80% of all cost savings are identified during this period through estimating, construction planning, constructability reviews, and value engineering. A Clerk is typically hired for construction phase services only, without involvement or input in identifying cost-efficiencies.

Project Size and Complexity: A CM's involvement (specifically its cost-saving pre-construction services) is most advantageous for renovation projects over $5 million (and especially over $15 million). Multiple occupied buildings often require the careful planning of a construction-oriented team member to forecast work around ongoing activities. A Clerk is typically a single individual who isn't involved in planning and doesn't have additional field management staff or construction superintendents to cover multiple active construction sites.

Scheduled Construction Periods: While "summer-only" construction work on smaller projects helps to justify a Clerk, larger summer-only projects may require more than one person managing work on-site(s). Also, year-round construction requires additional planning, phased construction and field management — all of which involve the pre-construction services of a CM firm.

In-house capabilities: CM firms include staff with past experiences in a variety of construction disciplines and delivery methods, i.e., general contracting, electrical, mechanical, etc. Additionally, a few CMs also provide pre-referendum planning services, working with the project team to help plan a project for preliminary approval by a Board or governing body, followed by public approval by constituent voters. A Clerk is not usually expected to provide that broad range of expertise.

Summary of Delivery Method Differentiators:

A Clerk can offer a cost-effective way to monitor the progress of a project. However, a CM tends to offer greater value as the Owner's advocate by providing more involvement and a broader knowledge of the planning and construction process, enhancing the Owner's likelihood of delivering a successful project. When making your decision between Clerk, CM, or a mix of the two, the value will become clearer as you consider their differentiating factors.