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<br />TERMS AND CONDITIONS OF AGREEMENT BETWEEN OWNER AND ARCHITECT <br />ARTICLE 1 <br />ARCHITECT'S SERVICES AND RESPONSIBILITIES <br />BASIC SERVICES <br />The ArchitecYs Basic Services consist of the five <br />phases described in Paragraphs 1.1 through 1.5 and <br />include normal structural, mechanical and electrical <br />engineering services and any other services included <br />in Article 15 as part of Basic Services. <br />1.1 SCHEMATIC DESIGN PHASE <br />1.1.7 The Archite? shail review the program fumished <br />by the Owner to ascertain the requirements of the Project <br />and shall review the understanding of such requirements <br />with the Owner. <br />1.1.2 The Architect shall provide a preliminary evalua- <br />tion of the program and the Project budget requirements, <br />each in terms of the other, subject to the limitations set <br />forth in Subparagraph 3.2.1. <br />1.1.3 The Architect shall review with the Owner alterna- <br />tive approaches to design and construction of the Project. <br />1.1.4 Based on the mutually agreed upon program and <br />Project budget requirements, the Architect shall prepare, <br />for approval by the Owner, Schematic Design Documents <br />consisting of drawings and other documents illustrating <br />the scale and relationship of Project components. <br />1.1.5 The Architect shall submit to the Owner a State- <br />ment of Probable Construction Cost based on current <br />area, volume or other unit costs. <br />1,2 DESIGN DEVELOPMENT PHASE <br />1.2.1 Based on the approved Schematic Design Docu- <br />ments and any adjustments authorized by the Owner in <br />the program or Project budget, the Architect shall pre- <br />pare, for approval by the Owner, Design Development <br />Documents consisting of drawings and other documents <br />to fix and describe the size and character of the entire <br />Project as to architectural, structural, mechanical and elec- <br />trical systems, materials and such other elements as may <br />be appropriate. <br />1.2.2 The Architect shall submit to the Owner a further <br />Statement of Probable Construction Cost. <br />1.3 CONSTRUCTION DOCUMENTS PHASE <br />1.3.1 Based on the approved Design Development Doc- <br />uments and any further adjustments in the scope or qual- <br />ity of the Project or in the Project budget authorized by <br />the Owner, the Architect shall prepare, for approval by <br />the Owner, Construction Documents consisting of Draw- <br />ings and Specifications setting forth in detail the require- <br />ments for the construction of the Project. <br />1.3.2 The Architect shall assist the Owner in the prepara- <br />tion of the necessary bidding information, bidding forms, <br />the Conditions of the Contract, and the form of Agree- <br />ment between the Owner and the Contractor. <br />1.3.3 The Architect shall advise the Owner of any adjust- <br />ments to previous Statements of Probable Construction <br />Cost indicated by changes in requirements or general <br />market conditions. <br />1.3.4 The Architect shall assist the Owner in connection <br />with the Owner's responsibility for filing documents re- <br />quired for the approval of governmental authorities hav- <br />ing jurisdiction over the Project. <br />1.4 BIDDING OR NEGOTIATION PHASE <br />1.4.1 The Architect, following the Owner's approval of <br />the Construction Documents and of the latest Statement <br />of Probable Construction Cost, shall assist the Owner in <br />obtaining bids or negotiated proposals, and assist in <br />awarding and prcparing contracts for construction. <br />1.5 CONSTRUCTION PHASE-ADMINISTRATION <br />OF THE CONSTRUCTION CONTRACT <br />1.5,1 The Construction Phase will commence with the <br />award of the Contract for Construction and, together with <br />the Architect's obligation to provide Basic Services under <br />this Agreement, will terminate when final payment to the <br />Contractor is due, or in the absence of a final Certificate <br />for Payment or of such due date, sixty days after the Date <br />of Substantial Completion of the Work, whichever occurs <br />first. <br />1.5.2 Unless otherwise provided in this Agreement and <br />incorporated in the Contract Documents, the Architect <br />shall provide administration of the Contract for Construc- <br />tion as set forth below and in the edition of AIA Docu- <br />ment A201, General Conditions of the Contract for Con- <br />struction, current as of the date of this Agreement. <br />1.5.3 The Architect shall be a representative of the <br />Owner during the Construction Phase, and shall advise <br />and consult with the Owner. Instructions to the Contrac- <br />tor shall be forwarded through the Architect. The Archi- <br />tect shall have authority to act on behalf of the Owner <br />only to the extent provided in the Contract Documents <br />unless otherwise modified by written instrument in ac- <br />cordance with Subparagraph 1.5.16. <br />1.5.4 The Architect shall visit the site at intervals ap- <br />propriate to the stage of construction or as otherwise <br />agreed by the Architect in writing to become generally <br />familiar with the progress and quality of the Work and to <br />determine in general if the Work is proceeding in accord- <br />ance with the Contract Documents. However, the Archi- <br />tect shall not be required to make exhaustive or con- <br />tinuous on-site inspectiqns to check the quality or quan- <br />tity of the Work. On the basis of such on-site observa- <br />tions as an architect, the Architect shall keep the Owner <br />informed of the progress and quality of the Work, and <br />shall endeavor to guard the Owner against defects and <br />deficiencies in the Work of the Contractor. <br />1.5.5 The Architect shall not have control or charge of <br />and shall not be responsible for construction means, <br />methods, techniques, sequences or procedures, or for <br />safety precautions and programs in connection with the <br />Work, for the acts or omissions of the Contractor, Sub- <br />AIA DOCUMENT B141 • OWNER-ARCHITECT AGREEMENT • THIRTEENTH EDITION • JULY 1977 • AIA's 0 OO 1977 <br />THE AMERICAN INSTITUTE OF ARCHITECTS, 1735 NEW YORK AVENUE, N.W., WASHINGTON, D.C. 20006 B141-1977 3