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TERMS AND CONDITIONS OF AGREEMENT BETWEEN OWNER AND ARCHITECT ARTICLE 1 ARCHITECT'S RESPONSIBILITIES 1.1 ARCHITECT'S SERVICES 1.1.1 The rlrchi[ect's services consis[ of those: services per- formed by the Architect, Architect's emplo}•ees and Architect's consultants as enumera[ed in Articles 2 and 3 of this Agreement and :uny other services included in Arcicle 13. 1.1.2 The Architect's services sh.ill be perfonned as expecti- tiously as is consistent n-ich professional skill and care and che orderly progress of the Work. Upon reques[ of the Owner, the Archiiect shall submi[ for che Owner's approval a schedule for die perforinance of che Architecc's services which may be adjusted as the Project proceeds, and shall include allowances for periods of time required for the Owmer's reiriew :u7d for approval oFsubmissions by auchorities having jurisdiction over the P-iec?. Time limitc estab!;shPd b}, th?s sc!ieciule approved by the OR•ner sh:ili not, escepE for reasonable catue, be exceeded by the Architec[ or Owner. 1.1.3 The services covered by this Agreement are subject to the ciine limitations concained in Subparagrapfi 11.5.1. ARTICLE 2 SCOPE OF ARCHITECT'S BASIC SERVICES 2.1 L'•EFINITION 2.1.1 The Archicect's Basic Services consis[ of chose described in Paragraphs 2.2 through 2.6 and any orher services identified in Arcicle 13 as par[ of Basic Services, and include normal s[ruc- wral, mechuiical :nd electrical engineering services. 2.2 SCHEMATIC DESIGN PHASE 2.2.1 The Architect shall revievv the program furnished by the Owner co :ascer[ain the requirements of the Project and shall arrive at a mutu.il understanding of such requirements with ihe Owner. 2.2.2 The Architect shall provide a preliminary evaluacion of the OR,ner's program, schedule and construction budget requirements, each in terms of the o[her, subject to the limita- tions set forch in Subparagraph 5.2.1. 2.2.3 The Architect shall review with the Owner alternative approaches to design and construction of the Project. 2.2.4 B:tsed on the mutually agreeci-tipon progrun, schedule and construction budge[ requirements, the Architec[ shall prep:tre, for approval by the Owner, Schematic Design Docu- ments consisting of draR•ings and ottler documents illustrating the sc:ile and relationship of Project components. 2.2.5 The Architect shall submit to the Owner a preliminary estimate of Construction Cosc based on current area, volume or other unit costs. 2.3 DESIGN DEVELOPMEfdT PH,4SE ' 2.3.1 B:ued on the approved Schemacic Design Documenis and any adjustments au[horized by the Owner in the program, schedule or conscruction budge[, the Architect shall prepare, for zpproval by the Owner, Design Deve(opment Documcnts consisting of drawings and ocher documents ro fixand describe the size and character of che Project :u ro architec[ural, s[ruc- [ural, mechanical and electrical systems, materi.Qs and sudl ocher elements :is may be appropriate. 2.3.2 The Archicect shall advise the Owner of any adjusunen[s to che preliminary estima[e of Construction Cost. 2.4 'CONSTRUCTION DOCUNIENTS PHASE 2.4:1 Based on the approved Design Dcvelopment Docu- mens and any further adjustments in [he scope or quality of the Project or in the construction budge[ autilorized b}• rhe OR•ner, the Architect shall prepare, for approval b}• the Owner, Consuuction Documents consisting of Drawings .uZd Specifica- tion-.; setting forth in detail the requiremencs for the construc- tion of the Project. 2.4.2 The Architect shall assist the Owner in the preparation of the necessary bidding information, bidding forms, che Condi- tionS of the Contract, and che form of Agreement betR-een the Owner and Contractor. 2.4.3 The Archi[ect shall advise -[he Owner of amy adjustments [o p_evious preliminan1 escimates of Construction Cos[ indi- cated b}- changes in requirements or general markec condicions. 2.4.4 The Archicect shall assisc the Owner in connecrion ?vith the Owner's responsibili«• for ?;;ing documents required for the approval of governmental authori[ies having jurisdic[ion over the Project. 2.5 BIDDING OR NEGOTIATION PHASE 2.5.1 The Archi[ect, follon•ing the Owner's approva] of the Consruction Documencs and of the latesc preliminar}• estimate of Ccnstruction Cost, shall assist the Owner in obtaining bids or ncgotiaced proposals :und assist in awarding and preparing concracis for construction. 2.6 CONSTRUCTION PHASE-ADMINISTRATION OF THE CONSTRUCTION CONTRACT 2.6.1 The Architec['s responsibility to provide Basic Services for the Conscniction Phase under chis Agreemen[ commences with ine award of the Contrac[ for Cons[ruc[ion and terminates at ihe earlier of the issuance co [he Owner of [he final Cer[iFicate for Pati•ment or 60 days after the date of Subscancial Completion of the Work, unless extended under the terms of Subparagraph 10.3.3. 2.6.2 The Architect shall provide administration of the Con- tracc for Construction as set forth below and in the edition of AIA E?ocumen[ A201, General Conditions of the Concract for Conszruction, current as of the date of this Agreemeni, unless othert.•ise provided in this Agreement. 2.6.3 DuEies, responsibilities and limitations of authoricy of the Archiiect shall no[ be restric[ed, modified or extended without wri«en, agreement of the On-ner and Architec[ with consent of the Concractor, which coiisent shall not be unreasonably withheld. AIA DOCUMENT 8141 • OW\ER-ARCHITECT.IGREESIENT • FOURTEEN7'H EDITION • AIAm •@1987 THE AMERIC:IN INSTITUTE OF ARCHITECTS, 1735 NC:W YORK AVENUE, N.W., WASHINGSON, D.C. 20006 B141-1987 2