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Sheet G-104
PjM PcMCE

AIA Agreementsconcept

AIA document families by delivery method: DBB, Design-Build, CM, and IPD

One-line orientation

AIA publishes different agreement sets for different delivery methods. Confirm the document edition first, then match the form numbers to the parties and delivery method.

Key points

  • Design-Bid-Build (DBB): The baseline method with separate design and construction contracts.

    • Owner-Architect: B101
    • Owner-Contractor: A101 (stipulated sum, after competitive bid)
    • General Conditions: A201

  • Design-Build (DB): One entity (architect-led or contractor-led) holds design and construction.

    • Owner-Design Builder: A141
    • Architect’s services (within the design-build entity): B143
    • No A201 — the design-builder assumes full responsibility under a single agreement.

  • CM as Advisor (CM-advisor): The CM is a consultant; the owner holds the construction contract directly with a general contractor.

    • Owner-Architect: B132
    • Owner-CM as Advisor: C132
    • Owner-Contractor (GC): A132
    • General Conditions: A232 (CMa Edition — incorporated by reference into A132 and B132; A201 does not apply here)

  • CM as Constructor / CM-at-risk (CMc): The CMc takes on construction risk, typically with a GMP. Engaged during design.

    • Owner-Architect: B133
    • Owner-CMc: A133 (cost-plus fee with GMP)
    • General Conditions: A201 (referenced by A133)

  • Integrated Project Delivery (IPD): All parties collaborate from early design; shared risk and reward.

    • Transitional form: one IPD-compatible set uses B195 for owner-architect, A195 for owner-contractor, and A295 for the general conditions. Other IPD forms also exist.
    • Multi-party agreement: Single agreement signed by owner, architect, and contractor sharing risks and rewards.
    • Single-Purpose Entity (SPE): Owner, architect, and contractor form a project-specific LLC; most integrated form.

AIA document set by delivery method

SCHEMATIC

Each method is a different contract topology — the AIA number just labels each edge; the general-conditions chip is the tell that flags the trap.

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Scroll horizontally to explore

AIA document families drawn as five contract graphs, one per delivery method Five parallel party graphs are arranged in two rows on one grid — the top row shows DBB, DB, and CMa; the bottom row shows CMc and IPD — and each row carries three tiers labelled at the left: Owner, Parties, and General conditions. DBB: the Owner holds two agreements, B101 with the Architect and A101 with the Contractor, over A201 general conditions. DB: the Owner holds one agreement, A141, with a single Design-build entity that itself contains the Builder and the Architect linked by B143, so the architect works for the entity, not the owner, and there are no general conditions. CMa: the Owner holds three prime agreements — B132 with the Architect, A132 with the GC, and C132 with the CM advisor — over A232 CMa-Edition general conditions, not A201. CMc: the Owner holds B133 with the Architect and A133 with the CMc, over A201. IPD transitional: the Owner holds B195 with the Architect and A195 with the Contractor, over A295. The number of owner spokes and the presence or absence of a general-conditions chip identify the method with every AIA number covered. OWNERPARTIESGENERALCONDITIONSDBBDesign-bid-buildArchitectContractorB101A101A201DBDesign-buildA141Design-build entityBuilderArchitectB143noneCMaCM as advisorArchitectGCCMadvisorB132A132C132A232OWNERPARTIESGENERALCONDITIONSCMcCM at-riskArchitectCMcB133A133A201IPDIPD transitionalArchitectContractorB195A195A295

CM-advisor general conditions are A232 (CMa Edition), not A201 — A201 travels with DBB and CMc only.

C132 (owner–CM advisor) rides alongside A132 (owner–GC), not instead of it. B143 sits inside the design-build entity, so the architect works for the builder, not the owner. A133 is itself the owner–CMc agreement (cost-plus, GMP); IPD is the transitional form; DB has none.

Confusions / comparison

Delivery methodOwner-architect docOwner-contractor docGeneral conditions
Design-Bid-Build (DBB)B101A101 (stipulated sum)A201
Design-Build (DB)B143 (architect in DB entity)A141 (owner-design builder)None (A201 not used)
CM as AdvisorB132A132 (owner-GC) + C132 (owner-CM)A232 (CMa Edition)
CM as Constructor (CMc)B133A133 (cost-plus/GMP)A201
IPD — TransitionalB195A195A295
IPD — Multi-party / SPESingle multi-party agreement or SPE LLC(same)(same)

→ AIA owner-contractor documents (this module): A101 vs A133 in depth · AIA G-series forms (this module): administrative forms used in construction under any delivery method · Delivery methods comparison (same topic): the contractual risk and schedule logic behind each method.

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Related units

B101 Owner–ArchitectC401 Architect–ConsultantAIA document familiesG-series administrative forms