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MichaelDunnFRICSFCIArbLLBLLM

T:02079976520and01274693622
E:m.dunn@rpp.co.uk
www.rpp.co.uk
Delivering Professional Solutions to the Property Industry
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
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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
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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
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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)
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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
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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&notices)


contractadministratedbyemployer/employersagent


identifiedinarticle3


employersagentreferredtoin


clause2.7.3(contractdocumentsonsite)


clause3.1(accesstothesite)


actingforemployerexceptassetoutinwriting
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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

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