JCT Construction Management Guidence

2008
G CM/G
Construction Management Guide
Construction Management
Construction Management Guide (CM/G) This Guide is intended to provide a general introduction to the Construction Management Appointment and the Construction Management Trade Contract and is not a substitute for professional advice.
Published December 2008 by Thomson Reuters (Legal) Limited (Registered in England & Wales, Company No 1679046) trading as Sweet & Maxwell 100 Avenue Road, London, NW3 3PF All rights reserved. No part of this publication may be reproduced, stored in a retrieval system, or transmitted, in any form or by any means, electronic, mechanical, photocopying, recording or otherwise, except in accordance with the provisions of the Copyright, Designs and Patents Act 1988, without the prior written permission of the publisher. Thomson Reuters and the Thomson Reuters Logo are trademarks of Thomson Reuters. Sweet & Maxwell j is a registered trademark of Thomson Reuters (Legal) Limited. # The Joint Contracts Tribunal Limited 2008 www.jctcontracts.com
Contents
Introduction
General Documents Structure Changes
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Section 6 Injury, Damage and Insurance Section 7 Assignment, Guarantees, Third Party Rights and Collateral Warranties Section 8 Termination Section 9 Settlement of Disputes Schedules Schedule 1 Trade Contractors Design Submission Procedure Schedule 2 Acceleration Quotation and Variation Quotation Schedule 3 Insurance Schedule 4 Code of Practice Schedule 5 Third Party Rights Schedule 6 Forms of Bonds Schedule 7 Fluctuations Options 19
Construction Management Appointment Specific Provisions

Construction Management Appointment Articles of Agreement Attestation Construction Management Appointment Conditions Section 1 Definitions and Interpretation Section 2 Procurement of the Project Section 3 Control of the Project Section 4 Payment Section 5 Adjustments to the Construction Management Fee Section 6 Injury, Damage and Insurance Section 7 Assignment, Third Party Rights and Collateral Warranties Section 8 Termination Section 9 Settlement of Disputes Schedules Schedule 1 Definition of Reimbursable Cost Schedule 2 Insurance Schedule 3 Third Party Rights Schedule 4 Consultant Team Schedule 5 Construction Managers Services Schedule 6 Site Facilities and Services Schedule 7 Cost Planning and Control
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Annex A
Model Schedule 5 Construction Managers Services Model Schedule 6 Site Facilities and Services Model Schedule 7 Cost Planning and Control
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Annex B Annex C
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Appendix A Table of Destinations

Part 1: Construction Management Appointment Part 2: Construction Management Trade Contract
Appendix B Related Publications
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Trade Contract Specific Provisions

Trade Contract Articles of Agreement Trade Contract Conditions Section 1 Definitions and Interpretation Section 2 Carrying out the Works Section 3 Control of the Works Section 4 Payment Section 5 Valuation of Work and Variations
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Introduction
General 1 Construction management is a method of procurement for use where the Employer wishes to utilise the services of a Construction Manager to manage the procurement of a Project. The essential function of the Construction Manager is to provide a consultancy and management service separate from that of the professional designer and without the direct contractor role that the management contracting method involves. However, he is also responsible for overall management of the site and for the provision of certain site facilities and common services. All the construction work is to be undertaken by Trade Contractors, each of whom enters into a contract (the Trade Contract) direct with the Employer; Trade Contractors may have design responsibilities. The Construction Manager is not party to those contracts, though he will assist the Employer with the selection of Trade Contractors, with negotiation and entry into those contracts, and will then act as the Employers agent in administering their terms. The Consultant Team is separately appointed by the Employer and operates under the leadership of the Consultant Team Leader. The team may include a Cost Consultant; where it does not, the duties of the Cost Consultant are undertaken by the Construction Manager. Documents 3 The JCT Construction Management documentation comprises: . the Construction Management Appointment (CM/A 2008), by which the Employer appoints the Construction Manager to manage the procurement of the Project; . the Construction Management Trade Contract (CM/TC 2008) under which the Employer employs each Trade Contractor to undertake his specific part or parts of the work on the Project; . Collateral Warranties CMWa/P&T (Construction Manager Collateral Warranty for a Purchaser or Tenant), CMWa/F (Construction Manager Collateral Warranty for a Funder), TCWa/P&T (Trade Contractor Collateral Warranty for a Purchaser or Tenant) and TCWa/F (Trade Contractor Collateral Warranty for a Funder); and . this Guide, which includes in Annexes A, B and C model provisions for use in Schedules 5, 6 and 7 of the Construction Management Appointment. Those model provisions are downloadable from the JCT website. Structure 4 The underlying scheme of the JCT Construction Management documentation remains the same as in the original (2002) edition with the Employer retaining the right throughout the Project to terminate the Construction Management Appointment (the Appointment) at will. Trade Contracts, which are between the Employer and Trade Contractor, are entered into as necessary. Both the Appointment and Trade Contract comprise an Agreement and Conditions. The Agreement contains the Recitals, the Articles, the Contract Particulars and the Attestation clause. Part 1 of the Contract Particulars now contains information of the type previously contained within the Appendix while Part 2 of the Contract Particulars contains the information required to operate the contractual provisions relating to third party rights and collateral warranties. The Conditions in each case comprise nine sections and seven schedules. The section headings (and contents) of the Trade Contract substantially follow the format of the JCT Standard Building Contract 2005. In the case of the Appointment there are certain adaptations to reflect the different nature of that contract, as the table below illustrates:
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Section 1 2 3 4 5 6 7 8 9 8
Construction Management Appointment Definitions and Interpretation Procurement of the Project Control of the Project Payment Adjustments to the Construction Management Fee Injury, Damage and Insurance Assignment, Third Party Rights and Collateral Warranties Termination Settlement of Disputes
Trade Contract Definitions and Interpretation Carrying out the Works Control of the Works Payment Valuation of Work and Variations Injury, Damage and Insurance Assignment, Guarantees, Third Party Rights and Collateral Warranties Termination Settlement of Disputes
As between the Appointment and the Trade Contract, the contents of the seven schedules differ significantly. These also are considered in detail in relation to each contract. Changes
The 2002 JCT Construction Management documentation has been revised to bring it into line, so far as reasonably practicable, with the approach and terminology generally adopted in the 2005 editions of other JCT contracts. There has been no material change in risk allocation from that of the 2002 edition. The principal changes in the content of the documents are: . Provision is included for the grant of rights to Purchasers, Tenants and Funders, either by way of rights under the Contracts (Rights of Third Parties) Act 1999 or by collateral warranties. . Both the Construction Manager and Trade Contractor may be required to take out and maintain Professional Indemnity insurance. . Express reference is now made to the possibility of mediation. . In the case of adjudication, the Scheme for Construction Contracts[1] has been included, subject to very minor modifications, in place of the JCT rules. . There must be a deliberate opt in if the Parties are to have the right to require that disputes be referred to arbitration. If that is not done, then, unless otherwise later agreed and subject to either Partys right to refer a dispute to adjudication, disputes are to be resolved by litigation. . The documents no longer contain detailed provisions in relation to the Construction Industry Scheme (CIS) and VAT and rely instead on relevant statutory provisions. . There are no longer any standard provisions in relation to electronic data interchange, as to which the Parties are entirely free to incorporate their own rules. . Each document contains integrated provisions regarding commencement and completion of the Project in Sections. . Minor changes have been made to reflect the 2007 CDM Regulations. . The Trade Contract incorporates the revisions to the listings of Relevant Events (in relation to extension of time) and Relevant Matters (in relation to loss and/or expense), that are now standard across most of the JCT suites of Contracts and Sub-Contracts. . The Trade Contract now contains a design submission procedure similar to that found in the Standard Building Contract 2005 (SBC 2005), and related sub-contracts; as in those other contracts, the Parties may agree modifications to it.
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To assist comparison of the 2008 editions with the 2002 editions, Tables of Destinations for the Appointment and the Trade Contract are set out in Appendix A. A list of related publications is contained in Appendix B.
[1]
i.e. the rules set out in Part I of the Schedule to The Scheme for Construction Contracts (England and Wales) Regulations 1998.
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Construction Management Appointment Specific Provisions
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The Construction Manager appointed will often be a contractor but, as Construction Manager, his roles and responsibilities are those of a consultant and manager rather than a contractor, and this is reflected in the terms of the Construction Management Appointment. For example, he is paid a fee (plus reimbursable cost), the standard of skill and care required of him is that of the professional person, there is no provision for retention and there is no reference to a completion date for his services, extension of time, liquidated damages or loss and/or expense.
Construction Management Appointment Articles of Agreement

13 This comprises: . particulars of the Parties (the Employer and the Construction Manager); . the Recitals, identifying the Project, the manner in which it is to be procured and the other advisers appointment by the Employer; . the Articles, which set out by reference the Construction Managers principal obligations and his right to remuneration, identify the CDM Co-ordinator and Principal Contractor and make provision with respect to dispute resolution and jurisdiction; . the Contract Particulars, Part 1 of which is for recording certain general information and the optional provisions that are to apply and Part 2 of which concerns third party rights and collateral warranties, with Part 3 providing details of the Consultant Team; and . an Attestation clause. 14 Article 1 sets out the Construction Managers primary responsibility which is to . . . fulfil the obligations set out in clause 2?1 in accordance with this Appointment, i.e. to procure the Project in accordance with the relevant documents, provide the specified services and site facilities and administer each Trade Contract as the Employers agent. This is considered in greater detail in the context of the Conditions. Similarly, the Employers payment obligations are considered further in the context of section 4 of the Conditions. Article 6 (Arbitration) applies only where the Contract Particulars (Part 1) specifically state that it is to apply. If Article 6 does not apply (and subject to either Partys right to refer a dispute to adjudication or subsequently to agree to mediation or arbitration) final resolution of disputes is a matter for the courts. Proper and accurate completion of the Articles of Agreement and identification of the relevant contractual documents is important for any project and, whilst default positions are included for many of the entries in the Contract Particulars, reliance upon these is no substitute for proper consideration of the provisions the Parties wish to apply. Attestation General 17 The attestation provisions are in standard JCT layout, with separate forms for execution under hand and execution as a deed. Different attestation provisions are still required under the law of Scotland (for which the Scottish Building Contract Committee Limited issues appropriate documentation); other clauses may also be needed in the case of certain housing associations, partnerships and, as discussed below, foreign companies. In the case of UK registered companies the Companies Act 2006 additionally provides for execution of deeds by a single director signing it in the presence of a witness who attests the signature and this option is now included in the clause.
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Execution under hand or as a deed 19 The primary factor governing the decision to execute the Contract under hand or as a deed is whether the limitation period for instituting proceedings is to be 6 years, as in the case of execution under hand, or 12 years, where the Contract is executed as a deed. Mode of execution of the Contract will also determine the mode of execution of collateral warranties and (for both third party rights and collateral warranties) the limitation period that applies to them. Foreign companies 20 21 An increasing number of foreign companies involved in development and construction now themselves carry on business in the United Kingdom, rather than operating here through UK subsidiaries. Under the Foreign Companies (Execution of Documents) Regulations 1994 and the 1995 amendments to those regulations, a foreign company can execute deeds either: . by affixing its common seal or any manner of execution permitted under the laws of its place of incorporation; or . by expressing the document to be executed by the company under the signature of persons authorised to sign on its behalf in accordance with its domestic law. 22 23 Many foreign companies do not have a seal and the authority of relevant signatories needs to be checked but if there is any doubt, professional advice should be obtained. To avoid complications as respects the service of claims or notices outside the jurisdiction, consideration should also be given to inserting an obligation on the foreign company for the duration of the Contract to maintain an agent for service within England and Wales or within Scotland or Northern Ireland, where appropriate.
Construction Management Appointment Conditions

Section 1 Definitions and Interpretation 24 The format and content of this section largely follows that of SBC 2005, with necessary adaptation to reflect the structure and terminology of the Construction Management documentation. Section 2 Procurement of the Project 25 As previously mentioned in connection with Article 1, clause 2?1 sets out the Construction Managers obligations in relation to the procurement of the Project and provision of services and is set out here in full as an aid to understanding the role of the Construction Manager under this form of contract: The Construction Manager shall manage the procurement of the Project in accordance with the Project Brief, the Project Cost Plan and the Construction Phase Plan and in particular shall: ?1 ?2 ?3 ?4 26 provide the services set out or referred to in Part 1 of Schedule 5; subject to clause 5?1 provide such additional services set out or referred to in Part 2 of Schedule 5 as may be instructed by the Employer; provide or secure the provision of such Site Facilities as are set out or referred to in Schedule 6; as agent for the Employer under each Trade Contract fulfil all the duties required from the Construction Manager as such agent under the Trade Contract.
Thus, whilst the planning and advisory services and duties of the Construction Manager are set out in Schedule 5, almost all the Construction Managers duties as contract administrator for the Trade Contracts are set out in the Trade Contract itself.
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To allow the Construction Manager to perform his duties he is permitted to engage the personnel listed in the Contract Particulars. The Employers consent is required before the Construction Manager changes or supplements the listed personnel, although this consent is not to be unreasonably delayed or withheld. The Employer is responsible for engaging the Consultant Team, consisting of the members identified by the Contract Particulars and/or such others as he notifies to the Construction Manager, and for ensuring that their Consultancy Agreements include provisions substantially in the terms set out or referred to in Schedule 4. Under clause 2?10 the Employer should make Consultant Team members aware of the fact that the project is being procured under the JCT Construction Management documents and that it is the Construction Manager that will effectively be fulfilling the Project/Contract Administrator role. The Construction Manager is entitled on request to a copy of the relevant parts of the Consultancy Agreements but, for the purposes of his working relationship with the Consultant Team, should in any event be made aware of any terms in those Agreements that may be relevant. It is intended that the Construction Manager should be appointed as early as possible so that he can participate fully in the development of the definitive Project Brief, the Cost Plan and Construction Phase Plan. At the time of the Construction Managers appointment, it is likely that the overall programme for the Project will also not have been determined, so the Construction Management Appointment contains no completion dates for the Project. Under the model for Schedule 5, it is envisaged that the Construction Manager himself will develop the Project Programme for agreement; in doing so he may assist in deciding whether the Project is to be delivered in Sections. In addition to that and working with the Consultant Team, the Construction Managers duties will also include advice on the division of construction work into appropriate work packages, managing the tender procedures for Trade Contracts and advising the Employer in relation to their placement and negotiation. Once the initial Trade Contracts have been let and construction work begins, the Construction Manager will under their terms have substantially all the functions and duties of a Contract Administrator under a JCTmain contract with respect to instructions, certification and approvals, albeit in the case of certain instructions and approvals he will require the Employers consent before exercising them. Once work on site commences, control of the site and of access to it rests with the Construction Manager, and the Employer requires the agreement of the Construction Manager to use or occupy parts of the site. The Employer may take over parts of the Project (or Sections) prior to its or their practical completion, but only with the consent of the relevant Trade Contractors but where this occurs, it is deemed to be practical completion of the Relevant Parts and the Rectification Period of those parts commences on being taken over. When the works in any Trade Contract (or in any Section to which they are divided) achieve practical completion the Construction Manager is required to issue a certificate to that effect and when all of the Trade Contracts comprising the Project or a Section have reached practical completion the Construction Manager is required to issue the Project Completion Certificate or relevant Section Completion Certificate. At that point the Employer takes over the Project or Section and the certificate also marks the commencement of the Rectification Period. As each Trade Contractor completes the making good of any defects that may be identified in the relevant Rectification Period (whether in respect of the Project or any Section) the Construction Manager is required to issue a certificate to the Trade Contractor to that effect. As the final account for each Trade Contractor is calculated the Construction Manager is required to issue a Final Statement to him. Once Final Statements have been issued to every Trade Contractor and so long as there are no outstanding relevant adjudication, arbitration or other proceedings the Construction Manager can issue the Final Certificate. This marks the end of each Trade Contractors and the Construction Managers involvement with the Project. In undertaking his duties the standard of skill and care expected of the Construction Manager is that of a professional consultant. He has no direct responsibility for the design of the Project (which is the responsibility of the Professional Team and those Trade Contractors whose work-packages involve design) and hence he will have no liability for design unless there are matters which he ought to have detected and referred to the Employer. If desired, the Parties are able (by means of entries in the Contract Particulars) to limit certain of the Construction Managers liabilities. Additionally, provided that he has
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made reasonable efforts to avoid or mitigate the effects of those actions or inactions, the Construction Manager will not be liable to the extent that he has been prevented or delayed by the actions or inactions of the Consultant Team. Section 3 Control of the Project 38 To ensure clear lines of communication and decision-making the Employer is required to appoint an Employers Representative to act on his behalf. This may either be a member of the Employers staff or an outside consultant. Instructions from the Employer must be in writing and issued where necessary to enable the Construction Manager to properly discharge his obligations. The Employer retains express power to instruct changes to the design or programme of the Project. The Employer is obliged to appoint the Trade Contractors necessary to carry out the Project, having given due consideration to the recommendations of the Construction Manager. In practice, it is unlikely that the Employer will ever wish to appoint a Trade Contractor who is not recommended by the Construction Manager but he may do so. All Trade Contractors are appointed using the JCT Trade Contract (CM/TC 2008), unless it is agreed by the Construction Manager that a Special Trade Contract should be used. A Special Trade Contract is a contract that is agreed between the Employer and the Trade Contractor in a form other than that of the JCT Trade Contract. Sub-contracting of any of the Construction Managers obligations under the Appointment requires the prior consent of the Employer. Section 4 Payment 42 43 Payments to Trade Contractors are made directly by the Employer, so that payments to the Construction Manager are limited to Reimbursable Cost and the Construction Management Fee. The Reimbursable Cost is cost of the types set out in Schedule 1, subject to an exclusion for cost incurred through any failure by the Construction Manager to exercise the appropriate standard of skill, care and diligence. Costs falling within the category of Reimbursable Cost are: . The cost of the Construction Managers personnel (as listed in the Contract Particulars or otherwise agreed to by the Employer). . The cost of the Site Facilities to be provided in accordance with Schedule 6, or as instructed. . Various sundry costs, as defined in Part 3 of Schedule 1. 45 46 In each case lump sums or specific rates may be agreed in lieu, with provisions for adjustment to be stated in the Contract Particulars (in default of which there is provision for adjustment on a fair and reasonable basis). The Construction Management Fee is divided between the Pre-Construction Management Fee and the Construction Period Management Fee. There may be either a lump sum fixed fee or a fee calculated by reference to a formula, to be set out in a document identified in the Contract Particulars. The fees are payable in instalments in accordance with the details the Parties have agreed in the Contract Particulars. There is no provision to deduct retention from any payments to the Construction Manager. Interim payments are made each month on the basis of applications made by the Construction Manager, who is required to keep full and accurate records of costs incurred. The final date for payment is 17 days from receipt of the application and there is provision for the issue of payment and withholding notices by the Employer which comply with the Housing Grants, Construction and Regeneration Act 1996 in the normal JCT format. Where the Employer does not issue either a payment or withholding notice the amount due to the Construction Manager is the amount determined in accordance with clause 4?2 of the Appointment. Failure by the Employer to pay by the final date for payment gives the Construction Manager the right of suspension (subject to notice) and also the right to interest.
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The Construction Managers final account is not settled until after the issue of the Final Certificate. This certificate is not issued until all of the Trade Contract final accounts have been determined. VAT is payable and the CIS is to be operated in accordance with current legislation. Section 5 Adjustments to the Construction Management Fee
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Provision is made for the Construction Management Fee to be adjusted where either the Employer requires the Construction Manager to modify the services set out or referred to in Part 1 of Schedule 5 or to provide additional services referred to in Part 2 of that Schedule. Provision is also made for adjustment of the Construction Management Fee where the total cost of the Project exceeds that set out in the Project Cost Plan. In the latter case the adjustment is made in accordance with an agreed formula referred to in the Contract Particulars. Particular care needs to be given to how the fee is to be adjusted, unless the Parties agree there is to be no adjustment. It is worth noting that the Construction Management Fee does not, amongst other things, include services involved in the replacement of work damaged by the occurrence of any event which is subject of a Joint Names Policy or an Excepted Risk: these services would be additional (see Part 2 of Annex A of this Guide). Section 6 Injury, Damage and Insurance
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The Construction Manager is required to indemnify the Employer in respect of any liability for personal injury, death or loss or damage to property (other than the Project, prior to the Project Completion Certificate or, where applicable a Section prior to the Section Completion Certificate for it) that arises during or from the carrying out of his obligations under the Appointment and which is due to negligence, breach of duty or default of the Construction Manager, his employees or agents. This liability is to be insured by the Construction Manager; in the case of employers liability the cover required must comply with all relevant legislation whilst, for other liabilities, the level of cover required is stated in the Contract Particulars. The cost of this insurance is treated as a sundry cost and thus forms part of the Reimbursable Cost; but it should be noted that the Construction Managers liability is limited to the level of insurance that is required. The Employer is required to indemnify the Construction Manager against any liability for personal injury, death or loss or damage to property where due to negligence, breach of duty or default by the Employer, his employees or agents (other than the Construction Manager). It should be noted that this definition of the persons for whom the Employer is responsible includes the Trade Contractors, although the Trade Contract contains provisions indemnifying the Employer in such circumstances. The Employer is required to insure against these risks, although the Appointment does not stipulate the specific level of insurance required. Responsibility for insuring the Project, Site Facilities, Site Materials and any existing structures rests with the Employer. This insurance is provided by means of Joint Names Policies, details of which are set out in Schedule 2. Section 6 contains the relevant definitions used in that section and in Schedule 2. The Joint Names Policy in respect of the Project must include a waiver of subrogation against any of the Construction Managers subcontractors in respect of loss or damage caused by the Specified Perils. There is no similar waiver in respect of the Joint Names Policy for any existing structures. If Terrorism Cover is withdrawn by the insurers after it has been effected the Employer has the option of either terminating the Construction Managers engagement under the Appointment or electing to continue with the Project. The Construction Manager is under an obligation to take out and maintain Professional Indemnity insurance for the amount, and on the terms, stated in the Contract Particulars. These terms concern the extent of indemnity provided and the period for which the insurance is required to be maintained. The Contract Particulars also provide for separate optional covers both for pollution and contamination claims and for asbestos and fungal mould. These recognise that cover (where required for those types of claims) is generally available only in an aggregate annual amount and not (as under the policy generally) for an amount per claim or series of claims arising out of a single event. Certain of those risks may not be
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relevant in every case and, as stated in relation to the Contract Particulars, should not be required when it is clearly not relevant. The cost of this insurance does not form part of the Reimbursable Cost and so is covered by the Construction Management Fee. The Construction Managers obligation to maintain the insurance by renewing it is subject to it being available at commercially reasonable rates; should it not be available at such rates the Construction Manager is required to notify and consult with the Employer. Where third party rights or collateral warranties have been granted this obligation to notify and consult also extends to Funders, Purchasers and Tenants (see Schedule 3). Section 7 Assignment, Third Party Rights and Collateral Warranties 61 62 Assignment by either Party requires the written consent of the other. This section also addresses the commonly found requirement that, in certain circumstances Purchasers, Tenants and Funders should be able to have direct recourse to the Construction Manager, and gives the following options: . Clauses 7A and 7B, which require the Construction Manager to give third party rights to Purchasers, Tenants or a Funder utilising the provisions of the Contracts (Rights of Third Parties) Act 1999, thus avoiding the requirement to provide collateral warranties. The rights conferred in this manner are set out in Schedule 3. . Clauses 7C and 7D, which require the Construction Manager to give collateral warranties to Purchasers, Tenants or a Funder, utilising JCT warranties CMWa/P&T and CMWa/F . 63 The options are exercised by making the appropriate entries in Part 2 of the Contract Particulars, which contains the information required to operate them, with appropriate default positions. Thus: . it is possible to require a collateral warranty for the Funder, whilst conferring on Purchasers and Tenants the benefit of third party rights; . where a beneficiary is identified in Part 2 of the Contract Particulars but it is not stated whether third party rights or a collateral warranty is required, they are deemed to require third party rights; . Part 2 provides that where a beneficiary is not identified by name, class or description, no rights will be conferred upon them either by means of third party rights or by way of a collateral warranty; . there are entries for extending liability beyond reinstatement cost in the case of Purchaser/Tenant claims (and for the necessary cap on such liability) and, in the case of Purchasers, Tenants and Funder, for varying the default position as to consultants and others deemed to be within the scope of the net contribution provisions of Schedule 3 or the collateral warranty. 64 65 Proper and accurate completion of Part 2 is therefore essential. Section 1 of the Contracts (Rights of Third Parties) Act 1999 provides that a third party may enforce a term of a contract if the contract expressly so provides but (by section 1(3)) that the third party must be expressly identified in the contract by name, or as a member of a class or as answering a particular description. As a matter of general law, the requirement for certainty is of course the same with regard to collateral warranties. The class or description can be quite simple and general, e.g. all first purchasers and/or all original/first lessees of the building or of particular units or parts of the Project. Section 1(3) of the Act goes on to provide that the third party need not be in existence when the contract is entered into. The JCT anticipates that, where known, the Funder will be named, but there should be no problem describing an as-yet unascertained Funder as, for example, the lead bank providing finance for the Project or as the company to be incorporated or established as the special purpose vehicle under a specified agreement. Where clause 7A or 7B applies, the third party rights are conferred from the date of receipt by the Construction Manager of a notice either identifying the Funder or identifying the Purchaser/Tenant and the nature of their interest in the Project. Where clauses 7C and 7D apply, the Construction Manager is required to provide a collateral warranty within 14 days of receipt of a notice from the Employer requiring its provision. If the precise requirements of Funders, Purchasers and/or Tenants are not known at the time of entry into the Contract, it is important that professional advice is taken as to their likely requirements.
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Section 8 Termination 70 This section contains provisions for the termination of the Construction Managers engagement under the Appointment by either Party if the other Party is insolvent or in default (i.e. if the Construction Manager fails to exercise the degree of skill, care and diligence required of him or if the Employer fails to pay). The Construction Manager may terminate if work on the Project is suspended for 6 months (other than as a consequence of a default by the Construction Manager). Additionally, the Employer has the option to terminate at will at any time. It is only the Construction Managers engagement under the Appointment that is terminated, not the Appointment itself, which remains in force to deal with the consequences of the termination. There is no requirement for the Employer to give notice prior to termination; where the Construction Manager wishes to terminate for non-payment or suspension of the Project, warning notice must be given so the Employer has the opportunity to remedy the situation and avoid termination. Where third party rights or a collateral warranty have been given to a Funder, the Construction Managers right to terminate will be subject to the provisions of either Part 2 of Schedule 3 or the collateral warranty itself, regarding the giving of advance notice to the Funder so that the Funder may decide whether to exercise his step in rights. The Appointment contains detailed provisions as to the financial and other consequences of termination, which depend upon the cause of the termination. Section 9 Settlement of Disputes 75 The Appointment provides four different means for the settlement of disputes: . the Parties may agree to attempt to resolve disputes through mediation, using a third party to assist the negotiation process; . the Parties have a contractual right to refer disputes to adjudication (Article 5 and clause 9?2). The Appointment requires any adjudication to be conducted in accordance with Part 1 of the Scheme for Construction Contracts, subject only to the clause 9?2 provision regarding the nomination of adjudicators; . the Parties may agree to refer disputes to arbitration either through the appropriate entry in the Contract Particulars, or by subsequent agreement; the arbitration agreement in the Appointment is subject to the two exceptions mentioned in Article 6 and any arbitration under it is to be conducted in accordance with the JCT 2005 edition of the Construction Industry Model Arbitration Rules (CIMAR); . the Parties may litigate except insofar as they have specifically agreed to refer disputes to arbitration. (Where Article 6 applies the Employer is obliged to ensure that arbitration is also the selected means of dispute resolution in each of the Trade Contracts.) 76 The JCT supports the use of Alternative Dispute Resolution, including mediation, in appropriate cases, but considers that it would not be appropriate to endorse any specific techniques or bodies. The variety of techniques and bodies that have developed over recent years would appear to suggest that such choices are frequently better made by the Parties when the dispute has actually arisen: in cases where mediation is likely to assist, possible exposure to litigation costs under the Civil Procedure Rules may be a sufficient incentive for the Parties to agree such matters. In the case of adjudication, the adjudicator may be named in the Contract Particulars and/or a nominating body identified there. Where the Employer is a residential occupier (as defined by section 106 of the Act) there is no statutory requirement for the contract to contain an adjudication provision, and the Employers advisers should consider with their client whether an adjudication provision is desirable. A range of factors, which are outside the scope of this Guide, will determine the choice between arbitration and litigation. Litigation is the default position and will apply unless the Parties specifically make arbitration operative. Where arbitration is agreed under the Appointment and CIMAR Rules apply, Rule 2.3 in effect provides that an arbitrator cannot be named by the appointor identified in the Contract Particulars until at least 14 days after the arbitration notice is served and it is only after that period, if no agreement is reached as to who is to act as
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arbitrator, that either Party has the right to apply to the appointor, requesting him to name the arbitrator. The award of the arbitrator is final and binding on the Parties except in respect of any question of law arising in the course of the reference or arising out of an award, which (by clause 9?8) the Parties agree may be referred to the courts.
Schedules
80 Schedules 1 to 3 respectively set out the definition of Reimbursable Cost, the insurance provisions relating to the Project and existing structures and Third Party Rights for Purchasers/Tenants and Funder. The other four schedules to the Appointment are somewhat different from those in other JCTcontracts (including the Trade Contract) in that, rather than containing standard procedures and options which are selected or operated by entries in the Contract Particulars they principally contain important detailed information specific to each appointment, most of which has to be carefully considered and agreed between the Parties. Much information requires to be inserted by the Parties (for example, in relation to the Construction Managers Services and Site Facilities and Services), whilst other schedules (for example, Schedule 1, Definition of Reimbursement Cost) contain the JCT agreed provisions. Although this gives flexibility to tailor the form to the needs of any particular Project, it also means that great care must be taken to ensure that Schedules 4 to 7 are properly completed. Schedule 1 Definition of Reimbursable Cost 82 83 The Reimbursable Cost comprises the cost of the Construction Managers personnel, costs incurred in the provision of Site Facilities and sundry costs. In respect of the Construction Managers personnel, these must either be listed in the Contract Particulars or the Employer must have agreed to additional or replacement personnel. Reimbursement in respect of personnel is either by reference to a definition of cost contained within Schedule 1 or by reference to a lump sum or rate(s) agreed between the Parties and either set out or referred to in the Contract Particulars against the entry to Clause 4?1 and Schedule 1, paragraph 1?2. The Employer is not obliged to pay for personnel whose utilisation he has not agreed to. Site Facilities are to be listed in Schedule 6. Schedule 1 contains a wide ranging list of items allowable as sundry costs, including payments to statutory undertakers, payments for utilities, office furnishings and equipment, telephone charges, certain insurance premiums, costs of health and safety measures and legal fees in connection with claims. For items falling into this category, the Construction Manager is entitled to be reimbursed the net cost reasonably incurred or alternatively as previously referred to by reference to a lump sum or rate(s). Where agreeing a lump sum or rate in lieu of the actual cost, care must be taken to record precise details as to which it covers and the basis for any adjustment to such sum or amount. Schedule 2 Insurance 87 88 This schedule contains details of the insurance policies to be taken out by the Employer in respect of the Project and any existing structures. In respect of the Project a Joint Names Policy for All Risks Insurance is required for the full reinstatement value (including the Construction Management Fee and other professional fees) of the Project and the replacement value of Site Materials and Site Facilities. Both Parties should be careful to recognise that All Risks Insurance is a defined term, and that the degree of cover (and exclusions) required by that definition are such that not all risks are covered. The Construction Manager is to be a composite insured (i.e. the insurer will not be able to exercise any rights of subrogation against him) up to the issue of the Project Completion Certificate or (in respect of each Section) the Section Completion Certificate for that Section. (In relation to Trade Contractors, who are to be covered under the policy, there is an extension of the policy for defect rectification work, discussed further in relation to section 6 of the Trade Contract Conditions.) Where there are existing structures the Employer is required to take out a Joint Names Policy in respect of damage caused by Specified Perils. The Construction Managers interest as a joint insured continues until the issue of the Project Completion Certificate.
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The Construction Manager has the right to check that the two Joint Names Policies have been duly taken out and to take action to protect his position should the Employer be in default. Schedule 3 Third Party Rights
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Part 1 of Schedule 3 sets out the third party rights for Purchasers and Tenants where clause 7A applies and Part 2 sets out the third party rights for a Funder where clause 7B applies. Each Part is in substantively the same terms as the corresponding collateral warranty. The principal right acquired by a Purchaser or Tenant is a warranty from the Construction Manager that, as at and with effect from Project (or, where applicable, Section) Completion he has managed the procurement in accordance with the Appointment. If the Construction Manager is in breach of this warranty he will be liable to the Purchaser or Tenant for the reasonable costs of repair/renewal/reinstatement, to the extent that the Purchaser or Tenant incurs or becomes liable for such costs. Additionally, if paragraph 1?1?2 of Schedule 3 is stated to apply in Part 2 of the Contract Particulars, the Construction Manager will be liable in respect of other losses incurred by a Purchaser or Tenant up to the maximum liability stated in Part 2 of the Contract Particulars. Where Part 2 of the Contract Particulars does not identify any limit on liability the Construction Manager will have no liability in respect of such other losses, even where paragraph 1?1?2 of Schedule 3 is stated to apply. The principal right acquired by a Funder, which will generally be vested in the Funder at the outset, is a warranty from the Construction Manager that he has complied, and will continue to comply, with the Appointment. The Construction Managers liability in respect of this warranty is unlimited. The Funder also gains step in rights whereby if the Funder terminates the Finance Agreement or if the Construction Manager has the right to terminate his engagement under the Appointment, the Funder then has the opportunity to take over the Appointment and require the Construction Manager to accept the Funders instructions in place of those of the Employer. To give the Funder the opportunity to exercise this right the Construction Manager is required to give the Funder notice prior to exercising any right he has to terminate or treat the Appointment as repudiated. The exercise of this right by the Funder is conditional upon the Funder accepting liability for the payment of any sums due to the Construction Manager, whether that entitlement arises before or after the step in. In respect of both Purchasers/Tenants and the Funder: . the Construction Manager gives the further warranty that no materials have been or will be used in the Project other than in accordance with Good Practice in Selection of Construction Materials (Ove Arup & Partners). . he also warrants that he has, and will maintain, Professional Indemnity insurance in accordance with clause 6?12 of the Appointment. The Purchaser/Tenant or Funder has the right to evidence that it is being maintained and to be notified and consulted should it, at renewal, cease to be available at commercially reasonable rates. . the rights acquired may be assigned twice, subject to written notice having been given to the Construction Manager. Schedule 4 Consultant Team
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The purpose of this schedule is to record or summarise (by reference where appropriate) the terms of the Consultancy Agreements between the Employer and each of the Consultants, with a view to ensuring that the Consultants duties are aligned with the role he will be expected to play on a project procured using the JCT Construction Management documents and that the Consultant is fully aware that the Project is to be managed and executed in that manner. (The identity of the Consultants themselves is (so far as then practicable) to be set out in the Contract Particulars.) Schedule 5 Construction Managers Services
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It is intended that the required listing of Construction Managers Services should either be inserted or identified in Part 1 of Schedule 5. Part 2 is similarly intended to list or identify the listing of Additional Services that may be required.
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98
Model services are set out in Annex A to this Guide, divided between the Pre-Construction Period and the Construction and Post-Construction Periods (Part 1). There is also Part 2, identifying some of the additional services which the Employer may instruct the Construction Manager to perform at an additional cost. The model listings may be used as a base but for each project the Employer and Construction Manager should carefully consider the services required. If the model is used it should be amended accordingly so as to properly reflect these requirements. One important consideration will concern the Construction Managers role in relation to cost control, which will vary depending upon whether or not the Employer has appointed (or intends to appoint) a Cost Consultant as part of the Consultant Team. For the Pre-Construction Period the services are considered against the heads of establishing the Employers requirements, design development, cost planning, Statutory Requirements, programming and procurement. Key tasks during this phase of the Project include preparing the Project Brief, Project Drawings, Project Cost Plan and Project Programme and selecting the Trade Contractors. For the Construction and Post-Construction Periods the services are considered against the heads of setting out, management of Trade Contractors (including, as the Principal Contractor, compliance with CDM requirements), progress, coordination and information control, cost control, management of the site, accounting and records. One of the services required to be provided by the Construction Manager during this phase of the Project is to organise and manage the site, including compliance with the Joint Fire Code. The Construction Manager is empowered and is required to act as the Employers agent in relation to the Trade Contracts but the model conditions (Annex A), if adopted, would impose an important limitation upon his powers whereby he may not without the approval of the Employer instruct, approve or do anything under a Trade Contract which may alter the cost of the Project by more than the amount stated in the Contract Particulars. The Contract Particulars provide for the insertion of such amounts where required. Where there is a limit on the Construction Managers authority it does not affect existing entitlements of the Trade Contractors, or the ability of the Construction Manager in administering the Trade Contract to give effect to them. This means, for example, that if the Employer has consented to the instruction of a particular Variation, neither the fact that the actual value of the Variation may exceed the authority level nor the fact that it exceeds the sum anticipated at the time of the Employers consent affects the Construction Managers ability to properly value and certify payment in respect of that variation. Schedule 6 Site Facilities and Services
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Schedule 6 provides a place to list or identify matters such as site accommodation, welfare facilities, hoardings, access roads, fire fighting equipment and a labour force for general site cleaning duties. Annex B to this Guide provides a checklist of items that may be required. The cost of providing the Site Facilities listed in this schedule forms part of the Reimbursable Cost; care should be taken to avoid duplication with the sundry items treated as Reimbursable Costs as set out in Part 3 of Schedule 1. Schedule 7 Cost Planning and Control
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Schedule 7 is intended to list the services to be provided by the Cost Consultant and is needed only where a Cost Consultant has been or is to be appointed. Annex C to this Guide provides a model of such services, which are considered under the headings of cost planning, procurement and cost control, and it is for the Parties to ensure that the services to be provided properly reflect the requirements of the Employer and the Project. Care should be taken to ensure that there is no overlap between the services to be provided by the Construction Manager (Schedule 5) and those to be provided by the Cost Consultant.
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Trade Contract Specific Provisions
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In Construction Management, the Trade Contractor is directly contracted to the Employer and therefore his roles and responsibilities will be closer to those of a main contractor than a subcontractor. This is reflected in the terms of the Trade Contract which generally follow the provisions of SBC 2005 rather than those of the JCTsubcontracts, save in relation to such matters as practical completion of the Trade Contractors work and the indemnity to the Employer for lateness, rather than liquidated damages.
Trade Contract Articles of Agreement

109 Like the Construction Management Appointment, these follow the standard JCT format, identifying the Parties and then comprising the Recitals, the Articles, the Trade Contract Particulars (Parts 1 and 4) and an Attestation clause. The Trade Contract is for the execution of work (as opposed to the provision of a management service). The Recitals are therefore primarily concerned with identification of the various documents in which particulars of the Works are to be found and which contain financial details. Dependent on the manner in which the Works are defined, these may include a schedule of drawings, a specification, bills of quantities or work schedules. One of the latter three may form the Priced Document and there may also be a priced Activity Schedule. It is envisaged that an Information Release Schedule may also be provided. Facility also exists to identify any Trade Contractors Designed Portion, together with its relevant documents (i.e. Employers Requirements, Trade Contractors Proposals and TCDP Analysis). The Articles set out either the Trade Contract Sum (Article 2A) or (for cases where the Works are to be remeasured) the Trade Contract Tender Sum (Article 2B); they also identify the Construction Manager, CDM Co-ordinator, Principal Contractor and Consultant Team Leader, all of whom are referred to in the Trade Contract. As with the Construction Management Appointment, adjudication is always available and the option exists for the Parties to agree that disputes should, if necessary, be referred to arbitration (Article 8), but if this selection is not positively made within the Trade Contract Particulars the default provision is that final resolution of disputes will, if necessary, be a matter for the courts. In completing the Trade Contract Particulars care must be taken in relation to the definition of Sections and the relevant Completion Periods. The Sections referred to in the Trade Contract are those into which the Project as a whole has been divided, meaning that for each Trade Contract the Sections should be the same. Clearly, the Completion Period for each Trade Contract whether for the Trade Contractors Works as a whole or for such Works in a particular Section will differ depending upon the nature of the works that he is undertaking. The provisions for attestation are the standard JCT form, as previously referred to under the Construction Management Appointment.
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Trade Contract Conditions

Section 1 Definitions and Interpretation 116 117 The format and content of this section largely follows that of SBC 2005. Provision is made for the Final Certificate, unless challenged in the manner required by the Trade Contract, to stand as conclusive evidence as to certain matters, in a similar manner to the Final Certificate under SBC 2005 and certain other JCT main contracts.
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Section 2 Carrying out the Works 118 The Trade Contractors primary obligation is set out in clause 2?1 which requires that he . . . carry out and complete the Works in a proper and workmanlike manner and in compliance with the Trade Contract, the Construction Phase Plan, and other Statutory Requirements, and shall give all notices required by the Statutory Requirements. 119 120 Clauses 2?2 and 2?3 then set out the applicable standards to which the Works must be undertaken including, where applicable, those relating to the Trade Contractors Designed Portion. Works on site are to commence on the expiry of the notice period stated in item 5 of Part 3 of the Trade Contract Particulars. The earliest and latest dates for starting work on site are those stated in item 7 of that part. Once works on site have commenced they must be carried out within the Completion Period for the Works or relevant Section, and reasonably in accordance with the progress of the Project or any relevant Section. The Trade Contractor is required to provide copies of his master programme as soon as possible after the execution of the Trade Contract, and to revise that programme whenever an extension of time is agreed. Where the Trade Contractor is entitled to further information in order to construct the Works that information must be provided to him by the Construction Manager either by the dates set out in any Information Release Schedule or, where the requirement is not identified, at the time that it is reasonably required having regard to the progress of the Works. Where the Works are likely to be completed before the relevant date for their completion, the date for the provision of information is gauged by reference to the regular progress required in order to achieve completion in the Completion Period. The Trade Contract Documents may contain bills of quantities, and those bills may relate to some or all of the Works. To the extent that the Works are defined by bills of quantities the bills are required to have been prepared in accordance with a specified method of measurement; any errors or unstated departures from that method of measurement are to be corrected and treated as a Variation. The Trade Contractor is entitled to an extension of time in similar circumstances to a main contractor under SBC 2005, and the procedure to be followed is similar to that in SBC 2005 with the decision as to the Trade Contractors entitlement being made by the Construction Manager. In comparison with the 2002 edition of the Trade Contract the number of Relevant Events has been reduced, principally through the inclusion of a single Relevant Event dealing with acts, omissions and defaults by the Employer and those for whom he is responsible (Employers Persons). Delay caused by other Trade Contractors would fall into this category. Acceleration is provided for, but practically speaking can only be achieved where there is a substantial measure of agreement between the Parties as to what can be achieved and the financial consequences. The detailed procedure governing submission of an Acceleration Quotation are contained in Part 1 of Schedule 2. Upon practical completion of the Works (or any Section) the Construction Manager is required to issue a certificate to that effect. Additionally, the Trade Contractor must be sent a copy of any Section Completion Certificate or Project Completion Certificate when they are issued by the Construction Manager under the Construction Management Appointment. Where the Trade Contractor fails to complete within the Completion Period for the Works or a Section he has a liability to the Employer in respect of any direct loss and/or expense suffered by the Employer as a consequence. There are no liquidated damages, so such loss and/or expense may include not only such sums as the Employer becomes liable to pay to the Construction Manager and other Trade Contractors as a result of the delay but also such other reasonably foreseeable losses as the Employer may incur as a consequence. There is however an option to limit the Trade Contractors liability for delay. There is no requirement for issue of a non-completion certificate but, where the Employers losses are intended to be withheld from a payment otherwise due to the Trade Contractor, it is important that the provisions of clause 4?12 or 4?14 (in relation to withholding notices) are complied with. The Rectification Period runs from the date of practical completion of the Works until 6 months (unless otherwise stated) from the date of the Project (or Section) Completion Certificate. During this period the Trade Contractor is obliged to make good defects or shrinkages appearing in the Works which arise from
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a failure on his part to comply with the Trade Contract. When this obligation has been complied with the Construction Manager is required to issue a Certificate of Making Good. Each Trade Contract will have its own Certificates of Making Good, meaning that the Trade Contractor is not reliant upon the performance of other Trade Contractors for release of his retention money or agreement of his final account. 129 Because practical completion of the Works by any particular Trade Contractor may occur some time before Project (or Section) Completion the Employer is responsible for protecting the Works once practical completion has occurred. The Trade Contractors obligation in respect of defects excludes matters occurring thereafter that are the consequence of fair wear and tear, failure by the Employer to adequately protect the Works or any act or default of the Employer and those for whom he is responsible (i.e. including the Construction Manager and other Trade Contractors). Where there is a Trade Contractors Designed Portion the Trade Contractor is required to undertake any design work to the standard expected of an appropriate professional consultant such as an architect or consulting engineer, appointed directly by the Employer and not undertaking any construction work. The Construction Manager has power to issue instructions in relation to the integration of the Trade Contractors Designed Portion with the design of the Works and the Project. If the Parties wish, it is possible (except to the extent the contract relates to dwellings and the Defective Premises Act 1972 applies) to limit the Trade Contractors liability in respect of loss of use, loss of profit and other consequential losses arising from a breach of his design obligations to a sum identified in the Trade Contract Particulars. If no sum is inserted in the Trade Contract Particulars then the Trade Contractors liability in respect of these matters will be unlimited. Clause 6?10 requires the Trade Contractor to take out Professional Indemnity insurance in respect of his design liabilities. In completing the design for the Works, the Trade Contractor is not required to take responsibility for either the contents of the Employers Requirements or for verifying the accuracy of any design they contain (clause 2?12?2) but this position is subject to clause 2?16. This provision is intended to counter the possible implications of the 2002 case of Co-operative Insurance Society Ltd v. Henry Boot (Scotland) Ltd. If however the Trade Contractor does identify a deficiency in the Employers Requirements and that deficiency has not been addressed by the Trade Contractors Proposals, then the Employers Requirements are to be modified accordingly and the modification is to be treated as a Variation. The only exception to this is where the deficiency relates to a divergence from the Statutory Requirements, in which case it is not treated as a Variation unless the Statutory Requirements have changed since the Base Date (clause 2?16). Where there is a Trade Contractors Designed Portion the Trade Contractor must provide as-built drawings (in addition to any information he may be obliged to provide under the CDM Regulations for the health and safety file) and also grant a licence to the Employer to copy and use the Trade Contractors Design Documents for specified purposes. Section 3 Control of the Works 134 Except where otherwise stated in the Trade Contract the Construction Manager has full authority to act on behalf of the Employer under the Trade Contract and the Trade Contractor is entitled to assume that any act of the Construction Manager under the Trade Contract has been authorised by the Employer. It should be noted that these provisions are only applicable to acts under the Trade Contract meaning that, for example, the Construction Manager is not authorised to vary the terms of the Trade Contract itself or enter into other contracts on behalf of the Employer. Equally, where an action is specifically stated to be that of the Employer, e.g. approval of sub-contracting of any design work, the Trade Contractor should ensure that the consent comes from the Employer or that he has otherwise approved it. On the other hand, it is the Construction Managers consent that is required to any sub-contracting of construction work, although this also is not to be unreasonably delayed or withheld. In the case of any sub-contracting, the Trade Contract also stipulates certain conditions (in relation to termination, materials on site, access to premises and the payment of interest) that must be contained in any sub-contract. Where the Construction Manager issues instructions these must be in writing, although there is a procedure for confirmation of oral instructions. Provided that the Construction Manager is empowered to issue the instruction under the Conditions (as would be the case with, for example, Variations, the expenditure of
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provisional sums, opening up and testing, postponement of the Works etc.), and issues it in writing then, subject to some limited exceptions, the instruction must be complied with by the Trade Contractor. Should the Trade Contractor fail to comply with an instruction within 7 days of a notice from the Construction Manager requiring compliance the Employer may engage others to comply with the instruction and any additional costs the Employer may incur as a consequence are taken into account in the calculation of the Final Trade Contract Sum. 138 Where work has been found not to be in accordance with the Trade Contract, whether as a result of instructed opening up and testing or otherwise, the Construction Manager has similar options open to him as an architect under SBC 2005. These include the right to instruct reasonable further opening up and testing, the right to instruct the removal of the defective works from site and the right to accept the defective work, but make a financial adjustment within the final account. In deciding whether any further opening up and testing is reasonable regard should be had to the Code of Practice set out in Schedule 4. The attendances to be provided free of charge by the Construction Manager are to be agreed and detailed in the Trade Contract Particulars; these will normally form part of the Site Facilities to be provided under the Appointment. If, by agreement, the Construction Manager provides other attendances these are to be paid for by the Trade Contractor (to the Employer) at either an agreed price stated in the Trade Contract Particulars or, if none has been agreed, a fair and reasonable price. Section 4 Payment 140 As identified by the use of either Article 2A or Article 2B the Trade Contractor can be paid on the basis of either a lump sum (possibly incorporating bills of quantities), adjusted for Variations (the Adjustment Basis) or by measurement and valuation of the work executed (the Remeasurement Basis). In either case the final amount paid to the Trade Contractor is the Final Trade Contract Sum. Interim payments are made on the basis of either stage payments or interim valuations (depending on the option selected in the Trade Contract Particulars), with Interim Certificates being issued by the Construction Manager within 14 days of either the date for application for interim payment or the achievement of an identified stage. Both the application date and the stages are identified in (or by) the Trade Contract Particulars. Once issued the final date for payment is 14 days later. An advance payment may be agreed; where that is the case, payment is subject to the provision of an advance payment bond if the Trade Contract Particulars state that that is required (a form for which is set out in Schedule 6, Part 1). Provision is made for payment in respect of materials on site and also Listed Items of off-site materials, identified by the Trade Contract Particulars. Payment in respect of such items may be subject to the provision of an off-site materials bond (see Schedule 6, Part 2). Retention is not mandatory, and the Parties are able to agree what percentage (if any) is to be retained. Where no Retention is deducted then provision is made for a retention bond to be provided by the Trade Contractor, should the Parties so agree (see the Trade Contract Particulars and Schedule 6, Part 3). The rules governing the holding and release of the Retention by the Employer follow the format adopted by SBC 2005. The contract no longer makes detailed provision in relation to the CIS or VAT, which fall to be applied to payments in accordance with the relevant statutory provisions. Provision is made for fluctuations, allowing tax, full and formula fluctuations to be applied in interim valuations, the detailed provisions for which are contained in Schedule 7 and also in Part 4 of the Trade Contract Particulars where formula fluctuations apply. The Trade Contract reflects the Housing Grants, Construction and Regeneration Act 1996, with express provision for payment and withholding notices and also the right to suspend work in the event of nonpayment. Where suspension occurs the Trade Contractor is entitled to both an extension of time and the reimbursement of any loss and/or expense incurred as a consequence. The final account for each Trade Contract is prepared separately, with the Trade Contractor required to send to the Construction Manager, within 3 months of practical completion of the whole of his Works, such documents as are necessary for calculating the Final Trade Contract Sum. From receipt of these documents the Construction Manager then has 3 months to prepare and send to the Trade Contractor a
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provisional calculation of the Final Trade Contract Sum. Within 2 months of the later of the expiry of Rectification Period, the issue of the Certificate of Making Good or last such Certificate (where there are Sections) or the issue by the Construction Manager of statement of the calculation of the Final Trade Contract Sum, the Construction Manager is required to issue the Final Statement in relation to the Trade Contract, setting out the Final Trade Contract Sum, amounts paid and the amount due to or from the Employer (as the case may be). 148 Provisions in relation to loss and/or expense generally follow those in SBC 2005 in that the list of Relevant Matters is shortened by a general ground of impediment, prevention or default on the part of the Employer or Employers Persons. This covers acts, omissions and defaults of the Construction Manager and other Trade Contractors. Section 5 Valuation of Work and Variations 149 Variation has the same meaning as in SBC 2005 (i.e. a change to either the Works that the Trade Contractor is required to undertake or the manner in which he is required to undertake them) and generally is either to be valued as a Variation (if the Adjustment Basis applies) or taken into account in the Construction Managers remeasurement and valuation of the Works (where the Remeasurement Basis applies). Alternatively, there is the Variation Quotation procedure under clause 5?3 and Schedule 2, Part 2. The Valuation Rules are similar to those in SBC 2005. There are separate rules for valuations in respect of a Trade Contractors Designed Portion (whether on the Adjustment Basis or Remeasurement Basis), whereby the valuation is required to be consistent with the values set out in the TCDP Analysis and include for the omission or addition of relevant design work. Section 6 Injury, Damage and Insurance 152 Clauses 6?1 and 6?2 contain indemnities from the Trade Contractor to the Employer similar to those given by the Construction Manager under the Appointment in relation to claims made against the Employer in respect of death, personal injury or damage to property (other than the Project and Site Materials). These indemnities are supported by an obligation upon the Trade Contractor to take out and maintain liability insurances, to the limits of cover that are required by either legislation (as employer) or the Trade Contract Particulars. Responsibility for insuring the Project, Site Facilities, Site Materials and any existing structures (which include parts of the Project which the Employer has taken over) rests with the Employer who must take out Joint Names Policies. Details of the cover to be provided and the extent to which the Trade Contractor is to be named as an insured are set out in Schedule 3. Section 6 contains the relevant definitions required to interpret Schedule 3. Where the Trade Contractor has sub-contractors the Joint Names Policy in respect of the Project is required either to provide recognition of each sub-contractor or to include a waiver of the insurers rights of subrogation against them in respect of loss or damage caused by Specified Perils. There is no similar requirement in respect of the Joint Names Policy for any existing structures. If Terrorism Cover is withdrawn by the insurer after it has been effected the Employer has the option of either terminating the Trade Contractors employment under the Trade Contract or electing to continue with the Project and carry the cost of restoring any Works damaged by terrorism. Where there is a Trade Contractors Designed Portion the Trade Contractor is under an obligation to take out and maintain Professional Indemnity insurance for the amount, and on the terms, stated in the Trade Contract Particulars. These terms concern the extent of indemnity provided and the period for which the insurance is required to be maintained. The Trade Contract Particulars also provide for separate optional covers both for pollution and contamination claims and for asbestos and fungal mould. These recognise that cover (where required for those types of claims) is generally available only in an aggregate annual amount and not (as under the policy generally) for an amount per claim or series of claims arising out of a single event. Certain of those risks may not be relevant in every case and, as stated in relation to the Trade Contract Particulars, should not be required when it is clearly not relevant. The Trade Contractors obligation to maintain the insurance by renewing it, is subject to it being available at commercially reasonable rates, and should it not be available at such rates the Trade Contractor is required to notify
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and consult with the Employer. Where third party rights or collateral warranties have been granted this obligation to notify and consult also extends to Funders, Purchasers and Tenants (see Schedule 5). Section 7 Assignment, Guarantees, Third Party Rights and Collateral Warranties 157 158 159 Clause 7?1 provides that assignment of the Trade Contract (by either Party) requires the written consent of the other. An optional provision (selected by an entry in the Trade Contract Particulars) requires the Trade Contractor to provide a performance guarantee from either an approved surety or any parent company. As under the Appointment rights for Purchasers, Tenants and Funder are conferred either by means of third party rights utilising the Contracts (Rights of Third Parties) Act 1999 or by giving collateral warranties. The rights conferred are those set out in Schedule 5 (Third Party Rights) or in the relevant standard form of collateral warranty (i.e. TCWa/P&T or TCWa/F); bar minor consequential changes these are substantially in the terms of SBC 2005 and JCT Warranties CWa/P&T and CWa/F and only differ slightly from those given by the Construction Manager. Section 8 Termination 160 Section 8 contains provisions whereby the Trade Contractors employment under the Trade Contract may be terminated. As it is only the employment which is terminated, the relevant contractual provisions continue to apply after the termination. The Employer has a right to immediately terminate the Trade Contractors employment if the Trade Contractor is insolvent or commits an act of corruption. Additionally, the Trade Contractors employment can be terminated if he suspends the carrying out of the Works without reasonable cause, fails to proceed regularly and diligently, fails to remove defective work or materials when instructed, fails to obtain the Employers consent to sub-contracting, assigns the Trade Contract without the Employers consent or fails to comply with his obligations under the CDM Regulations and fails to remedy the default within 14 days of receipt of a warning notice from the Construction Manager. Any notice of termination is required to be given within 10 days from the expiry of the warning notice or, if not given then, may be given within a reasonable time following a repeat of the notified default. Similarly, the Trade Contractor has the right to terminate his employment immediately if the Employer is insolvent and may also, on 14 days warning notice, terminate his employment within 10 days of the expiry of that notice if the Employer defaults in making payment, obstructs the issue of a certificate, assigns the Trade Contract without consent, fails to comply with his obligations in relation to the CDM Regulations or suspends the carrying out of the Works for a specified period. Either Party may choose to terminate the Trade Contractors employment where the Works are suspended for a substantial period due to a specified cause, beyond the control of either Party, and additionally the Employer may terminate the Trade Contractors employment if he decides at any point not to continue with the Project. The financial consequences of termination are also dealt with in section 8, and depend upon the reasons for the termination. Where the Employer terminates other than on the ground of prolonged no-fault suspension or discontinuance of the Project he can recover the loss and/or damage that he suffers as a result, as can the Trade Contractor where he terminates for the Employers breach or insolvency or if the Employer discontinues the Project or is responsible for prolonged suspension through loss or damage by a Specified Peril. Section 9 Settlement of Disputes 165 The dispute resolution provisions of the Trade Contract are substantially the same as those in the Construction Management Appointment, save that: . where a dispute concerns whether or not an instruction for further opening up and testing was reasonable in all the circumstances any adjudicator must either be technically experienced in the specialist area under consideration or obtain advice from an independent expert in that field. . where the arbitration option applies under the Appointment, the Employer is required to ensure that each Trade Contract is entered into on the same basis.
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Schedules
166 With limited exceptions, the format and content of the Schedules is similar to that of SBC 2005. Schedule 1 Trade Contractors Design Submission Procedure 167 This procedure applies where there is a Trade Contractors Designed Portion and he is required to produce Design Documents, subject to any modification in or unless disapplied by the Trade Contract Documents (clause 2?8?3). It is intended to allow the Construction Manager and relevant Consultants the opportunity to review and comment upon the compliance of those designs with the Trade Contract. Each Design Document prepared by the Trade Contractor is required to be submitted for review and in undertaking that review the Construction Manager is required to mark each document A, B or C. To ensure compliance with this procedure, the Trade Contractor is not entitled to be paid for any work unless it is carried out in accordance with a Design Document that is marked A or B. The only reason that the Construction Manager may mark a Design Document B or C is that it is not in accordance with the Trade Contract, and his written comments must identify why he considers this to be the case. Where the Construction Manager does not return a Design Document, then, after a specified period, it is deemed to have been marked A. Where a document is marked A the Trade Contractor may proceed and execute the Works in accordance with that document. Where it is marked B the Trade Contractor may proceed with the Works provided that he has regard to the comments made and resubmits a revised copy of the document reflecting those comments. Where the document is returned marked C the Trade Contractor may not proceed with the Works, but must resubmit an amended document reflecting the comments or, if he disagrees with the Construction Managers comments and considers the document is in accordance with the Trade Contract, he must, within 7 days of receiving the comment, notify the Construction Manager that he considers compliance with the comment would give rise to a Variation. Upon receipt of such a notification the Construction Manager may either confirm or withdraw the comment. Unless the Trade Contractor follows this procedure, his compliance with a comment will not be treated as giving rise to a Variation. Where the Construction Manager confirms a comment, whether it actually gives rise to a Variation will remain to be determined by reference to the provisions of the Trade Contract. It should be noted that, even where a Design Document is marked A, the Trade Contractor remains responsible for ensuring that the Design Document and the Works are in accordance with the Trade Contract. Schedule 2 Acceleration Quotation and Variation Quotation 174 175 Schedule 2 contains the procedures to be followed for both Acceleration Quotations (Part 1) and Variation Quotations (Part 2). By Part 1, any Acceleration Quotation prepared by the Trade Contractor is required to detail costs and programme effects and contain sufficient supporting information to allow it to be evaluated by the Construction Manager. Additionally, where specifically requested, the quotation is required to identify the additional resources that will be used to achieve the acceleration. Once submitted the Acceleration Quotation is required to remain open for acceptance for 14 days and, if the Construction Manager wishes to accept the quotation, he must do so by means of a Confirmed Acceptance issued within that period. It is not open to the Construction Manager to accept only part of an Acceleration Quotation, other than by agreement. By Part 2, a Variation Quotation is to be submitted within 21 days of receipt of an instruction which contains sufficient information to allow a quotation to be submitted, and it is then to remain open for acceptance for a further 7 days. The quotation itself is to separately identify the cost and time effects of executing the Variation, and also any loss and/or expense that would be incurred. If requested, the quotation should also identify the resources and methods that will be used in executing the work contained in the Variation.
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Where the Construction Manager wishes to accept the quotation he does so by means of a Confirmed Acceptance. Again, unless the Trade Contractor agrees otherwise, the Construction Manager must accept the quotation as a whole (e.g. he may not simply accept the value of the Variation without also accepting any parts of a quotation that deal with the effect of the Variation upon time or loss and/or expense). If the quotation is not accepted, the Construction Manager must confirm whether he wishes the Variation to be carried out or not. If the Variation is to be carried out, the Valuation Rules will apply and any consequent entitlement to extension of time and loss and/or expense will be determined in accordance with the Trade Contract. Neither the Construction Manager nor the Employer may use the Trade Contractors quotation for any other purpose unless it has been accepted, i.e. it is not open to the Construction Manager to value the Variation by reference to parts of the quotation. Where an Acceleration Quotation or Variation Quotation is not accepted the Trade Contractor is entitled to be paid his fair and reasonable cost of preparing the quotation, provided that it was prepared on a fair and reasonable basis. Schedule 3 Insurance
179
180
181 182
This schedule contains details of the insurance policies to be taken out by the Employer in respect of any existing structures and the Project. In respect of the Project a Joint Names Policy for All Risks Insurance is required for the full reinstatement value (including professional fees) of the Project and the replacement value of Site Materials and Site Facilities. Both Parties should be careful to recognise that All Risks Insurance is a defined term, and that the degree of cover (and exclusions) required by that definition are such that not all risks are covered. The Trade Contractor is to be a joint insured (i.e. the insurer will not be able to exercise any rights of subrogation against him) until either the issue of the Project Completion Certificate or, where there are Sections, the relevant Section Completion Certificate. Additionally the Employer is required to extend cover to the Trade Contractor as joint insured in respect of any loss or damage occurring after practical completion but prior to the issue of any relevant Certificate of Making Good where the loss or damage arises either as a consequence of a cause occurring prior to practical completion of the Works (or such works in the relevant Section) or is occasioned by the Trade Contractor while rectifying defects. Where there are existing structures the Employer is required to take out a Joint Names Policy in respect of damage caused by Specified Perils. The Trade Contractors interest as a joint insured then continues until the issue of the certificate of practical completion of the Works. Provisions exist whereby the Trade Contractor can verify the existence of the various Joint Names Policies and take action to protect his position should the Employer be in default. Schedule 4 Code of Practice
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185
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This schedule sets out the matters to be taken into consideration in determining whether an instruction requiring opening up or testing after the discovery of non-compliant works is fair and reasonable. Schedule 5 Third Party Rights
187 188
This schedule sets out the third party rights that are granted to Purchasers and Tenants (Part 1) and Funders (Part 2) where clauses 7A and 7B apply. The rights given by a Trade Contractor to a Funder, Purchaser or Tenant are substantially the same as those given by the Construction Manager. Schedule 6 Forms of Bonds
189
Schedule 6 contains the standard JCT wording agreed with the British Bankers Association for an Advance Payment Bond (Part 1), a Bond in respect of payment for Off-site Materials and/or Goods (Part 2) and a Retention Bond (Part 3).
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Schedule 7 Fluctuations Options 190 Schedule 7 contains the detailed provisions necessary to operate the fluctuations options, where one of these is selected by means of the Trade Contract Particulars. The three options offered are contribution levy and tax fluctuations (Fluctuations Option A), labour and materials and tax fluctuations (Fluctuations Option B) and formula adjustment (Fluctuations Option C). Where Fluctuations Option C is selected, reference is made to Part 4 of the Trade Contract Particulars (which contains certain detailed provisions) and also to the JCT Formula Rules. The Parties should ensure that the Priced Document contains the information necessary to operate these rules, especially as regards the treatment of specialist trades.
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Annex A
Model Schedule 5 Construction Managers Services
Introduction
1?1 ? The services set out are a model only of the services that may be required from the Construction Manager. If this model is to be used the services will need to be modified to meet particular requirements. For example, depending on the date of the Construction Managers appointment, some of the services in the model may already have been provided by consultants previously appointed by the Employer. Deletions or variations will be needed where a Cost Consultant is appointed, depending on the services to be provided under Schedule 7. Alterations required to the printed text must be clearly shown and initialled by the Parties. Alternatively, where considerable changes to the model would be required, it may be preferable to use a bespoke document that contains those services and refer to this in Schedule 5. Care must be taken to ensure that the services do not conflict with the Conditions or the other Schedules.
Part 1: Services Pre-Construction Period

2?1 ? The Construction Manager shall supply the services set out at paragraphs 2?2 to 2?7 during the PreConstruction Period and thereafter as necessary. Establishing the Employers Requirements 2?2 ? ?1 Within a reasonable period from receipt of the Employers Initial Brief submit detailed comments and advice to assist the Employer in identifying and defining the Employers objectives and requirements and in preparing the Project Brief (where such Brief is required). Advise on the strategy adopted or to be adopted for the procurement and for the carrying out and completion of the Project. Advise on the selection of, manage and instruct any specialist inspection agencies that may be required.
?2 ?3
Design Development 2?3 ? During the design process, which is the primary responsibility of the Consultant Team, the Construction Manager shall: ?1 attend such meetings as the Consultant Team Leader considers necessary and arrange such meetings as he considers necessary with the Employer, the Consultant Team, the CDM Co-ordinator and any proposed Trade Contractors who are to provide a design service; recommend economies in buildability, methodology, cost and time that are consistent with the Employers objectives and requirements as given in the Employers Initial Brief and with sound construction practice; regularly review and comment upon the design and the progress of the Project Drawings, any other relevant drawings and the Project Specification and (where the Construction Manager is not the Principal Contractor) on the Principal Contractors Construction Phase Plan, with particular reference to compliance with safety requirements and the revisions and updates of the Construction Phase Plan and the other obligations of the Principal Contractor; and similarly in regard to documentation being prepared for the Trade Contracts, including drawings and specifications; advise upon the selection, availability and price of materials and goods; advise upon methods of working, building systems and equipment and alternative design solutions;
?2
?3
?4 ?5
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?6 ?7
advise upon the proposed requirements for Trade Contractors to carry out off-site design and off-site manufacture of components for incorporation in the Project; advise on all aspects of added value and buildability in relation to the proposed design for each element of the Project, advise on the feasibility of construction tolerances and suggest any changes to design which could be made with a view to reducing the incidence of labour disputes; advise on the need for pre-construction works e.g. exploration works, mock-ups, tests on components; advise on any inconsistencies, where found, in any preliminary information issued for comment or in the information issued for construction purposes;
?8 ?9
?10 advise the Employer and cooperate with the Consultant Team on the measures necessary to satisfy the Statutory Requirements (other than planning permission) and their cost implications and suggest, where possible, alternative proposals. Cost Planning 2?4 ? ?1 Together with the Employer and the Consultant Team, consider and assist in the preparation and agreement with the Employer and those consultants of the Project Cost Plan. In particular the Construction Manager should: ?1 ?2 ?3 ?4 ?2 ?3 obtain budget costs of systems, assemblies, equipment and materials; evaluate costed alternative materials, construction techniques, and installation methods; advise on current pricing levels and trends in the area of the Project; prepare a cash-flow forecast for the Project.
Where a Cost Consultant is not appointed, prepare and obtain the agreement and signatures of the Employer and the Consultant Team to the Project Cost Plan and append his own signature. Where there is a Cost Consultant, agree and append his signature to the Project Cost Plan prepared by the Cost Consultant.
Statutory Requirements ? 2?5 ?1 Liaise with local authorities and Statutory Undertakers in connection with road closures, traffic restrictions, hoardings, services, mains diversions and connections and the like and, by managing the process, ensure that the arrangements made on these matters comply with their requirements to the benefit of the Project. Advise the Employer on the need to place orders with Statutory Undertakers and thereafter manage the implementation of the work. As agent for the Employer monitor compliance with the Statutory Requirements by all Trade Contractors and verify that all necessary approvals have been obtained and advise accordingly.
?2 ?3
Programming ? 2?6 ?1 ?2 Where required by the Employer, define the Sections into which the Project is to be divided. Following consultation with the Consultant Team, prepare the Project Programme, clearly identifying the Sections, the critical path, lead times and key milestones agreed with the Employer. Obtain the agreement and signatures of the Employer and the Consultant Team to the Project Programme and append his own signature. As soon as it is practicable but in any event before any tenders are invited for any Trade Contract, prepare in liaison with the Consultant Team a detailed week by week programme which lists all Trade Contracts identified in the Project Cost Plan and shows how the execution of the Project is to be achieved.
?3
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?4
As soon as it is practicable and in any event before tenders are invited for any Trade Contract, prepare in liaison with the Consultant Team and the Employer a tender events schedule giving earliest start and anticipated finish dates for each trade element given in the Project Cost Plan. Expand, update and adapt the Project Programme in liaison with the Employer and the Consultant Team as necessary to reflect further information, Trade Contractors detailed programmes or changed circumstances. When appropriate, make proposals for the acceleration of all or part of any Trade Contract. In agreement with the Consultant Team and subsequently with the Employer, prepare drawing and information release schedules giving dates for the release of information by the Consultant Team and by Trade Contractors to the Consultant Team and showing, inter alia, procurement periods for major items of materials and equipment. Incorporate in such drawing and information release schedules design approval procedures that allow the Construction Manager and the Consultant Team to comment within a reasonable period of receiving such information and a provision for information to be available for a reasonable period before it is required by a Trade Contractor. Expand, update or adapt the drawing and information release schedules as necessary to reflect further information, Trade Contractors detailed programmes or changed circumstances. Advise the Employer and the Consultant Team at meetings and in writing of the implications of such expansion, updating or adaptation.
?5
?6
?7
Procurement 2?7 ? ?1 Advise the Employer, after agreement with the Consultant Team, on an appropriate division of the Project into various Trade Contracts for execution by Trade Contractors and/or Statutory Undertakers. Agree with the Employer and the Consultant Team the allocation against each Trade Contract in the Project Cost Plan. Ensure that all work comprising the Project (except work which forms part of the Reimbursable Cost or comes within paragraph 4?1?2 of this Schedule) is included in a Trade Contract. Prepare in consultation with the Consultant Team lists of suitable contractors from whom tenders may be invited for each Trade Contract. Advise and agree with the Employer an appropriate tender list and obtain references and appraise the resources of each proposed tenderer. Consider with the Employer whether the Trade Contract (CM/TC) or a Special Trade Contract is to be used. Agree with the Employer effective tendering procedures having regard to the time available, quality, cost and (where relevant) public procurement requirements. As appropriate, interview, together with the Employer and Consultant Team, each proposed tenderer to ascertain their suitability and to describe the nature of the Project, the scope of the work, the duties and functions of the Construction Manager (as agent for the Employer under the Trade Contract) and of the Consultant Team, and such other factors that may be reasonably necessary to secure the interest of tenderers in providing competitive tenders. Obtain from the Consultant Team tender designs, drawings, bills of quantities and specifications and procure or prepare such pricing schedules, scopes of works, programmes, health and safety documentation and site rules as are necessary to obtain competitive tenders from Trade Contractors. Check for adequacy, consistency and completeness. Reproduce and collate the various documents and dispatch the same on behalf of the Employer to the agreed tenderers. Interview, in conjunction with the Consultant Team where appropriate, each tenderer during the tender period to ensure that their tenders will comply with the tender documents. Open all tenders received in the presence of the Employer and Consultant Team. Provide to the Employer and to the Consultant Team a tender report in tabulated form recording the tenders received. Interview tenderers, in conjunction with the Consultant Team, as appropriate to resolve any matters raised by the analysis and to consider possible economies. Analyse, in consultation with the Consultant Team, the tenders received and issue to the Employer a written report agreed with the Consultant Team setting out the analysis of the tenders and recommending a contractor with whom the Employer should enter into a Trade Contract, or if the Construction Manager and the Consultant Team Leader cannot make a joint recommendation, setting out their respective recommendations and their reasons.
?2
?3
?4
?5
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?7
Conduct any negotiations that may be appropriate to finalise the Trade Contracts and arrange for the Employer and Consultant Team to participate as required. Prepare and collate the Trade Contract documentation for execution by the Employer and Trade Contractors. Advise the Employer in consultation with the Consultant Team of any materials or plant which should be ordered by the Employer prior to the placing of the appropriate Trade Contract in order to expedite completion in accordance with the Project Programme. Prepare in consultation with the Consultant Team the necessary documentation and expedite delivery of the purchased items. Until the Project Completion Certificate, submit monthly reports to the Employer in consultation with the Consultant Team, highlighting progress, achievements, critical issues and proposals for managing them. Progress will be reported by reference to design, procurement, manufacture, construction, quality, health and safety, commissioning and handover.
?8
?9
Construction Period and Post-Construction Period

3?1 ? The Construction Manager shall supply the services set out at paragraphs 3?2 to 3?8 during the construction period and post-construction period (in addition to those services he is required to supply during the PreConstruction Period but which remain necessary during either or both of these periods): Setting Out 3?2 ? Procure the establishment of all datums and basic setting out of the Project and generally co-ordinate setting out carried out by Trade Contractors. Management of Trade Contractors (including, as the Principal Contractor, compliance with CDM requirements) ? 3?3 ?1 Upon receipt of the Employers approval of a Trade Contractors tender, immediately notify the Trade Contractor and make all necessary arrangements for the execution of a Trade Contract and of any other documents, deeds or bonds required by the tender documents. Reproduce from suitable originals supplied by the Consultant Team all necessary copies of drawings issued for the purposes of construction and deliver them to such Trade Contractors and Statutory Undertakers as are identified by the Consultant Team. Provide and deliver further copies of such drawings for the use of the Employer and the Consultant Team. Issue a notice to each Trade Contractor to commence work on site. Issue instructions and directions to the Trade Contractors as required in writing by or on behalf of the Employer. The Construction Manager has no authority to issue any instruction or give any approval or do any other thing pursuant to a Trade Contract which would or might alter the cost of the Project to the Employer by more than the limits set out in the Contract Particulars[2] without first referring the matter in writing to the Consultant Team Leader, the Cost Consultant and the Employer, with his comments. These limits do not apply to existing entitlements of the Trade Contractors or restrict the Construction Managers ability to administer the terms of the Trade Contracts so as to give effect to them. The Employer shall notify the Construction Manager in writing within 3 clear Business Days of receipt of any reference from the Construction Manager of his approval or disapproval of it. If the Employer fails to notify the Construction Manager within 3 clear Business Days, the Employer shall be deemed to have given his approval. The Construction Manager shall immediately copy to the Employer, the Consultant Team Leader and the Cost Consultant all instructions, approvals and other things issued or given by him pursuant to a Trade Contract. Receive and check all applications for payment from Trade Contractors, ensure the preparation of valuations as necessary in accordance with the terms of the Trade Contracts and comment to the Consultant Team and Employer. Agree administrative procedures with the Employer for submitting applications and valuations and for resolving any queries arising in connection with them. Promptly issue to the Employer (with a copy to the Trade Contractors) all certifications for payment at such times as required by and in accordance with the Trade Contracts.
?2
?3 ?4
?5
[2]
If this provision becomes a part of Schedule 5 of the Construction Management Appointment, it will be necessary to insert the amount of the limits in the Contract Particulars provided for these items.
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?6 ?7
Prepare and serve notices where necessary or appropriate in accordance with Statutory Requirements and the relevant provisions of the Trade Contracts, including payment notices and withholding notices. Receive and co-ordinate all shop drawings, product data and samples and check their conformity with information contained in other related documents and transmit them to the Consultant Team for approval. Establish and implement procedures for expediting, processing and approval. After consultation with the Consultant Team Leader, issue certificates of practical completion in accordance with the Trade Contracts and advise the Employer of their issue. Monitor compliance with the CDM Regulations including compliance with the Construction Phase Plan.
?8 ?9
?10 Review and report to the Employer and Cost Consultant on any variations which result from on-site considerations (including, but not limited to, Construction Managers instructions) and report and advise on the associated cost and time implications, including, if appropriate, the cost and time implications under other Trade Contracts. ?11 Carry out such inspections as are necessary to ensure compliance with the Trade Contracts. Inform the Consultant Team of defects in workmanship and/or materials apparent from such inspections and take appropriate action to have such defects corrected in accordance with the instructions of the Consultant Team. Supervise the making good of defects and after consultation with the Consultant Team Leader issue the Certificates of Making Good under the Trade Contracts and advise the Employer of their issue. ?12 With the relevant Trade Contractors assistance, prepare the necessary commissioning documentation and check that all plant equipment and materials are complete, prior to advising the Consultant Team of the programme of testing and witnessing. Manage the commissioning of the Project, tabulate the outcome of the various tests, prepare an action/activity schedule of works which may require rectification and provide the Employer and the Consultant Team with proposals for such rectification work. ?13 Check and approve with the Consultant Team Leader and provide the Employer with a detailed technical specification and drawings showing the Project as built and produce bound volumes (with 4 copies of each) of all operating and maintenance manuals and the health and safety file for the Project. ?14 With the assistance of the Cost Consultant, collate and assess any Trade Contractors claims relating to loss and/or expense, extensions of time or variations and report to the Employer and the Consultant Team Leader. Identify and inform the Consultant Team Leader and the Cost Consultant as soon as practicable of any sums to be contra-charged to the Trade Contractors and conduct such negotiations with the Consultant Team Leader and/or the Cost Consultant as may be appropriate in connection therewith and with the Trade Contractors. Progress, co-ordination and information control 3?4 ? ?1 ?2 ?3 ?4 Provide all management, control, administration and planning of Trade Contractors work. Review Trade Contractors methods of working and temporary works with regard to their adequacy and safety. Manage and co-ordinate the work of Trade Contractors. Make visits as necessary to the premises of Trade Contractors and their suppliers where located in the United Kingdom (or overseas, where agreed in writing with the Employer). Conduct regular meetings with the Trade Contractors to monitor all aspects of progress both on-site and off-site relevant to the Project Programme and to review all information requirements, and provide monthly written reports of those meetings to the Employer and the Consultant Team Leader. Arrange and chair site progress meetings at intervals agreed with the Employer and the Consultant Team. Prepare and circulate minutes of such meetings. Expand, update and adapt the Project Programme as necessary until completion of the Project to reflect the Trade Contractors detailed programmes, any extensions of time given under any Trade Contract or any changed circumstances. Report to the Employer and the Consultant Team on any expansion, updating or adaptation of the Project Programme and provide to the Employer and the Consultant
?5 ?6
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Team such information in relation thereto as is reasonably required. Carry out any further programming exercises that may be agreed with the Employer. ?7 ?8 After consultation with Trade Contractors prepare short period programmes for use in co-ordinating the work of Trade Contractors. Expand, update and adapt in conjunction with the Consultant Team the Construction Managers drawing and information schedules for the release of information as necessary to reflect the Trade Contractors detailed programmes, extensions of time awarded under any Trade Contract and any changed circumstances. Discuss and agree the same with the Employer. Expedite and co-ordinate the supply of information to be provided by the Trade Contractors and by the Consultant Team and report to the Employer as necessary but not less than monthly. Advise the Employer of any objections the Construction Manager may have to drawings or other information provided by the Consultant Team.
?9
?10 Advise the Employer and the Consultant Team of any action that it may be necessary for the Employer to take in connection with any of the Trade Contracts or the Trade Contractors. Report to the Employer on all matters related to the progress and quality of the Project. Consult with the Consultant Team on any matter which may cause delay to the completion of the Project. Cost control 3?5 ? Monitor the actual expenditure in connection with the Trade Contractors against the Project Cost Plan and produce reports for the Employer, immediately advising the Employer and the Consultant Team of any deviations from that plan. Advise the Employer and the Consultant Team on anticipated expenditure in connection with the Trade Contractors and on any items likely to impact on either the final accounts under the Trade Contracts or the Project Cost Plan. Monitor and report to the Employer on actual and anticipated expenditure by the Construction Manager on items of Reimbursable Cost against the Project Cost Plan and immediately advise the Employer and the Consultant Team of any deviation. Generally, endeavour to keep costs to a minimum consistent with the Employers requirements, good construction practice and the Project Programme. Management of the site ? 3?6 ?1 Organise and manage the site during the Construction Period with regard to the CDM Regulations and all other safety precautions, fire protection (including compliance, where relevant, with the Joint Fire Code), security (including the restriction of access to the site to authorised persons only), transportation, delivery of goods, materials, plant and equipment (including that of the Trade Contractors), control of pollution, maintenance of good personnel and labour/industrial relations. Prepare and issue a manual of rules and regulations to be observed by all persons on the site. Establish and maintain a liaison with occupiers of nearby buildings and others to facilitate the uninterrupted progress of the Project. Provide such management services as the Employer may reasonably require in relation to the procurement, delivery and storage of materials ordered by the Employer for the Project.
?2 ?3
Accounting 3?7 ? ?1 ?1 Collate and check applications for payment from Trade Contractors for compliance with the Trade Contract and after consultation with the Consultant Team Leader, submit the certifications to the Employer for their payment. On the issue of payment certificates under the Trade Contracts advise the Employer regarding the CIS. In collaboration with the Cost Consultant expedite the verification of the Trade Contractors dayworks and agree their value. Assist the Employer to keep proper accounts of all monies expended pursuant to the Trade Contracts. Provide him with copies of such information and documents sent to or received from
?2 ?3 ?4
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the Trade Contractors and any of the Construction Managers sub-contractors at the same time as they are sent or received. ?5 Prepare interim and final statements of account for each of the Trade Contracts, and report to the Employer by means of a regular accounts settlement register and obtaining thereafter from each of the Trade Contractors agreement to the relevant interim or final settlement of account, as the case may be, and signature thereon. Keep proper accounts of all expenditure forming part of the Reimbursable Cost.
?2 Records 3?8 ? ?1
Maintain complete and accurate records and provide the Employer and the Consultant Team with such copies of correspondence and minutes of meetings as may be necessary and any other documentation issued or sent to the Trade Contractors, Statutory Undertakers or others which the Employer and the Consultant Team would not otherwise receive. As agent for the Employer obtain as relevant from each Trade Contractor full operating and maintenance manuals and procure record and as-built drawings as required under the Trade Contracts and all information reasonably required by the Construction Manager as the CDM Co-ordinator or, where the Construction Manager is not the CDM Co-ordinator, by the CDM Co-ordinator for the preparation of the health and safety file(s) relating to the Project.
?2
Part 2: Additional Services

4?1 ? Subject to clause 5?1 the following additional services shall be provided by the Construction Manager at the Employers instruction under clause 2?1?2: ?1 ?2 Settlement of the terms of the Project Brief. Services in relation to work forming part of the Project to be executed by persons who are not Trade Contractors and/or work not forming part of the Project to be executed on the site during the Construction Period by persons who are not Trade Contractors. Services in respect of the replacement of work damaged by the occurrence of any event which is the subject of a Joint Names Policy or an Excepted Risk during the Construction Period. Services required as a result of insolvency of a Trade Contractor or in respect of a default by a Trade Contractor not due to any negligence or default of the Construction Manager. Services related to assisting the Employer in pursuing or defending any claim in respect of Trade Contractors, including in adjudication, arbitration or litigation if necessary. Such services as may reasonably be required by the Employer to secure completion of the Project provided that they are not inconsistent with this Contract.
?3 ?4 ?5 ?6
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Annex B
Model Schedule 6 Site Facilities and Services
The Site Facilities and services are a model checklist only for Schedule 6. Care must be taken to avoid duplication with the sundry items treated as Reimbursable Cost, as set out in Part 3 of Schedule 1. 1 Determining any levels which may be required for the execution of the Project. Providing Trade Contractors by way of accurately dimensioned drawings with such information as will enable them to set out the Works. Provision, equipment, maintenance and cleaning of suitable general site offices for the use of the Construction Manager and the Consultant Team. Provision, equipment, maintenance and cleaning of all facilities for the use of all site staff and workpeople engaged on the Project as are required by the current relevant working rule agreement and any Statutory Requirements including canteens, drying rooms, sanitary accommodation and first aid accommodation. Provision of hoardings, temporary fencing, gantries, barriers, footways etc. and entrances and exits for the site together with site security arrangements. Provision of access roads, ramps, walkways, etc. within the site. Provision of site drainage, electricity and water supplies for general use by Trade Contractors. Provision of fire fighting equipment and services. Provision of an adequate multi-services labour force and any applicable plant, tools, transport and tips to carry out general site cleaning duties and clearance of rubbish.
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Annex C
Model Schedule 7 Cost Planning and Control
Part 1: Introduction
1?1 ? The services are a model checklist only for Schedule 7 of the items to be provided by the Cost Consultant. If the service is to be provided by the Construction Manager (see the introductory note to Annex A) then Schedule 5 should make such provision and Schedule 7 will not need to be completed.
Part 2: Cost Planning

2?1 ? Consider with the Employer, the Construction Manager and the Consultant Team, as relevant, the Preliminary Project Cost Plan and in conjunction with the Construction Manager: ?1 ?2 ?3 ? 2?2 2?3 ? obtain budget costs of system assemblies, equipment and materials; evaluate the cost of alternative materials, construction techniques and installation methods; advise on current pricing levels and trends in the area of the Project.
Prepare the Project Cost Plan in conjunction with the Employer, the Construction Manager and the Consultant Team and append his own signature to the Project Cost Plan. Prepare a cash flow forecast for the Project based on the Project Programme.
Part 3: Procurement
3?1 ? 3?2 ? Assist the Construction Manager in allocating the Project Cost Plan into Trade Contracts. Assist the Construction Manager in consultation with the Consultant Team in preparing lists of suitable tenderers for the Trade Contracts and advise on the form of contract to be used, third party rights, collateral warranties, bonds and guarantees. In conjunction with the Construction Manager, advise the Employer of the most effective tendering procedures to be followed having regard to time, quality and cost. Review tendering documents prior to invitation to tender to ensure that they are complete and reflect the budget cost approved for the Trade Contract. Prepare and complete documents for Trade Contracts, as required by the Construction Manager. Attend pre-tender and tender interviews as required by the Employer and the Construction Manager. Initiate and subsequently endorse the tender reports and recommendations prepared by the Construction Manager and the Consultant Team. Assist the Construction Manager in negotiations with tenderers, as appropriate, to finalise the Trade Contract tenders. Assist, as required by the Construction Manager, in collating the Trade Contract documentation for execution by the Employer.
3?3 ? 3?4 ? 3?5 ? 3?6 ? 3?7 ? 3?8 ? 3?9 ?
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Part 4: Cost Control

4?1 ? Assist and co-ordinate with the Construction Manager and the Consultant Team in reviewing and reporting to the Employer on proposed design changes and advise on associated costs and time implications on the Trade Contracts and on the progress of the Project. Verify the decisions to be made by the Construction Manager and the Consultant Team Leader on payments to Trade Contractors including for on-site and off-site materials to be certified by the Construction Manager and the Consultant Team Leader. Monitor actual expenditure on Trade Contracts against the Project Cost Plan and advise the Employer, the Construction Manager and the Consultant Team Leader of any deviations therefrom. Assist the Construction Manager in determining and/or agreeing any additional costs. Monitor actual and anticipated expenditure by the Construction Manager on items of Reimbursable Cost incurred against the Project Cost Plan; advise the Employer and the Consultant Team Leader, with a copy to the Construction Manager, of any deviation. Adjust, in consultation with the Employer, the Project Cost Plan to take into account all amendments necessary in respect of the foregoing. Adapt and update the cash flow forecast for each element of the Project. Verify Trade Contract final accounts prior to their agreement by the Construction Manager and the Consultant Team Leader. Assist, as required by the Construction Manager, in settlement of claims for loss and/or expense by Trade Contractors. Prepare monthly cost and progress reports and submit to the Employer. Arrange meetings at monthly intervals, and as necessary, with the Employer, the Construction Manager and the Consultant Team Leader to discuss the monthly cost and progress reports and deviations from the Project Cost Plan. Prepare and circulate minutes of each meeting.
4?2 ?
4?3 ?
4?4 ?
4?5 ? 4?6 ? 4?7 ? 4?8 ? 4?9 ?
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Appendix A Table of Destinations
Part 1: Construction Management Appointment C/CMA 2002 numbering Recitals First Second Third Fourth Articles Article 1 Article 2 Article 3 Article 4 Article 5 Conditions (Clauses) 1?1 1?2 1?3 1?4 1?5 1?6 1?7 1?8 1?9 1?10 1?11 1?12 1?13 2?1 2?2 1?2 1?3 1?1 3?1 2?13 2?14 2?15 2?16 2?17 6?3?3 1?7 1?6 1?9 2?1 2?3 Article 1 Article 2 Article 3 Article 4 Article 5 First deleted Second Third CM/A 2008 numbering
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CM/G
C/CMA 2002 numbering 2?3 2?4 2?5(a) 2?5(b) 2?6 2?7 2?8 2?9 2?10 2?11 2?12 2?13 3?1 3?2 3?3 3?4 3?5 3?6 3?7 3?8 3?9 3?10 3?11 4?1 4?2 5?1 5?2 5?3 5?4 5?5?1 to 5?5?3
CM/A 2008 numbering 2?4 2?6 2?7 6?12 2?8 2?9?1 3?5 3?5 3?5 3?6 2?2?1 2?2?2 First Recital 2?10 2?9?2 3?1 2?11 3?3 3?2 2?12 3?5 3?6 deleted 7?1 3?4 4?1 4?1 4?2?1 4?2?2 4?3?1 to 4?3?4
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C/CMA 2002 numbering 5?5?4 5?5?5 5?6 5?7?1 to 5?7?3 5?7?4 5?8 5?9 5?10 5?11 6 7?1 7?2 7?3 7?4 7?5 7?6 7?7 7?8 8?1 8?2 8?3?1 8?3?2 Schedules First Schedule Second Schedule Third Schedule Fourth Schedule Fifth Schedule Sixth Schedule Seventh Schedule Eighth Schedule
CM/A 2008 numbering 4?4 4?3?5 4?5 4?6?1 to 4?6?4 4?6?5 5?1 5?2 4?7?1 4?7?1 Section 6 and Schedule 2 8?2 8?4 8?4 8?5?1 8?5?2 8?6?1 8?6?2 8?3 1?10 Article 7 Article 6 9?5
First Recital and Contract Particulars Schedule 2 and Section 6 Schedule 1 Schedule 5 and Annex A to Guide Contract Particulars Schedule 6 and Annex B to Guide Contract Particulars Schedule 4
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CM/G
C/CMA 2002 numbering Ninth Schedule Tenth Schedule Eleventh Schedule Appendix (Entries) 1?3 1?3 1?3 2?2 2?5(b) 2?7 3?6?3 5?3 8?2 Second Schedule, paragraph 1?1 Second Schedule, paragraph 17?2 Third Schedule, section 2 Seventh Schedule, Part 1 Tenth Schedule, Adjudication: clause A?2 Eleventh Schedule, Arbitration: clause B?1?1
CM/A 2008 numbering Schedule 7 and Annex C to Guide 9?2 9?3 to 9?9 Contract Particulars 1?1 Part 3 1?1 1?1 6?12 2?9?1 deleted 4?2 Article 6 6?6 and Schedule 2, paragraph 2 6?6?1?2 4?1 and Schedule 1, paragraph 1?2 4?2?1?1 9?2?1 9?4?1
CM/G
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Part 2: Construction Management Trade Contract TC/C 2002 numbering Recitals First Second Third Fourth Fifth Sixth Seventh Eighth Articles Article 1 Article 2?1 Article 2?2 Article 3 Article 4 Article 5 Article 6 Article 7A Article 7B Conditions (Clauses) 1?1 1?2 1?3 1?4 1?5 1?6 1?7 1?8 (except 1?8?1) 1?8?1 1?9?1 1?2 1?3 1?1 3?1?3 3?1?1 and 3?1?2 3?1?4 4?18 7?2 7C and 7D 2?1 Article 1 Article 2A Article 2B Article 4 Article 3 Article 6 Article 7 Article 8 Article 9 First and Second Third deleted Fourth Fifth Sixth deleted deleted CM/TC 2008 numbering
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TC/C 2002 numbering 1?9?2 1?10 (except 1?10?2 and 1?10?3) 1?10?2 1?10?3 1?11 1?12 1?13 1?14 1?15 1?16 1?17 1?18 1?19 1?20 1?21 1?22 1?23 1?24 1?25 1?26 1?27 1?28 1?29 1?30 1?31 1?32 2?1?1 2?1?2 2?1?3 2?1?4
CM/TC 2008 numbering 2?18?1 2?12 2?13?1 4?1?1 and 4?2?1 1?3 2?14 deleted 2?14 2?7?1 2?7?2 2?8?1 2?11 2?7?3 deleted 2?7?4 2?39 2?23 2?24 3?24?1 3?24?2 3?23 1?7 1?5 1?11 1?8 1?6 2?4 deleted 2?5 2?6
CM/G
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TC/C 2002 numbering 2?1?5 2?2 to 2?4 2?5 2?6 2?7 2?8 to 2?10 2?11 2?12 2?13 2?14 2?15 2?16 2?17 2?18 2?19 2?20 2?21 2?22?1 2?22?2 3?1 3?2?1 3?2?2 3?2?3 3?2?4 3?3 3?4 3?5 3?6 3?7 3?8 (except 3?8?3 and 3?8?5)
CM/TC 2008 numbering 3?13 2?26 and 2?27 2?28 2?29 2?30 Schedule 2 (Part 1) 2?32?1 2?32?2 2?31?1 and 2?31?2 2?31?3 3?25?1 2?36 (except 2?36?1?2) 2?36?1?2 2?37 2?38 deleted 2?33 2?34 2?35 3?3 3?8 Introduction and 3?8?1 3?9 2?10 2?11 3?11 3?10 deleted 2?9 3?2 2?3
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CM/G
TC/C 2002 numbering 3?8?3 3?8?5 3?9 3?10 3?11 3?12 3?13?1 3?13?2 3?14 3?15 3?16?1 3?16?2 3?17 3?18?1 3?18?2 3?19 3?20 (except 3?20?3) 3?20?3 3?21 3A (except 3A?8) 3A?8 4?1 4?2 4?3 4?4?1 4?4?2 4?5 4?6?1 4?6?2 4?6?3
CM/TC 2008 numbering 2?1 deleted 3?15 3?16 3?17 3?19 2?21 2?22 3?20?1 and 3?20?2 3?20?3 7?1 3?6?1 3?7 3?21?1 3?21?2 5?1 3?12 5?3?1 and 5?3?2 3?14 Schedule 2 (Part 2) 5?3?3 4?5 4?1?2 4?2?2 5?2?1 deleted 5?6 and 5?7 5?6?1 5?6?2 5?8
CM/G
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TC/C 2002 numbering 4?6?4 4?6?5 4?6?6 4?6?7 4?6 hanging paragraph 4?7 4?8 4?9?1 4?9?2 4?9?3 4?9?4 4?9?5 4?9?6 4?9 hanging paragraph 4?10 4?11?1 4?11?2 4?11?3 4?11?4 4?11?5 and hanging paragraph 4?11?6 4?11?7 4?12 4?13 4?14 4?15 4?15A 4?16 4?17?1 and 4?17?2 4?17?3
CM/TC 2008 numbering 5?9 5?11 deleted 5?12?1 5?12?2 5?2?2 5?7 5?7 5?8 5?9 5?11 deleted 5?12?1 5?12?2 5?4 4?10?1 4?10?2, 4?10?3, 4?12?1 and 4?12?6 4?12?2 4?12?3 4?12?4 and 4?12?5 4?13 4?9 4?11 and 4?15 Introduction 4?15 (except Introduction) 4?16 4?19 4?18 4?17 4?6 4?3
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TC/C 2002 numbering 4?18?1 and 4?18?2 4?18?3 4?19 (except 4?19?8) 4?19?8 4?20?1 to 4?20?4 4?20?5 4?21 4?22 4?23 4?24 4?25 5?1 5?2 5?3 5?4 5?5 5?6 5?7 5?8 5?9 5?10 5?11 5?12 (except 5?12?2) 5?12?2 6?1 6?2 6?3 6?4 6?5 6?6
CM/TC 2008 numbering 4?6 4?4 4?14 3?25 1?9 1?10 4?22 4?23 deleted 4?5 4?24 2?1 2?16?1 2?16?2 2?17 2?16?3 2?16?1 2?16?2?1 2?20 3?6?3 4?7 3?22 deleted 4?8 6?1 6?2 6?3 6?4?1 6?4?2 6?4?3
CM/G
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TC/C 2002 numbering 6?7 6?8 6?9 6A?1 to 6A?3 6A?4 6B?1 to 6B?4 6B?5 6FC 7?1 to 7?18 7?19 7?20 8?1 to 8?3 9A 9B 9C 10A/10B/10C 11?1 to 11?17 Code of Practice Schedules Schedule A Schedule B Schedule C Schedule D Appendix (Entries) Fourth Recital and 5?12?2 1?3 1?3 1?10 1?31 2?1?1 2?1?2
CM/TC 2008 numbering 6?5 6?7 6?8 6?6 and Schedule 3 6?9 6?6 and Schedule 3 6?9 6?12 to 6?15 8?1 to 8?12 8?13?1 8?13?2 deleted 9?2 9?3 to 9?8 Article 9 4?20 and Schedule 7 deleted Schedule 4
Schedule 6 (Part 3) 7C and 7D 7?2 7?2 Trade Contract Particulars Fourth Recital and clause 4?8 1?1 1?1 2?12?1 1?8 Part 3 deleted
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TC/C 2002 numbering 2?1?3 2?5 2?11 and 2?12 2?16 2?16 3?14 4?11?1 4?11?1 4?11?7 4?11?7 and 4?14 4?13?1 4?14?1 4?14?2 4?15 and 4?16 4?15A 4?15A?2 5?12?2 6?4?2 6FC?1 6FC?3 7?9?2 7?13?1?1 to ?1?3 7?13?1?4 to ?6 Articles 7A and 7B and Clause 9B or 9C 9A?2 9B?1 10 11?1?1 Annexes Annex 1 Annex 2
CM/TC 2008 numbering Part 3 deleted 2?32?2 2?36 4?18 3?20?1 and 3?20?2 4?10?1 (1st and 2nd entry) 4?10?1 (Stage payments) 4?9 (Advance payment) 4?9 (Advance Payment Bond) See Fifth Recital 4?16?4 4?16?5 4?19?1 4?18 4?18 Fourth Recital and clause 4?8 6?4?1?2 6?12 6?15 8?9?2 8?11?1?1 to 8?11?1?5 8?11?1?1 to 8?11?1?5 Article 8 9?2?1 9?4?1 4?20 and Schedule 7 deleted
deleted see Trade Contract Particulars (item 1?8) Schedule 6 (Part 1)
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TC/C 2002 numbering Annex 3 Annex 4
CM/TC 2008 numbering Schedule 6 (Part 2) Trade Contract Particulars (Part 4)
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Appendix B Related Publications
The following documents have been issued by the JCT as part of its 2005 suite and can be used with the Construction Management documentation 2008, where required: . Short Form of Sub-Contract (ShortSub) . Sub-subcontract (SubSub) . Partnering Charter (Non-binding) . Framework Agreement (FA) and Framework Agreement Guide (FA/G) . Adjudication Agreement (Adj) and Adjudication Agreement (Named Adjudicator) (Adj/N) . JCT 2005 edition of the Construction Industry Model Arbitration Rules (CIMAR)
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Construction Management Guide
Members British Property Federation Limited Construction Confederation Local Government Association National Specialist Contractors Council Limited Royal Institute of British Architects The Royal Institution of Chartered Surveyors Scottish Building Contract Committee Limited
All parties must rely exclusively upon their own skill and judgment or upon those of their advisers when using this document and neither Sweet & Maxwell, Thomson Reuters (Legal) Limited nor its associated companies assume any liability to any user or any third party in connection with such use.

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2008

Construction Management Guide

Construction Management Appointment Specific Provisions

Appendix A Table of Destinations

Appendix B Related Publications

Trade Contract Specific Provisions

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

Construction Management Appointment Specific Provisions

Construction Management Appointment Articles of Agreement

f The Joint Contracts Tribunal Limited 2008

Construction Management Appointment Conditions

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

Trade Contract Specific Provisions

Trade Contract Articles of Agreement

Trade Contract Conditions

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

Model Schedule 5 Construction Managers Services

Part 1: Services Pre-Construction Period

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

Construction Period and Post-Construction Period

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

Part 2: Additional Services

f The Joint Contracts Tribunal Limited 2008

Model Schedule 6 Site Facilities and Services

f The Joint Contracts Tribunal Limited 2008

Model Schedule 7 Cost Planning and Control

Part 2: Cost Planning

3?3 ? 3?4 ? 3?5 ? 3?6 ? 3?7 ? 3?8 ? 3?9 ?

f The Joint Contracts Tribunal Limited 2008

Part 4: Cost Control

4?5 ? 4?6 ? 4?7 ? 4?8 ? 4?9 ?

f The Joint Contracts Tribunal Limited 2008

Appendix A Table of Destinations

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008

f The Joint Contracts Tribunal Limited 2008