Owner Change Order Calculator

Owner change orders cost more than raw scope. This calculator adds markups and schedule impact.

Direct labor + material

GC markup %

Delay days

Daily carry

Total CO cost

$55,300

Markup $

$6,300

Delay cost

$14,000

How the math works

Total = direct cost + markup + delay cost. Each component adds independently.

Track cumulative CO cost as % of base contract. Over 8-10% = project out of control. Freeze non-critical COs and push remaining changes to post-completion punch list.

How to Use

Enter direct labor and material cost.
Enter GC markup %.
Enter schedule delay days.
Enter daily carry.
Read total change cost.

Frequently Asked Questions

Typical markup?

GC: 10-20% on change orders. Sub: 5-15%. Plus bond premium, insurance, overhead. CO markups often higher than base contract. Know your contract's markup cap.

Schedule impact?

Minor COs: 0 days. Significant: 3-10 days. Major structural: 15-30 days. Each day costs full carry. Push for no-delay language where possible.

Avoiding?

Lock design before GMP. Pay architect for complete plans. Owner decisions made in first 2 months (before mobilize). After start, every CO is expensive.

Who owns this risk — sponsor or lender?

Construction risks are typically shared: hard-cost overrun owned by sponsor (via completion guaranty), soft-cost and delay risks shared per contract, force-majeure excused but bears owner carry cost. Document risk ownership in the loan agreement and GC contract before closing. Disputes get expensive when roles are unclear. Institutional deals spell out every allocation in writing.