Summary:
This article provides an overview to the 2025 Volumetric Modular Construction (VMA) documents. AIA Contract Documents is excited to announce the release of 4 new document specific to Modular Construction. Read below to find out more about each family, contract relationships, and article summaries.
Volumetric Modular Construction
Modular construction is a revolutionary building method. Traditionally, building a structure happens on-site, but with modular construction, the bulk of the work is done off-site, and in a fraction of the time. Modular construction happens in a controlled plant environment with components built using the same materials, aligning with the same codes and standards that govern established norms. Under this approach, production is done in modules and assembled on-site, with the finished product matching the original design renderings; the only differences are savings in time and money.
Contract Relationships
Document Summaries
A181™-2025, Standard Form of Agreement Between Owner and Construction Manager as Constructor, Volumetric Modular Construction Edition
AIA Document A181-2025 is intended for use on projects utilizing the volumetric modular construction delivery method and where a Construction Manager, in addition to serving as adviser to the Owner during the performance of preconstruction services, also provides construction of the project with a guaranteed maximum price.
The Construction Manager provides the Owner with a guaranteed maximum price proposal, which the Owner may accept, reject, or negotiate. Upon the Owner’s acceptance of the proposal by execution of the Guaranteed Maximum Price Amendment (Exhibit A), the Construction Manager becomes contractually bound to provide labor and materials for the project and to complete construction at or below the guaranteed maximum price. The Guaranteed Maximum Price Amendment contains a prompt for the parties to discuss and, if necessary for the project, agree upon the Advance Payment to the Modular Subcontractor to begin construction on the Modules.
The document divides the Construction Manager’s services between preconstruction services and construction phase services, portions of which may proceed concurrently. A181 is drafted to be used in conjunction with the Insurance and Bonds Exhibit (Exhibit B), which is a critical part of the agreement, and should be discussed with legal and insurance counsel.
AIA Document A181–2025 is coordinated for use with the following documents:
- AIA Document A281-2025, General Conditions of the Contract for Construction, Volumetric Modular Construction Edition
- AIA Document A481-2025, Standard Form of Agreement Between Construction Manager and Modular Subcontractor, Volumetric Modular Construction Edition
- AIA Document B181-2025, Standard Form of Agreement Between Owner and Architect, Volumetric Modular Construction Edition
A281™-2025, General Conditions of the Contract for Construction, Volumetric Modular Construction Edition
AIA Document A281–2025 sets forth the rights, responsibilities, and relationships of the Owner, Construction Manager, Architect, and Modular Subcontractor. A281–2025 is adopted by reference in A181-2025, Standard Form of Agreement Between Owner and Construction Manager as Constructor, Volumetric Modular Construction Edition and A481-2025, Standard Form of Agreement Between Construction Manager and Modular Subcontractor, Volumetric Modular Construction Edition.
A481™-2025, Standard Form of Agreement Between Construction Manager and Modular Subcontractor, Volumetric Modular Construction Edition
AIA Document A481–2025 establishes the contractual relationship between the Construction Manager and Modular Subcontractor on volumetric modular construction projects. It sets forth the responsibilities of both parties and lists their respective obligations, which are written to parallel AIA Document A281–2025, General Conditions of the Contract for Construction, Volumetric Modular Construction. A481–2025 incorporates A281-2025 by reference.
B181™-2025, Standard Form of Agreement Between Owner and Architect, Volumetric Modular Construction Edition
AIA Document B181–2025 is intended for use with the following documents:
- AIA Document A181-2025, Standard Form of Agreement Between Owner and Construction Manager as Constructor, Volumetric Modular Construction Edition
- AIA Document A281-2025, General Conditions of the Contract for Construction, Volumetric Modular Construction Edition
- AIA Document A481-2025, Standard Form of Agreement Between Construction Manager and Modular Subcontractor, Volumetric Modular Construction Edition
This coordinated set of agreements is intended for use where the Owner employs the volumetric modular construction delivery method for the project. The agreements are designed for collaboration and coordination between the project participants, and to optimize the expertise of the Owner, Construction Manager, Modular Subcontractor, and Architect throughout all construction and design phases, to the benefit of all and the success of the project. These agreements contain enhanced provisions for preconstruction, pre-design, and design phase services to coordinate the professional design services provided by the Architect and Modular Subcontractor. Additionally, this coordinated set of agreements uses the same basic structure and compensation methods as in the standard AIA Contract Documents Construction Manager as Constructor agreements.
The agreements include a collaborative process where the Owner, Construction Manager, Modular Subcontractor, and Architect work closely to coordinate the design of the Modules with the design of the overall Project, in addition to other project goals. Further, at a time to be mutually agreed upon by the Owner and Construction Manager, and in consultation with the Architect and Modular Subcontractor, the Construction Manager prepares a Guaranteed Maximum Price proposal for the Owner’s review and acceptance. Thereafter, the Construction Manager constructs the project on a Cost of the Work Plus a Fee basis, with a Guaranteed Maximum Price, and the Architect provides contract administration services during the construction phase.
In B181–2025, the Architect does not prepare cost estimates, but agrees to design the project to meet the Owner’s budget for the Cost of the Work at the conclusion of the Design Development Phase Services. B181–2025 assumes that the Construction Manager will provide cost estimates and schedules for the project.