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Stages of Work.....what we do & how we do it

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 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.


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