Standard Form of Agreement Between Owner and Design-Builder for a One or Two Family Residential Project
AIA Document A145–2015, Standard Form of Agreement Between Owner and Design-Builder for a One- or Two Family Residential Project, is particularly suited for residential work when the design-build delivery system is used. Instead of the owner hiring a separate architect and builder, one person or company handles both design and construction. This model simplifies communication, reduces finger-pointing, and puts accountability in one place.
Another benefit: AIA Document A145–2015 incorporates the General Conditions into the contract itself. There’s no need to attach AIA Document A201–2017 or another companion document. It also allows for alternative compensation arrangements—such as a stipulated sum, cost-plus fee, or cost-plus with a guaranteed maximum price—so the contract can be tailored to the project’s financial realities.
The Role of Exhibit A
One of the unique characteristics of AIA Document A145–2015 is Exhibit A, the Design-Build Amendment. The document isn’t signed until the scope and contract price are established. The appeal of this structure is that the owner and design-builder are able to solidify their working relationship up front, then fill in the numbers and details once the design and budget become more defined.
A Contract Scaled to Homeowners
Compared to the more complex AIA Document A141–2014, Standard Form of Agreement Between Owner and Design-Builder, which is written with commercial-sized projects in mind, AIA Document A145–2015 simplifies things down to what homeowners and residential design-builders actually need. It eliminates provisions that have an impact in the commercial world—like fast-tracking, bonding, or detailed insurance layering—and instead concentrates on the basics. The result is a form that is both streamlined and functional for one- and two-family homes, yet remains compatible with the AIA’s overall design-build model.
Where It Should Not Be Used
This contract is not intended for use in condominiums or multi-family developments. Such developments bring several risks, statutory requirements, and consumer-protection laws into play. For work of this type, the AIA has other forms available, such as AIA Document B109–2020, Standard Form of Agreement Between Owner and Architect for a Multi-Family Residential or Mixed Use Residential Project.
Customization and Legal Review Are Necessary
Residential contracts are often subject to strict consumer-protection requirements at the state level. Some states mandate specific notices of liens, warranties, or cancellation rights, and even the font size. AIA Document A145–2015 states where these provisions can be added, but it doesn’t provide the language. That’s why owners and design-builders always need to review and customize the form with legal counsel before employing it.
Protect Your Project With the Right Agreement
With the right adjustments, AIA Document A145–2015 is a simple and effective contract for residential design-build projects. It delivers clarity and efficiency without burying homeowners in unnecessary complexity.
Thinking of using AIA Document A145–2015, Standard Form of Agreement Between Owner and Design-Builder for a One- or Two Family Residential Project for your project? Make sure it is modified to comply with your state’s laws and your project’s specific needs before you sign. Call our firm today to speak with an experienced lawyer who can guide you through the process.
