Architect's Construction Phase Services: Scope Under B101, Site Visit Frequency, Reporting Obligations, and Limitations of Authority

The architect's construction phase services as defined by AIA B101-2017, including the scope of basic services, site visit frequency standards, required reporting to the owner, and the contractual limitations on the architect's authority during construction.

ARE · Construction & Evaluation

Overview

The construction phase is where the architect's work meets the real world. And it's also where the most claims against architects originate. Around 15 claims occur for every 100 projects, and the great majority arise during construction. That statistic exists because construction phase services are poorly understood, poorly scoped, and poorly executed more often than they should be.

The AIA B101-2017 Owner-Architect Agreement defines the architect's construction phase services as part of Basic Services under Section 3.6. What the architect does during construction is not open-ended oversight. It is a defined set of responsibilities: site visits at appropriate intervals, reporting to the owner, certifying payments, reviewing submittals, and interpreting the contract documents. What it is not is supervision, inspection, or guarantee of the contractor's work.

This distinction matters enormously. Architecturally, the line between observation and inspection is a legal line. Cross it and you've assumed responsibilities you didn't contract for and can't insure against.

NCAR B's Objective 2.1 asks candidates to evaluate the architect's role during construction activities. That evaluation starts with knowing exactly what B101 defines as the architect's scope, what the architect is contractually prohibited from doing unilaterally, and what reporting the architect owes the owner at every site visit. Get this wrong on the exam and you're exposed to some of the most common multiple-choice traps in the CE division.

Essential

The Five Phases of Basic Services Under B101-2017, basic services are organized into five phases: Schematic Design, Design Development, Construction Documents, Bidding and Negotiation, and Construction. The construction phase is the fifth. The architect's obligation to provide construction phase services is built into the basic services agreement; it's not an optional extra that the owner can drop to reduce the fee. B101 Section 3.6 states that the architect shall provide administration of the contract as set forth in A201-2017 General Conditions. This means the architect's construction phase authority and obligations are defined jointly by B101 (the owner-architect agreement) and A201 (the contract conditions binding all parties). You need both to understand the full picture. The Architect Is Not the Owner's General Agent This is one of the most tested concepts in CE. Under A201-2017, the architect is not the owner's general agent.

Professional

An architect working on a 120,000 SF distribution center signs a B101 agreement that caps site visits at 12 visits over an 18-month construction period. On month 7, the contractor begins installing the roof system. The architect hasn't visited in six weeks. This scenario highlights a real professional tension. Twelve visits over 18 months averages one visit every six weeks, which may be adequate for some project phases but creates significant risk during critical construction activities like roof installation, which has long-term performance implications if installed incorrectly. The architect agreed to this visit schedule in the B101 agreement; the owner has now directed that schedule. The appropriate professional response is to identify, in advance of critical construction phases, which activities require observation to adequately perform the scope.

TLDR

B101 Section 3.6 defines construction phase as basic services; the architect is expected to provide these.
Architect is NOT the owner's general agent. Authority is limited to what the contract documents authorize.
Authority changes require written consent from owner, contractor, AND architect.
Site visit frequency: 'intervals appropriate to the stage of construction.' Not a fixed number, but must be adequate.
Reporting obligation (A201 §4.2.3): must report known deviations from contract documents, deviations from construction schedule, and observed defects.
The standard is 'generally familiar,' not exhaustive inspection. Claiming otherwise creates liability.
Stop-work authority belongs to the owner (A201 §2.3), not the architect.
If owner limits visits below what's needed, document your advice that critical determinations may not be achievable.

ELI5

When the building starts going up, the architect doesn't just sit back and cash a check. But they also don't put on a hard hat and move into a trailer on site. Their role is specific and carefully defined. Think of it like this. You hire a food inspector to check on a restaurant. The inspector doesn't cook the food or manage the kitchen. They come in at certain times, look at what's happening, report any problems they see, and document their visit. But they don't guarantee every dish will be perfect if they're not watching every second. The architect is like that inspector, but for the building. They visit the site on a schedule that makes sense for what's being built. If the foundation is being poured, they might come more often. If it's routine framing, maybe less often.

AREConstruction & Evaluation

Architect's Construction Phase Services: Scope Under B101, Site Visit Frequency, Reporting Obligations, and Limitations of Authority

2 min read223 words

Construction Phase Services: What the Architect Is Actually Hired to Do

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