In use

The process for completing the design and construction of a building is often divided into notional ‘stages’. This can be helpful in establishing milestones for the submission of progress reports, the preparation of information for approval, client gateways, and for making payments. However there is a great deal of ambiguity between the naming of stages by different organisations and the definition of what individual stages include (see comparison of work stages) and so it is important that appointment documents make it clear specifically what activities fall within which stage, and what level of detail is required.

‘In use’ is a new phrase coined by the Royal Institute of British Architects (RIBA) for the 2013 Plan of Work. This plan comprises eight work stages, and its new terminology, stage referencing system and lack of detail have generated some criticism.

• 0 - Strategic definition.
• 1 - Preparation and brief.
• 2 - Concept design.
• 3 - Developed design.
• 4 - Technical design.
• 5 - Construction.
• 6 - Handover and close out.
• 7 - In use.

Stage 7, ‘In Use’ is described by the RIBA as a new stage within the Plan of Work which includes post-occupancy evaluation and post-project review as well as ‘…new duties that can be undertaken during the In Use period of a building.’

In fact, some of these services were previously included in the stages L2: Initial Occupation Services and L3: Post Occupancy Evaluation Services.

It is not clear what ‘new duties’ the RIBA is referring to, however consultants might provide advice to the client post construction in relation to:

• Letting.
• Rating.
• Maintenance.
• Energy consumption and energy certificates.
• Insurance.
• Tenants queries.
• Facilities management.
• The preparation of tender documents for maintenance and operation contracts.

Where additional services are required after completion of the construction contract, these need to be identified in appointment agreements, or new appointments made.

The RIBA suggest that whilst the building's ‘end of life’ might be considered during this stage, it is more likely to be part of Stage 0 for a new project.

[edit] Find out more

[edit] Related articles on Designing Buildings Wiki

• Occupation.
• Comparison of work stages.
• Defects liability period.
• Designing Buildings Wiki Project plans.
• Developed design.
• Performance gap.
• Performance in use.
• Post-occupancy evaluation.
• Post-project review.
• RIBA Plan of Work.
• Soft landings.

[edit] External references

• RIBA Plan of Work 2013.