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Stage 1 | Inception

Receive, appraise and report on the client's requirements with regard to:

• The client's brief

• The site and rights and constraints

• Budgetary constraints

• The need for consultants

• Project programme

• Methods of contracting

Stage 2 | Concept and viability (concept design)

Prepare an initial design and advise on:

• The intended space provisions and planning relationships

• Proposed materials and intended building services

• The technical and functional characteristics of the design

• Check for conformity of the concept with the rights to the use of the land

• Review the anticipated costs of the project

• Review the project programme

Stage 3 | Design development

• Confirm the scope and complexity

• Review the design and consult with local and statutory authorities

• Develop the design, construction system, materials and components

• Incorporate and co-ordinate all services and the work of consultants

• Review the design, costing and programme with the consultants

Stage 4 | Documentation and procurement

4.1 Prepare documentation sufficient for local authority submission:

• Co-ordinate technical documentation with the consultants and complete

• Primary co-ordination

• Prepare specifications for the works

• Review the costing and programme with the consultants

• Obtain the client's authority and submit documents for approval

4.2 Complete 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 the signing of the building contract

Stage 5 | Construction

• Administer the building contract

• Give possession of the site to the contractor

• Issue construction documentation

• Initiate and/or check sub-contract design and documentation 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 contract, 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

Stage 6 | Close out

• Facilitate the project close-out including the preparation of the necessary

• Documentation to effect completion, handover and operation of the project

• After the contractor's obligations with respect to the building contract are fulfilled,

• The architectural professional 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


The essential functions of each work stage relevant to the service are identified herein as: