RIBA Phase RIBA Phase Service AIA O-A Stages AIA Phase Service - Owner Archtect Agreement AIA
AIA O-A Stages AIA Phase Service - Owner Archtect Agreement
Stage 0: No Role of Designer
Strategic Definition
Stage 1: 1. Consider the likely composition of the design team and discuss
Preparation and Brief this with the client.
2. Assemble the project team and define the members’ roles and
responsibilities.
3. Agree the Schedule of Services, Responsibility Matrix and
Information Exchanges.
4. Establish or review project quality management procedures,
together with relevant quality procedures for all design team
members.
5. Identify the need for a Project Execution Plan and agree its
format with the client and design team.
6. Check the scope of professional services agreed with other
consultants as they are appointed.
7. Establish arrangements for communication between the client’s
representative, the Principal Designer, the Project Lead and the
lead designer.
8. Establish a programme for design team meetings.
9. Establish procedures for regular reporting to the client.
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Stage 2: 1. Responsibility Matrix should be prepared.
Concept Design
2. Agree input to the stage by design team members.
3. Review the Design Programme and update it as necessary.
4. Establish or review project quality management procedures
together with relevant procedures of all design team members.
5. Check the scope of professional services agreed with other
consultants as they are appointed.
AIA O-DB Stages AIA Phase Service - Owner Design-Builder Agreement
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Stage 1: 1. Review the program and other information furnished by the Owner
Schematic Design
2. Review laws, codes, and regulations applicable to the Architect’s
services.
2. Prepare a preliminary evaluation of the Owner’s program, schedule,
budget for the Cost of the Work, Project site, the proposed
procurement and delivery method, and other Initial Information, each
in terms of the other, to ascertain the requirements of the Project.
4. Notify the Owner of (1) any inconsistencies discovered in the
information, and (2) other information or consulting services that may
be reasonably needed for the Project.
5. Present its preliminary evaluation to the Owner and shall discuss
with the Owner alternative approaches to design and construction of
the Project.
CoA (India) Services as per Conditions of Engagement
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Stage 1: 1. Schedule and conduct meetings with the Owner and any other
Pre-Agreement necessary individuals or entities to discuss and review the Owner’s
Criteria
2. Again meet with the Owner to discuss a preliminary evaluation of
the Owner’s Criteria.
3. The preliminary evaluation shall address possible alternative
approaches to design and construction of the Project and include the
Design-Builder’s recommendations, if any, with regard to accelerated
or fast-track scheduling, procurement, or phased construction.
4. The preliminary evaluation shall consider cost information,
constructability, and procurement and construction scheduling issues.
5. Shall provide a written report to the Owner, summarizing the
Design-Builder’s evaluation of the Owner’s Criteria, containing:
a. allocations of program functions, detailing each function and their
square foot areas;
b. a preliminary estimate of the Cost of the Work, and, if necessary,
recommendations to adjust the Owner’s Criteria to conform to the NA NA
Owner’s budget;
c. a preliminary schedule, which shall include proposed design
milestones; dates for receiving additional information from, or for
work to be completed by, the Owner; anticipated date for the Design-
Builder’s Proposal;and dates of periodic design review sessions with
the Owner; and
d. Any other as required
Stage 1: 1. Ascertain the Client's requirements, examine site constraints &
Concept Design potential and prepare a design brief for the Client's approval
2. Prepare report on slte evaluation, state of existing buildings, If any ;
and analysis and Impact of existing and/ or proposed development on
its immediate environs.
3. Prepare drawings and documents to enable the Client to get done
NA NA the detailed survey and soil investigation at the site of the project.
4. Furnish report on measures required to be taken to mitigate the
adverse impact, if any, of the existing and / or proposed development
on its immediate environs.
5. Prepare conceptual designs with reference to requ, rements given
and prepare rough estimate of cost on area basis.
Stage 2: 1. Upon the Owner’s issuance of a written consent to proceed under Stage 2: 1. Modify the conceptual designs incorporating required changes and
Preliminary Design Section 4.2.3, the Design-Builder shall prepare and submit a Preliminary Design prepare the preliminary drawings, sketches, study model, etc., for
Preliminary Design to the Owner approval along with a preliminary estimate of cost on an area basis.
2. The Preliminary Design shall include a report identifying any
deviations from the Owner’s Criteria
3. It shall include the following:
a. Confirmation of the allocations of program functions;
b. Site plan;
c. Building plans, sections and elevations;
d. Structural system;
e. Selections of major building systems, including but not limited to
mechanical, electrical and plumbing systems;
f. Outline specifications or sufficient drawing notes describing
construction materials.
4. The Preliminary Design may include some combination of physical
study models, perspective sketches, or digital modeling.
5. The Owner shall review the Preliminary Design and, if acceptable,
provide the Design-Builder with written consent to proceed to
development of the Design-Builder’s Proposal. The Preliminary Design
shall not modify the Owner’s Criteria unless the Owner and Design-
Builder execute a Modification.
 6. Confirm the Stage 2 timetable for services and note its
relationship to the project timetable as agreed with the client. The
timetable should show critical points by which information from
the client and design team members will be required.
7. Confirm the programme and pattern for design team meetings.
8. Prepare the Architectural Concept, including outline proposals
for structural design, services systems, landscape, Outline
Specification and preliminary Cost Plan along with relevant Project
Strategies.
9. Undertake Design Reviews as appropriate.
10. Prepare Outline Specification.
11. Coordinate with BIM and digital technology team
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Stage 3: 1. Establish or review project quality management procedures
Spatial Coordination together with relevant procedures of all design team members.
2. Check the scope of professional services agreed with other
consultants as they are appointed.
3. Agree input to the stage by design team mem-bers.
4. Confirm the programme and pattern for design team meetings.
5. During this stage the structural engineer should collaborate in
developing the design, and advise on structural options and
preferred solutions. The architect is responsible for coordination
and integration of these into the overall design concept. This will
include checking that structural proposals are compatible with the
space and access requirements of the services installations.
6. Prepare the Spatially Coordinated design, including coordinated
and updated proposals for structural design, services systems and
landscaping, Outline Specification, Cost Plan and Project Strategies.
7. Undertake Design Studies at regular intervals as required.
8. Finalise the Spatially Coordinated design. The presentation to
the client of Stage 3 proposals is particularly important.
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6. Reach an understanding with the Owner regarding the
requirements of the Project.
7. Shall prepare and present, for the Owner’s approval, a preliminary
design illustrating the scale and relationship of the Project
components based on the Project requirements agreed upon with the
Owner.
8. Based on the Owner’s approval of the preliminary design, the
Architect shall prepare Schematic Design Documents for the Owner’s
approval. The Schematic Design Documents shall consist of drawings
and other documents including a site plan, if appropriate, and
preliminary building plans, sections and elevations; and may include
some combination of study models, perspective sketches, or digital
representations. Preliminary selections of major building systems and
construction materials shall be noted on the drawings or described in
writing.
9. Consider sustainable design alternatives, such as material choices
and building orientation, together with other considerations based on
program and aesthetics, in developing a design that is consistent with
the Owner’s program, schedule and budget for the Cost of the Work.
10. Submit to the Owner an estimate of the Cost of the Work
11. Submit the Schematic Design Documents to the Owner, and
request the Owner’s approval.
Stage 3: 1. Prepare drawings necessary for Client's/ statutory approvals and
Drawings for ensure compliance with codes, standards and legislation, as applicable
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required.
Stage 2: 1. Prepare Design Development Documents for the Owner’s approval Stage 3: 1. The Design-Builder shall prepare and submit the Design-Builder’s Stage 4: 1. Prepare working drawings, specifications and schedule of quantities
Design Development based on the Owner’s approval of the Schematic Design Documents, Design Builder's Proposal Proposal to the Owner. The Design-Builder’s Proposal should include Working Drawings and sufficient to prepare an estimate of cost and tender documents
and on the Owner’s authorization of any adjustments in the Project the following: Tender Documents including code of practice covering aspects like mode of measurement,
requirements and the budget for the Cost of the Work. method of payments, quality control procedures on materials and
works and other conditions of contract.
2. The Design Development Documents shall illustrate and describe • A list of the Preliminary Design documents and other information,
the development of the approved Schematic Design Documents and including the Design-Builder’s clarification, assumptions and deviations
shall consist of drawings and other documents including plans, from the Owner’s Criteria, upon which the Design-Builder’s Proposal is
sections, elevations, typical construction details, and diagrammatic based;
layouts of building systems to fix and describe the size and character
of the Project as to architectural, structural, mechanical and electrical
systems, and other appropriate elements.
3. The Design Development Documents shall also include outline • The proposed Contract Sum, including the compensation method
specifications that identify major materials and systems and establish, and, if based upon the Cost of the Work plus a fee, a written
in general, their quality levels. statement of estimated cost organized by trade categories,
allowances, contingencies, Design-Builder’s Fee, and other items that
comprise the Contract Sum;
4. Update the estimate of the Cost of the Work prepared • The proposed date the Design-Builder shall achieve Substantial Comple
5. Submit the Design Development Documents to the Owner, advise • An enumeration of any qualifications and exclusions, if applicable;
the Owner of any adjustments to the estimate of the Cost of the Work,
and request the Owner’s approval
• A list of the Design-Builder’s key personnel, Contractors and
suppliers; and .6 The date on which the Design-Builder’s Proposal
expires.
2. The submission shall constitute a representation by the Design-
Builder that it has visited the site and become familiar with local
conditions under which the Work is to be completed.
3. Shall execute the DesignBuild Amendment setting forth the terms of
their agreement.
Stage 5: 1. Invite, receive and analyse tenders: advise Client on appointment of
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Stage 4: 1. Establish or review project quality management procedures
Technical Design together with relevant procedures of all design team members.
2. Check the scope of professional services agreed with other
consultants as they are appointed.
3. Agree input to the stage by design team members.
4. Establish the information exchange programme.
5. Prepare a drawing programme/schedule.
6. Have an agreed policy for coordinating information on drawings
and between documents.
Coordinated project information should be introduced at the
earliest possible stage in information preparation.
7. Confirm the programme and pattern for design team meetings.
8. Monitor, coordinate and integrate input from design team
members and specialists. Appraise input from specialist firms,
including potential subcontractors and suppliers
9. Check that any instructed design changes are recorded and
subject to the Change Control Procedures.
10. Coordinate and integrate information from de-sign team
members.
11. Confirm with design team members the ar-rangements for
inviting specialist tenders.
Stage 5: 1. Check the scope of professional services agreed with the client
Manufacturing and for continued presence of the design team members as members
Construction of the project team.
2. Confirm that consultants are to supply relevant information for
the preparation of operating instructions, maintenance manuals,
record drawings of installation, etc.
3. Confirm that consultants are to pass relevant information to the
Principal Designer for inclusion in the Health and Safety File.
Stage 3: 1. Prepare Construction Documents for the Owner’s approval based on Stage 4: 1. Shall prepare Construction Documents. The Construction
Constructions Document the Owner’s approval of the Design Development Documents, and on Construction Documents Documents shall establish the quality levels of materials and systems
Phase the Owner’s authorization of any adjustments in the Project required. The Construction Documents shall be consistent with the
requirements and the budget for the Cost of the Work. Design-Build Documents.
2. The Construction Documents shall illustrate and describe the further 2. Shall prepare Construction Documents. The Construction
development of the approved Design Development Documents and Documents shall establish the quality levels of materials and systems
shall consist of Drawings and Specifications setting forth in detail the required. The Construction Documents shall be consistent with the
quality levels and performance criteria of materials and systems and Design-Build Documents.
other requirements for the construction of the Work.
3. The Owner and Architect acknowledge that, in order to perform the
Work, the Contractor will provide additional information, including
Shop Drawings, Product Data, Samples and other similar submittals,
which the Architect shall review
4. Incorporate the design requirements of governmental authorities
having jurisdiction over the Project into the Construction Documents
5. Architect shall assist the Owner in the development and preparation
of
(1) procurement information that describes the time, place, and
conditions of bidding, including bidding or proposal forms;
(2) the form of agreement between the Owner and Contractor; and
(3) the Conditions of the Contract for Construction (General,
Supplementary and other Conditions).
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7. Update the estimate for the Cost of the Work prepared
8. Submit the Construction Documents to the Owner, advise the
Owner of any adjustments to the estimate of the Cost of the Work,
take any action required under Section 6.5, and request the Owner’s
approval.
1. The Architect shall assist the Owner in establishing a list of
prospective contractors. Following the Owner’s approval of the
Construction Documents, the Architect shall assist the Owner in (1)
obtaining either competitive bids or negotiated proposals;
(2) confirming responsiveness of bids or proposals;
(3) determining the successful bid or proposal, if any; and,
(4) awarding and preparing contracts for construction.
Stage 4: 1. The Architect shall advise and consult with the Owner during the 1. The Design-Builder shall maintain at the site for the Owner one copy Stage 6: Construction 1. Prepare and issue working drawings and details for proper
Construction Phase Construction Phase Services. of the Design-Build Documents and a current set of the Construction Drawings execution of works during construction.
Documents, in good order and marked currently to indicate field
changes and selections made during construction, and one copy of
approved Submittals.
2. Architect shall be responsible for the Architect’s negligent acts or 2. Changes in the Work may be accomplished after execution of the 2. Approve samples of various elements and components.
omissions, but shall not have control over or charge of, and shall not Contract, and without invalidating the Contract, by Change Order or
be responsible for, acts or omissions of the Contractor or of any other Change Directive, subject to the limitations stated in this Article 6 and
persons or entities performing portions of the Work. elsewhere in the Design-Build Documents.
3. Visit the site at intervals appropriate to the stage of construction, or 3. Check and approve shop drawings submitted by the contractor/
as otherwise required in Section 4.2.3, to become generally familiar vendors.
with the progress and quality of the portion of the Work completed,
and to determine, in general, if the Work observed is being performed
in a manner indicating that the Work, when fully completed, will be in
accordance with the Contract Documents
4. Has the authority to reject Work that does not conform to the 4. Visit the site of work, at intervals mutually agreed upon, to inspect
Contract Documents and evaluate the Construction Works end where necessary clarify and
decisions, offer interpretation of the drawings/specifications, and
attend conferences and meetings to ensure that the project proceeds
generally in accordance with the conditions or contract and keep the
Client informed and render advice on actions, if required.
5. Interpret and decide matters concerning performance under, and
requirements of, the Contract Documents on written request of either
the Owner or Contractor.
5. In order to ensure that the work at the site proceeds in accordance
with the contract documents/drawings and to exercise time and
quality controls, the day-to-day supervision will be carried out by a
Construction Manager (Clerk of Works/ Site Supervisor or Construction
Management Agency in case of a large and complex project), who shall
work under the guidance and direction of the Architect and shall be
appointed and paid by the Client.

6. Decisions on matters relating to aesthetic effect shall be final if 6. Issue Certificate of Virtual Completion of works.
consistent with the intent expressed in the Contract Documents.

7. Shall render initial decisions on Claims between the Owner and

Contractor as provided in the Contract Documents
8. Shall review and certify the amounts due the Contractor and shall
issue certificates in
9. Shall maintain a record of the Applications and Certificates for
Payment.
10. Review the Contractor’s submittal schedule and shall not
unreasonably delay or withhold approval of the schedule.
11. l review and approve, or take other appropriate action upon, the
Contractor’s submittals such as Shop Drawings, Product Data and
Samples, but only for the limited purpose of checking for conformance
with information given and the design concept expressed in the
Contract Documents.

12. Shall review and respond to requests for information about the
Contract Documents
13. Shall maintain a record of submittals and copies of submittals
supplied by the Contractor in accordance with the requirements of the
Contract Documents.

14. Shall maintain a record of submittals and copies of submittals

supplied by the Contractor in accordance with the requirements of the
Contract Documents.

15. Shall prepare Change Orders and Construction Change Directives

for the Owner’s approval and execution in accordance with the
Contract Documents.

16. Shall maintain records relative to changes in the Work.

17. The Architect shall:
i. conduct inspections to determine the date or dates of Substantial
Completion and the date of final completion;
ii. issue Certificates of Substantial Completion;
iii. forward to the Owner, for the Owner’s review and records,
written warranties and related documents required by the Contract
Documents and received from the Contractor; and,
iv. issue a final Certificate for Payment based upon a final inspection
indicating that, to the best of the Architect’s knowledge, information,
and belief, the Work complies with the requirements of the Contract
Documents.

18. Inspections shall be conducted with the Owner to check

conformance of the Work with the requirements of the Contract
Documents and to verify the accuracy and completeness of the list
submitted by the Contractor of Work to be completed or corrected.

19. When Substantial Completion has been achieved, the Architect

shall inform the Owner about the balance of the Contract Sum
remaining to be paid the Contractor

20. Shall forward to the Owner the following information received

from the Contractor:
(1) consent of surety or sureties, if any, to reduction in or partial
release of retainage or the making of final payment;
(2) affidavits, receipts, releases and waivers of liens, or bonds
indemnifying the Owner against liens; and
(3) any other documentation required of the Contractor under the
Contract Documents.

21. Upon request of the Owner, and prior to the expiration of one year
from the date of Substantial Completion, the Architect shall, without
additional compensation, conduct a meeting with the Owner to review
the facility operations and performance.