Contract Document Families

AIA Contract Documents are divided into nine families based on project type or delivery method. Documents in each family provide a consistent structure and text base to support the major relationships on a design and construction project. Understanding AIA document families will help you select the most appropriate standard forms for your project.

Users should exercise independent judgment and may require the advice of legal counsel on deciding which documents are appropriate for a particular project.

Conventional (A201) Family

This is the most commonly used family of documents because it is suitable for the conventional delivery approach of design-bid-build.

Type of Project

When the owner's project is divided into separate contracts for design (with the architect) and construction (with one or more contractors), it may be appropriate to use the A201 family.

Size                                                                                                                    

Small to large projects

Document Numbers

A101, A101SP, A102, A103, A107, A121, A201, A201SP, A221, A401, A401SP, A503, A521, A701, B101, B101SP, B102, B103, B103SP, B104, B106, B107, B108, B109, B121, B144ARCH-CM, B201, B202, B203, B204, B205, B206, B207, B209, B210, B211, B212, B214, B221, B252, B253, B503, B509, C101, C102, C103, C201, C202, C401, C401SP, C421, C422, C727 and D503

Construction Manager as Adviser (CMa) Family

The Construction Manager as Adviser (CMa) approach enhances the level of expertise applied to managing a project from start to finish. In its purest form, this approach preserves the CMa's independent judgment, keeping that individual from being influenced by any monetary interest in the actual labor and materials incorporated in the construction work.

Type of Project

When the owner's project incorporates a fourth prime player—the construction manager—on the construction team (owner, architect and contractor) to act as an independent adviser on construction management matters through the course of both design and construction, use of the CMa family may be appropriate.

Size

Small to large public and private sector projects

Document Numbers

A132, A132SP, A232, A232SP, A533, B132, B132SP, C132, C132SP, G701CMa, G704CMa, G714CMa, G732, G736 and G737

Construction Manager as Constructor (CMc) Family

Under the Construction Manager as Constructor (CMc) approach, the functions of contractor and construction manager are merged and assigned to one entity that may or may not give a guaranteed maximum price, but which typically assumes control over the construction work by direct contracts with the subcontractors.

Type of Project

When the owner's project employs a construction manager who will complete the construction and also provide construction management services, use of the CMc family may be appropriate.

Size

Small to large private sector projects

Document Numbers

A133, A133SP, A134, A134SP and B133

Design-Build Family

In design-build project delivery, the owner enters into a contract with a design-builder who is obligated to design and construct the project. The design-builder then enters into contracts with architects and construction contractors, as needed.

Type of Project

The Design-Build family is used where the project delivery method is design-build.

Size

Small to large projects

Document Numbers

A141, A142, A145, A441, B142, B143, C141, C441, G704DB, G741, G742, G743, G744 and G745

Integrated Project Delivery (IPD) Family

The AIA provides agreements for three levels of integrated project delivery. Transitional Formsare modeled after existing construction manager agreements and offer a comfortable first step into integrated project delivery. The Multi-Party Agreement is a single agreement that the parties can use to design and construct a project utilizing integrated project delivery. The Single Purpose Entity (SPE) creates a limited liability company for the purpose of planning, designing and constructing the project. The SPE allows for complete sharing of risk and reward in a fully integrated collaborative process.

Type of Project

Integrated project delivery (IPD) is a collaborative project delivery approach that utilizes the talents and insights of all project participants through all phases of design and construction.

Size

Large private sector commercial projects

Document Numbers

Transitional FormsA195, A295 and B195Multi-Party AgreementC191SPE AgreementsC195, C196, C197, C198 and C199

Interiors Family

The Interiors documents procure FF&E under a contract separate from design services, preserving the architect's independence from any monetary interest in the sale of those goods. AIA Document B152 may be used as the owner/architect agreement for the design of both FF&E and architectural interiors. AIA Document B153 is not suitable for construction work, such as major tenant improvements, and is used for design services related solely to FF&E.

Type of Project

Documents in the Interiors family are for use on small to large tenant projects for FF&E procurement services (i.e., furniture, furnishings and equipment) and for FF&E procurement combined with architectural interior design and construction services. These documents anticipate procurement of FF&E under a contract separate from design services.

Size

Small to large tenant projects

Document Numbers

A151, A251, A751, B152 and B153

International Family

Because U.S. architects usually are not licensed in the foreign country where a project is located, these agreements identify the U.S. architect as a consultant, rather than an architect.

Type of Project

The International family is for U.S. architects working on projects located in foreign countries.

Size

Small to large projects

Document Numbers

B161 and B162

Program Management Family

The Program Management approach enhances the level of expertise applied to managing a program from start to finish.

Type of Project

Use of the Program Management family of AIA Contract Documents may be appropriate when the owner involves one or more additional consultants (Program Manager and/or Design Manager) to assist with program wide design and construction issues.

Size

Large projects

Document Numbers

B171, B172, C171 and C172

Small Projects Family

This family is suitable for residential project, small commercial projects, or other projects of relatively low cost and brief duration.

Type of Project

Use of the Small Projects family may be appropriate when a project is straightforward in design; of short duration (less than one year from start of design to completion of construction); without delivery complications, such as competitive bidding; and when project team members already have working relationships.

Size

Small projects

Document Numbers

A105 and B105

Digital Practice Documents

AIA Document C106 provides a licensing agreement for transmission of digital data when not included in the prime agreement. AIA Document E203 is an exhibit to an agreement that establishes the parties’ expectations for the use of digital data and building information modeling on the project and sets the process for developing detailed protocols governing the use of digital data and building information modeling. Once agreed to, the relevant protocols and procedures are set forth in AIA Documents G201, Project Digital Data Protocol Form, and G202, Project Building Information Modeling Protocol Form.

Type of Project

These documents may be used for any projects involving digital data or Building Information Modeling.

Size

Small to large projects

Document Numbers

C106, E203, G201 and G202

Contract Administration & Project Management Forms

The variety of forms in this group includes qualification statements, bonds, requests for information, change orders, construction change directives, and payment applications and certificates.

Type of Project

These forms are generally useful for all project delivery methods.

Size

Small to large projects

Document Numbers

A305, A310, A312, B305, D101, D200, G601, G602, G612, G701, G702, G703, G704, G705, G706, G706A, G707, G707A, G709, G710, G711, G712, G714, G715, G716, G801, G802, G803, G804, G806, G807, G808, G809 and G810