Most US construction contracts start from one of two families of standard forms: the AIA documents, written by the American Institute of Architects, and ConsensusDocs, written by a coalition led by the Associated General Contractors. Plenty of residential jobs use neither: the contractor’s own form, or a state home-improvement contract. Knowing which one you’re on tells you where to look when money is at stake.
The AIA owner–contractor agreements
| Form | Used for |
|---|---|
| A105 | A short, stand-alone stipulated-sum agreement for residential or small commercial work that’s modest in scope and short. The general conditions are built in. |
| A104 | Larger or more complex projects that still don’t need the full set. |
| A101 / A102 / A103 + A201 | The full set for the biggest jobs: stipulated sum, cost plus with a guaranteed maximum price, or cost plus without one, with the A201 general conditions. |
AIA also publishes the pay application (G702/G703), change order (G701) and certificate of substantial completion (G704) used on many jobs whatever the main contract is.
ConsensusDocs
ConsensusDocs 200 is the main owner–contractor agreement for a lump sum, with companion documents for other payment methods. Because contractors had a hand in writing them, contractors often find the risk split fairer; owners and architects tend to prefer AIA. Either can be edited, and most are.
Where contractors lose money, whichever form it is
- Change orders. How a change must be asked for, priced and approved, and any deadline to give notice. Miss the notice and you may lose the claim.
- Pay apps. The day they’re due, what has to come with them (lien waivers, schedule updates) and how long the owner has to pay.
- Retainage. The rate, whether it drops after half the work, and what releases it. State law may cap it; see the retainage guide.
- Substantial completion. Who decides it, what the punch list period is, and when warranties start.
- Delays. Whether there are liquidated damages per day late, and whether weather counts as an excusable delay.
This is a plain-language overview, not legal advice. Standard forms are edited job by job, and the edits are what matter. Read the version you signed, and on a big job have a construction attorney review it before you sign.