Certificate of Substantial Completion (AIA G704)

The Certificate of Substantial Completion (AIA G704) is an official construction industry document issued to declare that a project is sufficiently completed and ready for its intended use. Created by the American Institute of Architects (AIA), this form is widely used across all U.S. states and is considered the industry standard for documenting the transition between major construction phases.

This certificate confirms that the project has reached a stage where the owner can occupy or utilize the building, even if minor work items still need to be finished. It also establishes the responsibilities of each party moving forward, including maintenance, insurance, and security.

What Is the Purpose of AIA G704?

The AIA G704 Certificate serves several important legal and administrative functions:

• Confirms Substantial Completion: Officially records that the project has progressed enough to be safely and effectively used.

• Transfers Responsibility: Shifts security, maintenance, utilities, and insurance obligations from the contractor to the owner.

• Starts Warranty Periods: Marks the beginning of the standard one-year warranty for workmanship and materials.

• Defines Remaining Work: Includes or references the project’s punch list—the specific items the contractor must complete after substantial completion.

• Enables Payment Release: Often used as the basis for releasing retainage and issuing final or near-final payments to the contractor.

Who Uses This Document?

The Certificate of Substantial Completion is typically prepared and signed by:

• The Architect, who certifies the date of substantial completion

• The Contractor, who affirms the project’s readiness

• The Owner, who accepts responsibility for the space and begins occupancy

It is used in commercial, residential, public, and industrial construction projects, as well as renovation and large-scale repair contracts.

What the AIA G704 Certificate Includes

A standard Certificate of Substantial Completion contains the following information:

• Project name and location

• Contract date and contractor details

• Official date of substantial completion

• Owner’s responsibilities after completion

• Contractor’s remaining obligations

• Punch list of incomplete items

• Required insurance and utility arrangements

• Signatures of the contractor, architect, and owner

The form provides a clear record that all parties agree on the project’s status and remaining tasks.

Why This Document Is Important

The AIA G704 is a critical milestone in construction project management. It protects all participants by:

• Documenting legal and financial transitions

• Preventing disputes about project status

• Defining obligations after occupancy

• Providing a formal record of construction progress

Without this certificate, contractors may not receive final payments, warranties might not begin, and owners may lack legal confirmation that the project is ready for use.