Use of the Construction Manager as Adviser (CMa) family of AIA Contract Documents may be appropriate when the owner’s project incorporates a fourth prime player—the construction manager—on the construction team (owner, architect and contractor) to act as an independent adviser on construction management matters through the course of both design and construction. The Construction Manager as Adviser (CMa) approach enhances the level of expertise applied to managing a project from start to finish. In its purest form, this approach preserves the CMa’s independent judgment, keeping that individual from being influenced by any monetary interest in the actual labor and materials incorporated in the construction work. Documents in the CMa family can be used on small to large public and private sector projects.
Contract relationships:
A132–2019, Standard Form of Agreement Between Owner and Contractor, Construction Manager as Adviser Edition
AIA Document A132™–2019 is a standard form of agreement between owner and contractor for use on projects where the basis of payment is either a stipulated sum (fixed price) or cost of the work plus a fee, with or without a guaranteed maximum price. In addition to the contractor and the architect, a construction manager assists the owner in an advisory capacity during design and construction. Typically, there will be more than one prime contractor on these types of projects.
The document has been prepared for use with AIA Documents A232™–2019, General Conditions of the Contract for Construction, Construction Manager as Adviser Edition; B132™–2019, Standard Form of Agreement Between Owner and Architect, Construction Manager as Adviser Edition; and C132™–2019, Standard Form of Agreement Between Owner and Construction Manager as Adviser. This integrated set of documents is appropriate for use on projects where the construction manager only serves in the capacity of an adviser to the owner, rather than as constructor (the latter relationship being represented in AIA Documents A133™–2019 and A134™–2019).
A132–2009 SP, Standard Form of Agreement Between Owner and Contractor, for use on a Sustainable Project, Construction Manager as Adviser Edition
AIA Document A132™–2009 SP is a standard form of agreement between owner and contractor for use on sustainable projects, where the basis of payment is either a stipulated sum (fixed price) or cost of the work plus a fee, with or without a guaranteed maximum price. In addition to the contractor and the architect, a construction manager assists the owner in an advisory capacity during design and construction. A132–2009 SP is based on AIA Document A132™–2009, Standard Form of Agreement Between Owner and Contractor, Construction Manager as Adviser Edition, with modifications that address the risks, responsibilities and opportunities unique to projects involving substantial elements of sustainable design and construction (sustainable projects).
The document has been prepared for use with AIA Documents A232™–2009 SP, General Conditions of the Contract for Construction, for use on a Sustainable Project, Construction Manager as Adviser Edition; B132™–2009 SP, Standard Form of Agreement Between Owner and Architect, for use on a Sustainable Project, Construction Manager as Adviser Edition; and C132™–2009 SP, Standard Form of Agreement Between Owner and Construction Manager as Adviser, for use on a Sustainable Project. This integrated set of documents is appropriate for use on sustainable projects where the construction manager only serves in the capacity of an adviser to the owner, rather than as constructor (the latter relationship being represented in AIA Documents A133™–2009 SP and A134™–2009 SP).
A232-2019, General Conditions of the Contract for Construction, Construction Manager as Adviser Edition
AIA Document A232™–2019 sets forth the rights, responsibilities, and relationships of the owner, contractor, construction manager and architect. A232–2019 is adopted by reference in owner/architect, owner/contractor, and owner/construction manager agreements in the CMa family of documents. Under A232–2019, the construction manager serves as an independent adviser to the owner, who enters into multiple contracts with prime trade contractors.
CAUTION: Do not use A232–2019 in combination with agreements where the construction manager takes on the role of constructor, such as in AIA Document A133™–2019 or A134™–2019.
A232–2009 SP, General Conditions of the Contract for Construction, for use on a Sustainable Project, Construction Manager as Adviser Edition
AIA Document A232™–2009 SP sets forth the rights, responsibilities, and relationships of the owner, contractor, construction manager and architect on a sustainable project where the construction manager is an adviser. A232–2009 SP is adopted by reference in owner/architect, owner/contractor, and owner/construction manager agreements in the CMa family Sustainable Projects documents. Under A232–2009 SP, the construction manager serves as an independent adviser to the owner, who enters into a contract with a general contractor or multiple contracts with prime trade contractors. A232–2009 SP is based on AIA Document A232™–2009, General Conditions of the Contract for Construction, with modifications that address the risks, responsibilities and opportunities unique to projects involving substantial elements of sustainable design and construction (sustainable projects).
CAUTION: Do not use A232–2009 SP in combination with Sustainable Project documents where the construction manager takes on the role of constructor, such as in AIA Document A133™–2009 SP or A134™–2009 SP.
A533–2009 (formerly A511CMa–1993), Guide for Supplementary Conditions, Construction Manager as Adviser Edition
Similar to AIA Document A503™–2007, AIA Document A533™–2009 is a guide for amending or supplementing the general conditions document, AIA Document A232™–2009. AIA Documents A533–2009 and A232–2009 should only be employed on projects where the construction manager is serving in the capacity of adviser to the owner and not in situations where the construction manager is also the constructor (CMc document-based relationships). Like A503–2007, this document contains suggested language for supplementary conditions, along with notes on appropriate usage. NOTE: A511CMa–1993 expired in 2010.
B132-2019, Standard Form of Agreement Between Owner and Architect, Construction Manager as Adviser Edition
AIA Document B132™–2019 is a standard form of agreement between owner and architect for use on building projects where construction management services are to be provided under a separate contract with the owner. It is coordinated with AIA Document C132™–2019, an owner/construction manager as adviser agreement, where the construction manager is an independent adviser to the owner throughout the course of the project. Both AIA Documents B132–2019 and C132–2019 are based on the premise that there will be multiple construction contractors whose contracts with the owner will be administered by the construction manager and the architect under AIA Document A232™–2019, General Conditions of the Contract for Construction, Construction Manager as Adviser Edition.
B132–2009 SP, Standard Form of Agreement Between Owner and Architect, for use on a Sustainable Project, Construction Manager as Adviser Edition
AIA Document B132™–2009 SP is a standard form of agreement between owner and architect for use on sustainable projects where construction management services are to be provided under a separate contract with the owner. B132–2009 SP is based on AIA Document B132™–2009, Standard Form of Agreement Between Owner and Architect, Construction Manager as Adviser Edition, with modifications that address the risks, responsibilities and opportunities unique to projects involving substantial elements of sustainable design and construction (sustainable projects). It is coordinated with AIA Document C132™–2009 SP, an owner/construction manager as adviser agreement for use on sustainable projects, where the construction manager is an independent adviser to the owner throughout the course of the project. Both AIA Documents B132–2009 SP and C132–2009 SP are based on the premise that one or more separate construction contractors will also contract with the owner. The owner/contractor agreement is jointly administered by the architect and the construction manager under AIA Document A232™–2009 SP, General Conditions of the Contract for Construction, for use on a Sustainable Project, Construction Manager as Adviser Edition.
C132–2019, Standard Form of Agreement Between Owner and Construction Manager as Adviser
AIA Document C132™–2019 provides the agreement between the owner and the construction manager, a single entity who is separate and independent from the architect and the contractor, and who acts as an adviser (CMa) to the owner throughout the course of the project, beginning in the preconstruction phase. AIA Document C132–2019 is coordinated for use with AIA Document B132™–2019, Standard Form of Agreement Between Owner and Architect, Construction Manager as Adviser Edition.
Both C132–2019 and B132–2019 are based on the premise that there will multiple construction contractors whose contracts with the owner will be administered by the construction manager and the architect under AIA Document A232™–2019. AIA Document C132–2019 is not coordinated with, and should not be used with, documents where the construction manager acts as the constructor for the project, such as in AIA Document A133™–2019 or A134™–2019.
C132–2009 SP, Standard Form of Agreement Between Owner and Construction Manager as Adviser, for use on a Sustainable Project
AIA Document C132™–2009 SP provides the agreement between the owner and the construction manager, a single entity who is separate and independent from the architect and the contractor, and who acts solely as an adviser (CMa) to the owner throughout the course of a sustainable project. C132–2009 SP is coordinated for use with AIA Document B132™–2009 SP, Standard Form of Agreement Between Owner and Architect, for use on a Sustainable Project, Construction Manager as Adviser Edition.
C132–2009 SP is based on AIA Document C132™–2009, Standard Form of Agreement Between Owner and Construction Manager as Adviser, with modifications that address the risks, responsibilities and opportunities unique to projects involving substantial elements of sustainable design and construction (sustainable projects). The Construction Manager as Adviser plays a critical role in assisting the Owner and Architect in establishing the Sustainable Objective and Sustainable Measures for the project.
Both C132–2009 SP and B132–2009 SP are based on the premise that there will be a separate construction contractor or multiple prime contractors whose contract(s) with the owner will be jointly administered by the architect and the construction manager under AIA Document A232™–2009 SP. C132–2009 SP is not coordinated with, and should not be used with, documents where the construction manager acts as the constructor for the project, such as AIA Documents A133™–2009 SP or A134™–2009 SP.
E235-2019, Sustainable Projects Exhibit, construction Manager as Adviser Edition
AIA Document E235™–2019, Sustainable Projects Exhibit, Construction Manager as Adviser Edition, has been developed for use on sustainable projects when there is a construction manager as an adviser to the owner as a project participant. E235–2019 is based on E204™-2017 but it has been tailored to address the risks, responsibilities and opportunities unique to projects involving substantial elements of sustainable design and construction when there is a construction manager involved as an additional party. E235–2019 is not a stand-alone document, but is intended to be attached as an exhibit to an existing AIA construction management as adviser agreement on a project that includes a Sustainable Objective. E235–2019 is intended to replace the Sustainable Projects documents included in the Construction Manager as Adviser family of AIA Contract Documents.
G731–2019 (formerly G701™CMa-1992), Change Order, Construction Manager-Adviser Edition
AIA Document G731™–2019 is for implementing changes in the work agreed to by the owner, contractor, construction manager adviser, and architect. Execution of a completed AIA Document G731™–2019 indicates agreement upon all the terms of the change, including any changes in the Contract Sum (or Guaranteed Maximum Price) and Contract Time. It provides space for the signatures of the owner, contractor, construction manager adviser, and architect, and for a complete description of the change.
G732–2019, Application and Certificate for Payment, Construction Manager as Adviser Edition
AIA Document G732™–2019 serves the same purpose as AIA Document G702™–1992. The standard form AIA Document G703™–1992, Continuation Sheet, is appropriate for use with G732–2019.
G733-2019 (formerly G714™CMa–1992), Construction Change Directive, Construction Manager-Adviser Edition
AIA Document G733™–2019 serves the same purpose as AIA Document G714™–2017, except that this document expands responsibility for signing construction change directives to include both the architect and the construction manager.
G734-2019 (formerly G704™CMa–1992), Certificate of Substantial Completion, Construction Manager-Adviser Edition
AIA Document G734™–2019 serves the same purpose as AIA Document G704™–2017, except that this document expands responsibility for certification of substantial completion to include both the architect and the construction manager. G734 is also tailored to the project where there is more than one prime contractor.
G736–2009 (formerly G722CMa–1992), Project Application and Project Certificate for Payment, Construction Manager as Adviser Edition
Use AIA Document G736™–2009 with AIA Document G737™–2009, Summary of Contractors’ Applications for Payment. These forms are designed for a project where a construction manager is employed as an adviser to the owner, but not as a constructor, and where multiple contractors have separate, direct agreements with the owner.
Each contractor submits separate AIA Documents G732™–2009 and G703™–1992, payment application forms, to the construction manager-adviser, who collects and compiles them to complete G736–2009. AIA Document G737–2009 serves as a summary of the contractors’ applications with totals being transferred to AIA Document G736–2009. The construction manager-adviser can then sign G736, have it notarized, and submit it along with the G737 to the architect. Both the architect and the construction manager must certify the payment amount. NOTE: G722CMa–1992 expired in 2010.
G737–2009 (formerly G723CMa–1992), Summary of Contractors’ Applications for Payment, Construction Manager as Adviser Edition
Use AIA Document G736™–2009 with AIA Document G737™–2009, Summary of Contractors’ Applications for Payment. These forms are designed for a project where a construction manager is employed as an adviser to the owner, but not as a constructor, and where multiple contractors have separate, direct agreements with the owner.
Each contractor submits separate AIA Documents G703™–1992 and G732™–2009, payment application forms, to the construction manager-adviser, who collects and compiles them to complete AIA Document G736–2009. AIA Document G737–2009 serves as a summary of the contractors’ applications with totals being transferred to G736. The construction manager-adviser can then sign G736, have it notarized, and submit it along with the G737 to the architect. Both the architect and the construction manager must certify the payment amount. NOTE: G723CMa–1992 expired in 2010.
