MULTIPROJECT
Making sure everything goes your way
We are very pleased with the service provided by Multiproject. Together with my husband I run a construction company and often have several projects running at the same time, so we needed help with their planning and design estimates. Multiproject took full responsibility for preparing a plan for an architect and a schedule of works - helped establish a list of materials, equipment and the necessary number of employees. I highly recommend Multiproject services, especially for those who run multiple building projects at one time.

Chris from London

When carrying out the project we had a huge problem with a client who blamed me and my staff for late work, even though the problems were on his side. Unfortunately, the cost estimate and contract I created was incomplete and not very professional. That's when I decided to look into Multiproject and through them I was able to provide a professional cost estimate and a contract from a new customer and I had complete control over the work. I highly recommend all Multiproject services, are masters at their work in Britain.

John, from Slough
Professionalism from beginning to end - the company's employees are experienced in the realities of Britain's construction growth and helped me to organize my first building project in London.

Paul, London
Cooperation with Multiproject (SE) Ltd. is one of the best investments we’ve ever made, given our long experience in the construction industry. Multiproject (SE) is a reliable, rapidly growing company, managed in a modern way. They provide high quality customer service, expert advice and high level of professionalism of all employees. High range of services offered covers all needs of construction companies working in the UK.

AJA Brothers Ltd.
Bart Kolosowski – Multiproject
I have worked collaboratively with Bart Kolosowski on a number of projects recently. Several things set Bart aside from others in his profession: firstly, as he comes from a background in Construction he has a very thorough and practical understanding of materials, techniques, details and regulations; secondly he has a ‘hands-on’ approach and is prepared to make helpful suggestions and engage in problem solving; thirdly he has genuine interest and passion in the all facets of the industry, in particular in improving efficiency. This approach can only be in the interests of all parties, be they client, Contractor or Architect. We endorse this ethos and believe that investing in Multiproject’s services will provide a valuable return for either Contractor or Client.

Jonathan Holland
As a Refurbishment Contractor I wish endorse Multiproject (SE) Ltd, as quality servicing firm. My first experience with the company is quite extensive over the past two years including helping our Company with many major projects.
With many years of experience they are capable in many areas and finish everything within schedule and budget to the highest level. They have always conducted themselves professionally.
You may with confidence select their services and be assured that the service will be done well and the way it should be.

KS Sypien Ltd.

Introduction to JCT contracts


Which form is right for your project?


Data from 2004 illustrates that 71% of projects completed in Great Britain was bound by one of the contract forms prepared by JCT. If an architect is involved in a project it will most often be one of the JCT contract forms.

Joint Contract Tribunal - JCT
JCT is an organisation (limited company) uniting all professions within the British construction industry. Members of the JCT include:
  • RIBA - Royal Institute of British Architects
  • RICS - Royal Institution of Chartered Surveyors
  • Construction Confederation
  • SBCC
  • LGA - Local Government Association
  • ACE - Association for Consultancy and Engineering
  • NSCC - National Specialist Contractors Council
  • BPF - British Property Federation

Structure of the JCT members is dominated by the representatives of the investors, which is often reflected by the contractual terms. JCT contracts are commonly regarded as favouring the investors


Available JCT contracts
The latest set of standard JCT contract forms was published in 2005. Large part of those contracts has been updated in 2007 and 2009. Currently JCT offers about 30 different types and subtypes of contracts, which can be applied in various construction projects. Small and medium sized construction companies will probably use only 2 or 3 forms.
The most popular types of JCT contracts used by small and middle companies are:
  • JCT HO- Home Owners - the simplest form of a JCT contract, adequate for small renovations and extensions.

    • JCT IC - Intermediate Building Contract – intermediate form of a contract, appropriate for projects between £100,000 - £500,000. It is the only form of a JCT contract, which allows the investor to name subcontractors that the main contractor is allowed to use.
    • JCT SBC - Standard Building Contract - fully developed contract form appropriate for multimillion projects. Small and middle sized companies are not likely to work with those. They may however be employed as subcontractors on the projects ruled by this contract. Full list of JCT contracts is available on their website


    Contract forms nomenclature
    The above mentioned types of contracts have additional subtypes and forms appropriate for subcontractors employed on site. Each type of contract is logically marked; first 2-3 capital letters signify the main contract type. The suffix "Sub" defines subcontract, following capital letters refers to the version of specific subtype of given form.
    This way, e.g. SBC/AQ means "Standard Building Contract" with estimated quantities; ICSub/NAM on the other hand means a contract to nominated subcontractors in a project under "Intermediate Contract".


    Which contract?
    In the standard JCT contract forms set there are no better or worse contracts. They can only be more and less appropriate for given project. As it is illustrated by experience, inadequate contract form may pose an unnecessary risk for contractor or investor.

    All forms of JCT contracts, except for JCT HO/B require architect/designer was the contract administrator. If the scope of works worth more than a few thousand pounds and no architect involvement other standard contract forms, such as FMB may be more appropriate.

    If the project is managed by an architect, the contract form is imposed on the contractor. It is worth to study it carefully before signing the contract to become aware of one’s responsibilities and obligations. It is worth to check, whether the proposed contract includes parts of planning works by the contractor (marking- /D). This option is not often chosen, but an architect still requires the contractor to design elements, e.g. sewage system, staircase etc. they take advantage of contractor’s ignorance and good will, who should receive additional payment for this part of work and for the responsibility associated with planning.

    In case of undertaking work as a subcontractor on larger projects, it is recommended to use appropriate forms of sub-contracts for given project. Standard forms ensure clear and just contract terms and give more opportunities to correct settling of accounts with the main contractor. Non-standard contract forms that are often proposed by the main contractors are not always just and drawn up clearly in favour of the bigger company. Such contracts should be approached very carefully.

    Sources:
    Murdoch, J., Hughes, W., 2008. Construction Contracts. Law and Management. Trowbridge, E&F N Spon
    Portal Joint Contract Tribunal, http://www.jctltd.co.uk
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    Mini Guides
    JCT - Joint Contract Tribunal
    JCT is an organisation uniting different groups of professionals within the British construction industry. Members of the JCT include professional associations of architects, surveyors, inspectors, estimators, building contractors and many others. Read More...
    Forms of Property Aquisition
    In the British construction industry acquisition or commissioning of properties or their elements is defined as "procurement". Available procurement routes include Traditional (lump sum), Design and Build, Construction Management, Management Contracting and others. Please refer to our guide for more information. Read More...
    Tender offer from client's and architect's point of view.
    Perceptions of the stages of a construction project often vary between the client/architect and the contractor. Investor and architect are involved in the project for months before the actual construction work commences; for a contractor however stages of the project include only the tender offer and construction. Read More...
    Gantt Chart
    Gantt or Bar chart is the simplest planning method. If appropriately constructed however, it can convey much information crucial for the completion of the project. Read More...
    Schedule types
    Schedules can be divided into several categories depending on their type and the accuracy of information. This includes Master Programme, Detailed Programme, Purchase schedule and others. Read More...
    Risk management
    Through use of available supporting software it is possible to include risk management procedures into the schedule. Convenient analysis of possible scenarios for different options of construction work. Read More...
    Insurance from the point of view of the contractor
    From the contractor’s point of view, construction insurance can be divided into three groups:

    - "Employers Liability Insurance" (EL)
    - "Public Liability Insurance" (PL)
    - "Contract Works Insurance" (CW)

    Read More...
    Types of insurance in the JCT's contracts
    The JCT contracts categorize insurance types legally required by the contract. One of the ways of categorisation is according to the level of cover: "Specified Perils" (SP) and "All Risk Insurance" (AR).
    Read More...
    Contractor's rights and duties
    Contractor’s liability is limited to project between taking it over from the investor and practical completion. Those dates do not have to coincide with the actual construction period. Read More...
    Investor's duties
    The investor should hold a valid insurance covering the liability for death or bodily injury caused by his or his employees’ actions or negligence. In case of institutional investors PL and EL type of insurance should be appropriate. Read More...
    Architect's role
    The architect is not a party to a contract. They are employed by the investor as their representative. According to the JCT contracts however, the architect is obliged to make sure that the parties are aware of the insurance requirements and that the necessary policies have been acquired. Read More...
    Contract Documents
    A contract may include various documents describing the project and stating the cooperation conditions as long as they are approved by both parties. Read More...
    Contract Administrator
    person responsible for contract management and certifying any additional works, changes, contract extensions, accounts etc. Contract Administrator is usually the architect who supervised the preparation of the contract documentation. Read More...
    Architect's Instruction
    Instructions given by the Contract Administrator, which are necessary to carry out any changes to the contract. They have to be stated in writing; in case of verbal instructions the architect has to submit a written document within 2 days. Read More...
    Provisional Sum
    Refers to the estimated sum included in contract to cover the costs of work, materials or equipment where the actual cost is not known at the time of signing the contract. It is most often used when the work specification has not been completed. Read More...
    Interim Certificate
    Is a certificate issued by an architect authorising the client to a partial payment for the works completed to date, when the payoff is scheduled before termination of work. It is prepared according to cost estimate presented by the contractor. Read More...
    PC Sum (Prime Cost)
    Is a term used when creating estimates and defining the price of material and resources, when the actual const cannot be established. Read More...
    Base Date
    Rarely found in smaller projects, due to their short life span. It is the time when the contractor's offer has been prepared to reflect the current market conditions, usually 10 days before the proposal is put forward. Read More...
    Extension of Time
    Procedure/certificate which allows a change of the completion date agreed by the contract. The certificate can be issued by the Contract Administrator when due to the circumstances beyond contractor's control work can not be completed on time. Read More...
    LADs (Liquidated Ascertained Damages)
    Often described as a penalty for late completion of work. In fact it is not a penalty, but a compensation for the costs incurred due to late completion. This sum is stated in the contract and should reflect the actual costs for the client. Read More...
    Variation
    In general, all variations from the range or specifications of the work. Read More...
    ADR - 'Alternative Dispute Resolution'
    'Alternative Dispute Resolution' - this term refers to all forms of resolving a contractual dispute, which are not judicial proceedings to change the contractual sum. Every such change has to be confirmed by an architect's written instruction. Read More...
    Mediation
    It is a voluntary procedure, both parties have to agree to such a solution and are not obliged to accept the terms of the agreement. This procedure involves employing an accredited mediator, who organises a meeting of both parties in the same time and premises, but in two different rooms. Read More...
    Adjudication
    Is a form of resolving contractual disputes existing from 1996 and created especially to the needs of the construction industry. It is included in the JCT contracts as a standard. Both sides have to agree to it when signing a contract. Read More...
    Arbitration
    An alternative to the court proceedings, established for many decades. Initially this solution was simple and inexpensive, however in the last few decades procedures and costs neared to those incurred by full judicial action. Read More...
    Litigation
    Is a term to describe formalised judicial proceedings. It is available to both parties of a contract. The only occasion, when parties lose their right to litigation as a consequence of former use of 'arbitration'. Read More...
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