Design and build: construction

Revision as of 12:30, 8 December 2011

The construction stage (equivalent to RIBA stage K: construction) is the period during which the contractor takes possession of the site to carry out the works prior to the issue of the certificate of practical completion at which stage the site is handed back to the client.

The role of client may be described in design and build contracts as the 'employer'. We use the word client for consistency with the other procurement routes. We attribute the role of contract administrator to an 'employer's agent'. This role might be carried out by the client if they are experienced.

The detailed tasks that need to be carried out to complete this stage are presented below. They are based on the route taken on for a private sector design and build project. Project plans for other procurement routes (including public sector design and build projects) are available on the Designing Buildings Wiki home page.

NB This article is locked in order to preserve the logic and continuity of the full work plan, but do feel welcome to propose changes or additions by clicking on the comment link at the bottom of the page and submitting your ideas to us.

Design and build: construction.

A. Commencing the work stage.

1. The client may identify a requirement to appoint additional independent client advisers (such as site inspectors) in particular if the consultant team has been novated or switched to the contractor. Go to work stage: design and build: appointment.
2. The employer's agent arranges a handover meeting for the contractor to take possession of the site. See article handover to contractor.
3. The contractor provides suitable hoardings, welfare facilities and site accommodation.
4. Before work on site to proceeds the CDM co-ordinator confirms to the client that that suitable welfare facilities have been provided by the contractor.
5. Before work on site proceeds, the CDM co-ordinator confirms to the client that a suitable initial construction phase plan has been prepared by the principal contractor.
6. Before work on site to proceeds the client and principal contractor confirm that a suitable site waste management plan is in place.
   

B. Construction.

1. The CDM co-ordinator assesses and give advise about any additional design information that is prepared by the contractor, specialist contractors or specialist designers (including temporary works) the contractor updates the construction phase plan and re-issues it as required.
2. Where there are any proposed changes, procedures for their valuation should be implemented (as described in the contract). Where changes exceed the delegated authority of the employer's agent, approval should be requested from the client.
3. The employer's agent assesses any claims for extension of time or loss and expense (perhaps with advice from independent client advisers).
4. The employer's agent co-ordinates site inspections and issues instructions as required.
5. The contractor prepares interim applications for payment (which may be defined in the contract sum analysis, either as regular or stage payments).
6. The employer's agent checks applications for payment and issues a payment notice to the contractor of the amount to be paid. If the client intends to pay less than the amount on the notice, a pay less notice must be issued giving notice of the amount that will be paid and the basis for its calculation.
7. The client makes payments to the contractor by the due date.
8. The employer's agent holds regular construction progress meetings and submits progress reports to the client. The contractor and cost consultant submit progress reports to the employer's agent during these meetings, and then the employer's agent prepares construction progress reports for the client.

C. Preparing for occupation.

1. The client should begin preparations for occupation of the development, including the preparation of an operational policy and migration strategy (see links for detailed guidance) setting out how they will manage the transition into and the operation of the new facility.
2. The client should ensure they have sufficient funds to release 50% of the retention upon certification of practical completion.

D. Inspections, commissioning and testing.

1. The client (generally representatives of the facilities management department) agrees procedures for inspections, commissioning and testing with the contractor.
2. If they have not already done so, the client should appoint an in-house or outsourced engineering team to witness testing and commissioning and to takeover the running of the services as soon as practical completion is certified. Go to work stage: design and build: appointment.
3. The client's engineering team co-ordinates procedures for inspections, commissioning, testing and client training in relation to building services.
4. The client co-ordinates procedures for inspections, commissioning, testing and client training in relation to other aspects of the building.
5. The contractor rectifies any defects that become apparent during commissioning, testing and inspection procedures.

E. Practical completion.

NB. See practical completion for a detailed definition.

1. The contractor prepares a draft building owners manual (with additional information supplied by the designers, suppliers and the CDM co-ordinator), building log book and if required by the employer's requirements, a building users guide. These should be assessed by the employer's agent prior to certifying practical completion.
2. The CDM co-ordinator completes the health and safety file.
3. The contractor co-ordinates the preparation of the building log book.
4. The contractor confirms to the employer's agent that the works are complete
5. The contractor arranges for final inspection of the works by the building control inspector (or approved inspector) and arranges for the issue of a building regulations completion certificate.
6. Within 5 days of the completion of the building, the contractor must notify building control that the works have been carried out in accordance with the specification submitted with the building emission rate (BER) calculations, or the changes that have been made (see emission rates for more information).
7. The employer's agent arranges a handover meeting to handover the site to the client (see article handover to client).
8. The contractor prepares an interim application for payment (including the release of half the retention).
9. The employer's agent checks applications for payment and issues a payment notice to the contractor of the amount to be paid. If the client intends to pay less than the amount on the notice, a pay less notice must be issued giving notice of the amount that will be paid and the basis for its calculation.
10. The client makes payment by the due date. This will include the release of 50% of the retention.
11. The employer's agent prepares and submits a construction stage report for the client.
12. The client assesses the construction stage report, and issues any instructions that may be required.
    

Return to: design and build: outline work plan.
Next stage: design and build: occupation and defects liability period.
Previous stage: design and build: mobilisation.