Intermediate building contract

[edit] Introduction

The Joint Contracts Tribunal (JCT) was formed by the Royal Institute of British Architects (RIBA) in 1931, when the first JCT standard form of building contract was issued (although the forms were not referred to as ‘JCT’ until 1977). JCT became a Limited Company in 1998. It now produces a range of standard forms of contract for the construction of buildings accompanied by guidance notes and other standard forms of documentation.

The JCT Intermediate Building Contract (2016) is appropriate for simple construction projects that require all the recognised industry trades and skills with detailed contract provisions but without the requirement for the installation of complicated building services or other specialist work.

This contract type is more detailed and has more extensive control procedures than the Minor Works Building Contract, but it is less detailed than the Standard Building Contract. It can be appropriate for projects that are procured via both the ‘traditional procurement route’ (or ‘conventional method’) and can be used by both private and public employers.

[edit] Project features

Projects that use the Intermediate Building Contract usually have the following key features:

• The architect or design team work for the employer and supply the contractor with the design. If the appointed contractor is designated as responsible for the design of parts of the works, an Intermediate Building Contract with contractor’s design must be used.
• Drawings and bills of quantities and a work specification will be supplied by the employer (through its advisers) in order to define the quantity and quality of work required at tender stage. When using the Intermediate Building Contract with contractor’s design, the requirements for the parts of the works that the contractor is responsible for designing must also be described.
• Intermediate Building Contracts are normally administered either by a quantity surveyor, architect, or contract administrator.
• Works can be carried out in parts.

The Intermediate Building Contract is not suitable for projects where the contractor is required to build in discrete parts of the work.

[edit] Details

The Intermediate Building Contract pricing is based on a lump sum with monthly interim payments. At the tender stage of the project, the employer is required to provide a set of drawings along with a second document. If the other document is a bill of quantities or work schedules, the contractor must have priced it. If the other document is a specification, the contractor must have priced it or if a lump sum is provided, a Schedule of Rates or a Contract Sum Analysis is required.

Within the contract, provisions are made for early payment and a bond for payment for materials.

[edit] Intermediate Building Contract with contractor’s design

This is a slight variation on the standard Intermediate Building Contract and is appropriate where quite detailed contract provisions are required and the employer needs to provide drawings and bills of quantities, along with a specification of work schedules in order to adequately define the quantity and quality of the work required.

The Intermediate Building Contract is not appropriate for a Design and Build project.

[edit] 2016 edition

The Intermediate Building Contract 2016 was published on 7 December 2016. Ref https://corporate.jctltd.co.uk/jct-releases-intermediate-building-contract-2016/

The JCT 2016 edition includes:

• Incorporation of the provisions of the JCT Public Sector Supplement 2011.
• Adjustments to reflect the Construction (Design & Management) Regulations 2015 and the Public Contracts Regulations 2015.
• Amendments to the works and existing structures insurance provisions.
• Revision and simplification of the Section 4 Payment provisions.
• Provisions for the grant of Performance Bonds and Parent Company guarantees.
• Revisions to the way the requirements for Collateral Warranties are set out.

[edit] Supporting agreements

Other agreements associated with the Intermediate Building Contract include:

• Intermediate Building Contract with contractor’s design (ICD)
• Intermediate Building Contract Guide (IC/G)
• Intermediate Sub-Contract Agreement (ICSub/A)
• Intermediate Sub-Contract Conditions (ICSub/C)
• Intermediate Sub-Contract with sub-contractor’s design Agreement (ICSub/D/A)
• Intermediate Sub-Contract with sub-contractor’s design Conditions (ICSub/D/C)
• Intermediate Named Sub-Contract Tender and Agreement (ICSub/NAM)
• Intermediate Named Sub-Contract Conditions (ICSub/NAM/C)
• Intermediate Named Sub-Contractor/Employer Agreement (ICSub/NAM/E)
• Intermediate Sub-Contract Guide (ICSub/G)
• Intermediate Building Contract (IC) Tracked Change Document
• Intermediate Building Contract with contractor’s design (ICD) Tracked Change Document

[edit] Related articles on Designing Buildings Wiki.

• Articles of agreement.
• Association of Consultant Architects TAC-1 launch and BIM.
• Construction contract.
• Back-to-back provisions in construction contacts.
• Breach of contract.
• Contract conditions.
• Contract v tort.
• Contracts under seal v under hand.
• Essentials of a contract.
• JCT.
• JCT Design and Build Contract.
• Major project construction contract.
• Management Building Contract.
• Minor works.
• Modifying clauses in standard forms of contract.
• Named specialist work.
• Procurement route.
• Standard Building Contract.
• Sub-contract.
• Traditional procurement route.

[edit] External references

• Joint Contracts Tribunal.
• Joint Contracts Tribunal (JCT) Intermediate Building Contract.

Comments

I believe the 2016 update to the JCT ICD also changes the design submission and approval procedure to match the JCT D&B Contract.