Property Development – How Do I Complete my Residential Development?

Last week we discussed procurement strategies, but what happens next? How do you complete your residential development?

Once you have selected a Contractor to carry out the construction works for your development, a Building Contract needs to be draw up between you the Developer, acting as Employer, and the Contractor. The Building Contract requires a suitably qualified person to administers its terms. In traditional procurement, the Architect may perform the role of Contract Administrator whose responsibilities include:

• Issue Contract Instructions
• Assess claim for Extension of Time
• Issue Certificates for Payment
• Issue Final Certificate
• Issue the Certificate of Practical Completion
• Issue the Certificate of Making Good

An Architect will administer the Contract on behalf of you, the Employer, but will act independently between the Employer and Contractor when issuing payment certificates, valuing any variations, making an Extension of Time and certifying the date of Practical Completion.

The Construction Design and Management Regulations (CDM 2015) are the main set of regulations for managing the health, safety and welfare of construction projects. CDM applies to all building and construction work and includes new build, demolition, refurbishment, extensions, conversions, repair and maintenance. The Health and Safety Executive must be notified of projects which are to last longer than 30 working days and have more than 20 workers working on the project at any one time, or exceed 500 person days.

As the developer, you have overall responsibility for the successful management of the project and are supported by the principal designer and principal contractor. Principal Designers are required to plan, manage and coordinate health and safety during the pre-construction phase. This role extends to the construction phase as the Principle Designer will liaise with the Principal Contractor.

Before work commences on site a pre-start meeting should be held to discuss site mobilisation and the construction phase. It is important that this meeting takes place to discuss roles and responsibilities to mitigate any risks and ensure the successful delivery of the project. This meeting will cover items such as:

• Site Organisation & Restrictions
• Health & Safety
• Security
• Quality Control
• Variations
• Valuations & Payment
• Programme & Practical Completion
• Consultant Matters
• Requests for Information

Throughout the duration of the construction phase, the Architect will make periodic site visits to inspect general progress and report to you, the Developer, on cost and programme.  A Construction Compliance and Notification Plan will be issued with the Building Warrant to specify elements of the construction that the Building Standards Surveyor would like to see prior to be covered over or otherwise made inaccessible to view.

When working on an existing building you may uncover certain features, a blocked-up fireplace, ornate decorative cornice hidden by a lowered ceiling, tiles or flag stones below an existing floor finish. Original features set a period property in context and can add value to your development. Repairing and restoring original period features will give the finished property distinct character.

A Completion Certificate is needed to confirm that work has been carried out in accordance with the Building Warrant and complies with the Building Regulations. When the building work is finished, you need to apply for a completion certificate, and if the works satisfactory you will be sent a notice of Acceptance of Completion Certificate.

Should you wish to discuss any questions raised in this blog series in more detail or need assistance with residential property developments, please get in touch: kristi.greer@weareglm.com or 0131 225 4235

Kristi Greer, Architect

References :

Construction (Design and Management) Regulations 2015