LIST OF SERVICES FROM THE AMERICAN ASSOCIATION OF ARCHITECTS 2 8 10 .pdf

TIRNO-11-R-00006

LIST OF SERVICES FROM THE AMERICAN INSTITUTE OF ARCHITECTS

The list of services is an EXCERPT from the American Institute of Architects document: “Copyrighted 2009”. This EXCERPT of information is being offered to help establish responsibilities for services required for a specific project prior to developing the estimated cost of those services. The services described below are grouped into generally chronological design and construction phases for consistency with groupings used in current AIA documents. Asterisks have been added by Treasury on the summary list to designate those services historically considered “Basic Services” under AIA DOCUMENT, B108, STANDARD FORM of AGREEMENT BETWEEN OWNER “and” ARCHITECT for a FEDERALLY FUNDED or FEDERALLY INSURED PROJECT, and these are considered the minimum services to be provided by the Architect-engineer under most circumstances.

The detailed list of services provides broad descriptions of individual phases, list of the services included under each phase, and narrative descriptions of each item of service. While these lists and descriptions are intended to be guidelines only, they hopefully will establish consistency of terms that will permit interfacing compensation management with business management and project management in architectural offices.

The descriptions of items of service, which are general indications of the potential elements of each item of service, will be carefully reviewed for each project and revised as appropriate for specific proposals and cost estimates. THE LISTS AND

DESCRIPTIONS OF SERVICES ARE NOT TO BE CONSTRUED AS STANDARDS

OF PERFORMANCE FOR THE ARCHITECT-ENGINEER ON ANY PARTICULAR

PROJECT. Rather, they are intended both to permit better understanding of the scope of services required and to assist the architect-engineer in estimating the cost of those services. The listed descriptions are intended to be only a starting point and should be modified appropriately to reflect the understanding reached for each specific project.

Few projects will require all of the listed services.

SUMMARY LIST OF SERVICES

Phase 1. Pre-design Services

1.01 Project Administration

.02 Facility Programming .03 Space Schematics/Flow Diagrams .04 Project Development Scheduling .05 Project Budgeting .06 Economic Feasibility Studies .07 Agency Consulting/Review/Approval .08 Existing Facilities Surveys .09 Owner-Supplied Data Coordination .10 Presentations

.11 Marketing Studies

.12 Project Financing

Phase 2. Site Analysis Services

2.01 Project Administration

.02 Site Analysis and Selection .03 Site Development Planning .04 Detailed Site Utilization Studies .05 On-Site Utility Studies .06 Off-Site Utility Studies .07 Environmental Studies and Reports .08 Project Budgeting .09 Agency Consulting/Review/Approval .10 Zoning Processing Assistance .11 Owner-Supplied Data Coordination .12 Presentations .13 Project Development Scheduling

Phase 3. Schematic Design Services

3.01 Project Administration

*.02 Architectural Schematic Design *.03 Civil Design Concepts *.04 Structural Design Concepts *.05 Mechanical Design Concepts *.06 Electrical Design Concepts .07 Landscape Design Concepts .08 Interior Design Concepts

*.09 Statement of Probable Construction Cost *.10 Agency Consulting/Review/Approval *.11 Owner-Supplied Data Coordination *.12 Presentations

Phase 4. Design Development Services

*4.01 Project Administration *.02 Architectural Design Development *.03 Civil Design Development *.04 Structural Design Development *.05 Mechanical Design Development *.06 Electrical Design Development .07 Landscape Design Development .08 Interior Design Development

*.09 Outline Specifications *.10 Statement of Probable Construction Cost

*.11 Agency Consulting/Review/Approval *.12 Owner-Supplied Data Coordination *.13 Presentations .14 Project Development Scheduling

Phase 5. Construction Documents Services

*5.01 Project Administration *.02 Architectural Working Drawings *.03 Civil Construction Documents *.04 Structural Construction Documents *.05 Mechanical Construction Documents *.06 Electrical Construction Documents .07 Landscape Construction Documents .08 Interior Construction Documents

*.09 Specifications *.10 Statement of Probable Construction Cost .11 Detailed Construction Cost Estimates

*.12 Agency Consulting/Review/Approval *.13 Owner-Supplied Data Coordination *.14 Document Checking/Coordination .15 Special Bid Documents

Phase 6. Bidding or Negotiations Services

*6.01 Project Administration *.02 Bidding Documents *.03 Addenda *.04 Bid Evaluation *.05 Agency Consulting/Review/Approval *.06 Owner-Supplied Data Coordination .07 Analysis of Alternates/Substitutions .08 Special Bidding Services

Phase 7. Construction Contract Administration Services

*7.01 Project Administration *.02 Construction Observation *.03 Shop Drawings/Submittals Review .04 Construction Cost Accounting

*.05 Supplemental Documents .06 Quotation Requests/Change Orders .07 Testing and Inspection Coordination

*.08 Project/ Monitoring Schedule *.09 Agency Consulting/Review/Approval *.10 Owner-Supplied Data Coordination

.11 Full-Time Project Representation *.12 Project Close-Out *.13 Civil Engineering *.14 Structural Engineering *.15 Mechanical Engineering *.16 Electrical Engineering .17 Landscape Architecture .18 Interiors

Phase 8. Post-Construction Services

8.01 Project Administration

.02 Maintenance and Operational Programming .03 Start-Up Assistance .04 Record Drawings .05 Warranty Review .06 Post-Construction Evaluation

Phase 9. Supplemental Services

9.01 Special Studies

.02 Computer Applications .03 Fine Arts and Crafts .04 Non-Building Equipment Selection .05 Design of Special Furnishings .06 Value Analysis .07 Life Cycle Cost Analysis .08 Environmental Monitoring .09 Presentation Models/Renderings .10 Mock-Ups .11 Demolition Projects .12 Tenant-Related Services .13 Graphics .14 Energy Studies .15 Project Promotion .16 Quantity Surveys

DETAILED LIST OF SERVICES

Phase 1: PRE-DESIGN SERVICES

Phase Description

In the Pre-Design Phase, the architect provides those services necessary to establish the programmatic, financial and time constraints and requirements for the project prior to beginning design.

List of Services

1.01 Project Administration

.02 Facility Programming

.03 Space Schematics/Flow Diagrams

.04 Project Development Scheduling

.05 Project Budgeting

.06 Economic Feasibility Studies

.07 Agency Consulting/Review/Approval

.08 Existing Facilities Surveys

.09 Owner-Supplied Data Coordination

.10 Presentations

.11 Marketing Studies

.12 Project Financing

Description of Services

1.01 Project Administration services relate to all administrative functions necessarily undertaken by the architect in providing services during this phase of the owner’s project and may include initial consultation in project development and project-related research, conferences, correspondence, travel, progress reports, etc.. These services do not include general firm management.

1.02 Facility Programming services relate to establishment of a detailed set of requirements for a proposed facility. This often includes determination of: quantity, size, technical, human, and physical requirements of each type of space; functional interrelationships among spaces; requirements for flexibility and expendability; needs relative to special equipment and systems; and site requirements. Programming may be staged to provide only basic requirements initially with more detailed requirements established.

1.03 Space Schematics/Flow Diagrams services relate to development of diagrammatic studies and pertinent text relative to: internal functions, human, vehicle and material flow patterns; and general space allocations. They are customarily developed in collaboration with the owner and may include a detailed analysis of all operating functions and studies of adjacency, circulation and traffic patterns. The studies will normally relate to: numbers of personnel; special facilities and equipment requirements; materials handling; flexibility and expendability; and site requirements/constraints.

1.04 Project Development Scheduling services relate to establishing with or for the owner a schedule for overall development of a project. It will usually entail careful determination of the architect’s services, the owner’s responsibilities and the design and construction procedures to be followed. Scheduling is used to establish a time framework for pre-design services, decision-making, design, documentation and construction. It can reflect overlapping of the various service phases, including design and construction, when appropriate. The schedule should usually be kept flexible at this early state, and a contingency to permit schedule adjustment should be incorporated.

1.05 Project Budgeting services relate to development of probable costs based on programming and scheduling studies. It usually consists of: conversion of net programmed areas to gross areas, use of factors appropriate to the particular project to develop an initial probable gross area; conversion to a probable construction cost range by application of updated unit cost data from other completed projects with similar requirements; and the addition of estimates of related costs such as site development, landscaping, utilities, furniture, equipment and design costs. Adjustments in scope of program, quality standards and/or project budget may be required at this time. When the owner has approved a project budget, it can be used in economic feasibility studies.

1.06 Economic Feasibility Studies services relate to economic analysis and determination of economic feasibility of a building project. The services may include:

estimates of total project cost; projection of owning and operating costs; cash flow requirements; return on investment; and probable financing needs. Total project cost estimating will usually include costs of land, construction, furnishings and equipment;

compensation for design professionals; interest, insurance and taxes during construction; legal fees, miscellaneous and contingency items. Projecting financial needs includes establishing necessary equity, cash and loan requirements, and expected interest and amortization payments.

Cash flow requirements may be projected for the pre-design, design, documentation and construction periods based on the estimated project costs and the project development schedule. Owning and operating cost projections may include both total project cost amortization and operating management costs including: utilities, maintenance, repairs, replacements, supplies, staff and contracted services.

Comparative economic feasibility studies may be needed for alternative design schemes and options for a particular project.

1.07 Agency Consulting/Review/Approval services relate to both governmental and non-governmental entities which have statutory or non-statutory impact on a proposed project. They may be local, county, regional, state and/or federal agencies having jurisdiction regarding applicable laws, statutes, regulations and codes; or they may be user or community groups with little or no statutory authority but significant influence on approving agencies and individuals. The architect may: do extensive agency consulting, research critical applicable regulations and community attitudes, prepare written and graphic explanatory material, and appear on the owner’s behalf at a wide range of agency and community meetings.

1.08 Existing Facilities Surveys services relate to researching, assembling, reviewing and supplementing information for projects involving alterations and/or additions. They may include photographic, measurement and capability surveys of existing facilities and systems. When original construction documents and initial systems design data are available, a building measurement check and a review of the design data may be needed to verify accuracy of original documents and to record any changes from the original.

1.09 Owner-Supplied Data Coordination services relate to reviewing, handling and coordinating data furnished for the project as a responsibility of the owner. Site visits may be needed and the architect’s services may include establishing criteria and assisting the owner in arranging for the data. In this phase, acquisition of preliminary and exploratory surface and subsurface site information is a typical activity.

1.10 Presentations services relate to presentations, to the owner and closely related groups, of the material and studies prepared under this phase. They may include presentations to individuals, building committees, staff and user committees, boards of directors, groups and individual representing financial interests, and any special consultants retained by the owner.

1.11 Marketing Studies services relate to determination of need for and/or the social, economic and political acceptability of a proposed project and may range from a very simple to a highly sophisticated survey of the market. Marketing studies do not apply to all building types, but do often apply to non-profit as well as profit-making entities. The service is often provided by consultants and is often required by financial approving entities.

1.12 Project Financing services relate to obtaining financing commitments from financing entities. The service may be provided in is entirety, or the architect may simply assist the owner in preparing and submitting data, including supplementary drawings and documentation, to private and/or public financing institutions. Project financing may include the need for seed money and financing for: interim planning and development; construction; and long-term mortgaging.

On the forms the blank lines numbered .13 through .20 are provided for entry of additional services for a specific project and/or for entry of estimates or quotations from consultants and others falling under the classification of “Outside Services”.

Phase 2: SITE ANALYSIS SERVICES

Phase Description

In the Site Analysis Phase the architect provides those services necessary to establish site-related constraints, requirements and planning for the project. Some of the services will normally be provided during pre-design activities and some during project design. They are grouped here for convenience to identify the site analysis services normally required during the early stages of project development.

2.01 Project Administration

.02 Site Analysis and Selection .03 Site Development Planning .04 Detailed Site Utilization Studies .05 On-Site Utility Studies .06 Off-Site Utility Studies .07 Environmental Studies and Reports .08 Project Budgeting .09 Agency Consulting/Review/Approval .10 Zoning Processing Assistance .11 Owner-supplied Data Coordination .12 Presentations

Description of Services

2.01 Project Administration services relate to all administrative functions necessarily undertaken by the architect in providing services during this phase of the owner’s project and may include initial site consultation and project-related research, conferences, coordination of the work of in-house personnel and outside consultants, correspondence, travel, progress reports, etc. These services do not include general firm management.

2.02 Site Analysis and Selection services relate to the process of analyzing and ultimately selecting a site and basically entail assisting the owner in evaluating sites for a proposed project or locating a site, for the owner, to meet the needs of the proposed facility. Specific operations may include comparative studies of the physical characteristics of alternative sites to test the adequacy of each with regard to the proposed project. Site analysis also usually entails a detailed study of topographic and subsurface conditions, utilities, zoning and land use requirements, parking and traffic flow regulations, and determination of deed restrictions and any existing or proposed easements, etc. Studies of labor potential, availability of special skills, labor relations and public relations values may also be included.

2.03 Site Development Planning services relate to the preparation of development plans for a site considering land utilization, structures placement and massing, facilities development, development phasing, circulation and utility systems, and parking and landscape forms for the creating of a pre-planned, total environment.

2.04 Detailed Site Utilization Studies services relate to more detailed analysis of a particular site than is needed under site development planning and may be necessary to develop the full utilization capability of the site and to determine optimum location of facilities. Activities within this service heading may include: a review of existing conditions and site information, a soils report, and research of all code and planning requirements to establish all facility locations, grounds improvements and landscaping concepts needed to prepare site development drawings.

2.05 On-Site Utility Studies services relate to development studies of all on-site utility requirements to determine practical and economical solutions prior to preparing for design review, engineering and final working drawings. These may include electrical service and distribution, sewer and storm collection and drainage, water supply and distribution, fire control and alarm, emergency lighting, security, air conditioning, pollution control, site illumination and telephone service. Where master planning for future development is needed, preliminary selection and routing of utility systems may be included under this service heading.

2.06 Off-Site Utility Studies relate to confirming the location and size and determining the adequacy of all existing utilities serving the building site, and determining the cost and physical requirements for making connection thereto in preparation for engineering design and working drawings. Design of separate off-site utilities facilities would normally not be included under this service heading.

2.07 Environmental Studies and Reports services relate to obtaining approval of environmental agencies and may include: determination of the need and/or requirements for environmental monitoring, assessment and/or impact report;

preparation of reports in accordance with the requirements of governing authorities;

attendance at hearings and presentations if needed; and general follow-through of processing. Environmental monitoring is considered a supplemental service included under Phase 9 of the scope of services.

2.08 Project Budgeting services relate to development of probable site development costs based on programming and scheduling studies. A probable construction cost range is usually developed by application of updated unit cost data from other completed projects with similar requirements. It normally includes estimates of such costs as on-site utilities, utilities connections, drainage, roads and paving, site lighting, lawn and landscaping work and site furniture. Adjustments in scope of program, quality standards and/or project budget may be required at this time.

2.09 Agency Consulting/Review/Approval services relate to both governmental and non-governmental entities which have statutory or non-statutory impact relative to site analysis on a proposed project. They may be local, county, regional, state and/or federal agencies having jurisdiction regarding applicable laws, statutes, regulations and codes; or they may be user or community groups with little or no statutory authority, but significant influence on approving agencies and individuals. The architect may: do extensive agency consulting, research critical applicable regulations and community attitudes, prepare written and graphic explanatory material, and appear on the owner’s behalf at a wide range of agency and community meetings.

2.10 Zoning Processing Assistance services relate to changes of variances in zoning as opposed to normal zoning research and compliance. The architect may assist the owner in preparing applications for adjustments, variances, or use permits with supporting data and evidence that the project will be constructed in accordance with designated requirements. Specific activities may include: assistance in preparation of petition for rezoning, when indicated; attendance at hearings;

presentations, if requested or required; and assistance in application and presentation of appeal, if required.

2.11 Owner-supplied Data Coordination services relate to reviewing, handling and coordinating data furnished for the project as a responsibility of the owner. Site visits will usually be needed and the architect’s services could include establishing criteria and assisting the owner in arranging for the data. In this phase, acquisition of detailed surface and subsurface site information is a typical activity.

2.12 Presentations services relate to presentations, to the owner and closely related groups, of the material and studies prepared under this phase. It may include presentations to individuals, building committees, staff and user committees, boards of directors, groups and individuals representing financial interests, and any special consultants retained by the owner.

2.13 Project Development Scheduling services in this phase relate primarily to establishing with or for the owner a schedule for overall site development of a project. It will usually entail careful determination of the architect’s services, the owner’s responsibilities and the design and construction procedures to be followed. Scheduling is used to establish a time framework for pre-design services, decision making, design, documentation and construction. It can reflect overlapping of the various service phases, including design and construction, when appropriate. The schedule should usually be kept flexible at this early stage, and contingency to permit schedule adjustment should be incorporated. If a project development schedule was established under Pre-Design Phase services, it may require updating as part of the Site Analysis Phase services.

On the forms, the blank lines numbered .14 through .20 are provided for entry of additional services for a specific project and/or for entry of estimates or quotations from consultants and others falling under the classification of “Outside Services”.

Phase 3: SCHEMATIC DESIGN SERVICES

In the Schematic Design Phase, the architect provides those services necessary to prepare Schematic Design Studies consisting of drawings and other documents illustrating the scope and relationship of project components for approval by the owner.

Designs are normally conceptual in character and are based on the requirements developed under previous phases and approved by the owner and/or provided directly by the owner and reviewed and confirmed by the architect.

Lists of Services

3.01 Project Administration

.02 Architectural Schematic Design

.03 Civil Design Concepts

.04 Structural Design Concepts

.05 Mechanical Design Concepts

.06 Electrical Design Concepts

.07 Landscape Design Concepts

.08 Interior Design Concepts

.09 Statement of Provable Construction Cost

.10 Agency Consulting/Review/Approval

.11 Owner-Supplied Data Coordination

.12 Presentations

.13 Project Development Scheduling

Description of Services

3.01 Project Administration services relate to those administrative functions necessarily undertaken by the architect in providing services during this phase of the owner’s project and include project-related research, conferences, correspondence, travel, progress reports, etc. These services may include coordination of the work of in-house personnel and outside consultants for normal architectural work and for normal civil, structural, mechanical and electrical engineering disciplines. Coordination of the work of other disciplines should be included in the appropriate line item. These services do not include general firm management.

3.02 Architectural Schematic Design services relate to initial physical representations responding to the requirements of the program and normally include simplified site and building plans, vertical sections, elevations and perspective sketches or other three-dimensional representations to obtain the owner’s approval. Preliminary material selections may be made at this time.

Development of approximate dimensions permits calculation of gross areas and volumes based on physical planning for comparison with programmed gross areas.

3.03 Civil Design Concepts – “See Original”

3.04 Structural Design Concepts services relate to development of initial basic structural design concepts to determine the specific structural system(s) appropriate for the project. Preliminary designs are often developed for consideration of alternatives. The designs selected are normally developed in sufficient detail to permit coordination with other building elements and to allow preparation of specific cost projections.

3.05 Mechanical Design Concepts services relate to development of initial basic mechanical design concepts to determine the specific heating, ventilating, air-conditioning and plumbing systems appropriate for the project. Preliminary designs are developed for consideration of alternatives. The systems selected are normally developed in sufficient detail to permit coordination with other building elements and to allow preparation of specific cost projections.

3.06 Electrical Design Concepts services relate to development of initial basic electrical design concepts to determine the specific power service and distribution systems, lighting, telephone, fire detection and alarm, security and electronic communications systems appropriate for the project. The designs selected are normally developed in sufficient detail to permit coordination with other building elements and to allow preparation of specific cost projections.

3.07 Landscape Design Concepts services relate to the development and coordination of landscape design concepts entailing analyses of natural, physical and social determinants. Studies usually include locations of planting, amenities and ground improvements.

3.08 Interior Design Concepts services relate to development and coordination of interior design concepts through studies of all interior spaces based on programmed usage, economic considerations and compatibility with the architectural concepts.

3.09 Statement of Probable Construction Cost services relate to development of a probable cost range for project construction based on updated historic unit cost information and appropriate contingencies. Sources of data may be the architect’s records of previous similar projects, published data or data banks with broad based professional input. The data may be expressed in overall probable area or volume cost or in unit costs per area, volumes or building elements. Cost projections will normally reflect the current project schedule and the latest schematic design studies. Adjustments in facilities quality standards and/or project budget may be needed at this time.

3.10 Agency Consulting/Review/Approval services in this phase relate primarily to governmental entities which have statutory impact on a proposed project. They may be local, county, regional, state and/or federal agencies having jurisdiction regarding applicable laws, statutes, regulations and codes. The architect may:

do extensive agency consulting, research critical applicable regulations, prepare written and graphic explanatory material, and appear on the owner’s behalf at agency meetings

3.11 Owner-Supplied Data Coordination services relate to reviewing, handling and coordinating data furnished for the project as a responsibility of the owner.

Specialized health care, research, educational, process and manufacturing equipment are examples under this phase. They may include presentations to individuals, building committees, staff and user committees, boards of directors, groups and individuals representing financial interest, and any special consultants retained by the owner

3.13 Project Development Scheduling services in this phase relate primarily to a review and updating of previously established project schedules. If schedules were not established earlier, they would be set in this phase. See Item 1.04 for typical description of this service.

On the forms, the blank lines numbered .14 through .20 are provided for entry of additional services for a specific project and also provide for entry of estimates or quotations from consultants and other falling under the classification of “Out Services.”

Phase 4: DESIGN DEVELOPMENT SERVICES

Phase Description

In the design Development Phase, the architect provides those services necessary to prepare from the approved Schematic Design Studies for approval by the owner, the Design Development Documents consisting of drawings and other documents which fix and describe the size and character of the entire project.

List of Services

4.01 Project Administration

.02 Architectural Design Development

.03 Civil Design Development

.04 Structural Design Development

.05 Mechanical Design Development

.06 Electrical Design Development

.07 Landscape Design Development

.08 Interior Design Development

.09 Outline Specifications

.10 Statement of Probable Construction Cost

.11 Agency Consulting/Review/Approval

.12 Owner-Supplied Data Coordination

.13 Presentations

.14 Project Development Scheduling

4.01 Project Administration services relate to those administrative functions necessarily undertaken by the architect in providing the services required during this phase of the owner’s project and include project-related research, conferences, correspondence, travel, progress reports, etc. These services may include coordination of the work of in-house personnel and outside consultants for normal architectural work and for normal civil, structural, mechanical and electrical engineering disciplines. Coordination of the work of other disciplines should be

4.02 Architectural Design Development services relate to more detailed development and expansion of the architectural design in terms of the buildings size, appearance and form, and coordination with engineering systems, through sketches and/or three-dimensional studies and two-dimensional drawings of plans, elevations, sections, and certain critical construction details. Major materials selections are normally made at this time.

4.03 Civil Design Development services relate to development of on-site utility systems, fire protection systems and drainage systems in sufficient detail to permit close coordination with building and landscape design and to allow preparation of refined cost projections. Consideration is usually given to availability of materials and labor, construction sequence and scheduling, economic trade-offs, safety and maintenance requirements.

4.04 Structural Design Development services relate to development of the specific structural systems(s) in sufficient detail to permit preliminary sizing of major components and establishment of clearances, and to allow preparation of preliminary structural plans, sections and refined cost projections. Consideration is usually given to availability of materials and labor, access to site, construction schedule and economic trade-offs.

4.05 Mechanical Design Development services relate to development of the specific heating, ventilating, air conditioning and plumbing systems in sufficient detail to permit preliminary sizing of major components; establishment of required equipment areas, chases and clearances; and preparation of diagrammatic plans, sections, riser diagrams, equipment layouts and refined cost projects.

Consideration is usually given to availability of components, construction sequence and scheduling, economic trade-offs, acoustical and vibration control, safety and maintenance requirements.

4.06 Electrical Design Development services relate to development of the specific power service and distribution systems, lighting, telephone, fire detection and alarm, security and electronic communications systems in sufficient detail to permit preliminary sizing of major components; establishment of required equipment areas, chases and clearances; and preparation of diagrammatic plans, sections, riser diagrams, equipment layouts and refined cost projections.

Consideration is usually given to availability of components, construction sequence and scheduling, economic trade-offs, safety and maintenance requirements.

4.07 Landscape Design Development services relate to development and coordination of scope and location of all ground improvements, amenities and planting closely coordinated with building placement. Designs are usually sufficiently developed to permit refined cost projections.

4.08 Interior Design Development services relate to development and coordination of interior designs based on programmed usage, economic considerations and compatibility with the architectural development. They may include finish materials selection, furniture and equipment layouts, sound extenuation and basic color palette and are normally based on plans, elevations, schedules, sketches and material samples. Designs are usually sufficiently developed to permit refined projections of cost for items in general construction and interiors installation contracts.

4.09 Outline Specifications services relate to development of an itemized list of major components of each section of the specifications, including the General and Supplementary Conditions of the Contract, and reflecting initial materials and systems selections.

4.10 Statement of Probable Construction Cost services relate to development of a refined probable cost range for project construction through updating of the Schematic Design Phase statement of probable construction cost, taking into account such information developed during this phase as availability of material and labor and construction sequence and scheduling. Adjustments in facilities, quality standards and/or project budget may be needed at this time.

4.11 Agency Consulting/Review/Approval services in this phase relate primarily to may be local, county, regional, state and/or federal agencies having jurisdiction regarding applicable laws, statutes, regulations and codes. The architect may:

do extensive agency consulting, research critical applicable regulations, prepare agency meetings.

4.12 Owner-Supplied Data Coordination services relate to reviewing, handling and coordinating data furnished for the project as a responsibility of the owner.

Specialized health care, research, education, process and manufacturing equipment requirements are examples under this phase.

4.13 Presentations services relate to presentations, to the owner and closely related groups, of the material and studies prepared under this phase. They may include presentations to individuals, building committees, staff and user committees, boards of directors, groups and individuals representing financial interests, and any special consultants retained by the owner.

4.14 Project Development Scheduling services in this phase relate primarily to a review and updating of the previously established project schedules.

On the forms, the blank lines numbered .15 through .20 are provided for entry of additional services for a specific project and also provide for entry of estimates or quotations from consultants and others falling under the classification of “Outside Services”.

Phase 5: CONSTRUCTION DOCUMENTS SERVICES

Phase Description

In the Construction Documents Phase, the architect provides services necessary to prepare from the approved Design Development Documents, for approval by the owner, drawings, specifications and other documents setting forth in detail the requirements for construction of the entire project.

List of Services

5.01 Project Administration

.02 Architectural Working Drawings

.03 Civil Construction Documents

.04 Structural Construction Documents

.05 Mechanical Construction Documents

.06 Electrical Construction Documents

.07 Landscape Construction Documents

.08 Interior Construction Documents

.09 Specifications

.10 Statement of Probable Construction Cost

.11 Detailed Construction Cost Estimates

.12 Agency Consulting/Review/Approval

.13 Owner-Supplied Data Coordination

.14 Document Checking/Coordination

.15 Special Bid Documents

5.01 Project Administration services relate to those administrative functions necessarily undertaken by the architect in providing services during this phase of the owner’s project and include project-related research, conferences, correspondence, travel, progress reports, etc. These services may include coordination of the work of in-house personnel and outside consultants for normal architectural work and for normal civil, structural, mechanical and electrical engineering disciplines. Coordination of the work of other disciplines should be

5.02 Architectural Working Drawings services relate to preparation of the architectural working drawings from the approved Design Development Phase drawings with two-dimensional graphic presentations such as plans, elevations, sections, and details, plus notes and schedules, illustrating the design, location, size and dimensions of the project and of the parts thereof for the purpose of construction. Architectural drawings are coordinated with and referenced to the other working drawings.

5.03 Civil Construction Documents services relate to preparation of civil working drawings to represent graphically those features dealing with on- and off-site improvements such as utilities, roadways, bridges, culverts, drainage, grading, excavation, compaction, shoring, underpinning, retaining walls, parking lots and fire systems. The services usually include both the engineering calculations which establish the size, shape, dimensions and capacity of the work involved, and careful coordination with landscape, mechanical, electrical structural and architectural drawings.

5.04 Structural Construction Documents services relate to preparation of structural working drawings in concert with the architectural working drawings, which present graphically the complete structural concept of the project and include details, schedules, notes and information necessary to facilitate construction. The services usually include both the preparation of engineering calculations, which establish the size, dimensions and capacity of foundations, structural reinforcing walls, columns, beams, floor and roof structure, and careful coordination with mechanical, electrical, civil and architectural drawings.

5.05 Mechanical Construction Documents services relate to preparation of detailed engineering calculations and drawings for heating, ventilating, air conditioning, plumbing work and building fire protection systems related to the approved architectural design and engineering analysis in order to establish the size, shape, dimensions and capacity of the various elements involved. Mechanical working drawings services usually include plans, sections, details, schedules, diagrams and notes as necessary to construct the mechanical work, and careful coordination with the structural, civil, electrical and architectural drawings to insure proper clearances and location for all ductwork, piping, support and equipment as necessary.

5.06 Electrical Construction Documents services relate to preparation of detailed engineering calculations and drawings for electrical work entailed by the approved architectural design and engineering analysis in order to establish the size, location and capacity of the various elements involved. Electrical system may include power acquisition and generation (on- and off-site), major power distribution, interior and exterior lighting, telephone and communication systems, low voltage systems, direct current applications, and emergency and special effects lighting. Electrical working drawings services usually include plans, sections, details, schedules, diagrams and notes as necessary to construct the electrical work, and careful coordination with mechanical, structural, civil and architectural drawings for proper location of electrical outlets, fixtures, panels, switchgear, equipment and appurtenances.

5.07 Landscape Construction Documents services relate to preparation and coordination of landscape working drawings from approved Design Development Phase documents for all ground improvements, amenities, planting and irrigation systems. Calculations necessary to establish the size, shape, dimensions and capacity of the work involved are usually included.

5.08 Interior Construction Documents services relate to preparation and coordination of detailed interior working drawings to represent graphically, usually with plans, sections, details, schedules, and notes, all information necessary to provide interior services.

5.09 Specifications services relate to assistance in review of general conditions of the contract for construction, which are normally standardized provisions of the construction contract describing the rights, responsibilities and relationships of parties to the contract and the related duties and responsibilities of the architect;

preparation of supplemented conditions, which may be written to modify or extend the general conditions as the special requirements or location of the project may indicate or as may be required by the owner and legal counsel or by regulatory agencies having jurisdiction over the project; and preparation of specifications, which are written requirements complementing the working drawings to amplify and further describe materials, systems, methods of construction, performance, and quality to be obtained and test, to verify performance of all the components of the project. Included with these services may be assistance in developing bidding documents which describe the time, place and conditions of bidding and the form of bonds and agreements to be executed by the contractor(s) and the owner.

5.10 Statement of Probable Construction Cost services relate to updating, when the construction documents are approximately 90 percent complete, of the statement of probable construction cost prepared at completion of the Design Development Phase in order to reflect changes in materials, systems or details of construction which have been affected during the preparation of construction documents.

Adjustments are usually also made for known changes in the cost of materials, labor and services vs. those allowed for in the previous statement of probable construction cost. Adjustments may also be made for known or anticipated changes in the bidding market for the project.

5.11 Detailed Construction Cost Estimates services relate to development, when the working drawings and specifications are approximately 90 percent complete, of a detailed final statement of probable construction cost, which may include alternative adjustments for the project and which is normally based on estimates of the quantity and cost of all materials, labor, tools, equipment and services needed for the work. To this total direct cost is added an estimate of the contractor’s overhead, estimates of the cost to comply with the General and Supplementary Conditions, a reasonable contingency, and an allowance for the contractor’s profit. The detailed construction cost estimate serves as a check on the budget and provides valuable information for bid review, approval of progress payments and evaluation of future contract modifications. This service is usually furnished by a special consultant and replaces the updated statement of probable construction cost. Coordination, research and computation by the architect are normally needed.

5.12 Agency Consulting/Review/Approval services in this phase relate primarily to may be local, county, regional, state and/or federal agencies having jurisdiction regarding applicable laws, statutes, regulations and codes. The architect may:

do extensive agency consulting, research critical applicable regulations, prepare agency meetings.

5.13 Owner-Supplied Data Coordination services relate to reviewing, handling and

Specialized health care, research, educational, process and manufacturing equipment are examples under this phase.

5.14 Document Checking/Coordination services relate to reviewing all input from architectural, engineering and related disciplines and checking all contract documents for compliance with project scope, accuracy and interface among disciplines.

5.15 Special Bid Documents services relate to preparation and coordination of special drawings and specifications for alternate bid proposals as may be needed when the owner wishes to insure a bid within a limited appropriation. Alternate bid documents may cover changes in material quality, finishes or equipment and areas to be added to or deleted from the project. Special drawings and specifications for advanced bid proposals may be needed when the owner wishes to occupy the new building at the earliest possible date. Advanced bid documents may cover sub-contracts for site preparation, foundation or structural steel contracts to permit fast-tracking or phased construction while the architect is completing the contract documents. Special drawings and specifications for segregated bid proposals may be needed when the owner wishes to order certain mechanical equipment, furniture, fixtures or technical services prior to the receipt of bids from the prime contractors.

On the forms, the blank lines numbered .16 through .20 are provided for entry of additional services for a specific project and/or for entry of estimates or quotations from consultants and others falling under the classification of “Outside Services”.

Phase 6: BIDDING OR NEGOTIATIONS SERVICES

Phase Description

In the Bidding or Negotiations Phase the architect, following the owner’s approval of the construction documents and of the latest statement of probable construction cost, provides those services necessary to assist the owner in obtaining bids or negotiated proposals and in awarding and preparing construction contracts. In the case of phased construction, the owner may authorize bidding and negotiation of portions of the work prior to completion of the construction documents and prior to completion of the Construction Documents Phase statement of probable construction cost.

6.01 Project Administration

.02 Bidding Documents

.03 Addenda

.04 Bid Evaluation

.05 Agency Consulting/Review/Approval

.06 Owner-Supplied Data Coordination

.07 Analysis of Alternates/Substitutions

.08 Special Bidding Services

6.01 Project Administration services relate to those administrative functions necessarily undertaken by the architect in providing services during this phase of the owner’s project and may include project related research, conferences, coordination of the work of in-house personnel and outside consultants, correspondence, travel, progress reports, etc. These services do not include general firm management.

6.02 Bidding Documents services relate to assistance in organizing bidding documents and may include the review, checking and reproduction of all the general bidding documents, such as the invitation to bid, instructions to bidders, proposal forms, the conditions of the contract, the specifications, and an example of the agreement form. Bid security requirements, performance bonds and labor and material payment bonds requirements may be included.

6.03 Agenda services relate to preparation and distribution of addenda documents as may be needed during bidding and may include supplementary drawings, specifications, instructions and notices of any changes in bidding procedures.

6.04 Bid Evaluation services relate to bid evaluation, which may include consultation with the owner subsequent to the receipt of bids, certification of bids if needed, recommendations on award of contract(s), and participation in post-bidding negotiations between the owner and successful bidder.

6.05 Agency Consulting Review/Approval services in this phase relate primarily to governmental entities which have statutory impact on a proposed project before construction begins. They may be local, county, regional, state and/or federal agencies having jurisdiction regarding applicable laws, statutes, regulations and codes. The architect may: do extensive agency consulting, research critical applicable regulations, prepare written and graphic explanatory material, and appear on the owner’s behalf at agency meetings. There may be a similar need for dealings with non-governmental entities such as community and user groups to assure that updated and accurate information is available before construction begins.

6.06 Owner-Supplied Data Coordination services relate to reviewing, handling and

Specialized construction arrangements, procedures and bidding requirements are examples under this phase.

6.07 Analysis of Alternates/Substitutions services relate to consideration, analysis and recommendations of proposed alternates or substitutions prior or subsequent to receipt of bids or conducting negotiations for the purpose of determining a final basis for the construction contract(s) awards.

6.08 Special Bidding Services relate to providing any additional contract documents over and above those required for normal bidding procedures when phased construction, systems bidding/building and similar procedures are used.

On the forms, the blank lines numbered .11 through .20 are provided for entry of additional services for a specific project and/or for entry of estimates or quotations from consultants and others falling under the classification of “Outside Services”.

Phase 7. CONSTRUCTION CONTRACT ADMINISTRATION SERVICES

In the Construction Contract Administration Phase the architect provides administration of the construction contract as set forth in AIA Document B141, Standard Form of Agreement Between Owner and Architect.

7.01 Project Administration

.02 Construction Observation

.03 Shop drawings/Submittals Review

.04 Construction Cost Accounting

.05 Supplemental Documents

.06 Quotation Requests/Change Orders

.07 Testing and Inspection Coordination

.08…