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TERMS AND CONDITIONS OF AGREEMENT BETWEEN I41 OWNER AND CONSTRUCTION MANAGER J ARTICLE 1 CONSTRUCTION MANAGER'S SERVICES AND RESPONSIBILITIES The Construction Manager covenants with the Owner to further the interests cf the owner by furnishing the Con- struction Manager's skill and itidgment in cooperation with, and in reliance upon, the services of an architect. The Construction Manager agrees to furnish business ad- ministration and management services and to perform in an expeditious and economical manner consistent with the interests of the Owner. BASIC SERVICES The Construction Manager's Basic Services consist of the two Phases described below and any other ser- vices included in Article 16 as Basic Services. 1.1 PRECONSTRUCTION PHASE 1.1.1 Provide preliminary evaluation of the program and Project budget requirements, each in terms of the other. With the Architect's assistance, prepare preliminary estimates of Construction Cost for early schematic designs based on area, volume or other standards. Assist the owner and she Architect in achieving mutually agreed upon program and Project budget requirements and other design parameters. Provide cost evaluations of alternative materials and systems. 1.1.2 Review designs during their development. Advise on site use and improvements, selection of materials, building systems and equipment and methods of Project delivery. Provide recommendations on relative feasibility of construction methods, availability of materials and la- bor, time requrements for procurement, installation and construction, and factors related to cost including, but not limited 'n, costs of alternative designs or materials, pre- :iminary budgets and possible economies. 1.1.3 Provide for the Architect's and the Owner's review and acceptance, and periodically update, a Project Sched- ule that coordinates and integrates the Construction Man- ager's services, the Architect's services and the Ownees responsibilities with anticipated construction schedules. 1.1.4 Prepare for the Owner's approval a more detailed estimate of Conslructio!� Cost, as defined in Article 3, de- veloped by using estima'ing techniques which anticipate the various elements of the Project, and based on Sche- matic Design Documents prepared by the Architect. Up- date and tefine this estimate periodically as the Archite ' prepares Design Development and Consl- :(ion Docu- ments. Ad.ise the Owner and the Architect if it appears that the Construction Cost may exceed the Project budget. Make recommendations for corrective action. 1.1.5 Coordinate Contract Documents by consulting with the Owner and the Architect regarding Drawings and Spe- cifications as they are being prepared, and recommending alternative solutions whenever design details affect con- struction feas;bihty, cost or schedules. 1,1.5.1 P.: vide tecommendations acid information Io the Owner and the Architect regarding the assignment of re- sponsibilities for safety precautions and programs; tempo- rary Project facilities; and equipment, materials and ser. vices for common use of Contractors. Verify that the re- quirements and assignment of responsibilities are included in the proposed Contract Documents. 1.1.5.7 Advise on the separation of the Project into Con- tracts for various categories of Work. Advise on the method to be used for selecting Contractors and awarding Con- tracts. If separate Contracts are to be awarded, review the Drawings and Specifications and make recommendations as required to provide that (1) the Work of the separate Contractors is coordinated, (2) all requirements for the Project have been assigned to the appropriate separate Contract, (3) the likelihood of jurisdictional disputes has been minimized, and (4) proper coordination has been •. provided for phased construction. :. 1.1.5.3 Develop a Project Construction Schedule provid- ing for all major elements such as phasing of construction . and times of commencement and completion required of each separate Contractor. Provide the Project Construc- tion Schedule for each set of Bidding Documents. 1.1.S.4 Investigate and recommend a schedule for the Owner's purchase of materials and equipment requiring long lead time procurement, and coordinate the schedule with the early preparation of portions of the Contract Documents by the Architect. Expedite and coordinate de- livery of these purchases. 1.1.6 Provide an analysis of the types and quantities of labor required for the Project and review the availability of approp;.ale categories of labor required for critical Phases. Make recommendations for actions designed to minimize adverse effects of labor shortages. 1.1.6.1 Identify or verify applicable requirements for equal employment opportunity programs for itlA,usion in the proposed Contract Documents. 1.1.7 Make recommendations for pre -qualification cri. teria for Bidders and develop Bidders' interest in the Pro- ject. Establish bidding schedules. Assist the Architect in iswing Bidding Documents to Bidders. Conduct pre -bid conferences to familiarize Bidders with the lidding Docu- ments and management techniques and with any special systems, materials or methods. Assist the Architect with the receipt of questions from Bidders, and with the issu- ance of Addenda. 1.1.7.1 With the Architect's assistance, receive Bids, pre- pare bid analyses and make recommendations to the Owner for award of Contracts or rejection of Bids. 1.1.8 With the Architect's assistance, conduct pre -award conferences with successful Bidders. Assist the Owner in preparing Construction Contracts and advise the Owner on the acceptability of Subcontractors and material sup- pliers proposed by Contractors. 12 CONSTRUCTION PHASE The Construction Phase will commence with the award of the initial Construction Contract or pur.� chase order and, together with the Construction Manager's obligation to provide Basic Services un. 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