Contract Document Families: How to Choose the Right AIA Contract Faster
Choosing the right AIA Contract Document starts with understanding document families. Each family is designed for a specific type of project, delivery method, and team structure.
If you’ve ever wondered, which AIA contract should I use? This is the place to start.
AIA Contract Documents are organized into families based on how a project is delivered and who is responsible for design and construction. Instead of starting with individual forms (such as A101® or B101™), it’s easier, and more accurate, to first identify the family that fits your project.
Once you choose the right family, selecting the correct agreement becomes much simpler.
How To Select Contracts by Family
Use this table to quickly identify which family fits your project:
| If your project looks like… | Use this family |
|---|---|
| Owner hires architect and contractor separately | Conventional (A201) |
| One entity is responsible for both design and construction | Design-Build |
| Project is small or straightforward (residential or light commercial) | Small Projects |
| Work primarily involves interiors, furnishings, or FF&E | Interiors |
| Construction manager advises but does not hold trade contracts | Construction Manager as Adviser (CMa) |
| Construction manager holds subcontracts and takes on risk | Construction Manager as Constructor (CMc) |
| Work involves program management across multiple projects | Program Management |
| Project involves integrated team collaboration and shared risk | Integrated Project Delivery (IPD) |
| Project is part of a larger development or multiple structures | Multi-Family/Developer |
How To Choose the Right AIA Contract Family
There are three key questions to ask:
1. Who is responsible for design?
- Architect only → Conventional
- Contractor + design team together → Design-Build
2. How is construction managed?
- Traditional general contractor → Conventional
- Construction manager advising → CMa
- Construction manager building → CMc
3. How complex is the project?
- Small/simple → Small Projects
- Specialized scope (interiors, FF&E) → Interiors
- Large or multi-project program → Program Management
Understanding AIA Contract Document Families
Conventional (A201) Family
This is the most widely used family. The owner hires an architect to design the project and a contractor to build it.
- Best for: Traditional design-bid-build projects
- Key idea: Separate contracts for design and construction
- Typical users: Owners, architects, general contractors
- Documents in the family: A101, A101SP, A102, A103, A107, A121, A201, A201SP, A221, A401, A401SP, A503, A521, A701, B101, B101SP, B102, B103, B103SP, B104, B106, B107, B108, B109, B121, B144ARCH-CM, B201, B202, B203, B204, B205, B206, B207, B209, B210, B211, B212, B214, B221, B252, B253, B503, B509, C101, C102, C103, C201, C202, C401, C401SP, C402, C421, C422, and D503
Construction Manager as Adviser (CMa) Family
The construction manager CMa provides expertise, but the owner holds contracts with trade contractors.
- Best for: Owners who want guidance during design and construction
- Key idea: CM advises but does not build
- Documents in the family: A132, A132SP, A232, A232SP, A533, B132, B132SP, C132, C132SP, E235, G731, G732, G733, G734, G736 and G737
Construction Manager as Constructor (CMc) Family
The construction manager as constructor (CMc) acts similarly to a general contractor and holds subcontracts.
- Best for: Projects requiring early contractor involvement and cost control
- Key idea: CM takes on construction risk
- Documents in the family: A133, A133SP, A134, A134SP and B133
Design-Build Family
In design-build project delivery, the owner enters into a contract with a design-builder who is obligated to design and construct the project. The design-builder then enters into contracts with architects and construction contractors, as needed. This approach can streamline communication and accelerate schedules.
- Best for: Single point of responsibility for design and construction
- Key idea: One entity handles both design and construction
- Typical users: Owners seeking efficiency, design-build firms
- Documents in the family: A141, A142, A145, A441, B142, B143, C141, C441, G704DB, G741, G742, G743, G744 and G745
Integrated Project Delivery (IPD) Family
The AIA provides agreements for three levels of integrated project delivery.
- Transitional Forms: Modeled after existing construction manager agreements, offering a comfortable first step into integrated project delivery.
- Multi-Party Agreement: A single agreement that parties can use to design and construct a project utilizing IDP.
- Single Purpose Entity (SPE): Creates a limited liability company for planning, designing, and constructing the project. The SPE allows for complete sharing of risk and reward in a fully integrated collaborative process.
All major parties collaborate under a single agreement to improve outcomes and efficiency.
- Best for: Highly collaborative, complex projects, large private sector commercial projects
- Key idea: Shared risk and reward
- Documents in the family:
- Transitional: A195, A295, B195
- Multi-Party Agreement: C191
- SPE Agreements: C195, C196, C197, C198 and C199
Interiors Family
FF&E under a contract separate from design services, preserving the architect’s independence from any monetary interest in the sale of those goods.
- Best for: Interior construction, tenant improvements, and FF&E
- Key idea: Focused on interior scope, furnishings, finishes, and interior modifications
- Documents in the family: A151, A251, A751, B152 and B153
International Family
The international agreements identify the U.S. architect as a consultant, rather than an architect, because U.S. architects are not usually licensed in the foreign country where a project is located.
- Best for: U.S. architects working on projects located in foreign countries
- Documents in the family: B161 and B162
Small Projects Family
Designed for residential work or light commercial projects with limited complexity.
- Best for: Simple, low-risk projects
- Key idea: Streamlined agreements
- Documents in the family: A105 and B105
Contract Administration & Program Management Forms
This group includes forms related to qualification statements, bonds, requests for information, change orders, construction change directives, and payment applications and certificates.
- Best for: An owner coordinating multiple projects under a unified strategy
- Forms: A305, A310, A312, A313, B305, D101, D200, G601, G602, G612, G701, G702, G703, G704, G705, G706, G706A, G707, G707A, G709, G710, G711, G712, G714, G715, G716, G801, G802, G803, G804, G806, G807, G808, G809 and G810
Contracts in Action: Real-World Examples
Here are some examples of construction projects and what document family they would use.
- Office building with separate architect and contractor → Conventional
- Fast-track commercial project with one design-build firm → Design-Build
- Home renovation or small retail space → Small Projects
- Tenant fit-out with furniture and finishes → Interiors
- Large hospital project with early contractor input → CMc
- School district managing multiple projects → Program Management
Common Mistakes to Avoid
Choosing the wrong family can create gaps, conflicts, or unintended risk. Here are some things to avoid:
- Choosing based on familiarity instead of project type
- Using Small Projects documents for complex work
- Confusing CMc and CMa roles
- Mixing documents from different families incorrectly