Conditions of the Contract for
Construction
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AIA A 201 General Conditions
Foundation Plans
Construction
Documents
&
Contracts
AIA A201 - Introduction
Purpose: A legal basis for constructing a project.
Use: AIA A201 is the most widely used document for this purpose, especially in
“private“ construction projects
2 Basic Things to Remember:
1. It is general and covers items that are common to every project. It must,
therefore be tailored to meet the needs of a specific project by
supplementary or special conditions.
2. It forms a part of the Owner-Contractor Agreement, which is a contract
between those parties only. The architect is not a party to that contract
and is not permitted to prepare it. Only an attorney is authorized to
prepare such a contract.
The architect should forward all legal contract forms to the owner. These
documents must be reviewed by the owner’s attorney and incorporated into the
project manual. Architects should never act unilaterally concerning
general, supplementary or special conditions of the contract.
•Standard Form of General Conditions
The conditions of the contract establish the “rules” which are consistent from
project to project.
They deal with contractual matters not with procedural requirements (refer to
Division 1).
•Supplementary Conditions: Modify the standard forms, especially with multiple
primes, fast-track & cost-plus-fee projects.
•Relation to Local Codes & Laws: They override the General Conditions
•Rights and Obligations of the Owner
Implicit: Access to site & cooperation
Explicit: $ contractor & furnish evidence, furnish documentation, copies id
CD’s, hire his/her own forces or multiple contractors, stop the work for specific
reasons (defective, not in accordance with CD’s, slow progress, does not
correct mistakes), owner can make corrections using others.
General Conditions assumes 1 prime or GC on the job
Major Elements of the General
Conditions
 Bonds: A form if insurance protecting the
owner. Bonds are furnished by surety
 Performance Bond – guarantees the contractor will
perform the work in accordance with the CD’s.
 Bid Bond - guarantees the bidder will sign an
agreement; usually for 5%-10% of the bid amount
the bond will compensate the owner for the $
difference.
 Labor & Material Payment Bond - guarantees the
contractor will pay all labor and material $
Major Elements of the General
Conditions
 Insurance
 Owner
 Builder’s risk (property) insurance for full cost of
construction up to 100’ away; includes riders for theft,
vandalism, etc.
 Contractor
 Worker’s Compensation - job injuries required by most
States
 Liability - claims for injuries, sickness & death
 Contractual Liability - indemnification; hold harmless
 *Personal Injury - slander, libel, false arrest
 *Property - explosion, sudden collapse
 *Auto
Major Elements of the General
Conditions
 Liens
 Contractor, supplier or worker can force the sale of
property to satisfy the claim of non-payment by the
owner.
 Liens encumber the owners title and effect their
credit rating
 Not permitted in public projects
 Federal projects require material and labor bonds are
per the Miller Act.
 After each payment the owner may ask for a Release
of Liens for the amount of that payment
Major Elements of the General
Conditions
 Shop Drawings & Submittals
 Responsibility of the Contractor
 Prepare shop drawings based on verified field
measurements, construction criteria; checked and
coordinated drawings with a stamp; submit drawings,
data & samples per specs.
 Responsibility of the Architect
 Review and “approve” or take other action on shop
drawings
 Architects DO NOT review un-stamped submittals
 Architect's approval is for conformance to the contract
documents only; the contractor is responsible for
deviations even on architect approved submittals
Major Elements of the General
Conditions
 Time Limits, Schedule & Delay
 Work must be completed within the allotted # of
days; liquidated damages & bonus clauses
 Time extension for force majeure (Acts of God)
 Payment Procedures
 Contractor must submit a schedule of values
 Contractor get money for mobilization and submittals
 Contractor must submit payment application for
architect certification (approval of rejection)
 Site Safety
Major Elements of the General
Conditions
 Substantial Completion: Owner occupancy (C of O
issued), warranty period starts (contractor & material),
partial payment released; not final completion yet, but
close.
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Role of the Contractor: make punch list and review with
Architect & correct all problems
Role of the Architect: inspect and observe and expand
punch list
Role of the Owner: signs the Certificate of Substantial
Completion; pay full contract sum less incomplete work;
property insurance ends, bonds voided, surety notified
Major Elements of the General
Conditions
 Record Drawings
 Contractor is req. to maintain copies of all dwgs, specs,
addenda, change orders and up date them as the
project progresses; inc. shop dwgs., product data and
samples.
 Final Completion
 When punch list work is complete and a final application
for payment is issued, final inspection occurs by
architect and issues final payment certificate to owner;
contractor must issue affidavit of release of liens.
 Project Closeout
 Refer to Div. 1, submit record drawings, spare parts,
testing, start-up, etc.
Quick Review for All Parties..
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“It is important that all parties understand
that construction documents are not intended
to be a complete set of instructions on how
to construct a building. Construction means,
methods, techniques, sequences, procedures
and site safety precautions are customarily
assigned as responsibilities of the contractor
to give the contractor full latitude in
preparing bids and carrying out the
construction phase.”
Architect’s Handbook of Professional Practice, 13th Ed, Section 13.4
“Construction Document Production”
AIA A201:
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“By approving and submitting Shop Drawings ,
Product Data, Samples and similar submittals,
the Contractor represents that the Contractor
has determined and verified materials, field
measurements and field construction criteria
related thereto, or will do so, and has checked
and coordinated the information contained
within such submittals with the requirements of
the Work and the Contract Documents.”
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The inherently conceptual nature of
construction documents prepared by
architects and the related responsibilities
of the contractor for detailed submittals is
outlined in the General Conditions AIA
A201, as follows:
AIA A201:
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“Shop Drawings, Product Data, Samples and
similar submittals are not contract
documents. The purpose of their submittal is
to demonstrate for those portions of the work
for which submittals are required by the
contract documents the way by which the
contractor proposes to conform to the
information given and the design concept
expressed in the contract documents”
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Even though the AIA 201 makes the line
of responsibility for planning the
implementation of the work clear, some
assert that a contractor’s change order is
justified whenever information is not
specifically expressed in the architect’s
documents.
As a result, contractors routinely make
these assertions through the RFI process
and inevitably write change orders to add
information to the architect’s documents –
information never rightfully required or
intended to be there in the first place.
Example 1
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The architect has indicated “recessed fire
extinguisher cabinet” on an interior wall elevation in
the architectural drawings.
While no specific dimensions are indicated for the
cabinet location, the specifications list several
acceptable manufacturers for the cabinet.
Still the contractor submits a RFI: “Please provide
detail for cabinet framing in wall”
http://www.larsensmfg.com/fire_extinguishers/index-cabinets.html
http://www.jlindustries.com/Cabinets/SelectLine.aspx?id=1-0
Example 1, cont
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In this instance the contractor should provide the final
answer since the size and mounting detail of a fire
extinguisher cabinet varies with the manufacturer. The
architect could not have precisely detailed the
installation without knowing which manufacturer’s
cabinet was to be used.
Also it is not necessary for the architect to provide a
framing detail because the manufacturer’s literature
describes how the cabinet is to be installed.
Example 1, cont
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If the architect answers the RFI with a framing detail, it
is likely that the contractor will ask for additional money
for the newly detailed framing, alleging that the scope
was added to the drawings
If the architect does not answer the RFI he or she risks
being accused of not being responsive.
One appropriate response is to suggest that the
contractor honor the manufacturer’s instructions for the
selected product.
Example 2: Conceptually Equal but
Nominally Different
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Both Pella and Andersen manufacturer a
window nominally sized at 3’ wide by 5’ high.
However the actual window by Pella is 3’-1”
wide by 4’-11” high.
And the Andersen window is 2’-11-1/2” wide by
4’-11-1/2” high.
Example 2, cont.
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Although the windows are different sizes, the
differences do not invalidate the concept of a 3’
by 5’ window.
Since the architect did not know exactly which
window the contractor will propose to buy, the
architect can approximate, but not exactly,
represent in the design documents what is
required for the project.
Example 2, cont.
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The contractor’s submittal will show how the
selected window will be incorporated into the
work; the shop draw (while not the contract
document) will be used for construction
The architect’s documents, since they are
conceptual, are not and can not be the actual
documents from which construction is
performed.
How it is supposed to work
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When things go the way they are supposed
to, the architect’s interaction is essentially
one of answering questions about design
intent and possibly issuing a few
supplemental instructions.
The contractor significantly marks up
submittals, and pre-installation conferences
are held at the contractor’s request.
If all went as intended, a project would go
something like this……
How it is supposed to work
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Architect designs project and issues design
drawings (drawings locate, specifications
establish quality)
Contractor develops plan for procuring the
work and allocates work among trades
Contractor and trades develop a plan for
placing the work and prepare composite
coordination drawings and alternate
sketches
Trades prepare submittals and submit to
contractor
How it is supposed to work
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Contractor coordinates trade submittals
with the plan for the work, marks up and
approves submittals, and submits to
architect
Architect reviews submittals for
conformance with design concept
Contractor and trades construct with
approved submittals
Contractor issues RFIs for questions that
cannot be answered from the information
given or for questions about discrepancies
in the architect’s documents
Foundation
Drawings
Foundation Floor Types
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Each of the following floor systems
requires foundation footings to support
the structure & the floor. The 2 most
common types are:
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Concrete Slab Floor
Wood Floor
Concrete Slab Foundation Plans
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Select the types of foundation footing
details required to support the structure.
This design is influenced by many factors
including:
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Vertical Loading / Weight
Soil Bearing Values
Frost Line
Concrete Slab Foundation Plans
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Free-hand sketch the exterior wall
assembly with the foundation / footing
design.
Concrete Slab Foundation Plans
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Free-hand sketch the interior wall
assembly with the foundation / footing
design.
Interior Load-Bearing
Footing
Concrete Slab Foundation Plans
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Free-hand sketch the interior wall
assembly with the foundation / footing
design.
Interior Non-Load-Bearing
Footings support much
lighter loads, but require
footings.
Concrete Slab Foundation Plans
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Often concrete curbs above the floor level
are used, as in garage areas.
Drawing the Concrete
Foundation Plan
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Trace over the floor plan; all exterior walls
and interior bearing & non-bearing walls,
fireplaces, etc. that require footings.
Start with the interior bearing & nonbearing locations.
Wood Floor Foundation Plans
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Start as we did with the concrete
foundation plan by sketching the different
footings required.
Start with exterior bearing footings with
the required footing and wall dimensions.
Wood Floor Foundation Plans
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Show the following:
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Earth-to-Wood Clearances
Sizes and Treatment of Wood Members
Floor Sheathing or Subfloor Level
Wood Floor Foundation Plans
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You may have to locate intermediate
supporting elements between exterior &
interior bearing footings.
This is done with piers and girders
Pier spacing depends on the
girder size: 4”x6” girder requires
5’ or 6’ pier spacing.
Drawing the Wood Foundation Plan
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Trace over the following floor plan
elements:
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Exterior walls
Centerline of interior load bearing walls (walls
supporting the ceiling, floor & roof)
Curb & stud edges
Wherever possible locate girders under
walls for support.
Masonry Walls
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When exterior walls are masonry or
concrete, the walls continue down to the
footing.
If interior walls are masonry or concrete
the same detail is used.
On the plan, these walls are cross-hatched
to show masonry construction.
Masonry Walls
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If masonry
walls are used
to support
beams or roof
framing,
pilasters are
used.
Pilaster Footing Detail
Masonry Walls
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Steel columns are supported on concrete
pads & footings.
On the plan, these walls are cross-hatched
to show masonry construction.
C
B
A
Caissons & Piles
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Where columns are used for structural
support piles or caissons may be needed
in unfavorable soil conditions.
These specially designed columns are
inserted into the earth down to the point
where favorable soil or bedrock is
encountered.
Assignments
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Read Lesson 4 pp 1-15
Foundation Plan