In 2008, the AIA Contract Documents program published three integrated project delivery (IPD) documents. The goal was to mitigate risks to architects who were increasingly serving as subcontractors on design-build projects by restoring the architect’s role in a shared endeavor with the project contractor. Although some clients use the concept of IPD by selecting the design and construction entities for a project and structuring a relationship of shared expectations, profits, and losses, the IPD delivery method has not become dominant in the marketplace. Because of that, the AIA’s three IPD documents were rarely used.
Since project success hinges on effective collaboration among all stakeholders involved, the concept of an integrated project delivery system has been transformed into collaborative construction management (collaborative CM), which fosters teamwork, communication, and efficiency throughout the project lifecycle. By bringing together clients, designers, contractors, and other key players, “collaborative CM not only streamlines processes but also enhances project outcomes,” according to the AIA.
Collaborative CM represents a departure from traditional siloed approaches to project management. Instead of operating independently, stakeholders work together seamlessly, leveraging their collective expertise to achieve common goals. From project inception to completion, collaborative CM emphasizes open communication, shared decision making, and a culture of cooperation among all parties involved.
The basic advantage of collaborative CM is that there is early engagement and integration of diverse perspectives from the outset so that projects benefit from comprehensive planning, improved design coordination, and streamlined execution. In addition, effective communication through regular meetings, workshops, and collaborative platforms in which stakeholders share information, address challenges, and align on project objectives fosters trust, minimizes misunderstandings, and facilitates swift resolution of issues as they arise.
By promoting collaboration and integration, collaborative CM optimizes project delivery efficiency. Stakeholders collaborate to identify potential risks, optimize construction sequences, and implement value engineering initiatives, resulting in streamlined workflows, reduced waste, and accelerated project timelines. Through proactive cost control and budget management throughout the project lifecycle, the collective expertise of stakeholders can identify cost-saving opportunities, manage change effectively, and prevent budget overruns through informed decision making. Through collaborative problem solving and continuous feedback loops, collaborative CM provides that rigorous quality assurance and risk mitigation measures are in place because stakeholders work together to identify and address potential issues before they escalate, resulting in higher-quality deliverables and minimized project risks.
In support of collaborative CM, the AIA Contract Documents program recently released these standard contract forms:
- AIA Document A135–2024, Standard Form of Agreement Between Owner and Construction Manager as Constructor for Collaborative Project Delivery where the basis of payment is the Cost of the Work Plus a Fee with a Guaranteed Maximum Price
- AIA Document B135–2024, Standard Form Agreement Between Owner and Architect for Collaborative Project Delivery, Construction Manager as Constructor Edition
A135 and B135 use the same basic structure and compensation methods as the standard AIA CM as constructor documents while incorporating IPD principles such as team management and open communication to provide the option for more collaboration throughout the project.
B135 is for clients who wish to engage in a more collaborative process than is common in traditional delivery methods. In A135, the CM provides pre-construction services and construction of the project. Throughout the pre-construction and construction phases, A135 is coordinated with B135 to provide a collaborative process where the client, construction manager, and architect work closely to achieve the project’s goals.
In B135, the architect does not prepare cost estimates, but agrees to design the project to meet the client’s budget at the conclusion of design development phase services. The CM provides cost estimates and schedules for the project. At a time mutually agreed upon by the client and CM, and in consultation with the architect, the CM prepares a guaranteed maximum price proposal for the client’s review and acceptance. Thereafter, the CM constructs the project on a cost of the work plus a fee basis, with a guaranteed maximum price, and the architect provides construction contract administration services during the construction phase. A135 also includes an insurance and bonds exhibit, which is a critical part of the agreement.
Collaborative construction management represents a paradigm shift by embracing collaboration from project inception to completion so that stakeholders can harness their collective expertise to optimize project delivery, enhance quality, and drive client satisfaction.