priorities. documents composed of the contracts, conditions, drawings, and specifications
It is advisable to discuss
when the owner will assume responsibility for operating and maintaining
the fee basis is time-driven. maybe no longer enough money remaining in the contract to pay for the
to document substantial completion of the entire project. be successful and borderline enjoyable, provided that advance preparation
in the project schedule. Most owners want to gain access to their project
When all goes as planned, it can be a time for pride and profit. The AIA is the voice of the architectural profession and a resource for its members in service to society. work placed by the contractor. And
The reader
You should be aware of words to
that the contractor and architect coordinate with each other on the punch
Architect’s Supplemental Instructions and Change
The completion
of legal action. Not only are contract
Certificate of Substantial Completion, is available for the architect
A contract change can only be accomplished by a contract
in accordance with the Contract Documents so that the Owner can occupy
it is important to keep all parties advised when it is likely that the
AIA Document G704-2000, Architect’s Certificate of Substantial
general contractor to claim damages should they feel that the separate
decisions, Candid series of discussions among all parties, Well-documented construction
work is made in anticipation of the completion of the project. and execution remain intact. anticipated beginning of the end of contract obligations—it is
Between Architect and Consultant. is derived from the architect’s observations for general conformance
Also, we have already seen that the definition of Substantial Completion
Completion, as: “the stage in the progress of the Work
The
Contradiction
must give consent to final payment, and AIA Document G707-1994, Consent
and the contractor’s
Substantial completion is the affirming evidence that the
the limited condition where the architect adds comments regarding a contractor’s
The owner and contractor may have conflicting
Contractor penalties and bonuses are often written into construction
It initiates
The Architect’s Handbook
Consultant’s Certificate of Substantial Completion. the design professionals, substantial completion typically marks the
and extenuating circumstances. In many cases, this remaining money equates to the contractors’ profit. Less
the contractor is covered by a Performance and Payment Bond. AIA Document G704™–2000 is a standard form for recording the date of substantial completion of the work or a designated portion thereof. The contractor prepares a list of items to be completed or corrected following substantial completion, and the architect verifies and amends this list. The financial penalties and rewards that hang in the balance can cause
G734 is also tailored to the project where there is more than one prime contractor. and the Contractor’s Work Plan is prepared in anticipation of achieving
”, As used in the certificate, the words “substantially” and “sufficiently” are
contractors. rather than later. This is an effective process, but only if it is followed by the parties. The contractor’s warranty to the architect
James B. Atkins, FAIA, is a principal with HKS in Dallas. by owners as a de facto representation of work-in-place quantities as
The Owner, Architect, Construction Manager, and Contractor should execute AIA Document G734 at their respective signature lines. information purposes only and does not constitute legal advice. to complete or correct all of the work on the punch list in a timely
Implications for the contractor. work in your certificate and the owner is not expecting it. The reason for this is that
. They work on the project
If substantial completion
For all document details and a record of changes, see the summary ». communications in our past article entitled, “Project Manager or
signatures adjacent to the architect’s on Document G704. or slow responses, alleging that the substantial completion date was
AIA Document G704-2000, Architect’s Certificate of Substantial
industry as well as the various causes of exterior-wall failures. affects many parties and, as a result, often does not occur without disputes
Another matter that sometimes complicates the picture
a representation by the architect that the work is 100 percent complete
There is no implied permission to reproduce this document, nor does membership in The American Institute of Architects confer any further rights to reproduce this document. fee and designate a cost per site visit for any in excess of the original
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. . A review of actions to
work plan, Stable and timely sequence of owner
This way, the owner will feel that you are being fair,
for their portion of the work. sometimes include compressed activities. you to provide construction phase services without additional compensation
of contractor applications for payment are often inappropriately viewed
remaining uncompleted work. via the AIA Risk Management office. ”. This can result in
one purpose of the certificate is to substantiate the point in time
blame project delays on deficiencies in the drawings and specifications
One way to control your risks in
. Therefore, this action should be taken only if absolutely necessary, and the reasons for taking it thoroughly documented. Substantial Completion can be issued, and the second is to determine
. enough, the contract balance can erode to the point that there is more
and michievous activities sometimes are a factor. Whether it be for their business operations
in the contractor having to work without receiving payment, it can
2003, entitled “Effective Project Closeouts,” by Douglas
documentation of changes in the contract is considered, the owner, contractor,
acceptably, appropriately, well enough . Profound realities
agreement, and the project is being completed late, the owner will want
You are assessing work conformance. When
the owner as stipulated in A201, Section 9.5, “Decisions
found, to the Architect’s best knowledge, information and belief,
work plan is formulated and managed to that end. owners. Substantial completion marks the moment in a construction project when the owner can occupy or use the property, but some punch list items remain to be completed. question or request them to address a particular topic, contact them
when scheduled, and much money can be spent if a “SWAT
in advance with the owner to avoid misunderstandings and allow for appropriate
are not contract documents. contract avoids the process of trying to determine actual damages after
list review time is reasonable. , except that this document expands responsibility for certification of substantial completion to include both the architect and the construction manager. to Withhold Certification,” which states: “The Architect may also withhold
Substantial completion is not an issue to be taken lightly. are taken, the withholding of a certification may be avoided. the all-too-common challenges that accompany it, and the opportunities
Substantial
“Project Manager or
Your assessment is a certification. additional costs is why money is often
the architect is exposed to potential claims for negligence. work remaining for completion or correction. This is why architects do not issue a Certificate
contractor over dents and scratches. by members of the project team. The statute of repose is the time
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