AIA Contract Documents

Design-Build Relationship Diagrams May 2014 Design-Build Family

Key Attributes • 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).

Design-Build Contract Relationships

C141 Consultant Owner

A141

B143 A142 Architect Design-Builder Contractor

C441 A441

Consultant(s) Subcontractor(s)

DOCUMENTS: AIA Documents A141™, Owner/Design-Builder Agreement; 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.

2 Fully Integrated Design-Builder

Key Attributes • Owner enters into a contract with a single entity Design-Builder. • Design-Builder is then obligated to both design and construct the project. • Design-Builder performs all design and construction “in-house.”

Design-Build Contract Relationships

C141 Consultant Owner

A141

Design-Builder

3 Design-Builder w/o In-House Design

Key Attributes • Owner enters into a contract with a single entity Design-Builder. • Design-Builder is then obligated to both design and construct the project. • Design-Builder performs all construction “in-house” without hiring a general contractor or trade contractors. • Design-Builder contracts with a separate Architect to provide design services. • Architect hires design consultants as necessary.

Design-Build Contract Relationships

C141 Consultant Owner

A141

B143 Design-Builder Architect

C441

Consultant(s)

4 Design-Builder w/o In-House Design or Construction

Key Attributes

• Owner enters into a contract with a single entity Design-Builder. • Design-Builder is then obligated to both design and construct the project. • Design-Builder has no in-house design or construction capabilities. • Design-Builder contracts with a separate Architect to provide design services. • Architect hires design consultants as necessary • Design-Builder contracts with a general contractor or separate trade contractors for construction. • General contractor or trade contractors hire subcontractors as necessary. Design-Build Contract Relationships

C141 Consultant Owner

A141

B143 A142 Architect Design-Builder Contractor

C441 A441

Consultant(s) Subcontractor(s)

5 Design-Builder w/o In-House Construction

Key Attributes

• Owner enters into a contract with a single entity Design-Builder. • Design-Builder is then obligated to both design and construct the project. • Design-Builder performs all design “in-house.” • Design-Builder has no in-house construction capabilities. • Design-Builder contracts with a general contractor or separate trade contractors for construction. • General contractor or trade contractors hire subcontractors as necessary.

Design-Build Contract Relationships

C141 Consultant Owner

A141

Design-Builder A142 Contractor

A441

Sub- contractor(s)

6