Choosing AIA Contract Documents by Delivery Method
Choosing a project delivery method is one of the most consequential decisions an owner makes before procurement. The delivery method determines how teams collaborate, which parties are responsible for specific project phases, how risk is allocated, and who is accountable when issues arise.
But the choice doesn’t end there. Each delivery method comes with a specific set of risks, roles, and relationships, and the contracts governing the project need to reflect all of them.
Why the Delivery Method Changes the Contract Structure
Before selecting an AIA contract, it is important to understand what changes across delivery methods.
In a traditional design-bid-build delivery structure, the owner holds separate contracts with the architect and contractor. In a construction manager structure, a third party joins the team in support of the owner, to advise, coordinate, and/or build. In design-build, a single entity takes responsibility for both design and construction. In Integrated Project Delivery (IDP), all key parties share risk and reward under a coordinated agreement structure.
Each model changes who owns:
- Design or construction liability
- Schedule risk
- Cost overruns
- Coordination responsibilities
The contract needs to match that allocation.
For instance, using a design-bid-build agreement on a design-build project creates accountability gaps that are difficult to address through modifications alone. The same is true when teams try to force IDP collaboration into traditional agreements. Fortunately, there are specific agreements made for these unique use cases.
Design-Bid-Build: The Traditional Delivery Method
Design-bid-build is the most widely used construction delivery method in the U.S.
Under this structure, the owner contracts separately with the architect for design and the contractor for construction. The architect completes the design before the contractor begins work.
Core AIA Documents for Design-Bid-Build
The core design-bid-build document family includes:
- A101® – Agreement Between Owner and Contractor: Used when the contract price is fixed at bid.
- A401™ – Agreement Between Contractor and Subcontractor: Governs the relationship between the general contractor and subcontractors performing portions of the work.
- B101™ – Agreement Between Owner and Architect: Establishes the architect’s scope of services, compensation, and responsibilities across design and construction phases.
- C401™ – Agreement Between Architect and Consultant: Governs the relationship between the architect and engineers or other consultants providing services on the project.
- A201® – General Conditions of the Contract for Construction: Establishes the foundational rights, responsibilities, procedures, and risk allocation, and is referenced in A101.
For owner-contractor agreements, the A101 or A102 establishes the payment structure and business terms. For owner-architect agreements, B101 establishes design scope and fees. For all parties, A201 governs how the work is performed. These agreements are written to function together as one coordinated contract system.
When Design-Bid-Build Works Best
Design-bid-build is commonly used when:
- The owner wants a clear separation between design and construction.
- The owner wants direct contractual relationships with both the architect and contractor.
- The design needs to be complete before procurement.
- Competitive bidding is required.
- Cost certainty is prioritized before construction starts.
Construction Manager Delivery: CMa vs. CMc
Construction manager delivery can follow two distinct models:
- Construction Manager as Adviser (CMa)
- Construction Manager as Constructor (CMc)
The contracts are different because the risk allocation is different.
Construction Manager as Adviser (CMa)
In the CMa model, the construction manager acts as the owner’s advisor during design and construction. The owner still holds separate contracts with the architect and contractor.
The construction manager coordinates and advises, but is not responsible for the construction of the project. The responsibility lies with the general contractor. This significantly limits the CMa’s risk profile.
Core AIA CMa Documents
The AIA CMa document family includes:
- A132™ – Agreement Between Owner and Contractor Construction Manager as Advisor (CMa)
- B132™ – Agreement Between Owner and Architect Construction Manager as Advisor (CMa)
- C132™ – Agreement Between Owner and Construction Manager as Advisor (CMa)
Together, these documents create a coordinated structure while preserving the owner’s direct contracts with the architect and contractor.
Construction Manager as Constructor (CMc)
In the CMc model, the construction manager holds the construction contract directly and assumes construction risk. CMc projects commonly use a cost plus model with or without a guaranteed maximum price (GMP).
The owner still contracts separately with the architect, but the construction manager is involved in the design phase and then takes responsibility for construction delivery.
Core AIA CMc Documents
The AIA CMc family includes:
- A133™ – Agreement Between Owner and Construction Manager as Constructor (CMc) With Guaranteed Maximum Price: Establishes a GMP structure where the contractor is paid the cost of the work plus a fee, subject to a maximum price ceiling.
- A134™ – Agreement Between Owner and Construction Manager as Constructor (CMc) Without Guaranteed Maximum Price: Supports the same CMc relationship without a GMP.
- B133™ – Agreement Between Owner and Architect Construction Manager as Constructor (CMc)
How To Choose Between A133 and A134
The choice between A133 and A134 depends on how much cost certainty the owner needs when engaging the construction manager.
Design-Build: One Entity Responsible for Design and Construction
In design-build delivery, one entity takes responsibility for both design and construction under a single contract with the owner.
That structure changes coordination, accountability, and risk allocation significantly compared to design-bid-build.
Core AIA Design-Build Documents
The AIA design-build family includes:
- A141™ – Agreement Between Owner and Design-Builder: The primary owner-design-builder agreement, with exhibits for design-build amendment, project criteria, and insurance.
- A142™ – Agreement Between Design-Builder and Contractor: Governs the relationship between the design-builder and the general contractor performing the work.
- B143™ – Agreement Between Design-Builder and Architect: Governs the relationship between the design-builder and the architect of record when those are separate entities.
A141 serves as the prime agreement between the owner and design-builder.
A142 and B143 coordinate downstream obligations between the design-builder, contractor, and architect to create a consistent chain of responsibility.
Progressive Design-Build: Early Collaboration Before Final Pricing
Progressive design-build builds on the standard design-build model by introducing phased collaboration before the final contract price is established.
Instead of locking pricing early, the owner and design-builder collaborate during design development to refine scope, pricing, constructability, and risk allocation.
Why Progressive Design-Build Requires Different Agreements
Progressive design-build changes how teams handle:
- Early design development
- Preconstruction services
- Pricing milestones
- Shared decision-making
- Scope evolution
Using agreements written for standard design-build delivery on a progressive design-build project can leave gaps in the contract.
AIA Contract Documents updated the AIA design-build document family in 2024 to support progressive design-build delivery with agreements specifically written for this approach.
Integrated Project Delivery (IDP): Shared Risk and Shared Reward
Integrated project delivery aligns the owner, architect, contractor, and key stakeholders under a collaborative shared-risk, shared-reward structure from the earliest stage of design.
Unlike traditional delivery methods, IPD formalizes collaboration contractually.
Core AIA IPD Documents
AIA agreements offer two approaches to IPD contracting.
Multiparty IPD Structure
Under C191™ – Multi-Party Agreement for Integrated Project Delivery, teams comprised of an owner, architect, and contractor sign one document and share risk and reward collectively.
Transitional IDP Structure
This structure uses coordinated bilateral agreements while still supporting IPD collaboration and shared project goals.
- A195™ – Agreement Between Owner and Contractor for Integrated Project Delivery
- B195™ – Agreement Between Owner and Architect for Integrated Project Delivery
Both coordinate with A295™ – General Conditions, Integrated Project Delivery across the six IPD project phases.
Why Traditional Contracts Do Not Work for IPD
Many teams attempt to collaborate like IPD teams while still using traditional design-bid-build contracts.
That creates problems because traditional agreements do not support:
- Shared risk pools
- Incentive alignment
- Collaborative governance
- Multi-party accountability
- Joint decision-making structures
Use documents purpose-built for IPD.
How To Choose the Right AIA Contract Documents by Delivery Method
The clearest sign that a contract is mismatched to a delivery method is confusion about responsibility when something goes wrong.
The right AIA document family eliminates that ambiguity by design.
Use This Quick Framework
| Project Type | Choose When… | |
Design-Bid-Build |
| |
CMa |
| |
CMc |
| |
| Design-Build |
|
 | IPD |
|
Start With the Right Documents
The delivery method shapes the project. The contract structure determines how well the team executes it. Using coordinated AIA document families helps clarify roles, reduce disputes, standardize workflows, and protect accountability from procurement through closeout.
AIA Contract Documents organizes its full document library by delivery method so teams can select agreements designed to work together from the start. Access the complete AIA document library organized by delivery method, project type, and workflow.
A GMP contract sets a ceiling on what the owner pays.
The contractor is reimbursed for actual costs plus a fee but cannot bill above the agreed maximum. Cost overruns above the GMP are typically the contractor’s responsibility.
In CMa delivery, the construction manager advises the owner but does not hold the construction contract. The owner contracts separately with the contractor.
In CMc delivery, the construction manager holds the construction contract directly and takes on constructor risk, typically under a GMP.
The AIA CMa family (A132, B132, C132) and CMc family (A133, A134) are not interchangeable.
Generally, no.
A201 is written for design-bid-build delivery, where the architect and contractor hold separate contracts with the owner.
In design-build, the design-builder is responsible for both design and construction under a single contract. A141 is the correct foundation agreement for that structure.
No.
- A201 governs design-bid-build delivery.
- A232 serves as the CMa edition of general conditions.
- CMc and design-build agreements incorporate general conditions within their primary agreements.
- IPD projects use A295 as general conditions.
Using the correct general conditions document is critical to maintaining alignment across the project team.
