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What are Conformed Drawings? Help

  • 1.  What are Conformed Drawings? Help

    Posted 01-11-2021 01:05 PM

    I know that the AIA defines "Conformed Drawings" someplace.  However, I must admit that the term is new to me.  I have a situation where I have to challenge the term as a "standard of care".  Any experience you have had with this term would be greatly appreciated.



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    David Brotman FAIA
    Past AIA Regional Director
    Sunset Consultants
    Scottsdale AZ
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  • 2.  RE: What are Conformed Drawings? Help

    Posted 01-12-2021 05:40 PM

    Relative to Federal work, conformed drawings incorporate bid clarifications issued as addendums so a "clean" as-bid set is available to the contractor.

     

    Brad Thomason, AIA, LEED AP

    Senior Project Executive, Construction

     

    Brad.thomason@ryancompanies.com

    (p) 515-309-8531

    (c) 319-389-9145

     

    Ryan Companies US, Inc.

    111 East Grand, Suite 200

    Des Moines, IA 50309

     

    ryancompanies.com

     

    image003.jpg@01D5099B.8D937610

     




    Original Message


  • 3.  RE: What are Conformed Drawings? Help

    Posted 01-12-2021 07:28 PM

    Instructions: B143™–2014, Standard Form of Agreement Between Design-Builder and Architect


    § 3.7.1.11 Conformed Construction Documents are the Construction Documents modified to include any addenda issued during the bidding or negotiation process.

    DPC




    Original Message


  • 4.  RE: What are Conformed Drawings? Help

    Posted 01-12-2021 07:49 PM

    It has been my understanding that "conformed drawings" replaces the terminology, "as-built drawings."

     

    William A. Wheatley, AIA

     

     

    William Arthur Wheatley, AIA

    Wheatley US Limited

    www.WheatleyUS.com

    2 Bala Plaza, Suite 300

    Bala Cynwyd, PA 19004-1501, U.S.A.

     

    Tel. +1 610 658 0579

    w.wheatley@WheatleyUS.com

     

    Who is John Galt? ...and, as important, where is Galt's Gulch?

    UNCL

    NO Caveats, except: this message is intended only for the named addressee(s). It may contain confidential, proprietary, or privileged attorney-client work product. If you are not a named addressee, please contact us at the above telephone number or e-mail to let us know that our transmission went astray, and please destroy any physical copies of this message and delete all electronic copies of it.

     

     




    Original Message


  • 5.  RE: What are Conformed Drawings? Help

    Posted 01-12-2021 08:20 PM

    This is the definition I have seen the most often:

    1. Conformed drawings (and specs) incorporate all changes made during the bidding period, including contractor proposed changes.  This is then used as the construction set.   In my office, we just call this the construction set.

     

    In fact the Law Insider  agrees:

     

     

    Much of the work I am involved with now doesn't have a traditional competitive bid environment, and therefore there is seldom a convenient "stopping place" for changes made to the documents.  In a design/build environment, we really don't use the term anymore.  In multi-phase negotiated work, we also tend to use the term "construction set" for that set, and don't call it "conformed".     We use "construction set" or "Permit set" as our baseline document. 

     

    Anne Whitacre

     

    ANNE WHITACRE  FCSI, CCS, Associate AIA, LEED AP BD+C
    Principal  |  Sr. Specification Writer

    HOK
    One Bush Street, Suite 200  |  San Francisco, CA 94104 USA
    t +1 415 356 8685  m +1 510 388 4333  anne.whitacre@hok.com

    hok.com  |  privacy policy




    Original Message


  • 6.  RE: What are Conformed Drawings? Help

    Posted 01-13-2021 10:07 AM
    David,

    The conformed set of contract docs for construction is the representation and codification of the project as
    finally contracted by the owner and ready for actual construction.  The conformed set requires cooperation
    between the CM, the Architect's team and the Owner.  The Architect should request, propose and receive
    compensation for delivering a conformed set for construction.  Now to unpack your question:

    A conformed set is not a requirement and if not typical practice in your market area should not be included
    in the expectation for standard of care.  Note:  I am not an attorney and I am not offering legal advice.

    A good strong conformed set would or could assemble and document the following:
         the pricing or bid docs revised and updated to capture the pricing phase activity and negotiation
         all Addenda integrated into the docs including specifications
         all pricing phase questions/answers ( I do not think CM's should use the term RFI prior to construction.)
         any adjustments made due to permitting, FM review or other jurisdictional directives
         integration of Owner VE directives and Owner changes made during pricing
         integration of accepted changes and exclusions made as part of the GMP and the price codied in the Contract
         the executed Contract and General Conditions

    The goal of having a conformed set is to step off day one of actual construction with a full set of contract and
    construction docs that represent the day one contract amount and agreement with the Owner.

    Good luck and Happy New Year,
    Carter M. Reich, AIA

         






    Original Message


  • 7.  RE: What are Conformed Drawings? Help

    Posted 01-20-2021 06:40 PM
    This topic is also being commented on in the Practice Management group.

    https://network.aia.org/communities/community-home/digestviewer/viewthread?GroupId=139&MessageKey=f82ef2cf-e683-47fe-9130-e6014ada24cb&CommunityKey=3ef3ad32-6927-46d1-a4f0-53e517c1e0a9&tab=digestviewer&ReturnUrl=%2fcommunities%2fcommunity-home%2fdigestviewer%3ftab%3ddigestviewer%26CommunityKey%3d3ef3ad32-6927-46d1-a4f0-53e517c1e0a9

    I have experienced use of the term a lot. I have generated "conformed" sets for a CMAR to establish their final GMP package submittal which will include their list of assumptions and clarifications (A's & C's) to the drawing and project manual/specification documents, Division 01 and to pre-con RFI responses. I have also generated "conformed drawings" for bid projects that a General Contractor will use for a field set. 
    The term definition is incorporated in the Owner-Contractor or Owner-CMAR agreement.  I would recommend including time in the project work plan and design phase schedule and including the associated cost (hours) to cover this task.

    As a reminder - 4.1.1.4 in B101-2017 includes, "conformed documents for construction," in the supplemental services list. The list also includes "as-designed record drawings," and "as-constructed record drawings." The Owner-Architect Agreement does not include the term, as-built."  Seems the as-built term that was used extensively in the 70's and 80's lives on. We have contractors, CM@R's and clients that use these terms interchangeably so this is a great topic for AIA Contract Documents to clarify all the terms we are experiencing.


    ------------------------------
    Michael Katzin AIA
    President
    Michael Katzin Project Services, LLC
    Johns Creek GA
    ------------------------------

    Original Message


  • 8.  RE: What are Conformed Drawings? Help

    Posted 03-05-2021 02:31 PM
    I recently found that AIA Documents' "Instructions for Use" for the B101 Owner-Architect Agreement (https://help.aiacontracts.org/instructions_b101-2017/) offer a lot of definitions for things that are listed as Additional Services in the Agreement. For example, they suggest:

    § 4.1.1.14 Conformed documents for construction (commonly identified as "Issued For Construction" documents) are the Construction Documents modified to include any addenda issued during the bidding or negotiation process and accepted alternates. 

    § 4.1.1.15 As-designed record drawings are the record of everything the Architect designed for the Project, and include the original Construction Documents plus all addenda, Architect's Supplemental Instructions, Change Orders, Construction Change Directives and minor changes in the work 

    § 4.1.1.16 As-constructed record drawings (commonly called "As-builts") are the record of the Project as constructed based on information the Contractor provides to the Owner under the contract for construction. Because the As-constructed Record Drawings will be based on the Contractor's mark-ups, the Architect is not responsible for the accuracy or completeness of the As-constructed Record Drawings. 

    AIA Documents often establish a Standard of Care for users.



    ------------------------------
    Arlen Solochek FAIA
    Owner
    Arlen M. Solochek, Consulting Architect
    Phoenix AZ
    Arlen.Solochek@domail.maricopa.edu
    ------------------------------

    Original Message


  • 9.  RE: What are Conformed Drawings? Help

    Posted 03-05-2021 03:10 PM
    Practice Management had an interesting thread related to the topic a few months ago.


    4.1.1.4 in B101-2017 includes, "conformed documents for construction," in the Supplemental Services list. The list also includes "As-Designed Record Drawings," and "As-Constructed Record Drawings." The Owner-Architect Agreement does not include the term, as-built," at least I cannot find it in the document  Seems the "as-built" term that was used extensively in the 70's and 80's lives on and has to be discussed with the owner and contractor so all have the same expectation of what is required for the owner's needs and the contractor's needs. 

    I experienced the use of the "conformed drawings," term a lot in Georgia. I have generated "conformed" sets for a CM@R to establish a final GMP package submission.  That package often includes their (CM@R) list of assumptions and clarifications (A's & C's) to the drawing and project manual/specification documents, Division 01 and to pre-con RFI responses. I have also generated "conformed drawings" for bid projects that a contracted General Contractor will use for a field set. Some state agencies incorporate the CM@R's A & C's into the executed GMP.  

    Many projects still have owner and contractor senior and junior staff that use the terms interchangeably. The O/A/C team needs to be on the same page otherwise it will cost the architect in having to assemble and issue extra sets.  The additional compiling and issuing sets adds up in cost but can be a difficult topic to get an add service for after the fact if the terms were not coordinated in the O/A and O/C agreements up front.

    This is a great topic for AIA Contract Documents to further clarify all these terms.


    Michael Katzin Project Services, LLC 

    a | 425 Leasingham Way | Johns Creek, GA 30097 

    p | 470.469.5586 

    e | m.katzin@mkprojectservices.com 





    Original Message


  • 10.  RE: What are Conformed Drawings? Help

    Posted 08-10-2025 11:40 AM

    In my experience working exclusively in the public realm in 27 states, definitions vary based on marketplace.  For this reason, I use the contract to define.  For example, AIA B132, Section 4.1.1 lists Conformed documents for construction (4.1.1.15), As-Design record drawings (4.1.1.16), As-constructed record drawings (4.1.1.17), etc. In the Responsibility column of the chart, I reference a section under 4.1.2 Description of Supplemental Services.  This is where I define limits of service but also the definition of each.  I also try and reference other terms that may be used in the market such as, but not limited to, "Permit Set" and "For Construction" set.



    ------------------------------
    [Dennis] [Bane] [ALEP, LE Fellow]
    [Project Executive]
    [Fanning Howey]
    [Indianapolis] [IN]
    ------------------------------

    Original Message


  • 11.  RE: What are Conformed Drawings? Help

    Posted 08-10-2025 02:07 PM
    A great place to look for these types of definitions is in the Instructions that AIA Documents has created to accompany agreements or forms. The Instruction documents often are no cost, or at least readable on-line without the AIA Contracts subscription or contract purchase.

    For example, in the "Instructions: B101™ – 2017, Standard Form of Agreement Between Owner and Architect", available at

    (or go to the AIA Contracts webpage, get to the B101 and the link to the Instructions is at the bottom of the page, below the images of the agreement)

    The following definitions are found (numbers correspond to the Supplemental Services listing in the B101-2017. Versions of owner- architect services for other delivery methods other than traditional bid, like the B132 and B133, usually are derivatives of the top mother documents, the A201, B101, etc.):

    § 4.1.1.14 Conformed documents for construction (commonly identified as "Issued For Construction" documents) are the Construction Documents modified to include any addenda issued during the bidding or negotiation process and accepted alternates. 

    § 4.1.1.15 As-designed record drawings are the record of everything the Architect designed for the Project, and include the original Construction Documents plus all addenda, Architect's Supplemental Instructions, Change Orders, Construction Change Directives and minor changes in the work 

    § 4.1.1.16 As-constructed record drawings (commonly called "As-builts") are the record of the Project as constructed based on information the Contractor provides to the Owner under the contract for construction. Because the As-constructed Record Drawings will be based on the Contractor's mark-ups, the Architect is not responsible for the accuracy or completeness of the As-constructed Record Drawings. 

    If you use these definitions, there would be some assurance that these are industry "accepted" definitions and could reasonably be applied to a Standard of Care discussion. 




    Original Message


  • 12.  RE: What are Conformed Drawings? Help

    Posted 08-11-2025 08:47 PM

    I have no dog nor cat in this fight, but - just wondering if the AGC "Consensus Docs" have any variations from these definitions and indeed any variations in terms of the status of Contractor's assumptions and exclusions?  



    ------------------------------
    Joel Niemi AIA
    Joel Niemi Architect
    Snohomish, WA
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    Original Message


  • 13.  RE: What are Conformed Drawings? Help

    Posted 08-12-2025 01:34 PM
    Joel brings up a great point about AGC ConsensusDocs and whether they address A&C's in their literature.  I did a very quick dive into this and the following is what I found from the AGC.................

    Within the context of ConsensusDocs and Guaranteed Maximum Price (GMP) agreements, assumptions and clarifications are crucial elements that are incorporated into the contractual framework. Here's how they are generally handled:
    • Formalization and Documentation:
      • ConsensusDocs, particularly the 410.1 Amendment (for Owner and Design-Builder) and 500.1 Amendment (for CM-at-Risk), are designed to formalize the GMP and include various exhibits to clarify project-specific terms.
      • These exhibits allow for the inclusion of project specifications, scope details, allowance items, and crucially, assumptions and clarifications made during the design and estimating process.
    • The Purpose of Clarifications and Assumptions:
      • They define the understanding and parameters upon which the GMP is based, ensuring both parties have a clear understanding of the project's scope, cost, and timeline.
      • Specifically, Section 3.3.4 of the ConsensusDocs Guidebook (referring to clarifications and assumptions) requires the Owner to cause the Design Professional to revise the drawings and specifications to reflect the clarifications, assumptions, and allowances on which the GMP is based.
      • This is particularly relevant in design-build projects where construction might begin before final design documents are complete, allowing the Owner and Design-Builder to proceed confidently by defining the GMP once sufficient design development is achieved.
    It only gets worse with the Construction Owner's Association of America (COAA).  Check out this link:  https://www.google.com/search?q=COAA+construction+contrcts+reference+to+assumptions+and+clarifications&client=firefox-b-1-d&sca_esv=08bd8e8cec846723&sxsrf=AE3TifMHCnLn1zlgzGB_tMgc0P8T1Z4aJw%3A1755008914179&ei=kk-baIjRCre1wN4PgfOtyQs&ved=0ahUKEwiI4qDXvYWPAxW3GtAFHYF5K7kQ4dUDCBA&uact=5&oq=COAA+construction+contrcts+reference+to+assumptions+and+clarifications&gs_lp=Egxnd3Mtd2l6LXNlcnAiRkNPQUEgY29uc3RydWN0aW9uIGNvbnRyY3RzIHJlZmVyZW5jZSB0byBhc3N1bXB0aW9ucyBhbmQgY2xhcmlmaWNhdGlvbnNI_FtQ4A9Y31lwAXgBkAEAmAGpAaAB9yKqAQUyNC4yMLgBA8gBAPgBAZgCIqACwBzCAgoQABiwAxjWBBhHwgIHECEYoAEYCsICBBAhGArCAgUQIRirAsICBxAhGAoYqwKYAwDiAwUSATEgQIgGAZAGCJIHBTExLjIzoAfLhwKyBwUxMC4yM7gHuxzCBwcwLjE5LjE1yAdW&sclient=gws-wiz-serp

    I can only assume the AGC national and local components likely find this topic important and conduct continuing education courses to enlighten their membership and contracts users how to create and manage assumptions & clarifications and how to navigate the owner and A/E team process to their advantage.

    Again, I am curious - does anyone know if the AIA national or local components offer or have offered any CEU sessions specific on how architects need to lead the A/E team and owner through the expectations and review process of the CM@R's GMP A&C's?

    ---------------------------------------------------------------------

    Michael L. Katzin, AIA

    e|  mlkatzin@gmail.com

    p | 470.469.5586 
    Member | City of Johns Creek Planning Commission

    ---------------------------------------------------------------------




    Original Message


  • 14.  RE: What are Conformed Drawings? Help

    Posted 08-11-2025 05:48 PM

    Another facet of Conformed Drawings is the inclusion of any Alternates that are elected by the Owner after the project is bid (conventional design-bid-build) and before the Construction Agreement is issued. There can be a lot of moving part in that interim and we typically memorialize alternate elections in a Post-Bid Addendum which is then reflected in the Conformed Documents if the Owner requires them. 



    ------------------------------
    Peter Franks AIA
    The Franks Design Group, P.C.
    Glenwood IA
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    Original Message


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