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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