Summary
This article provides an overview to the 2024 Design-Build Documents. AIA Contract Documents now publishes Traditional and Progressive versions of the Design-Build delivery method. Read below to find out more about each family, contract relationships, and article summaries.
Traditional Design-Build
Use of the Design-Build family of AIA Contract Documents is appropriate when the project delivery method is design-build. 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. Design-build documents can be used on small to large projects.
Contract Relationships:
Document Summaries
A141-2024™ Standard Form of Agreement Between Owner and Design‐Builder Agreement for a Traditional Design-Build Project
AIA Document A141™–2024 replaces AIA Document A141–2014, Standard Form of Agreement Between Owner and Design-Builder, and consists of the Agreement portion and Exhibit A, a Design-Build Amendment that is executed when the Owner and Design-Builder have agreed on the Contract Sum. Additionally, A141–2024 includes two exhibits, Exhibit B, Insurance and Bonds, and Exhibit C, Sustainable Projects. AIA Document A141–2024 forms the nucleus of the Contract for Design-Build between the Owner and Design-Builder.
Design-build is a process in which the owner contracts directly with one entity to provide both the design and construction of the project. The design-builder may be a design-build entity, an architect, construction contractor, real estate developer, or any person or entity legally permitted to do business as a design-builder in the jurisdiction where the project is located. The design-builder’s organization may take a variety of legal forms, such as a sole proprietorship, a partnership, a joint venture, or a corporation. An architect or architectural firm choosing to function as a design-builder may directly contract to perform design-build services or, alternatively, may form a separate corporate entity or joint venture for design-build.
In A141–2024, the Owner provides a set of Owner’s Criteria establishing the Owner’s requirements for the Project. Thereafter, the Design-Builder will review the Owner’s Criteria, develop a Preliminary Design and then provide a proposal to the Owner regarding the Contract Sum. Upon mutual agreement, the Owner and Design-Builder will execute the Design-Build Amendment to establish the Contract Sum and document the information upon which the Contract Sum is based. The Design-Build Amendment also includes the determination for the Cost of the Work, if the Contract Sum is based on a Cost of the Work with or without a Guaranteed Maximum Price.
A145-2024™ Standard Form of Agreement Between Owner and Design-Builder for a One or Two Family Residential Project
AIA Document A145™–2024 is intended to be used for a one or two family residential project and consists of the Agreement portion and Exhibit A, a Design-Build Amendment that is executed when the owner and design-builder have agreed on the Contract Sum. A145–2024 is a streamlined document developed to meet the needs of residential owners and design-builders. For commercial or multi-family design-build projects, AIA Document A141™–2024, Agreement Between Owner and Design-Builder, is more appropriate.
Design-build is a project delivery method in which the owner contracts directly with one entity to provide both the design and construction of the project. It is important to recognize that a design-builder assumes responsibility and liability for both the design services and construction work. Prior to entering into this agreement, any person or entity that wishes to act as the design-builder should consult with its legal counsel and insurance advisers. Some states may restrict or prohibit design-build practices under statutes that regulate architectural registration, contractor licensing, or incorporation of professionals. Additionally, federal, state or local law may impose specific requirements on contracts for residential construction. The requirements for single family and two family projects may be different. The owner should consult local authorities or an attorney to verify requirements applicable to this agreement.
Although A145 shares some similarities with other documents in the AIA’s Design-Build family, A145 is not coordinated for use with those documents, and should NOT be used in tandem with agreements in the Design-Build family without careful side-by-side comparison of contents.
A441-2024™ Standard Form of Agreement Between Contractor and Subcontractor for a Design-Build Project
AIA Document A441™–2024 establishes the contractual relationship between the design-builder and subcontractor for a design-build project. AIA Document A441–2024 incorporates by reference the terms and conditions of AIA Document A141®–2024, Standard Form of Agreement Between Owner and Design-Builder, and was written to ensure consistency with the AIA 2024 Design-Build family of documents. Because subcontractors are often required to provide professional services on a design-build project, A441–2024 provides for that possibility.
B141-2024™ Standard Form of Agreement Between Design‐Builder and Architect Agreement for a Traditional Design-Build Project
AIA Document B141™–2024 replaces B143®–2014, Standard Form of Agreement Between Design-Builder and Architect. B141–2024 establishes the contractual arrangement between the Design-Builder and the Architect. B141–2024 does not provide a fixed scope of architect’s services, but instead includes an extensive menu of services from which the Design-Builder and Architect may select.
AIA Document B141–2024 can be used for a number of different contractual scenarios that may arise on a design-build project. If the design-build entity lacks the internal capacity to provide architectural services or is required to separately contract for architectural services by virtue of local license regulations or other legal requirements, the design-build entity can use B141 to enter into an agreement with an Architect to perform all of the architectural services on the Project. B141 can also be used, however, where the Design-Builder directly performs some of the architectural services under its agreement with the Owner. In this instance, B141 can be used to contract with additional architects that will provide portions of the architectural services. For example, the design-build entity may retain an Architect to only provide a Preliminary Design, while the Design-Builder will use either a separate Architect or its own forces to develop the Construction Documents and perform Contract Administration services.
C141-2024™ Standard Form of Agreement Between Owner and Consultant Agreement for a Design‐Build Project
AIA Document C141™–2024, provides a standard form for the upfront services an owner may require when considering design-build delivery. The consultant, who may or may not be an architect or other design professional, may perform a wide ranging array of services for the owner, including programming and planning, budgeting and cost estimating, project criteria development services, development of bridging documents, conducting construction, and administration services. AIA Document C141–2024 consists of the agreement portion and one exhibit, Exhibit A, Consultant’s Services. Exhibit A provides a menu of briefly described services that the parties can select and augment to suit the needs of the project.
C441-2024™ Standard Form of Agreement Between Architect and Consultant for a Design-Build Project
AIA Document C441™–2014 establishes the contractual relationship between the architect and a consultant providing services to the architect on a design-build project. AIA Document C441–2014 is suitable for use with all types of consultants, including consulting architects and may be used with a variety of compensation methods. C441 assumes and incorporates by reference a preexisting prime agreement between the design-builder and architect. C441–2014 was written to ensure consistency with AIA Document B143™–2014, Standard Form of Agreement Between Design-Builder and Architect, and with other documents in the AIA 2014 Design-Build family of documents.
E242-2024 BIM Exhibit for Sharing Models with Project Participants on a Design-Build Project
AIA Document E242™–2024 serves as an exhibit to be used by all Project Participants using Building Information Modeling (BIM) on a Project. E242-2024 is intended to be used when Project Participants agree that no Model Versions will be enumerated as a Contract Document. E242-2024 allows the Project Participants to agree upon terms related to BIM, including Model uses, sharing, and reliance. E242-2024 also includes terms related to insurance for BIM and Digital Data risks, as well as terms for non-BIM Digital Data. E242-2024 requires the Project Participants to complete and adhere to a BIM Execution Plan, such as AIA Document G203-2022.
G741–2024™ Change Order for a Design-Build Project
AIA Document G741™–2024 is for implementing changes in the work agreed to by the owner and design-builder. Execution of a completed AIA Document G741–2024 indicates agreement upon all the terms of the change, including any changes in the contract sum or guaranteed maximum price and contract time. The form provides space for the signatures of the owner and design-builder, and for a complete description of the change.
G741S-2024™ Change Order for a Design-Build Project, Subcontractor Version
AIA Document G741S™–2024 is for implementing changes in the work agreed to by the design-builder and subcontractor. Execution of a completed AIA Document G741S–2024 indicates agreement upon all the terms of the change, including any changes in the contract sum or guaranteed maximum price and contract time. The form provides space for the signatures of the design-builder and subcontractor and for a complete description of the change.
G742®–2024, Application and Certificate for Payment for a Design-Build Project
AIA Documents G742™–2024, Application and Certificate for Payment for a Design-Build Project, and G743™–2024, Continuation Sheet for a Design-Build Project, provide convenient and complete forms on which the design-builder can apply for payment and the owner can certify the amount due. The forms require the design-builder to show the status of the contract sum to date, including the total dollar amount of the work completed and stored to date, the amount of retainage (if any), the total of previous payments, a summary of change orders, and the amount of current payment requested. AIA Document G743–2024 breaks the contract sum into portions of the work in accordance with a schedule of values prepared by the design-builder as required by Section 9.2 of AIA Document A141-2014. NOTE: The AIA does not publish a standard schedule of values form.
AIA Document G742–2024 serves as both the design-builder’s application and the owner’s certification of the amount due. Its use can expedite payment and reduce the possibility of error. The form also allows the owner to certify an amount different than the amount applied for, with explanation provided by the owner.
G742®CW – 2024 Application and Certificate for Payment for Cost of the Work Design-Build Projects without a Guaranteed Maximum Price
AIA Documents G742®CW-2024, Application and Certificate for Payment for Cost of the Work Design-Build Projects without a Guaranteed Maximum Price; G742®GMP-2024, Application and Certificate for Payment for Cost of the Work Design-Build Projects with a Guaranteed Maximum Price; and G743®CW–2024, Continuation Sheet for Cost of the Work Design-Build Projects are forms on which a design-builder can apply for payment, and the owner can certify payments are due, on a design-build project where the basis of payment to the design-builder is the cost of the work plus a fee. G742®GMP-2024 should be used on cost of the work design-build projects that have a guaranteed maximum price, while G742®CW-2024 should be used on cost of the work design-build projects that do not have a guaranteed maximum price.
G742®CW-2024, G742®GMP-2024, and G743®CW–2024 are not intended to replace AIA Documents G742®-2015, Application and Certificate for Payment for a Design-Build Project and G743®-2015, Continuation Sheet for a Design-Build Project. Rather, they are modified versions of G742®-2015 and G743®-2015 that are specifically tailored for cost of the work design-build projects. G742®CW-2024, G742®GMP-2024, and G743®CW–2024 should be used on cost of the work design-build projects where the parties intend to show, through the continuation sheet, how actual costs differ from estimated costs and where funds may have been shifted or reallocated between line items in each application for payment. The AIA does not publish a standard schedule of values form, although the G743®-2015 and G743®CW–2024 continuation sheets are often referred to as a schedule of values.
Like the G742®-2015 and G743®-2015, these forms require the design-builder to show the status of the contract sum to date, including the total dollar amount of the work completed and stored to date, the amount of retainage (if any), the total of previous payments, and the amount of current payment requested.
G742®GMP – 2024, Application and Certificate for Payment for Cost of the Work Design-Build Projects with a Guaranteed Maximum Price
AIA Documents G742®CW-2024, Application and Certificate for Payment for Cost of the Work Design-Build Projects without a Guaranteed Maximum Price; G742®GMP-2024, Application and Certificate for Payment for Cost of the Work Design-Build Projects with a Guaranteed Maximum Price; and G743®CW–2024, Continuation Sheet for Cost of the Work Design-Build Projects are forms on which a design-builder can apply for payment, and the owner can certify payments are due, on a design-build project where the basis of payment to the design-builder is the cost of the work plus a fee. G742®GMP-2024 should be used on cost of the work design-build projects that have a guaranteed maximum price, while G742®CW-2024 should be used on cost of the work design-build projects that do not have a guaranteed maximum price.
G742®CW-2024, G742®GMP-2024, and G743®CW–2024 are not intended to replace AIA Documents G742®-2015, Application and Certificate for Payment for a Design-Build Project and G743®-2015, Continuation Sheet for a Design-Build Project. Rather, they are modified versions of G742®-2015 and G743®-2015 that are specifically tailored for cost of the work design-build projects. G742®CW-2024, G742®GMP-2024, and G743®CW–2024 should be used on cost of the work design-build projects where the parties intend to show, through the continuation sheet, how actual costs differ from estimated costs and where funds may have been shifted or reallocated between line items in each application for payment. The AIA does not publish a standard schedule of values form, although the G743®-2015 and G743®CW–2024 continuation sheets are often referred to as a schedule of values.
Like the G742®-2015 and G743®-2015, these forms require the design-builder to show the status of the contract sum to date, including the total dollar amount of the work completed and stored to date, the amount of retainage (if any), the total of previous payments, and the amount of current payment requested. For each portion of the work, G743®CW–2024 requires the contractor to show the original estimated value (column C1), the change in value from previous applications (column C2), the change in value in this pay period (column C3), and the current value (column C4).
G742S–2024 Application for Payment for a Design-Build Project, Subcontractor Version
AIA Document G742S™–2024 modifies AIA Document G742™–2024 for use by subcontractors submitting an application for payment to the design-builder on a Design-Build project. AIA Document G742S™–2024 and G743S™–2024, Continuation Sheet, provide convenient and complete forms on which the subcontractor can apply for payment. The forms require the subcontractor to show the status of the contract sum to date, including the total dollar amount of the work completed and stored to date, the amount of retainage (if any), the total of previous payments, a summary of change orders, and the amount of current payment requested
G743–2024™ Continuation Sheet for a Design-Build Project
AIA Documents G742™–2024, Application and Certificate for Payment for a Design-Build Project, and G743™–2024, Continuation Sheet for a Design-Build Project, provide convenient and complete forms on which the design-builder can apply for payment and the owner can certify the amount due. The forms require the design-builder to show the status of the contract sum to date, including the total dollar amount of the work completed and stored to date, the amount of retainage (if any), the total of previous payments, a summary of change orders, and the amount of current payment requested. AIA Document G743–2024 breaks the contract sum into portions of the work in accordance with a schedule of values prepared by the design-builder as required by Section 9.2 of AIA Document A141-2024 or Section 10.2 of AIA Document A141PDB-2024. NOTE: The AIA does not publish a standard schedule of values form.
G743®CW–2024, Continuation Sheet for Cost of the Work Design-Build Projects
AIA Documents G742®CW-2024, Application and Certificate for Payment for Cost of the Work Design-Build Projects without a Guaranteed Maximum Price; G742®GMP-2024, Application and Certificate for Payment for Cost of the Work Design-Build Projects with a Guaranteed Maximum Price; and G743®CW–2024, Continuation Sheet for Cost of the Work Design-Build Projects are forms on which a design-builder can apply for payment, and the owner can certify payments are due, on a design-build project where the basis of payment to the design-builder is the cost of the work plus a fee. G742®GMP-2024 should be used on cost of the work design-build projects that have a guaranteed maximum price, while G742®CW-2024 should be used on cost of the work design-build projects that do not have a guaranteed maximum price.
G742®CW-2024, G742®GMP-2024, and G743®CW–2024 are not intended to replace AIA Documents G742®-2015, Application and Certificate for Payment for a Design-Build Project and G743®-2015, Continuation Sheet for a Design-Build Project. Rather, they are modified versions of G742®-2015 and G743®-2015 that are specifically tailored for cost of the work design-build projects. G742®CW-2024, G742®GMP-2024, and G743®CW–2024 should be used on cost of the work design-build projects where the parties intend to show, through the continuation sheet, how actual costs differ from estimated costs and where funds may have been shifted or reallocated between line items in each application for payment. The AIA does not publish a standard schedule of values form, although the G743®-2015 and G743®CW–2024 continuation sheets are often referred to as a schedule of values.
Like the G742®-2015 and G743®-2015, these forms require the design-builder to show the status of the contract sum to date, including the total dollar amount of the work completed and stored to date, the amount of retainage (if any), the total of previous payments, and the amount of current payment requested. For each portion of the work, G743®CW–2024 requires the contractor to show the original estimated value (column C1), the change in value from previous applications (column C2), the change in value in this pay period (column C3), and the current value (column C4).
G743S-2024, Continuation Sheet for a Design-Build Project, Subcontractor Version
AIA Document G743S™-2024 modifies AIA Document G743™-2024 for use by subcontractors submitting an application for payment to a design-builder on a Design-Build project. AIA Document G742S™–2024, Application for Payment, and G743S™–2024 provide convenient and complete forms on which the subcontractor can apply for payment. The forms require the subcontractor to show the status of the subcontract sum to date, including the total dollar amount of the work completed and stored to date, the amount of retainage (if any), the total of previous payments, a summary of change orders, and the amount of current payment requested. AIA Document G743S-2024 breaks the subcontract sum into portions of the work in accordance with a schedule of values prepared by the subcontractor as required by the general conditions. NOTE: The AIA does not publish a standard schedule of values form.
G744–2014™ Certificate of Substantial Completion for a Design-Build Project
AIA Document G744™–2024 is a standard form for recording the date of substantial completion of the work or a designated portion thereof on design-build projects. The design-builder prepares a list of items to be completed or corrected following substantial completion, and the owner verifies and amends this list. If the owner finds that the work is substantially complete, the form is prepared for acceptance by the design-build and the owner, and the list of items to be completed or corrected is attached. In G744, the parties agree on the time allowed for completion or correction of outstanding items; the date when the owner will occupy the work or designated portion thereof; and a description of responsibilities for maintenance, heat, utilities, and insurance.
G745–2024, Change Directive for a Design-Build Project
AIA Document G745™–2024 is a directive for changes in the Work for use where the owner and design-builder have not reached an agreement on proposed changes in the contract sum or contract time. AIA Document G745–2024 was developed as a directive for changes in the work which, if not expeditiously implemented, might delay the project. Upon receipt of a completed G745–2024, the design-builder must promptly proceed with the change in the work described therein, unless the design-builder determines the applicable building codes or other regulatory requirements, including those related to health, safety, and welfare, preclude implementation of the change.
G841–2024, Request for Authorization to Proceed with Additional Services for a Design-Build Project
AIA Document G841™–2024, Request for Authorization to Proceed with Additional Services for a Design-Build Project is intended to be used by a design-builder or architect when requesting approval from the owner design-builder for performing additional services pursuant to the AIA’s design-build agreements, such as AIA Document A141-2024 and B141™–2024.
Progressive Design-Build
In Progressive Design-Build the Owner enters into a contract with a single entity Design-Builder. The Design-Builder is then obligated to both design and construct the project. Unlike traditional design-build, the Owner is much more involved in the evolution of the project's design. The Owner may also hire a Consultant to assist Owner in working with the Design-Builder. The Design-Builder then enters into contracts with Architect and/or Construction Subcontractors(s), if necessary. In this family, the Design-Builder may be a Developer or Single Purpose Entity, an Architect-led organization, or a Contractor-led organization. Unlike in traditional design-build, progressive does not have a short form agreement.
Contract Relationships:
Document Summaries:
A141®PDB-2024, Standard Form of Agreement Between Owner and Design‐Builder – Progressive Design-Build Project
AIA Document A141®PDB–2024 is a modified version of A141–2024 and is for use on progressive design-build projects. A141PDB–2024 and consists of the Agreement, Exhibit A, Insurance and Bonds, Exhibit B, Design-Build Amendment that is executed when the Owner and Design-Builder have agreed on the Contract Sum, and Exhibit C, Sustainable Projects. AIA Documents A141–2024 and A141PDB–2024 form the nucleus of the Contract for Design-Build between the Owner and Design-Builder.
B141™PDB-2024, Standard Form of Agreement Between Design-Builder and Architect for a Progressive Design-Build Project
AIA Document B141™PDB–2024 is a modified version of B141™–2024 and is for use on progressive design-build projects. B141PDB–2024 establishes the contractual arrangement between the Design-Builder and the Architect. Unlike B141–2024, B141PDB–2024 provides a more fixed scope of the architect’s services, while also including a menu of services from which the Design-Builder and Architect may select.
AIA Document B141–2024 can be used for a number of different contractual scenarios that may arise on a design-build project. If the design-build entity lacks the internal capacity to provide architectural services or is required to separately contract for architectural services by virtue of local license regulations or other legal requirements, the design-build entity can use B141 to enter into an agreement with an Architect to perform all of the architectural services on the Project. B141 can also be used, however, where the Design-Builder directly performs some of the architectural services under its agreement with the Owner. In this instance, B141 can be used to contract with additional architects that will provide portions of the architectural services. For example, the design-build entity may retain an Architect to only provide a Preliminary Design, while the Design-Builder will use either a separate Architect or its own forces to develop the Construction Documents and perform Contract Administration services.