GMP baseline. Set once, frozen, versioned.
The GMP is the reference for every other figure on the contract. This module records it the way a contract should be recorded: as a document that is never edited in place.
The gmp baseline, as it renders in the product. Fictional project. Every chart is inline SVG.
The problem this solves.
A guaranteed maximum price is a ceiling, not a price. What decides whether it holds is what sits underneath it: how much of the number is actually priced, and how much is somebody's assumption carried at full value.
Figures are from the fictional project used throughout this site, and are arithmetic rather than an industry claim. Your own numbers are the ones worth knowing, and the calculator below computes them.
What does the owner's GMP baseline actually lock? 29 s, no voice over. Nothing loads from YouTube until you press play.All eleven films
Pre-GMP Readiness Score
Seven questions about the drawings, the allowances and the qualifications. It returns a score with the basis for each part, and the list of lines that should carry a decision date before you sign.
It runs the same functions as the product, in your browser. Nothing you type is sent anywhere or stored.
What the baseline records
The baseline is the GMP as signed, line by line. Cost of work by schedule of values line, general conditions, contractor contingency, owner contingency with a flag for whether it sits inside or outside the GMP, fee and fee basis, bond and insurance, the allowance schedule, the contract form, the shared savings terms, and the notice periods.
Each line carries a basis flag with one of three values: priced, allowance, or assumption. Priced means a subcontract or a quote stands behind the number. Allowance means a placeholder the contract says will be reconciled later. Assumption means the contractor estimated it without either. The flag is the most important field in the product, because every risk read downstream starts from it.
Versioning, not editing
A change to any line creates a new version with a reason and a timestamp. Version 1 is the GMP amendment as executed. Version 2 might be the first approved change order that adds to the GMP. The history is kept, and every report states which version it was read against.
Set during setup, not by a form
Baseline setup is real work rather than a form. We read the GMP Amendment, Exhibit A to AIA A133 or the equivalent article in A102, the schedule of values and the clarifications list, and enter each line with its basis flag. The output is the GMP Baseline Report, a document the owner keeps. It is priced separately and never bundled into the subscription.
Why the basis flag matters more than the total
Two GMPs of the same value can carry very different exposure. One has 80 percent of the cost of work bought out with executed subcontracts. The other has half of it carried as assumptions at design development. The totals match. The risk does not.
The baseline makes that visible on the first screen: the share of the cost of work that is priced, the share that is allowance, and the share that is assumption, by value. The register of soft lines is ranked by exposure, so the owner knows which lines to watch before the first pay application arrives.
What it feeds
Every other module reads from the baseline. The contingency ledger takes the two fund amounts from it. The buyout tracker takes each package's GMP line value from it. The allowance register takes the carried values. The anticipated final cost starts from the GMP total. The shared savings projection takes the split percentages, the cap and the carve outs. Change one of those at the source and every downstream figure moves with it, with a version number attached.
What it is not
The baseline is not the development budget. Land, soft costs, financing and owner furnished items live in the owner's own budget tool. The baseline covers the GMP line and what the contract puts inside it.
Instead of the spreadsheet
Why owners pick this over the spreadsheet: a spreadsheet baseline is edited in place, so the reference itself drifts. Nobody can say which version the March report was read against. Here the baseline is frozen, every change is a version with a reason, and every report names the version it used.
Questions owners ask
Can the contractor see the basis flags?
Access is a grant from the owner. Most owners keep the basis flags and the exposure ranking to their own side, and share the schedule of values view. Either is possible.
What if the GMP is amended?
An executed amendment creates a new baseline version with the amendment as the reason. The prior version stays readable, and every report names the version it used.
Do you set the baseline from Procore data?
No. The baseline is set from the executed GMP amendment and its exhibits, read line by line during setup. There is no integration in version one.
Next and previous
Previous module: Monthly owner report. Next module: Payment applications. Or read how the nine fit together.
Send us one pay application. We will check it.
One G703 with the names redacted. Six checks against the schedule of values it came from, and a written answer in two working days. No charge, and no follow up unless you ask for one.