Stage 1 - Client Briefing
The first stage of a project includes the following:
Site visit & carry out an initial appraisal.
Provide general advice on Development Plans, zoning & the need to obtain Planning Permission and other Statutory requirements.
Develop a of client brief for the project.
Advise with regard to any 3rd party consultants that may be required to assist in the project (Structural Engineer, Quantity Surveyor etc.).
Provide a full written quotation to cover Stages 1 & 2.
Scheme Design
Once fees & terms are agreed we will carry out a survey of the property & this will enable us to provide a draft proposal. Further input from the client will be required to agree the design proposals, which will be brought forward & developed to Stage 2.
Stage 2 - Planning
Planning Permission
Preparation of the following drawings:
Proposed Site Layout
Existing/Proposed Floor Plans
Existing/Proposed Elevations
Existing & Proposed Contiguous Elevations
Proposed Section
Planning administration including drafting of public notices, planning application forms & consolidation of reports by others
Pre-validation review
Hand deliver planning application to Local Authority
It takes 8 weeks to get a decision from the Local Authority.
On foot of a receipt of a planning decision additional services may be required (additional information, planning appeals, compliance submissions) which may require additional fees.
Stage 3 - Tender
The production of the drawings and specification from which the project will be built:
Client input is required at this stage to progress the detailed design of the project
All materials, finishes, fittings, fixtures must be decided at this time
Drawings & specifications from a Structural Engineer & other specialists will be required
A Bill of Quantities might be required to quantify all elements of the project
A prelim-BER might be required
Provide a full written quotation to cover Stages 3 & 4.
Tender Pack
Existing Floor Plans
Demolition Plans
General arrangement drawings of site layout, floor plans, elevations & sections with finishes & details
Building Specification
Acceptable Construction Details (ACD’s)
Window & door schedule
Kitchen layout (kitchen design by others)
Bathroom layouts
Tenders Returned
The Tender Pack is sent to a number of agreed building contractors to price.
On return of tenders the tenders are assessed & the preferred contractor selected.
The cheapest contractor is not always the one chosen.
At this stage any minor variations to the tender documents are clarified and included with the contract.
The building contract for the project is signed.
Stage 4 - Construction
BCMS/Commencement Notice
Prior to a commencing works on site a Commencement Notice must be uploaded onto the BCMS (Building Control Management System).
The construction of the project commences with the handover of the site to the contractor. The site & the construction are the responsibility of the contractor for the duration of the project.
Regular site meetings are held to discuss the progress of the construction. Meetings can occur weekly or fortnightly depending on the progress of the work.
Practical Completion / Handover / Snagging
When the works are practically complete the building is handed back to the client.
The client’s insurance replaces the contractor’s insurance at this stage.
The defects liability period (usually 12 months) commences from the date of practical completion. During this period the contractor must repair or complete any minor defects, snags or omissions.
On completion of the defects liability period the contractor is entitled to the remaining Retention monies.
Certification
Certification of the works occur after practical completion.
All consultants responsible for elements of the design of the building are required to certify those elements of the project (Structural Engineer etc.).
The main Contractor & Sub-Contractors must provide certificates for all relevant elements of the works completed by them.
A Certificate of Compliance will only be issued on foot of the completion of all other certificates related to the subject works.