- Project plans
- Project activities
- Legislation and standards
- Industry context
Last edited 05 Jan 2020
Interim certificates in construction contracts
Interim certificates provide a mechanism for the client to make payments to the contractor before the works are complete. The Housing Grants, Construction and Regeneration Act, states that a party to a construction contract in excess of 45 days is entitled to interim or stage payments.
Interim payments can be agreed in advance and paid at particular milestones, but they are more commonly, regular payments, the value of which is based on the value of work that has been completed (this is the actual value of the work completed, taking into account variations, etc.).
The amount of these payments is entered onto an interim certificate (generally valued by the cost consultant, perhaps having taken advice from the lead designer) and the client must honour the certificate within the period stipulated by the contract.
If the client intends to pay a different amount from that shown on the interim certificate, then they must give notice to the contractor of the amount they intend to pay and the basis for its calculation (pay less notice - see Housing Grants, Construction and Regeneration Act for more information).
The value of interim certificates is the value of the work completed, less any amounts already paid, less retention. Half of this retention will be released on certification of practical completion and the other half upon issue of the certificate of making good defects.
Interim certificates should make clear the amount of retention and a statement should also be prepared showing retention for nominated sub-contractors if there are any. The contract may require that retention is kept in a separate bank account and that this is certified. In this case, the client will generally keep any interest paid on the account.
There may be particular provision to include the value of particularly costly materials that the contractor has not yet delivered to site. This allows the contractor to order items in good time, without incurring unnecessary long-term expense, but does put the client at some risk if the contractor becomes insolvent.
The contract conditions provide that the contract administrator must issue an interim certificate within five [calendar] days of the due date whether or not the contractor has issued an interim [payment] application. This five [calendar] day period is set by statute in the Housing Grants, Construction Regeneration Act 1996 as amended by the Local Democracy, Economic Development and Construction Act 2009. Being set by statute, the time period cannot be changed.
 Related articles on Designing Buildings Wiki
- Activity schedule.
- Certificate of making good defects.
- Certificates in the construction industry.
- Contract sum analysis.
- Cost value reconciliation.
- Due date.
- Final certificate.
- Housing Grants, Construction and Regeneration Act.
- Interim valuation.
- Off site materials.
- Milestone payment.
- Payment notice.
- Payments to nominated sub-contractors.
- Practical completion.
 External references
- RICS Valuations for interim certificates.
- Allan K Construction contracts 2017 @qs 2 kings entertainment
Featured articles and news
Getting organised below the surface.
Securing suitable water systems.
Love them or hate them, they are popping up everywhere.
The initiative to enhance the environment continues.
Could underused community spaces offer an alternative to working from home?
Keeping workers and workplaces safe in the United States.
A history lesson in geographic information systems.
A low tech, easy to use method of extinguishing small fires.
How can these valued spaces be reused?
Partnership avoids the need for listed building consent.
Connecting building design from inception to completion to operations.
Gregor Harvie predicts interoperability will be construction’s Uber moment.