AIA Contract Documents AIA Contract DocumentsContract Relationship DiagramsMay 2012Conventional (A201) Design-Bid-Build •For use when the Owner’s project is divided into separate contracts for design (Architect) and construction (Contractor).•Suitable for conventional project delivery (design ‐bid ‐build).retains ArchitectKey Attributes•Owner Architect.•Architect and his/her Consultants prepare drawings and specifications.•Architect assists Owner in obtaining bids/proposals, and then Owner awards contract(s) for construction.•Contractor(s) and Surety(ies) obligate to Owner for bid, performance and payment bonds.•Contractor and Subcontractors build the work.•Versions of AIA Documents A101™, A201™, A401™, B101™ and C401™ developed specifically for use on sustainable projects are also available (e.g., designated as AIA Document A101™−2007 SP).Conventional (A201) Design ‐Bid ‐Build Contract RelationshipsSuretyA310 A312A101A102B101A401C401A201 General Conditions Owner ContractorArchitect A103A107*B103B104*ConsultantSubcontractor *AIA Documents B104™ and A107 ™ are in the A201 family of AIA Contract Documents because the abbreviatedGeneral Conditions in A107 are based on AIA Document A201™. If AIA Documents C401™ and A401™ are used withB104 and A107, appropriate modifications should be made with the assistance of insurance and legal counsel.DOCUMENTS: AIA Documents A101™, Owner/Contractor Agreement—Stipulated Sum; A102™, O/C Agreement—Cost of theWork Plus a Fee, with GMP; A103™, O/C Agreement—Cost of the Work Plus a Fee, No GMP; A107™, O/C Agreement—Projectof Limited Scope; A201™, General Conditions of the Contract for Construction; A310™, Bid Bond; A312™, Performance Bond/Payment Bond; A401™, Contractor/Subcontractor Agreement; B101™, Owner/Architect Agreement; B103™, O/A Agreement—Large or Complex Project; B104™, O/A Agreement—Project of Limited Scope; and C401™, Architect/Consultant Agreement.Small Projects •Suitable for residential or small commercial projects and other projects ofrelatively low cost and brief duration.•These documents—AIA ™™—are,Key Attributesdocuments AIA Documents B105 and A105 are, in effect,conventional Design ‐Bid ‐Build documents (i.e., AIA Documents B101™ andA101 ™ /A201 ™) “stripped down” to the essentials.•These documents feature the use of Stipulated Sum and Integrated General Conditions.Small Projects Contract RelationshipsB105Architect Owner ContractorA105DOCUMENTS: AIA Documents A105™, Owner/Contractor Agreement, for a Residential or Small CommercialProject; and B105™, Owner/Architect Agreement, for a Residential or Small Commercial Project.Construction Manager as Adviser (CMa)•Owner retains an Architect and a Construction Manager, who acts as anadditional adviser to the Owner.•Prime Contractor(s) and Subcontractor(s) are responsible for construction.Key Attributes()()p •Construction Manager gives Owner construction management advicethrough design and construction phases —increased expertise in managinga project from start to finish.CMa (2009) Contract RelationshipsB132ArchitectOwner CMa C132Consultant(s)Multiple Prime Contractors GeneralContractorC401or A232 General Conditions A132Subcontractor(s)Subcontractor(s)A401A401DOCUMENTS: AIA Documents A132™, Owner/Contractor Agreement, CMa Edition; A232™, General Conditions of the Contract for Construction, CMa Edition; A401™, Contractor/Subcontractor Agreement;B132™, Owner/Architect Agreement, CMa Edition; C132™, Owner/Construction Manager as AdvisorAgreement; and C401™, Architect/Consultant Agreement.Construction Manager as Constructor (CMc)•Single party (Construction Manager) provides construction managementservices in pre ‐construction phase AND then completes construction(Constructor).Key Attributes•Gives Construction Manager (Constructor) responsibility and control overconstruction work via direct contract(s) with Subcontractor(s).•Construction phase services are paid on the basis of cost of work plus a feeeither with (AIA Document A133 ™) or without (AIA Document A134 ™) aMaximum PriceCMc (2009) Contract RelationshipsGuaranteed Price.CM A hit t O B103A133S b t t ()C401A401A201 General ConditionsCMc ArchitectOwner A134Consultant(s)Subcontractor(s)DOCUMENTS: AIA Documents A133™, Owner/Construction Manager as Constructor Agreement, where thebasis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price; A134™,Owner/Construction Manager as Constructor Agreement, where the basis of payment is the Cost of the Workwithout Price;™,Construction;Plus a Fee a Guaranteed Maximum A201, General Conditions of the Contract for A401™, Contractor/Subcontractor Agreement; B103™, Owner/Architect Agreement, for a Large or ComplexProject; and C401™, Architect/Consultant Agreement.Design-Build•Owner enters into a contract with a single entity Design ‐Builder.•Design ‐Builder is then obligated to both design and construct the project.•also hire assist Owner in ‐Key AttributesOwner may a Consultant to working with Design Builder .•Design ‐Builder then enters into contracts with Architect and/or Construction Contractor(s), if necessary.•Design ‐Builder may be–a Developer or Single Purpose Entity (design and construction in one shop).Design ‐Build Contract Relationships–an Architect ‐led organization.–a Contractor ‐led organization (most often the case).OwnerA141B142Consultant Design-Builder ArchitectContractor C441A441B143A142Consultant(s)Subcontractor(s)DOCUMENTS: AIA Documents A141™, Owner/Design ‐Builder Agreement; A142™, Design ‐Builder/ContractorA t ™C t t /S b t t A t f D iB ild P j t ™O /C lt t Agreement; A441™, Contractor/Subcontractor Agreement, for a Design ‐Build Project; B142™, Owner/Consultant Agreement, where the Owner contemplates using the design ‐build method of project delivery ; B143™, Design ‐Builder/Architect Agreement; and C441™, Architect/Consultant Agreement, for a Design ‐Build Project.Integrated Project Delivery (IPD):Transitional Documents•Integrated Project Delivery is an emerging process, and these Transitional Agreements are a comfortable first step to IPD .Key Attributes•A collaborative project delivery approach that utilizes the talents and insights of all project participants through all phases of design and construction.•Structured similar to existing Construction Manager as Constructor agreements.IPD Transitional Documents Contract RelationshipsOwner B195C401*A401*A295 General ConditionsArchitectContractor A195B195Consultant(s)C401Subcontractor(s)*If A401™C401™to A401If AIA Document A401or C401is be used on a project with the Transitional Forms, appropriate modifications should be made with the assistance of insurance and legal counsel.DOCUMENTS: AIA Documents A195™, Owner/Contractor Agreement for Integrated Project Delivery;A401™, Contractor/Subcontractor Agreement; A295™, General Conditions of the Contract for Integrated Project Delivery; B195™, Owner/Architect Agreement for Integrated Project Delivery;and C401™, Architect/Consultant Agreement.Multi-Party Agreement•These Agreements more fully integrate the project parties into IPD. •Owner,Architect and Key AttributesAgreement Contract RelationshipsContractor, at a minimum, enter into one contract (Multi ‐Party Agreement).•The Multi ‐Party Agreement allows for sharing of risk and reward in a fully integrated collaborative process.IPD Multi ‐Party OwnerArchitect ContractorC191Consultant(s)Subcontractor(s)A401*C401**If AIA Document A401™or C401™is to be used on a project with the Multi ‐Party Agreement, appropriate modifications should be made with the assistance of insurance and legal counsel.DOCUMENTS: AIA Documents A401™, Contractor/Subcontractor Agreement; C191™, Multi ‐Party Agreement for Integrated Project Delivery; and C401™, Architect/Consultant Agreement.Single Purpose Entity (SPE)•These Agreements more fully integrate the project parties into IPD.•Creates Key Attributesa limited liability company (Single Purpose Entity) for the purpose of furnishing the planning, design and construction of the project through separate contracts with appropriate entities.•The Single Purpose Entity (SPE) allows for complete sharing of risk and reward in a fully integrated collaborative process.IPD Single Purpose Entity Contract RelationshipsOwnerArchitect Construction Manager C197C197Owner/Architect/CM/Other MembersC196C lt t()TradeC198C199C195Consultant(s)Contractor(s)DOCUMENTS: AIA Documents C195™, SPE Agreement for Integrated Project Delivery; C196™, SPE/Owner Agreement for IPD; C197™, SPE/Non ‐Owner Member Agreement for IPD; C198™, SPE/Consultant Agreement for IPD; and C199™, SPE/Contractor Agreement for IPD.。
