Florence S. Lord Senior Housing Renovations 155 South Main St., Marlborough, CT 06447

Project Manual Architects Project Number: 24-014

Ʌ R C H I T E C T S 631 Main Street, Monroe, CT 06468

t. 203.459 8686 | e. info@clevelandarch.com

Issued For Bid June 26th, 2026

B R I Ʌ N C L E V E L Ʌ N D

Florence Lord Senior Housing Renovations Table of Contents 155 South Main St., Marlborough, CT 6/26/2026

PROJECT DIRECTORY

OWNER: Marlborough Association for Senior Housing 155 South Main Street, Unit 1 Marlborough, Ct 06447

ATTN: Susan Schatz Florence Lord Property Manager

(860) 295-1131

EMAIL: florencelord@ehmchm.org

ARCHITECT: Brian Cleveland Architects 631 Main Street Monroe, CT 06468

ATTN: Brian Cleveland, RA, AIA Principal Architect 203-459-8686

EMAIL: bcleveland@clevelandarch.com

Florence Lord Senior Housing Renovations

TABLE OF CONTENTS

Project Title Page Project Directory Table of Contents

List of Drawing Sheets

NOTE: All AIA forms, AIA instructions to all AIA forms, and Owner-provided forms proposed to be used on this project are hereby indicated by title and/or number, and shall be included as part of the Contract Documents per reference, even if any or all forms are not bound into the Contract Documents.

Bidding Documents

• Bid Form

Contracting Forms

• AIA A102-2017 - Owner/Contractor Agreement – Guaranteed Maximum Price Form

• AIA A201-2017 – General Conditions of the Contract for Construction

Conditions of the Contract

• Connecticut Housing Finance Authority GC / CM Contract Requirements

• DOH State Funded Housing Development Supplementary Conditions

• CHFA Construction Signage

Project Reports

• Limited Hazardous Building Materials Inspection

• Asbestos Bulk Sample Collection and Analysis Report

Project Forms

• Schedule of Values Form – Contractor to base Schedule of Values Form on AIA Forms G702 and G703

• AIA Form G702 - Application and Certificate for Payment Form

• AIA Form G703 - Continuation Sheet for G702

• AIA Form G716 - Request for Information Form

• AIA Form G710 - Architect’s Supplemental Instruction Form

• AIA Form G714 - Construction Change Directive Form

• AIA Form G709 - Work Changes Proposal Request Form

• AIA Form G701 - Change Order Form

• AIA Form G704 - Certificate of Substantial Completion Form

• AIA Form G706 - Contractor’s Affidavit of Payment of Debts and Claims

• AIA Form G706A - Contractor’s Affidavit of Release of Liens

• AIA Form G707 - Consent of Surety to Final Payment Form

• AIA Document G810, Transmittal Form

• CAD File Release Form

• Affidavit Waiver of Lien (It is recommended that this form be used. If a substitution is used please be sure it contains all of the same information)

Division 1 - General Requirements

• 011100 – Summary of Work

• 012100 – Allowances

• 012200 – Unit Prices

• 012300 – Alternates

• 012500 – Substitution Procedures

• 012600 – Contract Modification Procedures

• 012900 – Payment Procedures

• 013100 – Project Management and Coordination

• 013200 – Construction Progress Documentation

• 013220 – Photographic Documentation

• 013300 – Submittal Procedures

• 014000 – Quality Requirements

• 014200 – References

• 015000 – Temporary Facilities and Controls

• 016000 – Product Requirements

• 016350 – Substitution Procedures

• 017000 – Execution Requirements

• 017400 – Construction Waste Management

• 017700 – Closeout Procedures

• 017810 – Operation and Maintenance Data

• 017820 – Project Record Documents

• 017900 – Demonstration and Training

Division 2 – Existing Conditions

• 024113 – Selective Demolition

Division 6 – Wood, Plastics and Composites

• 061000 – Rough Carpentry

• 061600 – Sheathing

• 061653 – Insulation Air & Moisture Resistant Sheathing

• 062020 – Interior Finish Carpentry

Division 7 - Thermal and Moisture Protection

• 074646 – Fiber-Cement Siding

• 076200 – Sheet Metal Flashing and Trim

• 079200 – Joint Sealants

Division 8 – Openings

• 080671 – Door Hardware Schedule

• 081300 – Metal Doors

• 085216 – Plastic-Clad Windows

• 087100 – Door Hardware

Division 9 – Finishes

• 092216 – Non-Structural Metal Framing

• 092900 – Gypsum Board

• 093000 – Tiling

• 095100 – Acoustical Ceilings

• 096513 – Resilient Base and Accessories

• 096519 – Resilient Tile Flooring

• 096813 – Tile Carpeting

• 099110 – Exterior Painting

• 099120 – Interior Painting

Division 10 - Specialties

• 101400 – Signage

• 102800 – Toilet, Bath, and Laundry Accessories

• 105500 – Postal Specialties

Division 11 – Equipment

• 113013 – Residential Appliances

Division 12 – Furnishings

• 122110 – Horizontal Louver Blinds

• 123000 – Casework

• 123600 – Countertops

Division 22 – Plumbing Refer to Drawings

Division 23 – Heating, Ventilating, and Air Conditioning Refer to Drawings

Division 26 – Electrical Refer to Drawings

Division 32 – Exterior Improvements

• 321210 – Asphalt Paving

• 329200 – Turf & Grasses

End of Section

Florence Lord Senior Housing Renovations Drawing List

DRAWING NUMBER DRAWING NAME

COVER SHEET

GENERAL

G001 CODE REVIEW

G002 CODE PLANS

CIVIL

C100 PLOT PLAN

C200 SITE DETAILS

ARCHITECTURAL DRAWINGS

A000 ARCHITECTURAL GENERAL INFORMATION

A001 ARCHITECTURAL GENERAL NOTES

A010 BASEMENT DEMOLITION PLANS

A011 FIRST FLOOR DEMOLITION PLANS

A012 SECOND FLOOR DEMOLITION PLANS

A020 DEMOLITION ELEVATIONS

A021 DEMOLITION ELEVATIONS

A100 BASEMENT FLOOR PLANS

A101 FIRST FLOOR PLANS

A102 SECOND FLOOR PLANS

A103 ATTIC PLAN

A104 ROOF PLAN

A140 REFLECTED CEILING PLANS

A141 REFLECTED CEILING PLANS

A170 FINISH PLANS

A171 FINISH PLANS

A200 ELEVATIONS

A201 ELEVATIONS

A300 WALL SECTIONS

A500 ENLARGED FLOOR PLANS

A501 ENLARGED UNIT PLANS

A520 COMMON AREA INTERIOR ELEVATIONS

A521 UNIT INTERIOR ELEVATIONS

A600 SECTION DETAILS

A601 SECTION DETAILS

A602 SECTION DETAILS

A603 WINDOW AND DOOR DETAILS

A900 ROOM AND FINISH SCHEDULES

A901 SCHEDULES AND PARTITIONS

A930 SIGNAGE TYPES S

Florence Lord Senior Housing Renovations Drawing List

PLUMBING DRAWINGS

PD100 DEMOLITION BASEMENT PLAN

PD101 DEMOLITION FIRST FLOOR PLAN

PD102 DEMOLITION SECOND FLOOR PLAN

P100 BASEMENT PLAN

P101 FIRST FLOOR PLAN

P102 SECOND FLOOR PLAN

P200 PLUMBING NOTES, LEGENDS, AND SCHEDULES

P201 PLUMBING DETAILS

P300 PLUMBING SPECIFICATIONS

MECHANICAL DRAWINGS

MD100 DEMOLITION BASEMENT PLAN

MD101 DEMOLITION FIRST FLOOR PLAN

MD102 DEMOLITION SECOND FLOOR PLAN

M100 BASEMENT PLAN

M101 FIRST FLOOR PLAN

M102 SECOND FLOOR PLAN

M200 DETAILS / SCHEDULES

M300 PLUMBING SPECIFICATIONS

ELECTRICAL DRAWINGS

ED100 DEMOLITION BASEMENT PLAN

ED101 DEMOLITION FIRST FLOOR PLAN

ED102 DEMOLITION SECOND FLOOR PLAN

E110 BASEMENT PLAN

E111 FIRST FLOOR PLAN

E112 SECOND FLOOR PLAN

E200 DETAILS AND NOTES

E201 UNIT TYPE PARTIAL PLANS

E300 PLUMBING SPECIFICATIONS

END OF SECTION

BID FORM

Project Name: Florence Lord Senior Housing Renovations Project Location: 155 South Main St., Marlborough, CT Owner: Marlborough Association for Senior Housing Property Manager: Susan Schatz Property Manager Contact: 860-295-1131, florencelord@ehmchm.org

Bidders Company Name: _______________________________________________________________

Bidders Company Address: _____________________________________________________________

Bidders Contact Name:

Bidders Contact Phone Number:

Bidders Contact Email:

In preparing this bid, we have carefully examined the Bidding Documents for this Project. We have visited the site and noted the conditions affecting the Work.

The Contract Documents referred to include Drawings and specifications dated June 26th, 2026 for the above referenced project, prepared by Brian Cleveland Architects and their consultants.

Bidder shall include Allowances in the Base Bid Lump Sum Price.

Bidder shall provide a cost breakdown of the Base Bid amount on the Cost Breakdown Form provided.

We propose to perform the work described in the Contract Documents for the Bid Sum as follows:

Base Bid Entire Project for the Total Cost of:

$__________________________________________________________ Dollars ($_________________) written figure

We shall commence work on the project _______ calendar days after receipt of “Notice to Proceed” or signing of Contract (whichever is earlier). We will substantially complete the project suitable for owner use and receiving the Architects Certificate of Substantial Completion within _______ calendar days thereafter. We acknowledge that the owner seeks to receive Substantial Completion and be available for owner occupancy by July 1st, 2027. Extensions to the date of Substantial Completion shall only be allowed through adjustments of the Contract Time allowed by the Owner and Contractor agreement.

If the Contractor neglects, fails, or refuses to achieve substantial completion by 11:59 pm by the date stipulated in the Contractor's bid form, liquidated damages of five-hundred Dollars ($500.00) per calendar day shall be due to the Owner and subtracted from the unpaid contract amount or bond held by the Owner. The proceeding is hereby agreed to not as a penalty, but as liquidated damages that the Owner will suffer due to such default. "Substantial completion" is as defined in the General Conditions of the Contract for Construction, AIA Document A102 included in this project manual.

We acknowledge that the owner reserves the right to withhold up to 5% of each progress payment made prior to Substantial Completion. We may request a reduction of retainage being withheld after receiving Substantial Completion.

Allowances:

Refer to Project Manual Division 1 Section “Allowances” for description of all Allowances

1. Allowance No. 1: Patching and Repair Around Windows $____________ Lump Sum

2. Allowance No. 2: Replacing Furring Behind Fiber Cement Siding $____________ Lump Sum

3. Allowance No. 3: Subbase Replacement $____________ Lump Sum

4. Allowance No. 4: Moving / Storage $____________ Lump Sum

Alternates:

Deductive Alternates:

The following deductive alternates are an integral part of this proposal, and to be responsive, the bidder shall quote for the base bid, and also for the following listed deductive alternates. Refer to Project Manual Division 1 Section “Alternates” for description of Alternates.

1. Alternate No. 1: Brick Facing Washing $____________ Lump Sum

2. Alternate No. 2: Switch Plates $____________ Lump Sum

3. Alternate No. 3: Ceiling Lights $____________ Lump Sum

4. Alternate No. 4: Bathroom Sconce $____________ Lump Sum

5. Alternate No. 5: Deck Handrails $____________ Lump Sum

6. Alternate No. 6: Window Trim $____________ Lump Sum

7. Alternate No. 7: Blinds $____________ Lump Sum

8. Alternate No. 8: Door Replacement $____________ Lump Sum

9. Alternate No. 9: Alcove Lighting $____________ Lump Sum

10. Alternate No. 10: Ceiling Tiles $____________ Lump Sum

11. Alternate No. 11: Trash Compactor $____________ Lump Sum

12. Alternate No. 12: Fob Keying System $____________ Lump Sum

13. Alternate No. 13: Insulation behind Fiber Cement Siding $____________ Lump Sum

14. Alternate No. 14: Baseboard Heaters $____________ Lump Sum

15. Alternate No. 15: Showers $____________ Lump Sum

Voluntary Alternates:

The undersigned proposes to furnish all Labor, Materials, Equipment and Services necessary to construct the items listed in the Alternates described for the stipulated sum of:

VOLUNTARY ALTERNATE NO. 1: (Title) ____________________________________________________ Description of Alternate: ________________________________________________________________

For the work, we propose to Add/Deduct to the Base Bid a total of Dollars ($ .00) Written figure

The project schedule will be increased/decreased by _____ calendar days to complete the work indicated under Voluntary Alternate No. 1.

The Bidder shall hold the lump sum prices for all alternates for 60 calendar days after the start date of the Notice to Proceed. The Owner reserve the right, within 60 calendar days after the start date of the Notice to Proceed, to add into or deduct from the awarded contract amount by change order, any or all alternatives that were not previously awarded at the listed lump sum amounts, without any delay or impact to the project and with no mark-up or mark-down.

Unit Prices:

As required by the Base Bid, should deteriorated or damaged materials be required to be removed as determined by the Architect or Owner, the cost to remove and replace the referenced material, (or credit for specified material not provided or installed) including all labor, material, equipment and related furnishings is as follows:

1. Driveway subbase (inc. removal) $ ____________/ yd

2. Catch basin tops (inc. removal) $ ____________/ ea

3. Readjust catch basin top $ ____________/ ea

4. Concrete sidewalk repair $ ____________/ sf

5. 2x3 furring below fiber cement siding $ ____________/ sf

6. GWB and associated finishing $ ____________/ sf

7. Cutting, trenching and patching (match thickness) interior concrete slabs $ ____________/ sf

8. 24x24 inch ACT and associated metal grid infill $ ____________/ sf

9. 24x24 inch ACT $ ____________/ ea

10. Additional exit signs and wiring $ ____________/ea

11. Baseboard heater removal and replacement $ ____________/ ea

12. Carpenter Hourly Rate $ ____________/ hr

13. Painter Hourly Rate $ ____________/ hr

14. Plumber Hourly Rate $ ____________/ hr

15. Electrician Hourly Rate $ ____________/ hr

16. Laborer Hourly Rate $ ____________/ hr

17. Relocation of device to ADA reach height $ ____________/ ea

18. Addition of GFI outlet $ ____________/ ea

ADDENDA:

The undersigned acknowledges receipt of the following addenda to the Contract Documents, listed by number and date:

Number , Dated: Number , Dated:

Number , Dated: Number , Dated:

Exceptions:

The undersigned submits the above stated Base Bid with accompanying Schedule of Values and acknowledges that they have examined the documents, visited and examined the site, and examined the availability of labor and materials to meet the delivery dates included herein.

Signature: Date:

Printed Name and Title of Agent submitting bid:

Name of Company:

Address: Telephone Number:

BASE BID COST BREAKDOWN

Provide a zero-dollar value for any division or line item that is not required.

Division 2 - Total $

Environmental Cleanup $

Site Utilities $

Grading & Excavation $

Paving, Walks, Signage, Lawns, & Plantings $

Other Site Work $

Demolition $

Division 3 – Concrete $

Division 4 – Masonry $

Division 5 – Metals $

Division 6 – Wood Plastics and Composites Total $

Rough Carpentry $

Finish Carpentry $

Other $

Division 7 – Thermal and Moisture Protection Total $

Moisture Protection $

Insulation $

Roofing $

Siding $

Other $

Division 8 – Openings Total $

Doors & Hardware $

Windows $

Division 9 – Finishes Total $

Ceilings $

Drywall $

Tiling $

Flooring & Wall Base $

Painting $

Other $

Division 10 – Specialties $

Division 11 – Equipment Total $

Cabinets & Vanities $

Appliances $

Special Equipment $

Division 12 – Furnishings Total $

Division 13 – Special Construction $

Division 14 – Elevators $

Division 15 – Plumbing $

Division 15 – Hydronic Heating $

Division 15 – HVAC $

Division 15 – Fire Suppression $

Division 16 – Electrical Lighting $

Division 16 – Electrical Other $

Total Hard Costs (Div 2 – 16) $

General Requirements ____% $

Builders Overhead ____% $

Builders Profit ____% $

Building Permit ____% $

Insurance ____% $

Bond ____% $

Other Fees ____% $

Allowance No. 1 $

Allowance No. 2 $

Allowance No. 3 $

Allowance No. 4 $

Grand Total $

LIST OF SUBCONTRACTORS

Herewith is the list of Subcontractors referenced in the bid submitted by:

(Bidder)_____________________________________________________________ and which is an integral part of the Bid Form.

In accordance with the bid documents, we hereby submit a completed List of Subcontractors. The Owner reserves the right to reject a proposed Subcontractor for reasonable cause.

The following work will be performed (or provided) by Subcontractors and coordinated by us. This list comprises all the subcontractors to be employed on this project (if unknown write “Unknown”):

WORK SUBJECT SUBCONTRACTOR CONTRACT VALUE

Document A102™ – 2017 Standard Form of Agreement Between Owner and Contractor where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price

Init.

AIA Document A102™ – 2017. Copyright © 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017 by The American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties.

Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. To report copyright violations of AIA Contract Documents, e-mail The American Institute of Architects’ legal counsel, copyright@aia.org.

This document has important legal consequences. Consultation with an attorney is encouraged with respect to its completion or modification.

The parties should complete A102™–2017, Exhibit A, Insurance and Bonds, contemporaneously with this Agreement.

AIA Document A201™–2017, General Conditions of the Contract for Construction, is adopted in this document by reference. Do not use with other general conditions unless this document is modified.

AGREEMENT made as of the ________ day of ________ in the year ________ (In words, indicate day, month and year.)

BETWEEN the Owner:

(Name, legal status, address and other information) and the Contractor:

(Name, legal status, address and other information) for the following Project:

(Name, location and detailed description)

The Architect:

(Name, legal status, address and other information)

The Owner and Contractor agree as follows.

Init.

AIA Document A102™ – 2017. Copyright © 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017 by The American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. To report copyright violations of AIA Contract Documents, e-mail The American Institute of Architects’ legal counsel, copyright@aia.org.

TABLE OF ARTICLES

1 THE CONTRACT DOCUMENTS

2 THE WORK OF THIS CONTRACT

3 RELATIONSHIP OF THE PARTIES

4 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION

5 CONTRACT SUM

6 CHANGES IN THE WORK

7 COSTS TO BE REIMBURSED

8 COSTS NOT TO BE REIMBURSED

9 DISCOUNTS, REBATES AND REFUNDS

10 SUBCONTRACTS AND OTHER AGREEMENTS

11 ACCOUNTING RECORDS

12 PAYMENTS

13 DISPUTE RESOLUTION

14 TERMINATION OR SUSPENSION

15 MISCELLANEOUS PROVISIONS

16 ENUMERATION OF CONTRACT DOCUMENTS

EXHIBIT A INSURANCE AND BONDS

ARTICLE 1 THE CONTRACT DOCUMENTS

The Contract Documents consist of this Agreement, Conditions of the Contract (General, Supplementary, and other Conditions), Drawings, Specifications, Addenda issued prior to execution of this Agreement, other documents listed in this Agreement and Modifications issued after execution of this Agreement, all of which form the Contract, and are as fully a part of the Contract as if attached to this Agreement or repeated herein. The Contract represents the entire and integrated agreement between the parties hereto and supersedes prior negotiations, representations, or agreements, either written or oral. If anything in the other Contract Documents, other than a Modification, is inconsistent with this Agreement, this Agreement shall govern. An enumeration of the Contract Documents, other than a Modification, appears in Article 16.

ARTICLE 2 THE WORK OF THIS CONTRACT

The Contractor shall fully execute the Work described in the Contract Documents, except as specifically indicated in the Contract Documents to be the responsibility of others.

ARTICLE 3 RELATIONSHIP OF THE PARTIES

The Contractor accepts the relationship of trust and confidence established by this Agreement and covenants with the Owner to cooperate with the Architect and exercise the Contractor’s skill and judgment in furthering the interests of the Owner; to furnish efficient business administration and supervision; to furnish at all times an adequate supply of workers and materials; and to perform the Work in an expeditious and economical manner consistent with the Owner’s interests. The Owner agrees to furnish and approve, in a timely manner, information required by the Contractor and to make payments to the Contractor in accordance with the requirements of the Contract Documents.

AIA Document A102™ – 2017. Copyright © 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017 by The American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. To report copyright violations of AIA Contract Documents, e-mail The American Institute of Architects’ legal counsel, copyright@aia.org.

ARTICLE 4 DATE OF COMMENCEMENT AND SUBSTANTIAL COMPLETION

§ 4.1 The date of commencement of the Work shall be:

(Check one of the following boxes.)

The date of this Agreement.

A date set forth in a notice to proceed issued by the Owner.

Established as follows:

(Insert a date or a means to determine the date of commencement of the Work.)

If a date of commencement of the Work is not selected, then the date of commencement shall be the date of this Agreement.

§ 4.2 The Contract Time shall be measured from the date of commencement of the Work.

§ 4.3 Substantial Completion § 4.3.1 Subject to adjustments of the Contract Time as provided in the Contract Documents, the Contractor shall achieve Substantial Completion of the entire Work:

(Check one of the following boxes and complete the necessary information.)

Not later than ________ ( __ ) calendar days from the date of commencement of the Work.

By the following date:

§ 4.3.2 Subject to adjustments of the Contract Time as provided in the Contract Documents, if portions of the Work are to be completed prior to Substantial Completion of the entire Work, the Contractor shall achieve Substantial Completion of such portions by the following dates:

Portion of Work Substantial Completion Date

§ 4.3.3 If the Contractor fails to achieve Substantial Completion as provided in this Section 4.3, liquidated damages, if any, shall be assessed as set forth in Section 5.1.6.

ARTICLE 5 CONTRACT SUM

§ 5.1 The Owner shall pay the Contractor the Contract Sum in current funds for the Contractor’s performance of the Contract. The Contract Sum is the Cost of the Work as defined in Article 7 plus the Contractor’s Fee.

§ 5.1.1 The Contractor’s Fee:

(State a lump sum, percentage of Cost of the Work, or other provision for determining the Contractor’s Fee.)

§ 5.1.2 The method of adjustment of the Contractor’s Fee for changes in the Work:

§ 5.1.3 Limitations, if any, on a Subcontractor’s overhead and profit for increases in the cost of its portion of the Work:

§ 5.1.4 Rental rates for Contractor-owned equipment shall not exceed ________ percent (__ %) of the standard rental rate paid at the place of the Project.

AIA Document A102™ – 2017. Copyright © 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017 by The American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. To report copyright violations of AIA Contract Documents, e-mail The American Institute of Architects’ legal counsel, copyright@aia.org.

§ 5.1.5 Unit prices, if any:

(Identify the item and state the unit price and quantity limitations, if any, to which the unit price will be applicable.)

Item Units and Limitations Price Per Unit ($0.00)

§ 5.1.6 Liquidated damages, if any:

(Insert terms and conditions for liquidated damages, if any.)

§ 5.1.7 Other:

(Insert provisions for bonus, cost savings or other incentives, if any, that might result in a change to the Contract Sum.)

§ 5.2 Guaranteed Maximum Price § 5.2.1 The Contract Sum is guaranteed by the Contractor not to exceed ________ ( $__ ), subject to additions and deductions by Change Order as provided in the Contract Documents. This maximum sum is referred to in the Contract Documents as the Guaranteed Maximum Price. Costs which would cause the Guaranteed Maximum Price to be exceeded shall be paid by the Contractor without reimbursement by the Owner.

§ 5.2.2 Alternates § 5.2.2.1 Alternates, if any, included in the Guaranteed Maximum Price:

Item Price

§ 5.2.2.2 Subject to the conditions noted below, the following alternates may be accepted by the Owner following execution of this Agreement. Upon acceptance, the Owner shall issue a Modification to this Agreement.

(Insert below each alternate and the conditions that must be met for the Owner to accept the alternate.)

Item Price Conditions for Acceptance

§ 5.2.3 Allowances, if any, included in the Guaranteed Maximum Price:

(Identify each allowance.)

Item Price

§ 5.2.4 Assumptions, if any, upon which the Guaranteed Maximum Price is based:

(Identify each assumption.)

§ 5.2.5 To the extent that the Contract Documents are anticipated to require further development, the Guaranteed Maximum Price includes the costs attributable to such further development consistent with the Contract Documents and reasonably inferable therefrom. Such further development does not include changes in scope, systems, kinds and quality of materials, finishes or equipment, all of which, if required, shall be incorporated by Change Order.

§ 5.2.6 The Owner shall authorize preparation of revisions to the Contract Documents that incorporate the agreed-upon assumptions contained in Section 5.2.4. The Owner shall promptly furnish such revised Contract Documents to the

AIA Document A102™ – 2017. Copyright © 1920, 1925, 1951, 1958, 1961, 1963, 1967, 1974, 1978, 1987, 1997, 2007 and 2017 by The American Institute of Architects. All rights reserved. WARNING: This AIA® Document is protected by U.S. Copyright Law and International Treaties. Unauthorized reproduction or distribution of this AIA® Document, or any portion of it, may result in severe civil and criminal penalties, and will be prosecuted to the maximum extent possible under the law. To report copyright violations of AIA Contract Documents, e-mail The American Institute of Architects’ legal counsel, copyright@aia.org.

Contractor. The Contractor shall notify the Owner and Architect of any inconsistencies between the agreed-upon assumptions contained in Section 5.2.4 and the revised Contract Documents.

ARTICLE 6 CHANGES IN THE WORK

§ 6.1 Adjustments to the Guaranteed Maximum Price on account of changes in the Work may be determined by any of the methods listed in Article 7 of AIA Document A201™–2017, General Conditions of the Contract for Construction.

§ 6.2 Adjustments to subcontracts awarded on the basis of a stipulated sum shall be determined in accordance with Article 7 of A201–2017, as they refer to “cost” and “fee,” and not by Articles 5, 7 and 8 of this Agreement. Adjustments to subcontracts awarded with the Owner’s prior written consent on the basis of cost plus a fee shall be calculated in accordance with the terms of those subcontracts.

§ 6.3 In calculating adjustments to the Guaranteed Maximum Price, the terms “cost” and “costs” as used in Article 7 of AIA Document A201–2017 shall mean the Cost of the Work as defined in Article 7 of this Agreement and the term “fee” shall mean the Contractor’s Fee as defined in Section 5.1.1 of this Agreement.

§ 6.4 If no specific provision is made in Article 5 for adjustment of the Contractor’s Fee in the case of changes in the Work, or if the extent of such changes is such, in the aggregate, that application of the adjustment provisions of Article 5 will cause substantial inequity to the Owner or Contractor, the Contractor’s Fee shall be equitably adjusted on the same basis that was used to establish the Fee for the original Work, and the Guaranteed Maximum Price shall be adjusted accordingly.

ARTICLE 7 COSTS TO BE REIMBURSED

§ 7.1 Cost of the Work § 7.1.1 The term Cost of the Work shall mean costs necessarily incurred by the Contractor in the proper performance of the Work. The Cost of the Work shall include only the items set forth in this Article 7.

§ 7.1.2 Where, pursuant to the Contract Documents, any cost is subject to the Owner’s prior approval, the Contractor shall obtain such approval in writing prior to incurring the cost.

§ 7.1.3 Costs shall be at rates not higher than the standard paid at the place of the Project, except with prior approval of the Owner.

§ 7.2 Labor Costs § 7.2.1 Wages or salaries of construction workers directly employed by the Contractor to perform the construction of the Work at the site or, with the Owner’s prior approval, at off-site workshops.

§ 7.2.2 Wages or salaries of the Contractor’s supervisory and administrative personnel when stationed at the site and performing Work, with the Owner’s prior approval.

§ 7.2.2.1 Wages or salaries of the Contractor’s supervisory and administrative personnel when performing Work and stationed at a location other than the site, but only for that portion of time required for the Work, and limited to the personnel and activities listed below:

(Identify the personnel, type of activity and, if applicable, any agreed upon percentage of time to be devoted to the Work.)

§ 7.2.3 Wages or salaries of the Contractor’s supervisory or administrative personnel engaged at factories, workshops or while traveling, in expediting the production or transportation of materials or equipment required for the Work, but only for that portion of their time required for the Work.

§ 7.2.4 Costs paid or incurred by the Contractor, as required by law or collective bargaining agreements, for taxes, insurance, contributions, assessments, and benefits and, for personnel not covered by collective bargaining agreements, customary benefits such as sick leave, medical and health benefits, holidays, vacations and pensions, provided such costs are based on wages and salaries included in the Cost of the Work under Sections 7.2.1 through 7.2.3.

§ 7.2.5 If agreed rates for labor costs, in lieu of actual costs, are provided in this Agreement, the rates shall remain unchanged throughout the duration of this Agreement, unless the parties execute a Modification.

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§ 7.3 Subcontract Costs Payments made by the Contractor to Subcontractors in accordance with the requirements of the subcontracts and this Agreement.

§ 7.4 Costs of Materials and Equipment Incorporated in the Completed Construction § 7.4.1 Costs, including transportation and storage at the site, of materials and equipment incorporated, or to be incorporated, in the completed construction.

§ 7.4.2 Costs of materials described in the preceding Section 7.4.1 in excess of those actually installed to allow for reasonable waste and spoilage. Unused excess materials, if any, shall become the Owner’s property at the completion of the Work or, at the Owner’s option, shall be sold by the Contractor. Any amounts realized from such sales shall be credited to the Owner as a deduction from the Cost of the Work.

§ 7.5 Costs of Other Materials and Equipment, Temporary Facilities and Related Items § 7.5.1 Costs of transportation, storage, installation, dismantling, maintenance, and removal of materials, supplies, temporary facilities, machinery, equipment and hand tools not customarily owned by construction workers that are provided by the Contractor at the site and fully consumed in the performance of the Work. Costs of materials, supplies, temporary facilities, machinery, equipment, and tools, that are not fully consumed, shall be based on the cost or value of the item at the time it is first used on the Project site less the value of the item when it is no longer used at the Project site. Costs for items not fully consumed by the Contractor shall mean fair market value.

§ 7.5.2 Rental charges for temporary facilities, machinery, equipment, and hand tools not customarily owned by construction workers that are provided by the Contractor at the site, and the costs of transportation, installation, dismantling, minor repairs, and removal of such temporary facilities, machinery, equipment, and hand tools. Rates and quantities of equipment owned by the Contractor, or a related party as defined in Section 7.8, shall be subject to the Owner’s prior approval. The total rental cost of any such equipment may not exceed the purchase price of any comparable item.

§ 7.5.3 Costs of removal of debris from the site of the Work and its proper and legal disposal.

§ 7.5.4 Costs of the Contractor’s site office, including general office equipment and supplies.

§ 7.5.5 Costs of materials and equipment suitably stored off the site at a mutually acceptable location, subject to the Owner’s prior approval.

§ 7.6 Miscellaneous Costs § 7.6.1 Premiums for that portion of insurance and bonds required by the Contract Documents that can be directly attributed to this Contract.

§ 7.6.1.1 Costs for self-insurance, for either full or partial amounts of the coverages required by the Contract Documents, with the Owner’s prior approval.

§ 7.6.1.2 Costs for insurance through a captive insurer owned or controlled by the Contractor, with the Owner’s prior approval.

§ 7.6.2 Sales, use, or similar taxes, imposed by a governmental authority, that are related to the Work and for which the Contractor is liable.

§ 7.6.3 Fees and assessments for the building permit, and for other permits, licenses, and inspections, for which the Contractor is required by the Contract Documents to pay.

§ 7.6.4 Fees of laboratories for tests required by the Contract Documents; except those related to defective or nonconforming Work for which reimbursement is excluded under Article 13 of AIA Document A201–2017 or by other provisions of the Contract Documents, and which do not fall within the scope of Section 7.7.3.

§ 7.6.5 Royalties and license fees paid for the use of a particular design, process, or product, required by the Contract Documents.

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§ 7.6.5.1 The cost of defending suits or claims for infringement of patent rights arising from requirements of the Contract Documents, payments made in accordance with legal judgments against the Contractor resulting from such suits or claims, and payments of settlements made with the Owner’s consent, unless the Contractor had reason to believe that the required design, process or product was an infringement of a copyright or a patent, and the Contractor failed to promptly furnish such information to the Architect as required by Article 3 of AIA Document A201–2017. The costs of legal defenses, judgments, and settlements, shall not be included in the Cost of the Work used to calculate the Contractor’s Fee or subject to the Guaranteed Maximum Price.

§ 7.6.6 Costs for communications services, electronic equipment, and software, directly related to the Work and located at the site, with the Owner’s prior approval.

§ 7.6.7 Costs of document reproductions and delivery charges.

§ 7.6.8 Deposits lost for causes other than the Contractor’s negligence or failure to fulfill a specific responsibility in the Contract Documents.

§ 7.6.9 Legal, mediation and arbitration costs, including attorneys’ fees, other than those arising from disputes between the Owner and Contractor, reasonably incurred by the Contractor after the execution of this Agreement in the performance of the Work and with the Owner’s prior approval, which shall not be unreasonably withheld.

§ 7.6.10 Expenses incurred in accordance with the Contractor’s standard written personnel policy for relocation and temporary living allowances of the Contractor’s personnel required for the Work, with the Owner’s prior approval.

§ 7.6.11 That portion of the reasonable expenses of the Contractor’s supervisory or administrative personnel incurred while traveling in discharge of duties connected with the Work.

§ 7.7 Other Costs and Emergencies § 7.7.1 Other costs incurred in the performance of the Work, with the Owner’s prior approval.

§ 7.7.2 Costs incurred in taking action to prevent threatened damage, injury, or loss, in case of an emergency affecting the safety of persons and property, as provided in Article 10 of AIA Document A201–2017.

§ 7.7.3 Costs of repairing or correcting damaged or nonconforming Work executed by the Contractor, Subcontractors, or suppliers, provided that such damaged or nonconforming Work was not caused by the negligence of, or failure to fulfill a specific responsibility by, the Contractor, and only to the extent that the cost of repair or correction is not recovered by the Contractor from insurance, sureties, Subcontractors, suppliers, or others.

§ 7.8 Related Party Transactions § 7.8.1 For purposes of this Section 7.8, the term “related party” shall mean (1) a parent, subsidiary, affiliate, or other entity having common ownership of, or sharing common management with, the Contractor; (2) any entity in which any stockholder in, or management employee of, the Contractor holds an equity interest in excess of ten percent in the aggregate; (3) any entity which has the right to control the business or affairs of the Contractor; or (4) any person, or any member of the immediate family of any person, who has the right to control the business or affairs of the Contractor.

§ 7.8.2 If any of the costs to be reimbursed arise from a transaction between the Contractor and a related party, the Contractor shall notify the Owner of the specific nature of the contemplated transaction, including the identity of the related party and the anticipated cost to be incurred, before any such transaction is consummated or cost incurred. If the Owner, after such notification, authorizes the proposed transaction in writing, then the cost incurred shall be included as a cost to be reimbursed, and the Contractor shall procure the Work, equipment, goods, or service, from the related party, as a Subcontractor, according to the terms of Article 10. If the Owner fails to authorize the transaction in writing, the Contractor shall procure the Work, equipment, goods, or service from some person or entity other than a related party according to the terms of Article 10.

ARTICLE 8 COSTS NOT TO BE REIMBURSED

§ 8.1 The Cost of the Work shall not include the items listed below:

.1 Salaries and other compensation of the Contractor’s personnel stationed at the Contractor’s principal office or offices other than the site office, except as specifically provided in Section 7.2, or as may be provided in Article 15;

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.2 Bonuses, profit sharing, incentive compensation, and any other discretionary payments, paid to anyone hired by the Contractor or paid to any Subcontractor or vendor, unless the Owner has provided prior approval;

.3 Expenses of the Contractor’s principal office and offices other than the site office;

.4 Overhead and general expenses, except as may be expressly included in Article 7;

.5 The Contractor’s capital expenses, including interest on the Contractor’s capital employed for the Work;

.6 Except as provided in Section 7.7.3 of this Agreement, costs due to the negligence of, or failure to fulfill a specific responsibility of the Contract by, the Contractor, Subcontractors, and suppliers, or anyone directly or indirectly employed by any of them or for whose acts any of them may be liable;

.7 Any cost not specifically and expressly described in Article 7; and

.8 Costs, other than costs included in Change Orders approved by the Owner, that would cause the Guaranteed Maximum Price to be exceeded.

ARTICLE 9 DISCOUNTS, REBATES AND REFUNDS

§ 9.1 Cash discounts obtained on payments made by the Contractor shall accrue to the Owner if (1) before making the payment, the Contractor included the amount to be paid, less such discount, in an Application for Payment and received payment from the Owner, or (2) the Owner has deposited funds with the Contractor with which to make payments;

otherwise, cash discounts shall accrue to the Contractor. Trade discounts, rebates, refunds, and amounts received from sales of surplus materials and equipment shall accrue to the Owner, and the Contractor shall make provisions so that they can be obtained.

§ 9.2 Amounts that accrue to the Owner in accordance with the provisions of Section 9.1 shall be credited to the Owner as a deduction from the Cost of the Work.

ARTICLE 10 SUBCONTRACTS AND OTHER AGREEMENTS

§ 10.1 Those portions of the Work that the Contractor does not customarily perform with the Contractor’s own personnel shall be performed under subcontracts or other appropriate agreements with the Contractor. The Owner may designate specific persons from whom, or entities from which, the Contractor shall obtain bids. The Contractor shall obtain bids from Subcontractors, and from suppliers of materials or equipment fabricated especially for the Work, who are qualified to perform that portion of the Work in accordance with the requirements of the Contract Documents. The Contractor shall deliver such bids to the Architect and Owner with an indication as to which bids the Contractor intends to accept.

The Owner then has the right to review the Contractor’s list of proposed subcontractors and suppliers in consultation with the Architect and, subject to Section 10.1.1, to object to any subcontractor or supplier. Any advice of the Architect, or approval or objection by the Owner, shall not relieve the Contractor of its responsibility to perform the Work in accordance with the Contract Documents. The Contractor shall not be required to contract with anyone to whom the Contractor has reasonable objection.

§ 10.1.1 When a specific subcontractor or supplier (1) is recommended to the Owner by the Contractor; (2) is qualified to perform that portion of the Work; and (3) has submitted a bid that conforms to the requirements of the Contract Documents without reservations or exceptions, but the Owner requires that another bid be accepted, then the Contractor may require that a Change Order be issued to adjust the Guaranteed Maximum Price by the difference between the bid of the person or entity recommended to the Owner by the Contractor and the amount of the subcontract or other agreement actually signed with the person or entity designated by the Owner.

§ 10.2 Subcontracts or other agreements shall conform to the applicable payment provisions of this Agreement, and shall not be awarded on the basis of cost plus a fee without the Owner’s prior written approval. If a subcontract is awarded on the basis of cost plus a fee, the Contractor shall provide in the subcontract for the Owner to receive the same audit rights with regard to the Subcontractor as the Owner receives with regard to the Contractor in Article 11.

ARTICLE 11 ACCOUNTING RECORDS

The Contractor shall keep full and detailed records and accounts related to the Cost of the Work, and exercise such controls, as may be necessary for proper financial management under this Contract and to substantiate all costs incurred.

The accounting and control systems shall be satisfactory to the Owner. The Owner and the Owner’s auditors shall, during regular business hours and upon reasonable notice, be afforded access to, and shall be permitted to audit and copy, the Contractor’s records and accounts, including complete documentation supporting accounting entries, books, job cost reports, correspondence, instructions, drawings, receipts, subcontracts, Subcontractor’s proposals, Subcontractor’s invoices, purchase orders, vouchers, memoranda, and other data relating to this Contract. The Contractor shall preserve these records for a period of three years after final payment, or for such longer period as may be required by law.

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ARTICLE 12 PAYMENTS

§ 12.1 Progress Payments § 12.1.1 Based upon Applications for Payment submitted to the Architect by the Contractor, and Certificates for Payment issued by the Architect, the Owner shall make progress payments on account of the Contract Sum, to the Contractor, as provided below and elsewhere in the Contract Documents.

§ 12.1.2 The period covered by each Application for Payment shall be one calendar month ending on the last day of the month, or as follows:

§ 12.1.3 Provided that an Application for Payment is received by the Architect not later than the ________ day of a month, the Owner shall make payment of the amount certified to the Contractor not later than the ________ day of the ________ month. If an Application for Payment is received by the Architect after the application date fixed above, payment of the amount certified shall be made by the Owner not later than ________ ( __ ) days after the Architect receives the Application for Payment.

(Federal, state or local laws may require payment within a certain period of time.)

§ 12.1.4 With each Application for Payment, the Contractor shall submit payrolls, petty cash accounts, receipted invoices or invoices with check vouchers attached, and any other evidence required by the Owner or Architect to demonstrate that payments already made by the Contractor on account of the Cost of the Work equal or exceed progress payments already received by the Contractor plus payrolls for the period covered by the present Application for Payment, less that portion of the progress payments attributable to the Contractor’s Fee.

§ 12.1.5 Each Application for Payment shall be based on the most recent schedule of values submitted by the Contractor in accordance with the Contract Documents. The schedule of values shall allocate the entire Guaranteed Maximum Price among: (1) the various portions of the Work; (2) any contingency for costs that are included in the Guaranteed Maximum Price but not otherwise allocated to another line item or included in a Change Order; and (3) the Contractor’s Fee.

§ 12.1.5.1 The schedule of values shall be prepared in such form and supported by such data to substantiate its accuracy as the Architect may require. The schedule of values shall be used as a basis for reviewing the Contractor’s Applications for Payment.

§ 12.1.5.2 The allocation of the Guaranteed Maximum Price under this Section 12.1.5 shall not constitute a separate guaranteed maximum price for the Cost of the Work of each individual line item in the schedule of values.

§ 12.1.5.3 When the Contractor allocates costs from a contingency to another line item in the schedule of values, the Contractor shall submit supporting documentation to the Architect.

§ 12.1.6 Applications for Payment shall show the percentage of completion of each portion of the Work as of the end of the period covered by the Application for Payment. The percentage of completion shall be the lesser of (1) the percentage of that portion of the Work which has actually been completed; or (2) the percentage obtained by dividing

(a) the expense that has actually been incurred by the Contractor on account of that portion of the Work and for which the Contractor has made payment or intends to make payment prior to the next Application for Payment, by (b) the share of the Guaranteed Maximum Price allocated to that portion of the Work in the schedule of values.

§ 12.1.7 In accordance with AIA Document A201–2017 and subject to other provisions of the Contract Documents, the amount of each progress payment shall be computed as follows:

§ 12.1.7.1 The amount of each progress payment shall first include:

.1 That portion of the Guaranteed Maximum Price properly allocable to completed Work as determined by multiplying the percentage of completion of each portion of the Work by the share of the Guaranteed Maximum Price allocated to that portion of the Work in the most recent schedule of values;

.2 That portion of the…