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AIA Contract Documents

ContractRelationshipDiagrams
April2017
Conventional (A201) Design-Bid-Build
KeyAttributes
ForusewhentheOwnersprojectisdividedintoseparatecontractsfordesign
(Architect)andconstruction(Contractor).
Suitableforconventionalprojectdelivery(designbidbuild).
OwnerretainsArchitect.
Architectandhis/herConsultantspreparedrawingsandspecifications.
ArchitectassistsOwnerinobtainingbids/proposals,andthenOwnerawards
contract(s)forconstruction.
Contractor(s)andSurety(ies)obligatetoOwnerforbid,performanceandpaymentbonds.
ContractorandSubcontractorsbuildthework.
AIADocumentsA101,A102,andA103eachincludeaseparateExhibitA,
InsuranceandBonds,thatisusedtoestablishkeyinsurancetermsfortheProject.

Conventional(A201)DesignBidBuildContractRelationships

Consultant Surety
C103 A310
A312
A101
B101 A102
Architect Owner Contractor
B103 A103
B104* A104*
C401 A201 General Conditions A401

Consultant Subcontractor

*AIADocumentsB104andA104areintheA201familyofAIAContractDocumentsbecausetheabbreviated
GeneralConditionsinA104arebasedonAIADocumentA201.IfAIADocumentsC401andA401areusedwith
B104andA104,appropriatemodificationsshouldbemadewiththeassistanceofinsuranceandlegalcounsel.
DOCUMENTS:AIADocumentsA101,Owner/ContractorAgreementStipulatedSum;A102,O/CAgreementCostofthe
WorkPlusaFee,withGMP;A103,O/CAgreementCostoftheWorkPlusaFee,NoGMP;A104,AbbreviatedO/C
Agreement;A201,GeneralConditionsoftheContractforConstruction;A310,BidBond;A312,PerformanceBond/
PaymentBond;A401,Contractor/SubcontractorAgreement;B101,Owner/ArchitectAgreement;B103,O/AAgreement
ComplexProject;B104,AbbreviatedO/AAgreement;C103,Owner/ConsultantAgreement;and C401,
Architect/ConsultantAgreement.

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Small Projects
KeyAttributes
Suitableforprojectsofrelativelylowcostandbriefduration.
ThesedocumentsAIADocumentsB105andA105are,ineffect,
conventionalDesignBidBuilddocuments(i.e.,AIADocumentsB101and
A101/A201)strippeddowntotheessentials.
ThesedocumentsfeaturetheuseofStipulatedSumandIntegratedGeneral
Conditions.

SmallProjectsContractRelationships

B105 A105
Architect Owner Contractor

DOCUMENTS:AIADocumentsA105,ShortFormOwner/ContractorAgreement;andB105,ShortForm
Owner/ArchitectAgreement.

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Construction Manager as Adviser (CMa)
KeyAttributes
OwnerretainsanArchitectandaConstructionManager,whoactsasan
additionaladvisertotheOwner.
PrimeContractor(s)andSubcontractor(s)areresponsibleforconstruction.
ConstructionManagergivesOwnerconstructionmanagementadvice
throughdesignandconstructionphases increasedexpertiseinmanaging
aprojectfromstarttofinish.
VersionsofAIADocumentsA132,A232,B132andC132developed
specificallyforuseonsustainableprojectsarealsoavailable
(e.g.,designatedasAIADocumentA1322009SP).

CMa(2009)ContractRelationships

B132 C132
Architect Owner CMa

C401 A232 General Conditions A132

General Multiple Prime


Consultant(s) or
Contractor Contractors

A401 A401

Subcontractor(s) Subcontractor(s)

DOCUMENTS:AIADocumentsA132,Owner/ContractorAgreement,CMaEdition;A232,GeneralConditions
oftheContractforConstruction,CMaEdition;A401,Contractor/SubcontractorAgreement;
B132,Owner/ArchitectAgreement,CMaEdition;C132,Owner/ConstructionManagerasAdvisor
Agreement;andC401,Architect/ConsultantAgreement.

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Construction Manager as Constructor (CMc)
KeyAttributes
Singleparty(ConstructionManager)providesconstructionmanagement
servicesinpreconstructionphaseANDthencompletesconstruction
(Constructor).
GivesConstructionManager(Constructor)responsibilityandcontrolover
constructionworkviadirectcontract(s)withSubcontractor(s).
Constructionphaseservicesarepaidonthebasisofcostofworkplusafee
eitherwith(AIADocumentA133)orwithout(AIADocumentA134)a
GuaranteedMaximumPrice.
VersionsofAIADocumentsA133andA134developedspecificallyforuse
onsustainableprojectsarealsoavailable(e.g.,designatedasAIADocument
A1332009SP).

CMc(2009)ContractRelationships
A201 General Conditions

B133 A133
Architect Owner CMc
A134

C401 A401

Consultant(s) Subcontractor(s)

DOCUMENTS:AIADocumentsA133,Owner/ConstructionManagerasConstructorAgreement,wherethe
basisofpaymentistheCostoftheWorkPlusaFeewithaGuaranteedMaximumPrice;A134,
Owner/ConstructionManagerasConstructorAgreement,wherethebasisofpaymentistheCostoftheWork
PlusaFeewithoutaGuaranteedMaximumPrice;A201,GeneralConditionsoftheContractforConstruction;
A401,Contractor/SubcontractorAgreement;B133,Owner/ArchitectAgreement,ConstructionManageras
ConstructorEdition;andC401,Architect/ConsultantAgreement.

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Design-Build
KeyAttributes
OwnerentersintoacontractwithasingleentityDesignBuilder.
DesignBuilderisthenobligatedtobothdesignandconstructtheproject.
OwnermayalsohireaConsultanttoassistOwnerinworkingwithDesignBuilder.
DesignBuilderthenentersintocontractswithArchitectand/orConstruction
Contractor(s),ifnecessary.
DesignBuildermaybe
aDeveloperorSinglePurposeEntity(designandconstructioninoneshop).
anArchitectledorganization.
aContractorledorganization(mostoftenthecase).
Foraoneortwofamilyresidentialproject,seeAIADocumentA1452015,Owner
Design/BuilderAgreementforaOneorTwoFamilyResidentialProject

DesignBuildContractRelationships

C141
Consultant Owner

A141

B143 A142
Architect Design-Builder Contractor

C441 A441

Consultant(s) Subcontractor(s)

DOCUMENTS:AIADocumentsA141,Owner/DesignBuilderAgreement;A145,Owner/DesignBuilder
AgreementforaOneorTwoFamilyResidentialProject;A142,DesignBuilder/ContractorAgreement;A441,
Contractor/SubcontractorAgreementforaDesignBuildProject;B143,DesignBuilder/ArchitectAgreement;
C141,Owner/ConsultantAgreementforaDesignBuildProject;andC441,Architect/ConsultantAgreement
foraDesignBuildProject.

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Program Management Multiple Projects
KeyAttributes
Foruseinaprogramwithmorethanoneproject.Suitableforconventionalproject
delivery(designbidbuild).
OwnerretainsaProgramManagertoassisttheownerinanadvisorycapacity,on
mattersthatimpacttheentireprogram,duringdesignandconstruction.
OwnerretainsaDesignManagertoassisttheownerandtheprogrammanagerin
developingandestablishingprogram.DesignManagerdevelopstheprograms
DesignStandardsandperformsschematicdesignanddesigndevelopment
servicesforeachprojecttodevelopaTransferPackageforthearchitectofrecord
foreachprojectintheprogram.
OwnerretainsArchitect(s)ofRecordtocompletethedesignandperform
constructionadministrationservicesforeachProject.
Contractor(s)andSubcontractorsbuildthework.

ProgramManagementContractRelationships

Design Program
Manager Manager

B171 C171

Architect(s) of B172* A101*


Owner Contractor(s)
Record A102*
A103*
C401 A201 General Conditions* A401

Consultant(s) Subcontractor(s)

*AIADocumentsB171,B172andC171canbemodifiedandutilizedinnondesignbidbuildprojectdelivery
methodsaswell.IfAIADocumentsB171,B172andC171areusedinotherdeliverymethods,appropriate
modificationsshouldbemadewiththeassistanceofinsuranceandlegalcounsel.

DOCUMENTS:AIADocumentsB171,Owner/DesignManagerAgreement,foruseinaMultipleProject
Program; B172,Owner/ArchitectAgreement,forArchitectofRecordServices;andC171,Owner/Program
ManagerAgreement,foruseinaMultipleProjectProgram.

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Program Management Single Project
KeyAttributes
Foruseonasingleproject.Suitableforconventionalprojectdelivery(designbid
build).
Ownerretainsaprogrammanagertoassisttheownerinanadvisorycapacityon
mattersthatimpacttheprojectduringdesignandconstruction.
Ownerretainsanarchitecttodesigntheprojectandperformconstruction
administrationservices.
Contractor(s)andsubcontractorsbuildthework.

ProgramManagement SingleProject

Program
Manager

C172 *

B101 A101
Architect B103 * Owner Contractor(s)
A102
A103*
C401 A201 General Conditions A401

Consultant(s) Subcontractor(s)

TheC172 2014containsoptionalcostestimatingandconstructionadministrationservicesfortheProgram
Managertoperform.IftheProgramManageristoperformcostestimatingservices,theOwnercanidentifythe
ProgramManagerastheCostConsultantinB103 2017.

DOCUMENTS:AIADocumentsC172,Owner/ProgramManagerAgreement,foruseonaSingleProject

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Integrated Project Delivery (IPD):
Transitional Documents
KeyAttributes
IntegratedProjectDeliveryisanemergingprocess,andtheseTransitional
AgreementsareacomfortablefirststeptoIPD.
Acollaborativeprojectdeliveryapproachthatutilizesthetalentsandinsights
ofallprojectparticipantsthroughallphasesofdesignandconstruction.
StructuredsimilartoexistingConstructionManagerasConstructor
agreements.

IPDTransitionalDocumentsContractRelationships

Owner
B195 A195

Architect A295 General Conditions Contractor


B195
C401* A401*

Consultant(s) Subcontractor(s)

*IfAIADocumentA401 orC401 istobeusedonaprojectwiththeTransitionalForms,appropriate


modificationsshouldbemadewiththeassistanceofinsuranceandlegalcounsel.
DOCUMENTS:AIADocumentsA401,Contractor/SubcontractorAgreement;A295,GeneralConditionsofthe
ContractforIntegratedProjectDelivery;andC401,Architect/ConsultantAgreement.

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Integrated Project Delivery (IPD):
Multi-Party Agreement
KeyAttributes
TheseAgreementsmorefullyintegratetheprojectpartiesintoIPD.
Owner,ArchitectandContractor,ataminimum,enterintoonecontract
(MultiPartyAgreement).
TheMultiPartyAgreementallowsforsharingofriskandrewardinafully
integratedcollaborativeprocess.

IPDMultiPartyAgreementContractRelationships

Owner
C191

Architect Contractor

C401* A401*

Consultant(s) Subcontractor(s)

*IfAIADocumentA401 orC401 istobeusedonaprojectwiththeMultiPartyAgreement,appropriate


modificationsshouldbemadewiththeassistanceofinsuranceandlegalcounsel.
DOCUMENTS:AIADocumentsA401,Contractor/SubcontractorAgreement;C191,MultiPartyAgreement
forIntegratedProjectDelivery;andC401,Architect/ConsultantAgreement.

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Integrated Project Delivery (IPD):
Single Purpose Entity (SPE)
KeyAttributes
TheseAgreementsmorefullyintegratetheprojectpartiesintoIPD.
Createsalimitedliabilitycompany(SinglePurposeEntity)forthepurposeof
furnishingtheplanning,designandconstructionoftheprojectthrough
separatecontractswithappropriateentities.
TheSinglePurposeEntity(SPE)allowsforcompletesharingofriskand
rewardinafullyintegratedcollaborativeprocess.

IPDSinglePurposeEntityContractRelationships

Owner

C196
C197 C197
Owner/Architect/CM/ Construction
Architect
Other Members Manager
C195

C198 C199

Trade
Consultant(s)
Contractor(s)

DOCUMENTS:AIADocumentsC195,SPEAgreementforIntegratedProjectDelivery;C196,SPE/Owner
AgreementforIPD;C197,SPE/NonOwnerMemberAgreementforIPD;C198,SPE/ConsultantAgreement
forIPD;andC199,SPE/ContractorAgreementforIPD.

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