AIA Contract Documents
ContractRelationshipDiagrams
November2019
2
Conventional (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).
• Ownerretains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.
• AIADocumentsA101™,A102™,andA103™eachincludeaseparateExhibitA,
InsuranceandBonds,thatisusedtoestablishkeyinsurancetermsfortheProject.
KeyAttributes
Conventional(A201)Design‐Bid‐BuildContractRelationships
Consultant Subcontractor
Surety
A310
A312
A401
*AIADocumentsB104™andA104™areintheA201familyofAIAContractDocumentsbecausetheabbreviated
GeneralConditionsinA104arebasedonAIADocumentA201™.IfAIADocumentsC401™andA401™areusedwith
B104andA104,appropriatemodificationsshouldbemadewiththeassistanceofinsuranceandlegalcounsel.
C401
DOCUMENTS:AIADocumentsA101™,Owner/ContractorAgreement—StipulatedSum;A102™,O/CAgreement—Costofthe
WorkPlusaFee,withGMP;A103™,O/CAgreement—CostoftheWorkPlusaFee,NoGMP;A104™,AbbreviatedO/C
Agreement;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—
ComplexProject;B104™,AbbreviatedO/AAgreement;C103™,Owner/ConsultantAgreement;andC401™,
Architect/ConsultantAgreement.
A201 General Conditions
Owner ContractorArchitect
A101
A102
A103
A104*
B101
B103
B104*
Consultant
C103
3
Small Projects
SmallProjectsContractRelationships
• Suitableforprojectsofrelativelylowcostandbriefduration.
• Thesedocuments—AIADocumentsB105™andA105™—are,ineffect,
conventionalDesign‐Bid‐Builddocuments(i.e.,AIADocumentsB101™and
A101™/A201™)“strippeddown”totheessentials.
• ThesedocumentsfeaturetheuseofStipulatedSumandIntegratedGeneral
Conditions.
KeyAttributes
B105
Architect Owner Contractor
A105
DOCUMENTS:AIADocumentsA105™,ShortFormOwner/ContractorAgreement;andB105™,ShortForm
Owner/ArchitectAgreement.
4
Construction Manager as Adviser (CMa)
CMaContractRelationships
• OwnerretainsanArchitectandaConstructionManager,whoactsasan
additionaladvisertotheOwner.
• Contractor(s)andSubcontractor(s)areresponsibleforconstruction.
• ConstructionManagergivesOwnerconstructionmanagementadvice
throughdesignandconstructionphases— increasedexpertiseinmanaging
aprojectfromstarttofinish.
Consultant(s)
Contractors
C401
Subcontractor(s)
A401
KeyAttributes
DOCUMENTS: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Advisor
Agreement;andC401™,Architect/ConsultantAgreement.
A232 General Conditions
B132
Architect Owner
CMa
C132
A132
5
Construction Manager as Constructor (CMc)
CMc(2019)ContractRelationships
Consultant(s)
Subcontractor(s)
C401 A401
• Singleparty(ConstructionManager)providesconstructionmanagement
servicesinpre‐constructionphaseANDthencompletesconstruction
(Constructor).
• GivesConstructionManager(Constructor)responsibilityandcontrolover
constructionworkviadirectcontract(s)withSubcontractor(s).
• Constructionphaseservicesarepaidonthebasisofcostofworkplusafee
eitherwith(AIADocumentA133™)orwithout(AIADocumentA134™)a
GuaranteedMaximumPrice.
• ASustainableProjectsExhibitforCMaisavailabletotailortherolesofthe
partiesforthoseprojects.
KeyAttributes
DOCUMENTS:AIADocumentsA133™,Owner/ConstructionManagerasConstructorAgreement,wherethe
basis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Work
PlusaFeewithoutaGuaranteedMaximumPrice;A201™,GeneralConditionsoftheContractforConstruction;
A401™,Contractor/SubcontractorAgreement;B133™,Owner/ArchitectAgreement,ConstructionManageras
ConstructorEdition;andC401™,Architect/ConsultantAgreement.
A201 General Conditions
CMcArchitect Owner
B133
A133
A134
6
Design-Build
Design‐BuildContractRelationships
• OwnerentersintoacontractwithasingleentityDesign‐Builder.
• Design‐Builderisthenobligatedtobothdesignandconstructtheproject.
• OwnermayalsohireaConsultanttoassistOwnerin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).
– anArchitect‐ledorganization.
– aContractor‐ledorganization(mostoftenthecase).
• Foraoneortwofamilyresidentialproject,seeAIADocumentA145™—2015,Owner
Design/BuilderAgreementforaOneorTwoFamilyResidentialProject
Owner
Design-BuilderArchitect
Consultant(s)
Contractor
Subcontractor(s)
C441 A441
B143
A141
A142
C141
Consultant
KeyAttributes
DOCUMENTS:AIADocumentsA141™,Owner/Design‐BuilderAgreement;A145™,Owner/Design‐Builder
AgreementforaOneorTwoFamilyResidentialProject;A142™,Design‐Builder/ContractorAgreement;A441™,
Contractor/SubcontractorAgreementforaDesign‐BuildProject;B143™,Design‐Builder/ArchitectAgreement;
C141™,Owner/ConsultantAgreementforaDesign‐BuildProject;andC441™,Architect/ConsultantAgreement
foraDesign‐BuildProject.
7
Program Management – Multiple Projects
ProgramManagementContractRelationships
• Foruseinaprogramwithmorethanoneproject.Suitableforconventionalproject
delivery(design‐bid‐build).
• OwnerretainsaProgramManagertoassisttheownerinanadvisorycapacity,on
mattersthatimpacttheentireprogram,duringdesignandconstruction.
• OwnerretainsaDesignManagertoassisttheownerandtheprogrammanagerin
developingandestablishingprogram.DesignManagerdevelopstheprogram’s
DesignStandardsandperformsschematicdesignanddesigndevelopment
servicesforeachprojecttodevelopaTransferPackageforthearchitectofrecord
foreachprojectintheprogram.
• OwnerretainsArchitect(s)ofRecordtocompletethedesignandperform
constructionadministrationservicesforeachProject.
• Contractor(s)andSubcontractorsbuildthework.
KeyAttributes
DOCUMENTS:AIADocumentsB171™,Owner/DesignManagerAgreement,foruseinaMultipleProject
Program;B172™,Owner/ArchitectAgreement,forArchitectofRecordServices;andC171™,Owner/Program
ManagerAgreement,foruseinaMultipleProjectProgram.
Consultant(s) Subcontractor(s)
Program
Manager
Owner Contractor(s)
Architect(s) of
Record
Design
Manager
*AIADocumentsB171™,B172™andC171™canbemodifiedandutilizedinnon‐designbidbuildprojectdelivery
methodsaswell.IfAIADocumentsB171,B172andC171areusedinotherdeliverymethods,appropriate
modificationsshouldbemadewiththeassistanceofinsuranceandlegalcounsel.
C171
A401C401
A101*
A102*
A103*
B172*
B171
A201 General Conditions*
8
Program Management – Single Project
ProgramManagement– SingleProject
• Foruseonasingleproject.Suitableforconventionalprojectdelivery(design‐bid‐
build).
• Ownerretainsaprogrammanagertoassisttheownerinanadvisorycapacityon
mattersthatimpacttheprojectduringdesignandconstruction.
• Ownerretainsanarchitecttodesigntheprojectandperformconstruction
administrationservices.
• Contractor(s)andsubcontractorsbuildthework.
KeyAttributes
DOCUMENTS:AIADocumentsC172™,Owner/ProgramManagerAgreement,foruseonaSingleProject
Consultant(s) Subcontractor(s)
Program
Manager
Owner Contractor(s)Architect
TheC172 ™‐2014containsoptionalcostestimatingandconstructionadministrationservicesfortheProgram
Managertoperform.IftheProgramManageristoperformcostestimatingservices,theOwnercanidentifythe
ProgramManagerastheCostConsultantinB103 ™‐2017.
C172 *
A401C401
A101
A102
A103*
A201 General Conditions
B101
B103 *
9
Integrated Project Delivery (IPD):
Transitional Documents
IPDTransitionalDocumentsContractRelationships
• IntegratedProjectDeliveryisanemergingprocess,andtheseTransitional
AgreementsareacomfortablefirststeptoIPD.
• 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.
B195
Consultant(s)
C401*
Subcontractor(s)
*IfAIADocumentA401™ orC401™ istobeusedonaprojectwiththeTransitionalForms,appropriate
modificationsshouldbemadewiththeassistanceofinsuranceandlegalcounsel.
KeyAttributes
A401*
DOCUMENTS:AIADocumentsA401™,Contractor/SubcontractorAgreement;A295™,GeneralConditionsofthe
ContractforIntegratedProjectDelivery;andC401™,Architect/ConsultantAgreement.
A295 General Conditions
Owner
Architect Contractor
A195B195
10
Integrated Project Delivery (IPD):
Multi-Party Agreement
IPDMulti‐PartyAgreementContractRelationships
• TheseAgreementsmorefullyintegratetheprojectpartiesintoIPD.
• Owner,ArchitectandContractor,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.
*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.
Owner
Architect Contractor
C191
Consultant(s)
Subcontractor(s)
A401*C401*
KeyAttributes
DOCUMENTS:AIADocumentsA401™,Contractor/SubcontractorAgreement;C191™,Multi‐PartyAgreement
forIntegratedProjectDelivery;andC401™,Architect/ConsultantAgreement.
11
Integrated Project Delivery (IPD):
Single Purpose Entity (SPE)
IPDSinglePurposeEntityContractRelationships
• TheseAgreementsmorefullyintegratetheprojectpartiesintoIPD.
• Createsa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.
Owner
Architect
Consultant(s)
Construction
Manager
Trade
Contractor(s)
C197C197
C198 C199
Owner/Architect/CM/
Other Members
C195
KeyAttributes
C196
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.