Preparing to build

With statutory approvals in place, construction drawings and specifications need to be produced to give a precise definition of the project in all its aspects. Competitive tenders can then be obtained from a number of builders - to be checked and set out by your architect for you to select.

Typically at this stage final decisions as to which finishing materials, colours, types of wood and so forth, can be taken. Where costs of alternatives is uncertain, the contract documents can be arranged to enable tendering contractors to give different rates for different manufacturers’ products. Resulting tender prices can then be analysed by your architect so that you can see the cost implication of using, for example, natural as opposed to reconstructed (concrete) stone, or hardwood laminate flooring as opposed to solid hardwood flooring. There are however limits as to the range of variable elements that can be included without creating the need for additional detailed design drawing and specification, and your architect can advise you of the type of materials which the design can be adapted to incorporate without the need for substantial consequential design change.

Usually the tender documents will have ‘preliminaries’ - a section setting out the conditions under which the contractor is required to carry out the work. The ‘preliminaries’ will set out conditions for the execution of the works on site, and may discuss aspect of this to establish any factors which have a bearing on your own activities, such as access, neighbour considerations, contractor’s work area, materials stored on site, parking, temporary works, location for skips, maintaining common parts clean and clear of obstructions, and so forth. Even if you are not using the property at this stage, such requirements are necessary to protect your interests generally and to ensure that the rights of adjoining owners – your future neighbours - are not prejudiced during construction.

Tender documents will also set the start date, duration of the project, defects liability period, and other key time periods and dates for the project. Your architect will be able to suggest contractors and suppliers for your project, and if you have any firm that you wish to be included, they can be added to the list. Tendering is a formal procedure and a fixed return date is usually set. Once received, your architect will check and analyse the priced tenders and recommend which contractor to appoint. A formal acceptance will then be made and you will have a firm contract document with which the construction of your project can be controlled. Once development finance is in place, and the contract signed, a detailed programme can be agreed with the contractor and the project can start.

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