May I suggest just reading the B105 from start to finish?
#1, it's for residential or small commercial projects. Says so in the title. It's simplified. It's condensed. Don't use it for your next international airport project. If your process has full-on Schematic and Design Development phases for the 200 sf addition to the local real estate office ... I'd be interested in knowing how you make any money!
It describes only two "Phases" in Article 1: The Design Phase, and the Construction Phase.
No pre-design (programming). No Schematic Design, Design Development, Construction Documents, Bidding, or Construction Phases.
The paragraph with test that starts "During the Design Phase" ends with awarding a contract for construction.
There is a place to list the services you're going to provide. Seems like a handy place to list your services. If you want to break the "Design Phase" into a series of activities, you could do that there. Tell your client all the different things you'll be doing for them. Edit the list of activities in the Design Phase and Construction Phase description to match.
Article 6 covers compensation. Seems like a place where you could state fees for each of the Phases, for each of the activities in each phase, or whatever you like. If you have broken down your Services to say that one of them is "prepare space plan for Owner's Approval", and you have given them that drawing, you could bill them for that. I would steer away from not getting paid until they've approved it. Deal with how many revisions they get to make "for free".
Note that B105's next-step-up big brother, the B104, has a total of 3 Phases: Design, Construction Documents, and Construction. Again, it's streamlined. A lot of commercial work does not require the olde traditional 5 phases. Shopping center (for those who are still doing them!) : "Design" is a site plan, elevations, and maybe drawings which the Owner will use for chasing tenants with. The building type, as it were, is well known and doesn't require a lot of "Developing". An enclosed public swimming pool, on the other hand ....
AND, if you search for "aia project phases", you may come across
The Five Phases of Design which says design spans from the first thinking about doing something, to moving in: " Originate, Focus, Design, Build, Occupy ".
So, back to the Original Question about the extent/duration of the Design Phase per B105 -- by the terms of that Agreement, the services are up to and including "awarding contracts for construction".
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Joel Niemi AIA
Principal
Snohomish WA
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