Document:

exv10w84

EXHIBIT
10.84

Lease Facility Safety Management Agreement 

	 	 	 
	Lease Facility Safety Management Agreement

	 	 
	 
	Party A (Lessor):
	 	Shanghai Yuan Howe Electronic Co., Ltd. Legal Address: No.8 of 18 Lane San Zhuang Road, Songiiang
Export Proceeding Zone, Shanghai

	 
	Party B (Lessee):
	 	Shanghai Kai Hong Technology Electronic Co., Ltd., Legal Address: No.1 of 18 Lane San Zhuang Road,
Songiiang Export Proceeding Zone, Shanghai
 
	 
	Location where the Agreement will be performed (address):
	 	Buildings of new factory in No.2 of 18 Lane San Zhuang Road, Songiiang Export Proceeding Zone,
Shanghai
 

This Lease Facility Safety Management Agreement (the “Agreement”) was made by and between Party A
and Party B based on the “DSH #2 Building Lease Agreement”, pursuant to the “Opinions concerning
Strengthening the Safety Management of Production, Firefighting and Special Equipments in Rental
Plants and Location in Shanghai Municipality” (Hu Fu Ban Fa [2004] No.34, hereinafter referred to
as “Safety Management Opinions”), combining related laws and regulations for safe production, and
in accordance with principles of fairness, willingness and faithfulness.

This Agreement is based on mutual negotiation and understanding concerning Party B’s legally
leased facility:

I. Party A shall provide written certificates, such as property right certificate, which proves
the validity of its buildings.

II. Party B shall provide such valid certificates as Business License for Enterprise, Business
License for Individual Business, Organization Code Certificate, Identification card of legal
representative and other related permission certificates. Party A shall check related certificates
and make copies for recording.

III. The location leased by Party A, after being confirmed by the parties, shall satisfy the safe
production requirements for the business and operation of Party B, where the location fails to
meet the aforementioned requirements, it shall be corrected by (Party A) (Party B), Party B may
carry out the business and operation only when the location meets the safe production
requirements.

IV. Party B shall be in charge of the safety management of its own business and operation and
shall comply with related laws and regulations of the People’s Republic of China (“PRC”) and
Shanghai for production safety based on the guideline of Safety the Primacy and Precaution the
Essential to well manage the production safety.

1. To establish the safe production management institute and responsibility system for production
safety as well as regulations on management safety according to laws. To specify the safety
production personnel either party-time or full-time and shall formulate corresponding emergency
plan based on the actual business and operation.

2. To ensure the necessary input for the production safety, and to eliminate potential safety
hazards timely.

3. To carry out safety education training for the workers in accordance with laws, and shall
engage personnel with related

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qualification to do certain works that shall be done with related
certificate required by the state or Shanghai municipality.

4. To establish feasible safe production systems and operation procedures, and put them up on
prominent spot.

5. To maintain regular and daily safety check so as to prevent accidents such as death and injury,
fire or other accidents.

6. To make use of electricity safely, to protect flood and typhoon, toxicosis and theft. To well
maintain electricity facilities. Connecting wiring without authorization shall be strictly
forbidden. To equip and maintain fire extinguishers according to requirements so as to ensure the
clearness of emergency passageway.

7. The “Three in One” is strictly forbidden. To accommodate personnel in the rental plants or
locations, without written approvals issued by government and other competent authorities, is also
strictly forbidden.

8. In relation to safety permission, no business and operation shall be carried out only till
obtaining related safe production permission.

9. In relation to special equipments, these equipments shall not be put into production and
business only after obtaining related test certificates.

10. To strengthen labor management and take on related work insurance for the workers.

11. The fitness of the leased facilities and locations as well as the installment of equipments
shall be subject to related technical criterion and the requirements of firefighting, without
damaging the construction of buildings. Where the usage of the leased facility needs to be
changed, related formalities shall be handled timely. In terms of the leased facility that shall
be examined and tested before being put into use pursuant to regulations of the PRC and Shanghai
municipality, it shall be handled with according to related regulations thereof.

12. In case of a safety accident, the lessee shall report such accident to the lessor and the
government as well as safety management department of Shanghai municipality and organize to carry
out salvage to prevent the expansion of such accident; in addition, the scene shall be protected.

13. To accept Party A’s reasonable management and coordination for the safety of product
production.

14. In the course of the lease, the parties shall, based on the agreements in “Safety Management
Opinions”, ensure the normal usability and safety condition of the leased facilities. When Party A
carries out the lease facility-check, Party B shall cooperate accordingly. Where Party A may
detect the potential safety hazards in the production of Party B, it may be entitled to inform
Party B in writing and require Party B to correct.

15. Where Party B carries out the production and business of dangerous chemicals, it shall obtain
the production permission certificate and business permission certificate of dangerous chemicals
as well as safe production training certificates of workers, which shall be submit to Party A for
record.

16. Leasing facilities or locations inside the inner circle of Shanghai for the production of
dangerous chemicals shall be forbidden.

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17. Any impedance, closure or improper use of the exit passageway and emergency outlet shall be
forbidden.

18. Any use of production technology, equipment and dangerous substance that has been officially
eliminated by the PRC and Shanghai municipality, and any manufacturing, installing or modifying of
special equipment illegally or making use of special equipments illegally are strictly forbidden.

V. In case Party B may fall into any of the following circumstances, Party A shall be entitled to
terminate the DSH #2 Building Lease Agreement immediately:

1. Violating related laws and regulations of the PRC and Shanghai municipality, illegal production
or business.

2. Failing to report or organizing immediate rescue in the event of death or injury accidents.

VI. Party A is responsible for the comprehensive management of the production safety in the
location. Party A shall establish comprehensive system for the safety of the leased location and
appoint safety management personnel either part-time or full-time to strengthen the safety
management in the leased location. Where Party A may detect the potential safety hazards in the
process of daily safety comprehensive management, Party A shall provide Party B with correct
opinions and report to the government and safety production management department of the Shanghai
municipality.

VII. This Agreement shall be retroactively effective from October 31, 2008 until the termination
date of this Agreement.

VIII. This Agreement shall be made in duplicate, with each party retaining one copy.

	 	 	 
	Party A Shanghai Yuan Howe Electronic Co., Ltd.: (stamp)

	 	Party B Shanghai Kai Hong Technology Electronic Co., Ltd.: (stamp)
	 
	 	 
	Representative of Party A:

	 	Representative of Party B:

Site of signing: No.1 of 18 Lane San Zhuang Road, Song Jiang Export Proceeding Zone, Shanghai

Date of signing:

3exv10w85

EXHIBIT
10.85

AIA® Document B151TM — 1997

Abbreviated Standard Form of Agreement Between Owner and Architect

AGREEMENT made as of the Twenty-Fifty day of August in the year Two-Thousand and Eight

(In words, indicate day, month and year)

BETWEEN the Architect’s client identified as the Owner:

(Name, address and other information)

Diodes, Inc.

15660 Dallas Parkway, Suite 850

Dallas, Texas 75248

and the Architect:

(Name, address and other information)

Corgan Associates, Inc.

401 North Houston Street

Dallas, Texas 75202

For the following Project:

(Include detailed description of Project)

Project consists of providing overall preliminary site master planning for an approximate 15 acre
development property, base architectural, structural, interior design, landscape architecture, MEP
and LEED documentation services for a new 70,000 sf LEED certified corporate headquarters built
upon a one level structured parking and loading zone located at the intersection of Legacy Drive
and Communications Boulevard in Plano, Texas.

The Owner and Architect agree as follows.

ADDITIONS AND DELETIONS: The author of this document has added information needed for its
completion. The author may also have revised the text of the original AIA standard form. An
Additions and Deletions Report that notes added information as well as revisions to the standard
form text is available from the author and should be reviewed.

This document has important legal consequences. Consultation with an attorney is encouraged with
respect to its completion or modification.

ELECTRONIC COPYING of any portion of this AIA® Document to another electronic file is
prohibited and constitutes a violation of copyright laws as set forth in the footer of this
document.

	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
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ARTICLE 1 ARCHITECT’S RESPONSIBILITIES

§ 1.1 The services performed by the Architect, Architect’s employees and Architect’s consultants
shall be as enumerated in Articles 2, 3 and 12.

§ 1.2 The Architect’s services shall be performed as expeditiously as is consistent with
professional skill and care and the orderly progress of the Project. The Architect shall submit for
the Owner’s approval a schedule for the performance of the Architect’s services which may be
adjusted as the Project proceeds. This schedule shall include allowances for periods of time
required for the Owner’s review and for approval of submissions by authorities having jurisdiction
over the Project. Time limits established by this schedule approved by the Owner shall not, except
for reasonable cause, be exceeded by the Architect or Owner.

§ 1.3 The Architect shall designate a representative authorized to act on behalf of the Architect
with respect to the Project.

§ 1.4 The services covered by this Agreement are subject to the time limitations contained in
Section 11.5.1.

ARTICLE 2 SCOPE OF ARCHITECT’S BASIC SERVICES

§ 2.1 DEFINITION

The Architect’s Basic Services consist of those described in Sections 2.2 through 2.6 and any other
services identified in Article 12 as part of Basic Services, and include normal structural,
mechanical and electrical engineering services.

§ 2.2 SCHEMATIC DESIGN PHASE

§ 2.2.1 The Architect shall review the program furnished by the Owner to ascertain the requirements
of the Project and shall arrive at a mutual understanding of such requirements with the Owner.

§ 2.2.2 The Architect shall provide a preliminary evaluation of the Owner’s program, schedule and
construction budget requirements, each in terms of the other, subject to the limitations set forth
in Section 5.2.1.

§ 2.2.3 The Architect shall review with the Owner alternative approaches to design and construction
of the Project.

§ 2.2.4 Based on the mutually agreed-upon program, schedule and construction budget requirements,
the Architect shall prepare, for approval by the Owner, Schematic Design Documents consisting of
drawings and other documents illustrating the scale and relationship of Project components.

§ 2.2.5 The Architect shall submit to the Owner a preliminary estimate of Construction Cost based
on current area, volume or similar conceptual estimating techniques.

§ 2.3 DESIGN DEVELOPMENT PHASE

§ 2.3.1 Based on the approved Schematic Design Documents and any adjustments authorized by the
Owner in the program, schedule or construction budget, the Architect shall prepare, for approval by
the Owner, Design Development Documents consisting of drawings and other documents to fix and
describe the size and character of the Project as to architectural, structural, mechanical and
electrical systems, materials and such other elements as may be appropriate.

§ 2.3.2 The Architect shall advise the Owner of any adjustments to the preliminary estimate of
Construction Cost.

§ 2.4 CONSTRUCTION DOCUMENTS PHASE

§ 2.4.1 Based on the approved Design Development Documents and any further adjustments in the scope
or quality of the Project or in the construction budget authorized by the Owner, the Architect
shall prepare, for approval by the Owner, Construction Documents consisting of Drawings and
Specifications setting forth in detail the requirements for the construction of the Project.

§ 2.4.2 The Architect shall prepare, with the approval of the owner of the necessary bidding
information, bidding forms, the Conditions of the Contract, and the form of Agreement between the
Owner and Contractor.

§ 2.4.3 The Architect shall advise the Owner of any adjustments to previous preliminary estimates
of Construction Cost indicated by changes in requirements or general market conditions.

	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
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§ 2.4.4 The Architect shall assist the Owner in connection with the Owner’s responsibility for
filing documents required for the approval of governmental authorities having jurisdiction over the
Project and incorporate design requirements there from into the construction documents.

§
2.5 BIDDING OR NEGOTIATION PHASE

The Architect, following the Owner’s approval of the Construction Documents and of the latest
preliminary estimate of Construction Cost, shall assist the Owner in obtaining bids or negotiated
proposals and assist in awarding and preparing contracts for construction.

§
2.6 CONSTRUCTION PHASE—ADMINISTRATION OF THE CONSTRUCTION
CONTRACT

§ 2.6.1 The Architect’s responsibility to provide Basic Services for the Construction Phase under
this Agreement commences with the award of the initial Contract for Construction and terminates at
the laterof the issuance to the Owner of the final Certificate for Payment or 90 days after the
date of Substantial Completion of the Work.

§ 2.6.2 The Architect shall provide administration of the Contract for Construction as set forth
below and in the edition of AIA Document A201, General Conditions of the Contract for Construction,
current as of the date of this Agreement, unless otherwise provided in this Agreement.
Modifications made to the General Conditions, when adopted as part of the Contract Documents, shall
be enforceable under this Agreement only to the extent that they are consistent with this Agreement
or approved in writing by the Architect.

§ 2.6.3 Duties, responsibilities and limitations of authority of the Architect under this Section
2.6 shall not be restricted, modified or extended without written agreement of the Owner and
Architect with consent of the Contractor, which consent will not be unreasonably withheld.

§ 2.6.4 The Architect shall be a representative of and shall advise and consult with the Owner
during the administration of the Contract for Construction. The Architect shall have authority to
act on behalf of the Owner only to the extent provided in this Agreement unless otherwise modified
by written amendment.

§ 2.6.5 The Architect, as a representative of the Owner, shall visit the site at intervals
appropriate to the stage of the Contractor’s operations, or as otherwise agreed by the Owner and
the Architect in Article 12, (1) to become generally familiar with and to keep the Owner informed
about the progress and quality of the portion of the Work completed, (2) to endeavor to guard the
Owner against defects and deficiencies in the Work, and (3) to determine in general if the Work is
being performed in a manner indicating that the Work, when fully completed, will be in accordance
with the Contract Documents. However, the Architect shall not be required to make exhaustive or
continuous on-site inspections to check the quality or quantity of the Work and the Architect shall
not be a guarantor of the Contractor’s performance. The Architect shall neither have control over
or charge of, nor be responsible for, the construction means, methods, techniques, sequences or
procedures, or for safety precautions and programs in connection with the Work, since these are
solely the Contractor’s rights and responsibilities under the Contract Documents.

§ 2.6.6 The Architect shall report to the Owner known deviations from the Contract Documents and
from the most recent construction schedule submitted by the Contractor and make recommendations for
rejected work. However, the Architect shall not be responsible for the Contractor’s failure to
perform the Work in accordance with the requirements of the Contract Documents. The Architect shall
be responsible for the Architect’s willful acts, negligent acts or omissions, but shall not have
control over or charge of and shall not be responsible for acts or omissions of the Contractor,
Subcontractors, or their agents or employees, or of any other persons or entities performing
portions of the Work.

§ 2.6.7 The Architect shall at all times have access to the Work wherever it is in preparation or
progress.

§ 2.6.8 Except as otherwise provided in this Agreement or when direct communications have been
specially authorized, the Owner shall endeavor to communicate with the Contractor through the
Architect about matters arising out of or relating to the Contract Documents. Communications by and
with the Architect’s consultants shall be through the Architect.

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
	 	 	3	 
	User Notes:
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§ 2.6.9 CERTIFICATES FOR PAYMENT

§ 2.6.9.1 The Architect shall review and certify the amounts due the Contractor and shall issue
certificates in such amounts.

§ 2.6.9.2 The Architect’s certification for payment shall constitute a representation to the Owner,
based on the Architect’s evaluation of the Work as provided in Section 2.6.5 and on the data
comprising the Contractor’s Application for Payment, that the Work has progressed to the point
indicated and that, to the best of the Architect’s knowledge, information and belief, the quality
of the Work is in accordance with the Contract Documents. The foregoing representations are subject
(1) to an evaluation of the Work for conformance with the Contract Documents upon Substantial
Completion, (2) to results of subsequent tests and inspections, (3) to correction of minor
deviations from the Contract Documents prior to completion, and (4) to specific qualifications
expressed by the Architect.

§ 2.6.9.3 The issuance of a Certificate for Payment shall not be a representation that the
Architect has (1) made exhaustive or continuous on-site inspections to check the quality or
quantity of the Work, (2) reviewed construction means, methods, techniques, sequences or
procedures, (3) reviewed copies of requisitions received from Subcontractors and material suppliers
and other data requested by the Owner to substantiate the Contractor’s right to payment, or (4)
ascertained how or for what purpose the Contractor has used money previously paid on account of the
Contract Sum.

§ 2.6.10 The Architect shall have authority to reject Work that does not conform to the Contract
Documents. Whenever the Architect considers it necessary or advisable, the Architect shall have
authority to require inspection or testing of the Work in accordance with the provisions of the
Contract Documents, whether or not such Work is fabricated, installed or completed. However,
neither this authority of the Architect nor a decision made in good faith either to exercise or not
to exercise such authority shall give rise to a duty or responsibility of the Architect to the
Contractor, Subcontractors, material and equipment suppliers, their agents or employees or other
persons or entities performing portions of the Work.

§ 2.6.11 The Architect shall review and approve or take other appropriate action upon the
Contractor’s submittals such as Shop Drawings, Product Data and Samples, but only for the limited
purpose of checking for conformance with information given and the design concept expressed in the
Contract Documents. The Architect’s action shall be taken with such reasonable promptness as to
cause no unreasonable delay in the Work or in the activities of the Owner, Contractor or separate
contractors, while allowing sufficient time in the Architect’s professional judgment to permit
adequate review. Review of such submittals is not conducted for the purpose of determining the
accuracy and completeness of other details such as dimensions and quantities, or for substantiating
instructions for installation or performance of equipment or systems, all of which remain the
responsibility of the Contractor as required by the Contract Documents. The Architect’s review
shall not constitute approval of safety precautions or, of any construction means, methods,
techniques, sequences or procedures. The Architect’s approval of a specific item shall not indicate
approval of an assembly of which the item is a component.

§ 2.6.12 If professional design services or certifications by a design professional related to
systems, materials or equipment are specifically required of the Contractor by the Contract
Documents, the Architect shall specify appropriate performance and design criteria that such
services must satisfy. Shop Drawings and other submittals related to the Work designed or certified
by the design professional retained by the Contractor shall bear such professional’s written
approval when submitted to the Architect. The Architect shall be entitled to rely upon the
adequacy, accuracy and completeness of the services, certifications or approvals performed by such
design professionals.

§ 2.6.13 The Architect shall prepare Change Orders and Construction Change Directives, with
supporting documentation and data if deemed necessary by the Architect as provided in Sections
3.1.1 and 3.3.3, for the Owner’s approval and execution in accordance with the Contract Documents,
and may authorize minor changes in the Work not involving an adjustment in the Contract Sum or an
extension of the Contract Time which are consistent with the intent of the Contract Documents.

§ 2.6.14 The Architect shall conduct inspections to determine the date or dates of Substantial
Completion and the date of final completion, shall receive from the Contractor and forward to the
Owner, for the Owner’s review and records, written warranties and related documents required by the
Contract Documents and assembled by the Contractor, and shall issue a final Certificate for Payment
based upon a final inspection indicating the Work complies with the requirements of the Contract
Documents.

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
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§ 2.6.15 The Architect shall interpret and decide matters concerning performance of the Owner and
Contractor under, and requirements of, the Contract Documents on written request of either the
Owner or Contractor. The Architect’s response to such requests shall be made in writing within any
time limits agreed upon or otherwise with reasonable promptness.

§ 2.6.16 Interpretations and decisions of the Architect shall be consistent with the intent of and
reasonably inferable from the Contract Documents and shall be in writing or in the form of
drawings. When making such interpretations and initial decisions, the Architect shall endeavor to
secure faithful performance by both Owner and Contractor, shall not show partiality to either, and
shall not be liable for results of interpretations or decisions so rendered in good faith.

§ 2.6.17 The Architect shall render initial decisions on claims, disputes or other matters in
question between the Owner and Contractor as provided in the Contract Documents. However, the
Architect’s decisions on matters relating to aesthetic effect shall be final if consistent with the
intent expressed in the Contract Documents.

§ 2.6.18 The Architect’s decisions on claims, disputes or other matters in question between the
Owner and Contractor, except for those relating to aesthetic effect as provided in Section 2.6.17,
shall be subject to mediation and arbitration as provided in this Agreement and in the Contract
Documents.

ARTICLE 3 ADDITIONAL SERVICES

§ 3.1 GENERAL

§ 3.1.1 The services described in this Article 3 are not included in Basic Services unless so
identified in Article 12, and they shall be paid for by the Owner as provided in this Agreement, in
addition to the compensation for Basic Services. The services described under Sections 3.2 and 3.4
shall only be provided if authorized or confirmed in writing by the Owner. If services described
under Contingent Additional Services in Section 3.3 are required due to circumstances beyond the
Architect’s control, the Architect shall notify the Owner prior to commencing such services. If the
Owner deems that such services described under Section 3.3 are not required, the Owner shall give
prompt written notice to the Architect. If the Owner indicates in writing that all or part of such
Contingent Additional Services are not required, the Architect shall have no obligation to provide
those services.

§ 3.2 PROJECT REPRESENTATION BEYOND BASIC SERVICES

§ 3.2.1 If more extensive representation at the site than is described in Section 2.6.5 is
required, the Architect shall provide one or more Project Representatives to assist in carrying out
such additional on-site responsibilities.

§ 3.2.2 Project Representatives shall be selected, employed and directed by the Architect, and the
Architect shall be compensated therefor as agreed by the Owner and Architect. The duties,
responsibilities and limitations of authority of Project Representatives shall be as described in
the edition of AIA Document B352 current as of the date of this Agreement, unless otherwise agreed.

§ 3.2.3 Through the presence at the site of such Project Representatives, the Architect shall
endeavor to provide further protection for the Owner against defects and deficiencies in the Work,
but the furnishing of such project representation shall not modify the rights, responsibilities or
obligations of the Architect as described elsewhere in this Agreement.

§ 3.3 CONTINGENT ADDITIONAL SERVICES

§ 3.3.1 Making revisions in drawings, specifications or other documents when such revisions are:

	 	.1	 	inconsistent with approvals or instructions previously given by the Owner,
including revisions made necessary by adjustments in the Owner’s program or Project
budget;
	 
	 	.3	 	due to changes required as a result of the Owner’s failure to render decisions
in a timely manner or

§ 3.3.2 Providing services required because of significant changes in the Project including, but
not limited to, size, quality, complexity, the Owner’s schedule, or the method of bidding or
negotiating and contracting for construction, except for services required under Section 5.2.5.

§ 3.3.4 Providing services in connection with evaluating substitutions proposed by the Contractor
and making subsequent revisions to Drawings, Specifications and other documentation resulting
therefrom.

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
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§ 3.3.5 Providing consultation concerning replacement of Work damaged by fire or other cause during
construction, and furnishing services required in connection with the replacement of such Work.

§ 3.3.6 Providing services made necessary by the default of the Contractor, by major defects or
deficiencies in the Work of the Contractor, or by failure of performance of either the Owner or
Contractor under the Contract for Construction.

§ 3.3.7 Providing services in evaluating an extensive number of claims submitted by the Contractor
or others in connection with the Work.

§ 3.3.8 Providing services in connection with a public hearing, a dispute resolution proceeding or
a legal proceeding except where the Architect is party thereto.

§ 3.4 OPTIONAL ADDITIONAL SERVICES

§ 3.4.1 Providing analyses of the Owner’s needs and programming the requirements of the Project.

§ 3.4.2 Providing financial feasibility or other special studies.

§ 3.4.3 Providing planning surveys, site evaluations or comparative studies of prospective sites.

§ 3.4.4 Providing special surveys, environmental studies and submissions required for approvals of
governmental authorities or others having jurisdiction over the Project.

§ 3.4.5 Providing services relative to future facilities, systems and equipment other than
masterplanning services described in the base scope of work.

§ 3.4.6 Providing services to investigate existing conditions or facilities or to make measured
drawings thereof.

§ 3.4.7 Providing services to verify the accuracy of drawings or other information furnished by the
Owner.

§ 3.4.8 Providing coordination of construction performed by separate contractors or by the Owner’s
own forces and coordination of services required in connection with construction performed and
equipment supplied by the Owner.

§ 3.4.9 Providing services in connection with the work of a construction manager or separate
consultants retained by the Owner.

§ 3.4.10 Providing detailed estimates of Construction Cost.

§ 3.4.11 Providing detailed quantity surveys or inventories of material, equipment and labor.

§ 3.4.12 Providing analyses of owning and operating costs.

§ 3.4.13 Providing interior design and other similar services required for or in connection with
the selection, procurement or installation of furniture, furnishings and related equipment.

§ 3.4.14 Providing services for planning tenant or rental spaces.

§ 3.4.15 Making investigations, inventories of materials or equipment, or valuations and detailed
appraisals of existing facilities.

§ 3.4.16 Preparing a set of reproducible record drawings showing significant changes in the Work
made during construction based on marked-up prints, drawings and other data furnished by the
Contractor to the Architect.

§ 3.4.17 Providing assistance in the utilization of equipment or systems such as testing, adjusting
and balancing, preparation of operation and maintenance manuals, training personnel for operation
and maintenance, and consultation during operation.

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
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§ 3.4.18 Providing services after issuance to the Owner of the final Certificate for Payment, or in
the absence of a final Certificate for Payment, more than 90 days after the date of Substantial
Completion of the Work.

§ 3.4.19 Providing services of consultants for other than architectural landscape, interior design,
structural, mechanical and electrical engineering portions of the Project provided as a part of
Basic Services.

§ 3.4.20 Providing any other services not otherwise included in this Agreement or not customarily
furnished in accordance with generally accepted architectural practice.

ARTICLE 4 OWNER’S RESPONSIBILITIES

§ 4.1 The Owner shall provide full information in a timely manner regarding requirements for and
limitations on the Project, including a written program which shall set forth the Owner’s
objectives, schedule, constraints and criteria, including space requirements and relationships,
flexibility, expandability, special equipment, systems and site requirements. The Owner shall
furnish to the Architect, within 15 days after receipt of a written request, information necessary
and relevant for the Architect to evaluate, give notice of or enforce lien rights.

§ 4.2 The Owner shall establish and periodically update an overall budget for the Project,
including the Construction Cost, the Owner’s other costs and reasonable contingencies related to
all of these costs.

§ 4.3 The Owner shall designate a representative authorized to act on the Owner’s behalf with
respect to the Project. The Owner or such designated representative shall render decisions in a
timely manner pertaining to documents submitted by the Architect in order to avoid unreasonable
delay in the orderly and sequential progress of the Architect’s services.

§ 4.4 The Owner shall furnish surveys to describe physical characteristics, legal limitations and
utility locations for the site of the Project, and a written legal description of the site. The
surveys and legal information shall include, as applicable, grades and lines of streets, alleys,
pavements and adjoining property and structures; adjacent drainage; rights-of-way, restrictions,
easements, encroachments, zoning, deed restrictions, boundaries and contours of the site;
locations, dimensions and necessary data with respect to existing buildings, other improvements and
trees; and information concerning available utility services and lines, both public and private,
above and below grade, including inverts and depths. All the information on the survey shall be
referenced to a Project benchmark.

§ 4.5 The Owner shall furnish the services of geotechnical engineers when such services are
requested by the Architect. Such services may include but are not limited to test borings, test
pits, determinations of soil bearing values, percolation tests, evaluations of hazardous materials,
ground corrosion tests and resistivity tests, including necessary operations for anticipating
subsoil conditions, with reports and appropriate recommendations.

§ 4.6 The Owner shall furnish the services of consultants other than those designated in Section
4.5 when such services are requested by the Architect and are reasonably required by the scope of
the Project.

§ 4.7 The Owner shall furnish structural, mechanical, and chemical tests; tests for air and water
pollution; tests for hazardous materials; and other laboratory and environmental tests, inspections
and reports required by law or the Contract Documents.

§ 4.8 The Owner shall furnish all legal, accounting and insurance services that may be necessary at
any time for the Project to meet the Owner’s needs and interests. Such services shall include
auditing services the Owner may require to verify the Contractor’s Applications for Payment or to
ascertain how or for what purposes the Contractor has used the money paid by or on behalf of the
Owner.

§ 4.9 The services, information, surveys and reports required by Sections 4.4 through 4.8 shall be
furnished at the Owner’s expense, and the Architect shall be entitled to rely upon the accuracy and
completeness thereof.

§ 4.10 The Owner shall provide prompt written notice to the Architect if the Owner becomes aware of
any fault or defect in the Project, including any errors, omissions or inconsistencies in the
Architect’s Instruments of Service.

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
	 	 	7	 
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ARTICLE 5 CONSTRUCTION COST

§ 5.1 DEFINITION

§ 5.1.1 The Construction Cost shall be the total cost or, to the extent the Project is not
completed, the estimated cost to the Owner of all elements of the Project designed or specified by
the Architect.

§ 5.1.2 The Construction Cost shall include the cost at current market rates of labor and materials
furnished by the Owner and equipment designed, specified, selected or specially provided for by the
Architect, including the costs of management or supervision of construction or installation
provided by a separate construction manager or contractor, plus a reasonable allowance for their
overhead and profit. In addition, a reasonable allowance for contingencies shall be included for
market conditions at the time of bidding and for changes in the Work.

§ 5.1.3 Construction Cost does not include the compensation of the Architect and the Architect’s
consultants, the costs of the land, rights-of-way and financing or other costs that are the
responsibility of the Owner as provided in Article 4.

§ 5.2 RESPONSIBILITY FOR CONSTRUCTION COST

§ 5.2.1 Evaluations of the Owner’s Project budget, the preliminary estimate of Construction Cost
and detailed estimates of Construction Cost, if any, prepared by the Architect, represent the
Architect’s judgment as a design professional familiar with the construction industry. It is
recognized, however, that neither the Architect nor the Owner has control over the cost of labor,
materials or equipment, over the Contractor’s methods of determining bid prices, or over
competitive bidding, market or negotiating conditions. Accordingly, the Architect cannot and does
not warrant or represent that bids or negotiated prices will not vary from the Owner’s Project
budget or from any estimate of Construction Cost or evaluation prepared or agreed to by the
Architect.

§ 5.2.2 No fixed limit of Construction Cost shall be established as a condition of this Agreement
by the furnishing, proposal or establishment of a Project budget, unless such fixed limit has been
agreed upon in writing and signed by the parties hereto. If such a fixed limit has been
established, the Architect shall be permitted to include contingencies for design, bidding and
price escalation, to determine what materials, equipment, component systems and types of
construction are to be included in the Contract Documents, to make reasonable adjustments in the
scope of the Project and to include in the Contract Documents alternate bids as may be necessary to
adjust the Construction Cost to the fixed limit. Fixed limits, if any, shall be increased in the
amount of an increase in the Contract Sum occurring after execution of the Contract for
Construction.

§ 5.2.3 If the Bidding or Negotiation Phase has not commenced within 90 days after the Architect
submits the Construction Documents to the Owner, any Project budget or fixed limit of Construction
Cost shall be adjusted to reflect changes in the general level of prices in the construction
industry.

§ 5.2.4 If a fixed limit of Construction Cost (adjusted as provided in Section 5.2.3) is exceeded
by the lowest bona fide bid or negotiated proposal, the Owner shall:

	 	.1	 	give written approval of an increase in such fixed limit;
	 
	 	.2	 	authorize rebidding or renegotiating of the Project within a reasonable time;
	 
	 	.3	 	terminate in accordance with Section 8.5; or
	 
	 	.4	 	cooperate in revising the Project scope and quality as required to reduce the Construction Cost.

§ 5.2.5 If the Owner chooses to proceed under Section 5.2.4.4, the Architect, without additional
compensation, shall modify the documents for which the Architect is responsible under this
Agreement as necessary to comply with the fixed limit, if established as a condition of this
Agreement. The modification of such documents without cost to the Owner shall be the limit of the
Architect’s responsibility under this Section 5.2.5. The Architect shall be entitled to
compensation in accordance with this Agreement for all services performed whether or not the
Construction Phase is commenced.

ARTICLE 6 USE OF ARCHITECT’S INSTRUMENTS OF SERVICE

§ 6.1 Drawings, specifications and other documents, including those in electronic form, prepared by
the Architect and the Architect’s consultants are Instruments of Service for use solely with
respect to this Project. The Architect and the Architect’s consultants shall be deemed the authors
and owners of their respective Instruments of Service and shall retain all common law, statutory
and other reserved rights, including copyrights.

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
	 	 	8	 
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§ 6.2 Upon execution of this Agreement, the Architect grants to the Owner a nonexclusive license to
reproduce the Architect’s Instruments of Service solely for purposes of constructing, using and
maintaining the Project, provided that the Owner shall comply with all obligations, including
prompt payment of all sums when due, under this Agreement. The Architect shall obtain similar
nonexclusive licenses from the Architect’s consultants consistent with this Agreement. Any
termination of this Agreement prior to completion of the Project shall terminate this license.

§ 6.3 Except for the licenses granted in Section 6.2, no other license or right shall be deemed
granted or implied under this Agreement. The Owner shall not assign, delegate, sublicense, pledge
or otherwise transfer any license granted herein to another party without the prior written
agreement of the Architect. However, the Owner shall be permitted to authorize the Contractor,
Subcontractors, Sub-subcontractors and material or equipment suppliers to reproduce applicable
portions of the Instruments of Service appropriate to and for use in their execution of the Work by
license granted in Section 6.2. Submission or distribution of Instruments of Service to meet
official regulatory requirements or for similar purposes in connection with the Project is not to
be construed as publication in derogation of the reserved rights of the Architect and the
Architect’s consultants. The Owner shall not use the Instruments of Service for future additions or
alterations to this Project or for other projects, unless the Owner obtains the prior written
agreement of the Architect and the Architect’s consultants. Any unauthorized use of the Instruments
of Service shall be at the Owner’s sole risk and without liability to the Architect and the
Architect’s consultants.

§ 6.4

§ 6.5 The Architect shall provide, if requested by the Owner or Owner’s contractor, copies of the
Instruments of Service in electronic form, called Drawing Files, to third parties. (Background
Uses). The Owner acknowledges that the use of the Drawing Files by the Owner’s contractors will
save Owner considerable time and expense in the coordination and management of the Project, which
represents good and valuable consideration for the following release and indemnification agreement.
THEREFORE, FOR AND IN CONSIDERATION OF THE ARCHITECT’S AGREEMENT TO PROVIDE THIS SERVICE TO
DELIVER THE DRAWING FILES AS DESCRIBED IN THIS PARAGRAPH, THE OWNER AGREES TO INDEMNIFY, DEFEND,
AND HOLD HARMLESS THE ARCHITECT AND ITS CONSULTANTS, CALLED THE INDEMNITIES, FROM ANY AND ALL
CLAIMS, DEMANDS, CAUSES OF ACTION, SUITS, LIABILITIES, LOSSES, DAMAGES, COSTS, EXPENSES, EXPERT
WITNESS FEES AND REASONABLE ATTORNEY’S FEES AND DEFENSE COSTS, ARISING FROM OR IN ANY WAY CONNECTED
WITH THE USE, MODIFICATION, OR INTERPRETATION OF THE DRAWING FILES PROVIDED BY THE INDEMNITIES FOR
THE PROJECT PURSUANT TO THIS PARAGRAPH ON A COMPARATIVE FAULT BASIS WITH REGARD TO THE REFERENCE
USES, AND WITH REGARD TO THE BACKGROUND USES WHETHER OR NOT CAUSED IN WHOLE OR IN PART BY THE SOLE
OR COMPARATIVE NEGLIGENCE, STRICT LIABILITY OR OTHER FAULT OF ANY INDEMNITEE. THE OWNER
ACKNOWLEDGES THAT THIS SERVICE SHALL NOT CONSTITUTE A SALE OF GOODS; AND, THE ARCHITECT MAKES NO
WARRANTY OF MERCHANTABILITY OR FITNESS FOR ANY PURPOSE IN CONNECTION WITH THE SERVICES OF PROVIDING
THE DRAWING FILES, OR THAT THE DRAWING FILES WILL BE USABLE OR ACCURATE WHICH WARRANTIES AND
REPRESENTATIONS ARE EXPRESSLY DISCLAIMED. THE OWNER ACKNOWLEDGES THAT THIS INDEMNITY AGREEMENT IS
CONSPICUOUS AND THE INDEMNIFICATION APPLIES TO THE USE OF THE DRAWING FILES FOR THIS PROJECT,
ADDITIONS TO THIS PROJECT, OR COMPLETION OF THIS PROJECT BY OTHERS.

ARTICLE 7 DISPUTE RESOLUTION

§ 7.1 MEDIATION

§ 7.1.1 Any claim, dispute or other matter in question arising out of or related to this Agreement
shall be subject to mediation as a condition precedent to the institution of legal or equitable
proceedings by either party. If such matter relates to or is the subject of a lien arising out of
the Architect’s services, the Architect may proceed in accordance with applicable law to comply
with the lien notice or filing deadlines prior to resolution of the matter by mediation.

§ 7.1.2 The Owner and Architect shall endeavor to resolve claims, disputes and other matters in
question between them by mediation which, unless the parties mutually agree otherwise, shall be in
accordance with the Construction Industry Mediation Rules of the American Arbitration Association
currently in effect. Request for mediation shall be given in writing with the other party to this
Agreement. Mediation shall proceed in advance of legal or equitable proceedings, which shall be
stayed pending mediation for a period of 60 days from the date of notice, unless stayed for a
longer period by agreement of the parties or court order. The Owner and the Architect further
agree to include a similar mediation provision in all agreements with independent contractors and
consultants retained for the Project and to require all independent contractors and consultants
also to include a similar mediation provision in all agreements with subcontractors,
subconsultants, suppliers or fabricators so retained, thereby providing for mediation as the
primary method for dispute resolution between the parties to those agreements.

	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
	 	 	9	 
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§ 7.1.3 The parties shall share the mediator’s fee and any filing fees equally. The mediation
shall be held in the place where the Project is located, unless another location is mutually agreed
upon. Agreements reached in mediation shall be enforceable as settlement agreements in any court
having jurisdiction thereof.

§ 7.2

\

§ 7.3 CLAIMS FOR CONSEQUENTIAL DAMAGES

The Architect and Owner waive consequential damages for claims, disputes or other matters in
question arising out of or relating to this Agreement. This mutual waiver is applicable, without
limitation, to all consequential damages due to either party’s termination in accordance with
Article 8.

ARTICLE 8 TERMINATION OR SUSPENSION

§ 8.1 If the Owner fails to make payments to the Architect in accordance with this Agreement, such
failure shall be considered substantial nonperformance and cause for termination or, at the
Architect’s option, cause for suspension of performance of services under this Agreement. If the
Architect elects to suspend services, prior to suspension of services, the Architect shall give
fourteen days’ written notice to the Owner. In the event of a suspension of services, the Architect
shall have no liability to the Owner for delay or damage caused the Owner because of such
suspension of services and if the suspension was not caused by the willful or negligent omissions
of the Architect. Before resuming services, the Architect shall be paid all sums due prior to
suspension and any expenses incurred in the interruption and resumption of the Architect’s
services. The Architect’s fees for the remaining services and the time schedules shall be equitably
adjusted.

§ 8.2 If the Project is suspended by the Owner for more than 30 consecutive days, the Architect
shall be compensated for services performed prior to notice of such suspension. When the Project is
resumed and if the suspension was not caused by the willful acts or negligent omissions of the
Archtiect, the Architect shall be compensated for expenses incurred in the interruption and
resumption of the Architect’s services. The Architect’s fees for the remaining services and the
time schedules shall be equitably adjusted.

§ 8.3 If the Project is suspended or the Architect’s services are suspended for more than 90
consecutive days, the Architect may terminate this Agreement by giving not less than seven days’
written notice.

§ 8.4 This Agreement may be terminated by either party upon not less than seven days’ written
notice should the other party fail substantially to perform in accordance with the terms of this
Agreement through no fault of the party initiating the termination.

§ 8.5 This Agreement may be terminated by the Owner upon not less than seven days’ written notice
to the Architect for the Owner’s convenience and without cause.

§ 8.6 In the event of termination not the fault of the Architect, the Architect shall be
compensated for services performed prior to termination, together with Reimbursable Expenses then
due and all Termination Expenses as defined in Section 8.7.

§ 8.7 Termination Expenses are in addition to compensation for the services of the Agreement and
include expenses directly attributable to termination for which the Architect is not otherwise
compensated.

ARTICLE 9 MISCELLANEOUS PROVISIONS

§ 9.1 This Agreement shall be governed by the law of the principal place of business of the
Architect, unless otherwise provided in Article 12.

§ 9.2 Terms in this Agreement shall have the same meaning as those in the edition of AIA Document
A201, General Conditions of the Contract for Construction, current as of the date of this
Agreement.

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
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§ 9.3 Causes of action between the parties to this Agreement pertaining to acts or failures to act
shall be deemed to have accrued and the applicable statutes of limitations shall commence to run
not later than either the date of Substantial Completion for acts or failures to act occurring
prior to Substantial Completion or the date of issuance of the final Certificate for Payment for
acts or failures to act occurring after Substantial Completion. In no event shall such statutes of
limitations commence to run any later than the date when the Architect’s services are substantially
completed.

§ 9.4 To the extent damages are covered by property insurance during construction, the Owner and
Architect waive all rights against each other and against the contractors, consultants, agents and
employees of the other for damages, except such rights as they may have to the proceeds of such
insurance as set forth in the edition of AIA Document A201, General Conditions of the Contract for
Construction, current as of the date of this Agreement. The Owner or the Architect, as appropriate,
shall require of the contractors, consultants, agents and employees of any of them similar waivers
in favor of the other parties enumerated herein.

§ 9.5 The Owner and Architect, respectively, bind themselves, their partners, successors, assigns
and legal representatives to the other party to this Agreement and to the partners, successors,
assigns and legal representatives of such other party with respect to all covenants of this
Agreement. Neither the Owner nor the Architect shall assign this Agreement without the written
consent of the other, except that the Owner may assign this Agreement to an institutional lender
providing financing for the Project. In such event, the lender shall assume the Owner’s rights and
obligations under this Agreement. The Architect shall execute all consents reasonably required to
facilitate such assignment.

§ 9.6 This Agreement represents the entire and integrated agreement between the Owner and the
Architect and supersedes all prior negotiations, representations or agreements, either written or
oral. This Agreement may be amended only by written instrument signed by both Owner and Architect.

§ 9.7 Nothing contained in this Agreement shall create a contractual relationship with or a cause
of action in favor of a third party against either the Owner or Architect.

§ 9.8 Unless otherwise provided in this Agreement, the Architect and Architect’s consultants shall
have no responsibility for the discovery, presence, handling, removal or disposal of or exposure of
persons to hazardous materials or toxic substances in any form at the Project site. Owner agrees
to indemnify, defend, and hold Architect harmless from all claims, expenses, and damage arising
from or related to, hazardous materials including asbestos-containing materials that are or may be
found to exist in the project. With regard to new materials specified by Architect, it is
understood that the Architect is relying upon information furnished by others including
manufacturers, suppliers, and government agencies with regard to the use of such specified
materials.

§ 9.9 The Architect shall have the right to include photographic or artistic representations of the
design of the Project among the Architect’s promotional and professional materials. The Architect
shall be given reasonable access to the completed Project to make such representations. However,
the Architect’s materials shall not include the Owner’s confidential or proprietary information if
the Owner has previously advised the Architect in writing of the specific information considered by
the Owner to be confidential or proprietary. The Owner shall provide professional credit for the
Architect in the Owner’s promotional materials for the Project.

§ 9.10 If the Owner requests the Architect to execute certificates, the proposed language of such
certificates shall be submitted to the Architect for review at least 14 days prior to the requested
dates of execution. The Architect shall not be required to execute certificates that would require
knowledge, services or responsibilities beyond the scope of this Agreement.

ARTICLE 10 PAYMENTS TO THE ARCHITECT

§ 10.1 DIRECT PERSONNEL EXPENSE

Direct Personnel Expense is defined as the direct salaries of the Architect’s personnel engaged on
the Project and the portion of the cost of their mandatory and customary contributions and benefits
related thereto, such as employment taxes and other statutory employee benefits, insurance, sick
leave, holidays, vacations, employee retirement plans and similar contributions.

	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
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§ 10.2 REIMBURSABLE EXPENSES

§ 10.2.1 Reimbursable Expenses are in addition to compensation for Basic and Additional Services
and include expenses incurred by the Architect and Architect’s employees and consultants directly
related to the Project unless such expenses are necessary to correct willful or negligent errors
and omissions, as identified in the following Clauses:

	 	.1	 	transportation in connection with the Project, authorized out-of-town travel
and subsistence, and electronic communications;
	 
	 	.2	 	fees paid for securing approval of authorities having jurisdiction over the
Project;
	 
	 	.3	 	reproductions, plots, standard form documents, postage, handling and delivery
of Instruments of Service;
	 
	 	. 	 	
	 
	 	.5	 	renderings exclusive of elevations or site plans, models and mock-ups requested
by the Owner;
	 
	 	.6	 	expense of professional liability insurance dedicated exclusively to this
Project or the expense of additional insurance coverage or limits requested by the
Owner in excess of that normally carried by the Architect and the Architect’s
consultants;
	 
	 	.7	 	reimbursable expenses as designated in Article 12;
	 
	 	.8	 	other similar direct Project-related expenditures.

§ 10.3 PAYMENTS ON ACCOUNT OF BASIC SERVICES

§ 10.3.1 An initial payment as set forth in Section 11.1 is the minimum payment under this
Agreement.

§ 10.3.2 Subsequent payments for Basic Services shall be made monthly and, where applicable, shall
be in proportion to services performed within each phase of service, on the basis set forth in
Section 11.2.2.

§ 10.3.3 If and to the extent that the time initially established in Section 11.5.1 of this
Agreement is exceeded or extended through no fault of the Architect, compensation for any services
rendered during the additional period of time shall be computed in the manner set forth in Section
11.3.2.

§ 10.3.4 When compensation is based on a percentage of Construction Cost and any portions of the
Project are deleted or otherwise not constructed, compensation for those portions of the Project
shall be payable to the extent services are performed on those portions, in accordance with the
schedule set forth in Section 11.2.2, based on (1) the lowest bona fide bid or negotiated proposal,
or (2) if no such bid or proposal is received, the most recent preliminary estimate of Construction
Cost or detailed estimate of Construction Cost for such portions of the Project.

§ 10.4 PAYMENTS ON ACCOUNT OF ADDITIONAL SERVICES

Payments on account of the Architect’s Additional Services and for Reimbursable Expenses shall be
made monthly upon presentation of the Architect’s statement of services rendered or expenses
incurred.

§ 10.5 PAYMENTS WITHHELD

No deductions shall be made from the Architect’s compensation on account of penalty, liquidated
damages or other sums withheld from payments to contractors, or on account of the cost of changes
in the Work other than those for which the Architect has been adjudged or has agreed to be liable.

§ 10.6 ARCHITECT’S ACCOUNTING RECORDS

Records of Reimbursable Expenses and expenses pertaining to Additional Services and services
performed on the basis of hourly rates or a multiple of Direct Personnel Expense shall be available
to the Owner or the Owner’s authorized representative at mutually convenient times.

ARTICLE 11 BASIS OF COMPENSATION

The Owner shall compensate the Architect as follows:

§ 11.1 An Initial Payment of zero ($0.00 ) shall be made upon execution of this Agreement
and credited to the Owner’s account at final payment.

§ 11.2 BASIC COMPENSATION

§ 11.2.1 For Basic Services, as described in Article 2, and any other services included in Article
12 as part of Basic Services, Basic Compensation shall be computed as follows:

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
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(Insert basis of compensation, including stipulated sums, multiples or percentages, and identify
phases to which particular methods of compensation apply, if necessary.)

Stipulated sum as defined below:

	 	 	 	 	 
	Building — 75,000 sf
	 	 	 	 
	*Master Planning
	 	$	9,000	 
	*Architectural Core & Shell
	 	$	275,250	 
	*Architectural Interior Design
	 	$	164,250	 
	* Landscape Architecture
	 	$	20,250	 
	* Structural Engineering
	 	$	36,750	 
	* MEP/FP Engineering
	 	$	96,000	 
	 
	Allowances

	 	 	 	 
	*Signage
	 	$	6,000	 
	*Acoustic
	 	$	3,000	 
	*Lighting
	 	$	4,500	 
	*Water Features
	 	TBD
	 
	Structured Parking — 88.200 sf
	 	Add Service 1
	*Architectural
	 	$79,380 ($0.90 psf)
	*Structural
	 	$26,460 ($0.30 psf)
	*MEP/FP
	 	$8,820 ($0.10 psf)

§ 11.2.2 Where compensation is based on a stipulated sum or percentage of Construction Cost,
progress payments for Basic Services in each phase shall total the following percentages of the
total Basic Compensation payable:

(Insert additional phases as appropriate.)

	 	 	 	 	 	 	 	 	 	 	 	 	 
	Schematic Design Phase:
	 	Fifteen	 	percent	 	 	(15	%)
	Design Development Phase:
	 	Twenty	 	percent	 	 	(20	%)
	Construction Documents Phase:
	 	Forty	 	percent	 	 	(40	%)
	Bidding or Negotiation Phase:
	 	Five	 	percent	 	 	(5	%)
	Construction Phase:
	 	Twenty	 	percent	 	 	(20	%)
	 
	Total Basic Compensation
	 	one hundred	 	percent	 	 	(100.00	%)

§ 11.3 COMPENSATION FOR ADDITIONAL SERVICES

§ 11.3.1 For Project Representation Beyond Basic Services, as described in Section 3.2,
compensation shall be computed as follows:

Project representation beyond basic services as described in Section 3.2 shall be billed at the
current billing rates listed in Section 11.3.2 below.

§ 11.3.2 For Additional Services of the Architect, as described in Articles 3 and 12, other than
(1) Additional Project Representation, as described in Section 3.2, and (2) services included in
Article 12 as part of Basic Services, but excluding services of consultants, compensation shall be
computed as follows:

(Insert basis of compensation, including rates and multiples of Direct Personnel Expense for
Principals and employees, and identify Principals and classify employees, if required. Identify
specific services to which particular methods of compensation apply, if necessary.)

	 	 	 	 	 	 	 	 	 
	Managing Principal
	 	 	 	 	 	$	275.00	 
	Principal
	 	 	 	 	 	$	230.00	 
	Design Director
	 	 	 	 	 	$	230.00	 
	Vice President
	 	 	 	 	 	$	195.00	 
	Associate
	 	 	 	 	 	$	170.00	 
	Project Manager
	 	$	125.00	 	 	$	170.00	 
	Senior Architect
	 	$	115.00	 	 	$	155.00	 

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
	 	 	13	 
	User Notes:
	 	 	(1812181036) 	 

 

 

	 	 	 	 	 	 	 	 	 
	Project Architect
	 	$	95.00	 	 	$	145.00	 
	Project Architectural Staff
	 	$	75.00	 	 	$	130.00	 
	Architect
	 	$	90.00	 	 	$	110.00	 
	Architectural Staff
	 	$	70.00	 	 	$	110.00	 
	Architectural Intern
	 	$	60.00	 	 	 	90.00	 
	Student Architectural Intern
	 	$	50.00	 	 	$	70.00	 
	ID Project Manager
	 	$	115.00	 	 	$	155.00	 
	Senior Interior Designer
	 	$	95.00	 	 	$	120.00	 
	Project Interior Designer
	 	$	85.00	 	 	$	115.00	 
	Project Interior Design Staff
	 	$	70.00	 	 	$	100.00	 
	Interior Designer
	 	$	75.00	 	 	$	95.00	 
	Interior Design Staff
	 	$	65.00	 	 	$	90.00	 
	Interior Design Intern
	 	$	60.00	 	 	$	75.00	 
	Student Interior Design
	 	$	45.00	 	 	$	60.00	 
	Construction Administrator
	 	$	110.00	 	 	$	120.00	 
	Specifications Writer
	 	$	110.00	 	 	 	 	 
	Computer Systems
	 	$	90.00	 	 	$	120.00	 
	Graphic Designer
	 	$	65.00	 	 	$	115.00	 
	Specialist
	 	$	55.00	 	 	$	65.00	 
	Administrative Support
	 	$	65.00	 	 	$	85.00	 

§ 11.3.3 For Additional Services of Consultants, including additional structural, mechanical and
electrical engineering services and those provided under Section 3.4.19 or identified in Article 12
as part of Additional Services, a multiple of one and one-tenth ( 1.10 ) times the amounts
billed to the Architect for such services. The Architect shall be entitled to include in his
Additional Services proposal reasonable compensation for his time to coordinate and supplement the
services provided by said consultants.

(Identify specific types of consultants in Article 12, if required.)

§ 11.4 REIMBURSABLE EXPENSES

For Reimbursable Expenses, as described in Section 10.2, and any other items included in Article 12
as Reimbursable Expenses, a multiple of one and one-tenth (1.10) times the expenses incurred
by the Architect, the Architect’s employees and consultants directly related to the Project. The
Owner agrees that no backup for the Reimbursable Expenses shall be required to be attached to the
invoices for such expenses unless any line item expense exceeds $250.00. In the event the Owner
requests backup for Reimbursable Expenses less than $250.00, the
Owner agrees to a multiple of (   )
times expenses incurred by the Architect, the Architect’s Employees, and Consultants directly
related to the project.

§ 11.5 ADDITIONAL PROVISIONS

§ 11.5.1 If the Basic Services covered by this Agreement have not been completed within fifteen
(15) months of the date hereof, through no fault of the Architect, extension of the
Architect’s services beyond that time shall be compensated as provided in Sections 10.3.3 and
11.3.2.

§ 11.5.2 Payments are due and payable thirty (30) days from the date of the Architect’s
invoice. Amounts unpaid ninety (90) days after the invoice date shall bear interest at
the rate entered below, or in the absence thereof at the legal rate prevailing from time to time at
the principal place of business of the Architect.

(Insert rate of interest agreed upon.)

Ten Percent (10%) per annum, but in no event higher than the highest rate allowed by law.

(Usury laws and requirements under the Federal Truth in Lending Act, similar state and local
consumer credit laws and other regulations at the Owner’s and Architect’s principal places of
business, the location of the Project and elsewhere may affect the validity of this provision.
Specific legal advice should be obtained with respect to deletions or modifications, and also
regarding requirements such as written disclosures or waivers.)

§ 11.5.3 The rates and multiples set forth for Additional Services shall be adjusted in accordance
with the normal salary review practices of the Architect.

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
	 	 	14	 
	User Notes:
	 	 	(1812181036) 	 

 

 

ARTICLE 12 OTHER CONDITIONS OR SERVICES

(Insert descriptions of other services, identify Additional Services included within Basic
Compensation and modifications to the payment and compensation terms included in this Agreement.)

12.1 STANDARD OF CARE

In providing services under this Agreement, the Standard of Care for the Architect will be to
perform in a manner consistent with that degree of care and skill ordinarily exercised by members
of the same profession currently practicing under similar circumstances.

Any language, term, or condition of this Agreement to the contrary notwithstanding, THE ARCHITECT
MAKES NO EXPRESS OR IMPLIED WARRANTIES, INCLUDING WARRANTIES OF MERCHANTABILITY OR FITNESS FOR ANY
PURPOSE, REGARDING THE ARCHTECT’S SERVICES, WHICH WARRANTIES ARE EXPRESSLY DISCLAIMED.

12.2 RESPONSIBILITY FOR PRODUCT SUITABILITY

With regard to new equipment, materials, and products (herein called products) required by the
Architect’s construction documents, it is understood the Architect is relying on stated and implied
representations made by manufacturers, suppliers and installers of such products as being suitably
fit for their intended purposes. The Architect is not responsible for the product’s failure to
perform consistent with those representations.

12.3 NO FIDUCIARY RESPONSIBILITY OF THE ARCHITECT TO THE OWNER

The provisions of this agreement constitute the complete responsibilities and define the
relationship of the Owner and Architect; moreover, nothing herein establishes a fiduciary
responsibility of the Architect to the Owner.

12.4 RESPONSIBILITY FOR CONSTRUCTION COST

For projects on which a General Contractor or Construction Manager is responsible to furnish
pricing during the design and subsequent phases of the project, the Architect shall have the right
to rely on cost information furnished by the General Contractor or Construction Manager. The
Architect shall assist the Owner in the Owner’s review of the Contractor’s or Construction
Manager’s pricing, but does not accept responsibility for the accuracy of the Contractor’s or
Construction Manager’s estimates or other pricing work in so doing. Architect reserves the right
to request additional compensation on a case by case basis.

12.5 DESIGN CONTINGENCY

The Owner understands and acknowledges that although the Instruments of Service shall be prepared
within the Standard of Care stated in paragraph 12.1 of this Agreement, the Contractor may require
additional information from the Architect to clarify and coordinate the design intent shown in the
Construction Documents that result in increases in the Construction Cost.

12.6 LIABILITY APPORTIONED TO COMPENSATION

TO THE FULLEST EXTENT PERMITTED BY LAW, AND NOT WITHSTANDING ANY OTHER PROVISION OF THIS AGREEMENT,
THE TOTAL LIABILITY, IN THE AGGREGATE, OF THE ARCHITECT AND THE ARCHITECT’S OFFICERS, DIRECTORS,
PARTNERS, EMPLOYEES AND SUBCONSULTANTS, AND ANY OF THEM, TO THE OWNER AND ANYONE CLAIMING BY OR
THROUGH THE OWNER, FOR ANY AND ALL CLAIMS, LOSSES, COSTS OR DAMAGES, INCLUDING ATTORNEY’S FEES AND
COSTS AND EXPERT-WITNESS FEES AND COSTS OF ANY NATURE WHATSOEVER, OR CLAIMS EXPENSES RESULTING FROM
OR IN ANY WAY RELATED TO AN INDIVIDUAL PROJECT OR THE AGREEMENT FROM ANY CAUSE OR CAUSES SHALL NOT
EXCEED THE TOTAL COMPENSATION RECEIVED BY THE ARCHITECT UNDER THIS AGREEMENT, FOR THIS PROJECT. IT
IS INTENDED THAT THIS LIMITATION APPLY TO ANY AND ALL LIABILITY OR CAUSE OF ACTION, HOWEVER ALLEGED
OR ARISING, UNLESS OTHERWISE PROHIBITED BY LAW.

	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
	 	 	15	 
	User Notes:
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12.7 STATEMENT OF JURISDICTION

The Texas Board of Architectural Examiners has jurisdiction over complaints regarding the
professional practices of persons registered as architects or interior designers in Texas. The
Board may be contacted: P.O. Box 12337, Austin, Texas 78711-2337 or 333 Guadalupe, Suite 2-350,
Austin, Texas 78701-3942, Phone: 512-305-9000; or www.tbae.state.tx.us.

12.8 REIMBURSABLE EXPENSES

It is mutually agreed that the following flat-rate charges will apply as in-house project expenses:

	 	 	 
	Photocopies

	 	$0.50/Copy (BW) $1.00 (Color 8.5x11), $2.00 (Color 11X17)
	Blueline Reproduction

	 	$5.00/Sheet
	Mileage to Job Site

	 	$0.50.5/Mile
	CAD Graphics Plotting for Design

	 	Approximately $15/Sheet for black and white;
Approximately $40/Sheet for color
	Reviews & Presentations (not for 

Construction Drawings)

	 	(The exact charge will vary with sheet size and be
based on Corgan Associates, Inc.’s prevailing standard
rates)

Sales Taxes will be charged in accordance with state law.

Architects $40,000 reimbursable allowance is a not to exceed lump sum, with the understanding there
will be not additional exposure to Owner and Architect will capture all savings in full.

12.9 VALUE ENGINEERING

In the event that the Architect is asked to participate in a value engineering process, including
utilizing substitution requests made by the Owner, Contractor, Owners Consultants, or others, the
Owner acknowledges this entails certain inherit risks. These include, but are not limited to
reduced performance, increased life-cycle costs and coordination impacts pertaining to other
elements of the project, unforeseen code implications, unanticipated schedule implications, and
diminished overall value as a result of the proposing parties having a vested interest in such
recommendations. If the Owner chooses to accept and/or directs the architect to make revisions to
the construction documents to include value engineering recommendations and/or material
substitution proposals made by others, that in the Architects opinion are not in the best interests
of the project, the Owner agrees to accept these risks in order to achieve the perceived benefits
of reduced construction cost. Furthermore, the Owner shall release, indemnify, defend and hold
harmless the Architect and its consultants from and against all claims, actions, causes of action,
damage, loss of liability, cost or expense including but not limited to Attorney fees arising out
of or related to such revisions to the construction documents.

This Agreement entered into as of the day and year first written above.

	 	 	 	 	 	 	 
	OWNER

	 	 	 	ARCHITECT	 	 
	 
	 	 	 	 	 	 
	 

(Signature)

	 	 
	 	 

(Signature)
	 	 
	 
	Rick White, Sr. Vice-President, Finance

	 	 	 	Matt Mooney, Principal	 	 
	 

(Printed name and title)

	 	 
	 	 

(Printed name and title)
	 	 

 
	 	 	 	 	 
	 

	 	 	 	 
	AIA Document B151TM — 1997. Copyright © 1974, 1978, 1987 and 1997 by
The American Institute of Architects. All rights reserved. WARNING:
This AIA®  Document is protected by U.S. Copyright Law and
International Treaties. Unauthorized reproduction or distribution of
this AIA®  Document, or any portion of it, may result in
severe civil and criminal penalties, and will be prosecuted to the
maximum extent possible under the law. This draft was produced by AIA
software at 09:46:44 on 06/03/2005 under Order No.1000146078_3 which
expires on 11/11/2005, and is not for resale.
	 	 	16	 
	User Notes:
	 	 	(1812181036)

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