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JCT Contracts Overview
2
WhatTypeofContract?
Traditional
lumpsum
remeasurement
primecost
Designandbuild
Management
managementcontracting
constructionmanagement
3
WhichformofContract?
Traditionalprocurement
lumpsum
Standard
Building
Contract
2011
With
and
Without
Quantities
(SBC/Q
&
SBC/XQ)
IntermediateBuildingContract2011(IC&ICD)
MinorWorksBuildingContract2011(MW&MWD)
MajorProjectConstructionContract2011(MP)
Building
Contract
for
a
Home
Owner
/
Occupier
who
has
not
appointed
a
consultanttooverseethework(HO/B)2005(revisedJuly2009)
Building
Contract
and
Consultancy
Agreement
for
Home
Owner/Occupier
(HO/C&HO/CA)2005(revisedJuly2009)
Home
Repair
and
Maintenance
Contract
(HO/RM)
2006
(revised
November
2009)
RepairandMaintenanceContract(RM)2011
4
WhichformofContract?
Traditionalprocurement
remeasurement
StandardBuildingContract2011
WithApproximateQuantities(SBC/AQ)
MeasuredTermContract2011(MTC)
InfrastructureConditionsofContract2011(MeasurementVersion)
5
WhichformofContract?
Traditionalprocurement
costplus
PrimeCostBuildingContract2011(PCC)
DesignandBuild
DesignandBuildContract2011(DB)
InfrastructureConditionsofContract2011(DesignandConstruct
Version)
6
WhichformofContract?
Managementforms
ManagementBuildingContract(MC)2011
Management
Works
Contract
Agreement
Tender
Agreement
(MCWC/A)
andtheManagementWorksContractConditions(MCWC/C)2011
ConstructionManagement
ConstructionManagementAppointment(CM/A)2011
ConstructionManagementTradeContract(CM/TC)2011
7
WhichformofContract?
Management
Contractor
Employer Consultants
WPContractor WPContractor WPContractor
ManagementContracting
MC2011
MCWC/A
2011&
MCWC/C
2011
8
WhichformofContract?
Construction
Manager
Employer Consultants
WPContractor WPContractor WPContractor
ConstructionManagement
CM/A2011
CM/TC2011
9
WhichformofContract?
Otherstandardforms
EngineeringandConstructionContract(NEC3)
(Revisions2006&2011)
GC/Works/1
ACA
Form
of
Building
Agreement
1982
(Third
Edition
2000
Revision)
2011
Amendments
JCTContractsforuseinScotland
10
JCT2011Contracts
SBC/IC/MW/DB
Completioninsections
optionincorporatedinto
SBC2011
DB2011
IC2011
NotMW2011
11
JCT2011Contracts
SBC/IC/MW/DB
ContractorDesign
separatedocumentsincorporatingContractorsDesignedPortion(CDP)
IC/D2011
MW/D2011
oneversionofSBC2011withCDPincorporated
DB2011designcontractorsresponsibilityexceptassetoutinER(2.11)
12
JCT2011Contracts
SBC/IC/MW/DB
StructureofDocuments
Generally
Recitals
Articles
ContractParticulars
AttestationProvisions
Conditions
Schedules
projectspecificdetails
13
JCT2011Contracts
SBC/DB
Conditions
Section1DefinitionsandInterpretation
Section2CarryingouttheWorks
Section3ControloftheWorks
Section4Payment
Section5Variations(DBChanges)
Section6InjuryDamageandInsurance
Section7Assignment,ThirdPartyRightsandCollateralWarranties
Section8Termination
Section9SettlementofDisputes
14
JCT2011Contracts
SBC/DB
Schedules
1
ContractorsDesignSubmissionProcedure
2
Schedule
2
Variation
and
Acceleration
Quotation
Procedure
(DB
SupplementalProvisions)
3
InsuranceOptions
4 CodeofPractice
5 ThirdPartyRights
6 FormsofBonds
7
FluctuationsOptions
8SupplementalProvisions(notDB)
15
JCT2011Contracts
IC&ICD
Conditions
Section1DefinitionsandInterpretation
Section2CarryingouttheWorks
Section3ControloftheWorks
Section4Payment
Section5Variations
Section6InjuryDamageandInsurance
Section7AssignmentandCollateralWarranties
Section8Termination
Section9SettlementofDisputes
16
JCT2011Contracts
IC&ICD
Schedules
1
InsuranceOptions
2
NamedSubContractors
3 FormsofBonds
4
FluctuationsOption
Contribution,levyandtaxfluctuations
5SupplementalProvisions
No
schedules
covering
contractors
design
submission
procedure/variation
&
accelerationquotationprocedure/thirdpartyrights/codeofpractice
17
JCT2011Contracts
MW&MWD
Conditions
Section1DefinitionsandInterpretation
Section2CarryingouttheWorks
Section3ControloftheWorks
Section4Payment
Section5InjuryDamageandInsurance
Section6Termination
Section7SettlementofDisputes
WhencomparedagainstIC
nosectiononvariationsandassignment/collateral
warranties
18
JCT2011Contracts
MW&MWD
Schedules
1
Arbitration
2
FluctuationsOption
3SupplementalProvisions
GuidanceNotes
19
JCT2011Contracts
SBC
Versions
WithQuantities
billsofquantities/drawings/conditions
quantities/contractsum
WithoutQuantities
specification/workschedules/drawings
quantities(?)/contractsum
WithApproximateQuantities
billsofapproximatequantities/drawings
quantities/ascertainedfinalsum
20
JCT2011Contracts
SBC
WithQuantities
largevalueworks/designedbyemployer
billsofquantitiesanddrawingsrequiredtospecifytheworks
detailedcontractprovisions
administrationbyA/CAandQS
contractorcanberequiredtodesigndiscretepartsoftheworks
worksmaybedividedintosections
private&localauthorityemployers
21
JCT2011Contracts
SBC
WithApproximateQuantities
as
SBC/Q
except
insufficient
time
/
information
to
prepare/complete
design
remeasurement
WithoutQuantities
asSBC/Qexceptnobillsofquantities
specification
/
work
schedules
can
be
used
to
adequately
define
the
qualityandscopeofworks(lowdegreeofcomplexity)
22
JCT2011Contracts
SBC
Administration
employerappointsA/CA
certificates
employerappointsQS
designbyemployerwhichisundertakenbyconsultantsandissued
underthe
contractbytheA/CA
exceptforCDP
JCTNamedSpecialistupdate
23
JCT2011Contracts
IC&ICD
IntermediateBuildingContract(IC&ICD)
twoversions
with(ICD)andwithoutdesign(IC)
work
of
simple
content
generally
recognised
as
basic
trades
or
skills
without
complexservicesorspecialistworks
contractorcanberequiredtodesigndiscretepartsoftheworks
(ICD)
wherefairlydetailedcontractprovisionsarerequired
foruseonabasisofwithorwithoutquantities.Drawingstogetherwithbills
of
quantities
or
specification
or
work
schedules
work
can
be
adequately
specified
noremeasurementorprimecostoption
nodesignandbuildoption
24
JCT2011Contracts
IC&ICD
Generally
alumpsumcontractwithperiodicpayments
employerappointsA/CA
certificates
employerappointsQS
25
JCT2011Contracts
IC&ICD
SomepointstonotewhencomparedtoSBC
extensionsoftime
no
period
specified
for
A/CA
to
reach
a
decision
other
than
for
review
(2.19.1)
assoonasheisable
employer
delays
after
completion
date
but
before
practical
completion
(2.19.2)
A/CAtomakeadecision
12weekreviewfollowingpracticalcompletion(2.19.3)
mandatory?
may
versusshall
latterinSBC
26
JCT2011Contracts
IC&ICD
SomepointstonotewhencomparedtoSBC
subcontracts
domestic
nolistingprovision
named
NAMdocumentation/design(3.7)
standarddocumentation
payment
fluctuationsprovisionlessdetailed(4.15)
duedatewithin14daysofpracticalcompletion(4.17)
Retention
95%reducedatpracticalcompletionto97.5%(4.8and4.12.3)
27
JCT2011Contracts
MW&MWD
Generally
twoversions
with(MWD)andwithoutdesign(MW)
workofasimplecharacter
employerprovidesdesign
drawings/specification/workschedules/scheduleofrates
notforusewithbillsofquantities
contractorcanberequiredtodesigndiscretepartsoftheworks
(MWD)
nocompletioninsections
notsuitablewherenamedspecialistsrequired
notsuitablewhendetailedproceduresarerequired
28
JCT2011Contracts
MW&MWD
Generally
lumpsumcontractwithmonthlypayments
employerappointsA/CA
certificates
noQS
29
JCT2011Contracts
MW&MWD
SignificantlydifferentfromSBCandICe.g.
time
A/CA
empowered
to
make
extensions
of
time
for
reasons
beyond
the
controloftheContractor
(2.7)
nodetailedprocedure
provisionforliquidateddamages
nocertificateofnoncompletion(2.8)
noprovisionsfordeferredpossession,partialpossessionorsections
t/misc/queens/07/jctcomp 05.ppt
30
JCT2011Contracts
MW&MWD
SignificantlydifferentfromSBCandICe.g.
payment
duedatesatfourweeklyintervals(4.3)
fluctuationsprovisionlimited(4.11)
lossand/orexpenselimitedtovariationsorprovisionalsums(3.6)
31
JCT2011Contracts
MW&MWD
SignificantlydifferentfromSBCandICe.g.
Control
no
provisionfornamingsubcontractors
no
provisionforemployerdirectWorks
noprovisionfortesting/openingupworks
Insurance
contractorinsuresWorks(5.4A)
no
provisionforemployer
works&existingstructuresbyemployer(5.4B)
alternativeemployerinsuresexistingstructuresinownname(5.4C)
t/misc/queens/07/jctcomp 05.ppt
32
JCT2011Contracts
Design&Build(DB)
Appropriatewhen
detailedcontractprovisionsarerequired
thecontractoristocarryoutandcompletethedesignandtheworks
theemployeradministersthecontractprovisions
employerusuallyengagesanagent
toadministerthecontract
therelevantdocuments
EmployersRequirements
ContractorsProposals
ContractSumAnalysis
ContractConditions(ContractParticulars)&Schedules
33
EmployersRequirements?
thebriefe.g.floorarea/lightingetc
statementoffactstobetakenintoaccounte.g.
siteconditions
services
contractinformation
formandcontentofCPandCSA
specific
functions
of
employers
agent,
quantity
surveyor
and
clerk
of
worksifrequired
JCT2011Contracts
DB
34
ContractorsProposals
theresponsetotheER
drawings,
specifications,
models,
perspectives,
videos,
method
statement,programme,etc
provisionalsums(?)
ContractSumAnalysis
requiredform?
basisforvaluationofChanges
andfluctuations
canbeabillsofquantities(?)
shouldinclude/identifycost(fees)fordesignwork
JCT2011Contracts
DB
35
JCT2011Contracts
DB
Thereisno
A/CAorindependentcertifier
certificates(statements¬ices)
contractadministratedbyemployer/employersagent
identifiedinarticle3
employersagentreferredtoin
clause2.7.3(contractdocumentsonsite)
clause3.1(accesstothesite)
actingforemployerexceptassetoutinwriting
36
JCT2011ContractsDB
Thefollowingkeyrolesareundertakenbytheemployer
payment
mattersrelatingtovaluationandpaymentdrivenbycontractor(4.8)
stagepayments(alternativeA)orperiodicpayments(alternative
B)
extensionsoftime(2.23)
lossand/orexpense(4.20)
NoVariations
butChanges
(3.9&5.1)
whatarechanges?
provisionalsums(3.11)
37
Architect(orotherconsultant)mayact
for
the
employer
in
producing
the
employers
requirements,
obtainingtenders,advisingandactingasemployersagent
first
for
the
employer
in
producing
the
employers
requirements,
obtaining
tenders
AND
then
for
the
contractor
as
a
designer
during
theconstructionphase
(bymeansofanovationorswitch)
onlyforthecontractorindesigningorcompletingthe
design
during
thetenderand/orconstructionphase
JCT2011Contracts
DB
38
ConstructionManager
Collateral
Warranty
for
a
Funder
(CMWa/F)
Collateral
Warranty
for
a
Purchaser
or
Tenant(CMWa/P&T)
Contractor
Collateral
Warranty
for
a
Funder
(CWa/F)
Collateral
Warranty
for
a
Purchaser
or
Tenant(CWa/P&T)
ManagementContractor
Collateral
Warranty
for
a
Funder
(MCWa/F)
Collateral
Warranty
for
a
Purchaser
or
Tenant(MCWa/P&T)
JCT2011
CollateralWarranties
SubContractor
CollateralWarrantyforaFunder
(SCWa/F)
CollateralWarrantyforaPurchaseror
Tenant(SCWa/P&T)
CollateralWarrantyfortheEmployer
(SCWa/E)
TradeContractor
CollateralWarrantyforaFunder
(TCWa/F)
CollateralWarrantyforaPurchaseror
Tenant(TCWa/P&T)
WorksContractor
CollateralWarrantyforaFunder
(WCWa/F)
CollateralWarrantyforaPurchaseror
Tenant(WCWa/P&T)
39
AdjudicationAgreement(Adj)
AdjudicationAgreementNamedAdjudicator(Adj/N)
ConsultancyAgreement(PublicSector)(CA)
FrameworkAgreement(FA)
PreConstructionServicesAgreement(GeneralContractor)(PCSA)
PreConstructionServicesAgreement(Specialist)(PCSA/SP)
ProjectBankAccountDocumentation(PBA)
JCT2011
Agreements
DeliveringProfessionalSolutionstothePropertyIndustry
Questions
Questions
40