Architect's Basic Services (Article 3)

Architect's Basic Services (Article 3)

Article 3 defines the core professional scope of architectural practice under traditional design-bid-build delivery. On the ARE 5.0 Project Management exam, candidates must know exactly which tasks are legally mandated under Basic Services, which milestones require owner sign-off, and where the architect's legal authority ends.

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Phase 1: Schematic Design Phase Services (§ 3.2)

The Schematic Design (SD) phase establishes the conceptual foundation of the project:

• Program & Site Evaluation (§ 3.2.1): The architect reviews the information furnished by the owner under Article 1 and Article 5, evaluating the owner's program, schedule, budget for the Work, project site, proposed delivery method, and other Initial Information.
• Preliminary Design Exploration (§ 3.2.2): The architect discusses preliminary design approaches with the owner and explores alternative spatial configurations, building orientations, and aesthetic options.
• Sustainable Design Considerations (§ 3.2.5.1): The architect must consider environmentally responsible design alternatives, such as building orientation, daylighting, material choices, and energy conservation strategies.
• SD Deliverables (§ 3.2.5.2): Deliverables consist of conceptual drawings and documents, including a preliminary site plan, preliminary building plans, sections, elevations, study models, perspective sketches, or digital visualizations.
• Preliminary Estimate of Cost of the Work (§ 3.2.6): The architect must prepare a preliminary estimate of the Cost of the Work using area, volume, or similar conceptual estimating techniques.
• Mandatory Owner Approval (§ 3.2.7): The architect must submit the Schematic Design documents and cost estimate to the owner and obtain the owner's documented approval before commencing Design Development.

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Phase 2: Design Development Phase Services (§ 3.3)

The Design Development (DD) phase transitions conceptual ideas into coordinated, constructible technical systems:

• System Sizing & Coordination (§ 3.3.1): The architect develops drawings and documents to establish the size and character of the entire project. This includes coordinating the architectural layout with structural framing systems, mechanical/HVAC equipment and distribution, electrical power and lighting, plumbing risers, fire protection, and civil site grading.
• Material Selections & Outline Specifications: Major exterior envelope assemblies (curtain walls, roofing, rainscreens) and interior finishes are selected and documented in outline specifications.
• Updated Estimate of Cost of the Work (§ 3.3.2): The architect updates the estimate of the Cost of the Work, refining the preliminary SD estimate based on established system sizes and material selections.
• Owner Approval Gate (§ 3.3.3): The architect submits the DD package and updated cost estimate to the owner, advises the owner of any budget variances, and obtains the owner's documented approval before starting Construction Documents.

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Phase 3: Construction Documents Phase Services (§ 3.4)

The Construction Documents (CD) phase produces the detailed legal and technical instructions for building the project:

• Detailed Drawings and Specifications (§ 3.4.1): The architect prepares comprehensive Drawings and Specifications setting forth in detail the quality levels and performance criteria of materials, systems, and other requirements for construction of the Work.
• The Project Manual: The architect compiles the Project Manual, which includes bidding requirements (instructions to bidders, bid forms), sample contracting forms, AIA Document A201 General Conditions, Supplementary Conditions, and CSI MasterFormat technical specifications.
• Code Compliance & AHJ Coordination (§ 3.4.3, § 3.4.5): The architect integrates the design requirements of governmental authorities having jurisdiction (AHJs) and assists the owner in filing documents for regulatory and building permit approvals.
• Updated Cost Estimate (§ 3.4.4): The architect updates the estimate of the Cost of the Work, accounting for detailed material specifications and market conditions.
• Owner Sign-Off: The owner must review and approve the completed Construction Documents prior to issuing them for bidding.

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Phase 4: Procurement Phase Services (§ 3.5)

During Procurement, the architect assists the owner in securing competitive bids or negotiated proposals:

• Bidding vs. Negotiation (§ 3.5.2 vs. § 3.5.3): Basic Services encompass either competitive bidding (public or private) or negotiated contract proposals.
• Distributing Bidding Documents (§ 3.5.2.2): The architect facilitates the distribution of bidding documents to prospective bidders and maintains a formal bidder log.
• Pre-Bid Conference (§ 3.5.2.3): The architect organizes and conducts a pre-bid conference for prospective bidders to clarify project requirements.
• Addenda Issuance (§ 3.5.2.4): The architect responds to bidder questions by preparing and issuing formal written Addenda to all plan holders, interpreting drawings and specifications.
• Evaluating Bids & Qualifications (§ 3.5.2.5): The architect assists the owner in evaluating bids, analyzing contractor qualifications, and preparing the construction contract.
• Re-bidding Remedy: If all bids exceed the owner's budget for the Work, the architect must assist the owner in re-negotiating or re-bidding, and may be obligated to modify drawings without additional compensation under Article 6.

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Phase 5: Construction Phase Services (§ 3.6)

Construction Phase Services commence with the award of the construction contract and terminate on the date the architect issues the final Certificate for Payment.

1. General Administration & Site Visits (§ 3.6.2.1)

• Purpose of Site Visits: The architect visits the site at intervals appropriate to the stage of construction to become generally familiar with the progress and quality of the Work, to determine in general if the Work is proceeding in accordance with the Contract Documents, and to keep the owner informed.
• Exhaustive Inspections Disclaimed: The architect is not required to make exhaustive or continuous on-site inspections. The architect does not guarantee contractor performance and does not warrant that the work is free of latent defects.
• Means, Methods, and Safety Disclaimed: The architect has no control over, charge of, and is not responsible for construction means, methods, techniques, sequences, or procedures, or for safety precautions and programs in connection with the Work. These obligations belong exclusively to the General Contractor under AIA A201 Section 3.3.1.

2. Authority to Reject Work (§ 3.6.2.2)

The architect holds contractual authority to reject Work that does not conform to the Contract Documents. The architect may also require special inspection or testing of completed or in-progress work, whether or not such work is fabricated, installed, or completed. However, the architect does not have the contractual authority to stop the contractor's work; the standard construction agreement gives the Owner the § 2.4 written stop-work right; separate delegated authority, public enforcement, and emergency obligations must be evaluated under AIA A201 Section 2.4.

3. Submittal Review (§ 3.6.4)

• Limited Purpose: The architect reviews and takes appropriate action on shop drawings, product data, and samples submitted by the contractor. Crucially, this review is only for the limited purpose of checking for conformance with information given and the design concept expressed in the Contract Documents.
• What Review Does NOT Cover: The architect's approval does not verify dimensions, quantities, fabrication techniques, field fit, or jobsite installation safety—the contractor retains those duties under A201 Section 3.12, while the architect remains responsible for its own professional negligence and known discrepancies.

4. Certificates for Payment (§ 3.6.3)

The architect reviews the contractor’s Application for Payment and applicable observation data and, under A201 § 9.4.1, certifies the supported amount or gives written reasons for withholding within 7 days. A special site visit for every application is not universally required. The certification represents that, to the best of the architect's knowledge, information, and belief, the Work has progressed to the point indicated and the quality of the Work conforms to the Contract Documents.

5. Substantial Completion and Project Closeout (§ 3.6.6)

• Inspection for Substantial Completion: The architect conducts an inspection to determine the date of Substantial Completion (the stage when the Work is sufficiently complete that the owner can occupy or utilize the Work for its intended purpose) and issues AIA Document G704 (Certificate of Substantial Completion).
• The Punch List: The architect reviews and supplements the contractor's punch list of incomplete or non-conforming items.
• Final Completion Inspection: The architect conducts a final inspection and issues the final Certificate for Payment upon receiving contractor warranties, releases of liens, and record documents.

Summary of Article 3 Basic Services Across Phases

Post-completion basic-service exception

B101 § 3.6.6.5 calls for a meeting with the owner, upon the owner's request and before one year after Substantial Completion, to review facility operations and performance without additional compensation. This is not an automatic mandatory month-eleven defect inspection and differs from a separately scoped analytical POE. The construction-phase service ending at final certification has this express exception. Record the request and review findings, and evaluate any separate requested services under Article 4.

Reference: AIA B101 phase services and post-completion meeting.