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Full service: architect, principal consultant and principal agent

Stage 1: Inception

  • Receive, appraise and report on the client’s requirements with regards to:

    • the client’s brief

    • the site conditions and statutory restrictions and rights of the site

    • budgetary constraints

    • the required consultants

    • the project programme

    • methods of contracting


Stage 2: Concept and Viability

  • Prepare an initial design concept and advise the client on the following:

    • the intended space provisions and planning relationships

    • proposed materials and building services

    • the technical and functional characteristics of the design

  • Check for conformity of the design concept with the statutory restrictions and rights of the site specifically with respect to the allowed use of the site.

  • Review the anticipated costs of the project against the approved budget

  • Review the project programme


Stage 3: Design Development

  • Confirm the scope and complexity of the project

  • Review the design and consult with the local statutory authorities

  • Develop the design, construction systems, materials and components

  • Incorporate all services and the work of consultants

  • Review the design, costing and programme with the consultants  


Stage 4: Documentation and Procurement

Stage 4.1:

  • Prepare documentation sufficient for local authority submission:

    • co-ordinate technical documentation with the consultants and complete primary co-ordiantion

    • prepare specifications for the works

    • review the costing and programme with the consultants

    • obtain the client’s authority and submit documents to the local authority for approval.

Stage 4.2

  • Complete the construction documentation and proceed to call for tenders:

    • obtain the client’s authority to prepare documents to procure offers for the execution of the works

    • obtain offers for the execution of the works

    • evaluate offers and recommend on the award of the building contract

    • prepare the contract documentation and arrange for the signing thereof


Stage 5: Construction

  • Contract administration:

    • hand over the site to the contractor

    • issue construction documentation

    • initiate and/or check sub-contract designs and documentations as appropriate

  • inspect the works for conformity to the contract documentation

    • administer and perform the duties and obligations assigned to the principal agent in the jbcc building agreements, or fulfill the obligations provided for in other forms of contract

    • issue the certificate of practical completion

    • assist the client to obtain the occupation certificate to be issued by the local authorities


Stage 6: Close Out

  • Fulfill and complete the project close out including the preparation of the necessary documentation to facilitate the effective completion, handover and operation of the project

  • After the contractor’s obligations with respect to the building contract are fulfilled, the architect shall issue the certificates related to contract completion.

  • Provide the client with as built drawings and relevant technical and contractual undertakings by the contractor and sub-contractors


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