Texas school districts have more ways to deliver construction projects than ever before. Between growing enrollment, aging buildings, bond programs, and tight schedules, picking the right construction method affects cost, risk, and timeline in real ways.
The two most common methods Texas school districts use are:
- Construction Manager at Risk (CMAR)
- Design-Build (DB)
Both are authorized under Texas Government Code for public entities, including school districts. Both can deliver successful projects. The difference is how risk, control, and responsibility are divided up.
Both offer real advantages over traditional low-bid procurement, but they work on different assumptions about the relationship between the district, the architect, and the builder. Superintendents and school boards need to understand those differences to get the most out of taxpayer dollars.
Design-Build: One Contract, One Team
Design-Build is straightforward. The school district signs one contract with a single entity, the Design-Builder. That entity handles both the architectural design and the physical construction.
Why the single-team structure matters
Because the architect and contractor work together (often within the same company or as a joint venture), the adversarial dynamic common in construction goes away. If there’s an error in the blueprints, the Design-Builder fixes it. They can’t charge the district a change order for a design conflict because they own the design.
Best for:
- Speed: Design and construction can overlap (fast-tracking), making this often the fastest way to deliver a new school or facility.
- Cost certainty: A single contract reduces the risk of cost overruns from design errors.
- Simplicity: The district has one phone number to call for any issue.
Construction Manager at Risk (CMAR): Early Builder Involvement
CMAR keeps the separation between design and construction but brings the builder in early. The district hires an architect to design the school and, separately, hires a Construction Manager (the CMAR) during the design phase.
The Guaranteed Maximum Price
The CMAR acts as a consultant during design, giving feedback on costs and constructability. Before construction begins, the CMAR commits to a Guaranteed Maximum Price (GMP). If the project costs less than the GMP, the savings often go back to the district. If it costs more, the CMAR absorbs the difference. That’s the “at risk” part.
Best for:
- District control: The district keeps a direct contract with the architect, giving them more say over design aesthetics and details.
- Transparency: The open-book nature of the GMP lets the district audit costs and verify competitive pricing on subcontracts.
- Complex projects: For large, multi-phased high schools, the added oversight of a CMAR can be worth it.
Key Comparison: Where Does the Risk Sit?
This is the core difference.
- In Design-Build: The risk of design errors and coordination gaps sits entirely with the Design-Builder. The district is protected from friction between architect and builder.
- In CMAR: The district holds both contracts. While the CMAR manages construction risk through the GMP, the district can still be caught in the middle when the architect and builder disagree about “design intent” versus “constructability.”
The Texas Legal Framework
Both methods are fully authorized under Texas Government Code (Chapter 2269) for school districts. The selection process differs, though. CMAR is typically selected based on qualifications and fees, while Design-Build selection weighs qualifications alongside a design proposal.
Districts should also think about internal capacity. Design-Build requires less day-to-day management from district staff, while CMAR often needs a strong facilities department to manage the separate contracts.
FAQs
Which method is cheaper for schools?
It depends on the project, but Design-Build statistically shows lower unit costs and significantly fewer change orders than CMAR. That said, CMAR can save money if the project comes in under the GMP and the contract includes a savings-sharing clause.
Can we use Design-Build for renovations?
Yes. Design-Build works well for renovations (think HVAC upgrades or gym refurbishments) because the single team can adapt quickly when they discover surprises behind old walls, without stopping the project to renegotiate design contracts.
Does the architect work for the contractor in Design-Build?
Usually, yes. The architect is either a subcontractor to the builder or a partner. Some districts worry this limits the architect’s ability to push for quality. In practice, a reputable Design-Build firm protects quality to maintain their reputation and long-term relationship with the district.
Why is CMAR so popular in Texas schools?
Familiarity, mostly. CMAR keeps the architect independent (which boards tend to prefer) while providing cost security through the GMP. It sits between the control of traditional
Does Design-Build reduce disputes?
Because design and construction are under one contract, there is typically less conflict between designer and builder. This can reduce disputes over responsibility and accelerate resolution when issues arise.
Which method is more cost-effective?
Both can be cost-effective when managed well. The right choice depends on project complexity, schedule demands, and how clearly scope is defined. Early contractor involvement in both methods helps control costs.
Can a district switch methods mid-project?
Switching delivery methods once a project is underway is usually difficult and not recommended. The choice should be made early, during planning and procurement.
Are both CMAR and Design-Build allowed under Texas law for school districts?
Yes. Texas law authorizes multiple delivery methods for public entities, including school districts. However, specific procurement procedures must be followed for each method.
Making the Right Choice
There’s no wrong answer between CMAR and Design-Build. There’s only the right answer for your specific bond program. If speed and single-point accountability matter most, Design-Build is the stronger option. If you want hands-on involvement in design and full visibility into costs, CMAR is worth serious consideration.
At TF Harper, we’ve worked with both delivery methods across Texas. We help districts evaluate their goals, timelines, and risk tolerance to pick the approach that gets the job done on time and on budget.
