Building in Progress

A critical phase occurs once construction starts. When altering older properties, problems can arise. In some cases, whilst parts of walls, floors or ceilings of an existing building may have been ‘opened up’ to confirm the state of the fabric, there may be areas within and adjacent to proposed alterations or site where the detailed construction cannot be seen before the works start.

However, your architect, if appointed to do so, will inspect the works in progress on a regular basis, or appoint a clerk of works to do so on his/her behalf. Where unexpected conditions arise, your architect will advise the best course of action, and will be able to make any necessary adjustments to the detailed design and specification to enable design intentions to be realised without compromise. He/she will also be able to confirm any cost implications, and with your approval instruct the contractor as to exactly how to deal with the problem. Your architect will also monitor the builder’s work and insist that faulty work is put right. The programme can also be monitored, and steps taken to ameliorate the effect of any delay arising from unforeseen site circumstances.

Claims for staged payments will be analysed and appropriate retentions recommended, based on the conditions of contract, so that you do not pay the contractor or suppliers more than is appropriate at any given stage in the contract. On completion, a snagging list will be prepared, setting out remaining elements of work which required to be completed or re-executed to meet the standards set out in the specification. Once that has been completed, and once the defects liability period has passed, the final payment will be calculated and authorised for payment.

The value of the architect’s services during construction is often undervalued by clients, seeking to save money on fees. However, the risks in so doing are high and the catalogue of construction disasters arising from clients’ direct appointment of contractors provides a rich seam of cases for the television programmes on the subject.

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