A general contractor adds a markup to every trade and keeps the difference; an owner's representative competitively bids each trade and manages the build on a transparent fee, so the savings go to you. That single structural difference is why the project-management model can deliver the same home for less.
Side by side
| Markup general contractor | Owner’s rep / project manager | |
|---|---|---|
| Who they work for | Their own margin | You, the owner |
| How they're paid | Markup baked into every line | Transparent management fee |
| Trade pricing | Marked up, often one crew | Competitively bid, open book |
| Budget visibility | Limited; lump-sum totals | Line-item, real-time dashboard |
| Change orders | Can be a profit center | Priced at cost, approved by you |
| Incentive on cost | Higher cost can mean higher margin | Lower delivered cost is the goal |
| Typical result | Best bid | Up to 10% below that bid |
When each makes sense
A traditional general contractor can be the right call for very small, simple jobs where bidding overhead isn't worth it. For an ADU, a new home, or a major addition — projects with many trades and six-figure budgets — the owner's-rep model's competitive bidding and open-book control usually win on both cost and peace of mind.
That conflict-free fee model is the core of how Ground Rise Build works. See our managed process, what's included in our services, or get a free estimate with your best bid in hand.
What is the difference between an owner's rep and a GC?
A GC prices the whole job with a markup and keeps the difference. An owner's rep works for you on a transparent fee, competitively bids each trade, and manages the build open-book.
Does an owner's rep cost less?
Often yes — competitive bids instead of markup, plus tight budget control. Ground Rise Build targets up to 10% below your best GC bid.
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Tell us about your project and share the best offer you've received. We'll show you how much you could save.
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