Comparison
Owner's rep vs. general contractor vs. construction manager.
Four titles, frequently confused, with very different obligations.
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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