The American Institute of Architects ("AIA") recently released the 2007 update of its family of standard contract documents. While the AIA has not made any earth-shattering overhauls to its documents, some changes to the contracts may impact the risk exposure of designers, contractors and owners. Parties to the new contracts are therefore encouraged to look out for the changes and consider the effects of such changes on their contractual services.
I. Expansion of the Family of Documents
Acknowledging the variety of construction projects today, the AIA has introduced a greater number of form contracts designed to accommodate such variety. B101, the standard form Owner-Architect agreement, replaces B141 and B151. B102 somewhat replaces B141 and is intended for projects without a pre-defined scope of services. B103 is tailored for large to extra large sized projects and is the most comprehensive of the Owner-Architect agreements. B104 is designed for large to medium sized projects. B105 is designed for small projects, such as the remodel of a single family home. B104 and B105 to a greater extent may not include some terms (e.g., insurance requirements, detailed scope descriptions or dispute resolution procedures in the B105 form) that a party considers to be key. Therefore parties using B104 or B105 may consider whether any terms contained in B101 or B103 should be used to supplement the smaller-size project forms.
A201 has been modified though it remains the General Conditions of the Construction Contract. B101 and B103 are intended to be used in conjunction with A201. B104 is intended to be used in conjunction with A107 which is a new Owner-Contractor form for projects of limited scope. B105 is intended to be used with A105, the new standard Owner-Contractor form for small projects.
II. Introduction of the Initial Decision Maker
Although the default position of B101 and A201 remains that the Architect is the "Initial Decision Maker" the parties now have a choice of designating another person to fill that role. This new option addresses the precarious position architects can find themselves in as "agents" of the owner and also arbiters of early Owner-Contractor payment disputes. These initial decisions often set the tone between the parties as the project proceeds.
The new provisions regarding the Initial Decision Maker ("IDM") are silent on how the IDM is to be incorporated into the project. They do not address the relationship between the Architect and the IDM. Nor do they address who contracts with or pays for the IDM. The cost of an additional party that needs to be well-versed on the project in order to make decisions is likely to be costly. If the Owner pays the IDM, the parties will likely be faced with the same Owner's agent/arbiter challenge. The extent of the IDM's involvement in project meetings or communications is not addressed. There is no discussion of the type of insurance or the amount of coverage that the IDM should carry. Therefore parties that decide to opt for a separate IDM should consider these issues in the contract.
III. Addition of Architect's Standard of Care Language in B101
Another addition to B101 is section 2.2, which specifically defines the Architect's of standard of care. Section 2.2 provides in part, "The Architect shall perform its services consistent with the professional skill and care ordinarily provided by architects practicing in the same or similar locality under the same or similar circumstances."
This new language is a response to oft-seen owner-proposed language which attempts to either hold architects to heightened standards of care or require the architect to warrant or guarantee its work. Heightened standards of care, warranties and guarantees are not covered by typical errors and omissions insurance policies. The new language, which mimics the common law standard of care definition, provides a definition that will likely be insurable under errors and omissions policies.
IV. Revision of Contractor's Access to Owner's Financial Information
The new A201 General Conditions restrict the Contractor's right to request financial information from the Owner. The 1997 version of A201, at section 2.2, allowed the Contractor to refuse to commence or continue work unless and until the Owner produced reasonable evidence that financial arrangements had been made to fulfill the Owner's payment obligations to the contractor. Per the 1997 documents, the Contractor's right to such information was unconditional and could be invoked at any time during the project.
Under the revised A201 the Contractor may unconditionally request the Owner's financial information only prior to the commencement of work. Thereafter, the Contractor is only allowed to request financial information in the following situations: (1) Owner failure to make payments as required by the contract; (2) a change in the work which "materially changes" the contract sum; or (3) the Contactor identifies in writing "reasonable concerns" regarding the Owner's ability to pay. When any of these three situations arises, the Owner's failure to disclose reasonable evidence of its ability to pay will act as a condition precedent to the Contractor's obligation to perform. Whether payment is required and what constitutes "material change" or "reasonable concern" may well be disputed. Particularly in light of the current economic landscape, contractors have already reacted adversely to this change. Parties should therefore consider providing additional situations where financial disclosure can be triggered.
V. Removal of Mandatory Arbitration
The revised agreements provide "check box" dispute resolution. The parties check a box in order to select "arbitration," "litigation," or "other." As a result of this change, the forum for dispute resolution may now become more of a talking point between contracting parties, as opposed to previously when the AIA documents mandated private arbitration as the forum for dispute resolution. Now, if the parties do not check "arbitration," "litigation," or "other," the 2007 documents instruct that litigation is the default method of binding resolution.
If the parties check the "arbitration" box, the 2007 documents instruct that the arbitration proceedings shall be governed by the American Arbitration Association rules in effect at the time the agreement is entered into. Mediation remains a condition precedent to binding arbitration.
When faced with a choice of dispute resolution options, contracting parties should consider the following:
(1) Consistency of the Chosen Method on Multi-Party Projects. Parties should assess whether they want their project on a litigation, arbitration or "other" dispute resolution track. Consistency in the chosen method amongst all project contracts is likely what the Owner will insist upon. In deciding which method is the most suitable for a project, the parties should assess the potential issues that may arise, the number of parties, the cost of the project and the length of the project. These factors may tip the scale in favor of one method over another. Contractors and architects should be informed as to the method selected in the contracts with the Owner and others in order to determine whether they want their disputes with the Owner resolved in the same forum. Contractors and architects should also ensure that their subcontracts contain the same method as is contained in their respective contracts with the Owner.
(2) Arbitration Method - Removal of Consolidation and Joinder Prohibitions. The 1997 documents prohibited consolidation or joinder of the architect into arbitration proceedings between the owner and the contractor unless all parties consented. The prohibition was premised on the desire to separate architect's fee claims from owner-contractor 'means and methods' disputes. The inefficiency and potential inequity of having separate arbitration tracks in multi-party disputes has now been recognized in the 2007 documents. Now either party to the contract may consolidate the arbitration with another arbitration if the contract allows for consolidation and if the two proceedings involve common issues of law or fact. Additionally, a party may join persons or entities whose presence is required for complete relief to be had and the person or entity agrees to joinder in writing. If a party does not want its arbitration proceeding to be subject to the new consolidation and joinder rules, it should consider adding contract language to that effect at the outset or omitting the 2007 forms' requirement of joinder. Parties may also want to consider whether litigation, with its procedural protections and appeal rights, is preferable to arbitration in instances where all parties to a project can be joined in the same proceeding.
(3) Litigation Method. The litigation "check box" is fairly bare bones. Therefore, parties that choose the litigation method may consider supplementing the contract with language regarding jurisdiction or venue.
VII. Introduction of Digital Rights Documents
The AIA has introduced two new standard documents to address the growing use of electronic means to transfer project documents such as plans and specifications. E201, the Data Digital Protocol Exhibit, is an agreement form that may be appended to the Owner-Architect Agreement and incorporated into the Contract Documents. C106, the Digital Data Licensing Agreement, is an agreement that sets up parameters for the exchange of electronic files between parties not in privity, such as between the Architect and the Contractor. These two new forms facilitate the full integration of digital data into the project. The forms define "digital data" as: "information, communications, drawings or designs created or stored for the Project in digital form."
E201 contains a Project Protocol Table which allows the parties to select the format for data contained in a number of documents (i.e., Microsoft Word document) and for each of those documents the transmitting party, the transmission method (i.e., email, fax, posted to a project website, etc.), the receiving party, and permitted uses for such data (i.e., view-only, integrate, reproduce and distribute, modify or respond to). The AIA Documents Committee considers the Project Protocol to be the most important feature of E201 as it allows the parties to customize and set forth how and to whom important information is going to be communicated during the project. While C106 does not contain the Project Protocol Table, parties may consider adding one or incorporating the Table in E201 to C106.
E201 and C106 do not address the possibility of errors in the transmission or translation of data. Parties to E201 and/or C106 should consider incorporating additional language to protect against the situation where the data that was received is somehow different than the data that was transmitted. Both agreements require the receiving party to indemnify the transmitting party for damage arising out of modification or unlicensed use of the data.
The AIA Digital Data documents do not squarely address Building Information Modeling "BIM." BIM is a three dimensional modeling tool and database that is not necessarily transmitted in the traditional sense because the database is available to all parties at all times. While the Digital Data documents may serve as a good starting point for BIM projects, the parties will need to significantly supplement the documents in order to address the multi-party, constantly evolving nature of a BIM project. Parties may also consider the Associated General Contractor's (AGC's) proposed digital data contract form, entitled Consensus DOCS Electronic Communications Protocol, which goes further than E201 or C106 in terms of addressing the complexities of a BIM project.
VIII. Introduction of Green Design Requirements
B101 has added two provisions, sections 3.2.3 and 3.2.5.1, that require the Architect to consider "green" design alternatives and, as early as the schematic design phase, to discuss with the Owner the feasibility of incorporating "green" building approaches into the project. Parties that incorporate either of these terms into the Owner-Architect Agreement, should consider the extent to which the Owner may realistically incorporate green design alternatives into the project and the time and money associated with providing such alternatives.
Should you have any questions regarding the new AIA contracts or require assistance with your contracts, do not hesitate to contact any of the attorneys in the Construction Group at Gordon & Rees, LLP. Gordon & Rees, LLP has construction attorneys in our offices throughout the country.
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