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ARCHITECTS SERCIVES 23.1.0 PRIME CONSULTANT ON BUILDING PROJECTS 23.1.1 On all building projects which include new construction or and maintenance (renovation, rehabilitation, restoration, refurbishing of existing buildings) and furnishing works amongst others, the Architect is the PRIME CONSULTANT and thus renders the normal services under three stages which marks the progress of the architects work. Each stage is an integral part of the other (the architectural process) and none may be omitted, save when the engagement is terminated in accordance with the agreed terms and conditions of engagement. On completion of each stage, the appropriate stage fee payment shall be made as indicated in section A item 2.0 of the professional scale of fees. documents, information. therein. THE NORMAL SERVICES

STAGE 1: PRELIMINARY DESIGN Obtaining clients briefing and requirements including survey plan(s) and other statutory visiting and appraising and analysing the site, sourcing of statutory design data and Analyzing the clients requirements and sourcing other consultants inputs Preparing, illustrating and describing outline proposal in an appropriate scale. While on maintenance works, detailed schedule of dilapidation to include extent and level of damage, deterioration, disrepair and d defects amongst others, shall accompany the proposal. appropriate Advising, guiding the client on the need to take any major decision required and receiving approval. Preparing appropriate design scheme(s) consisting of drawings and outline specifications sufficient to indicate spatial arrangements, material usage and design configuration with site arrangements and Architectural massing. While on maintenance works, appropriate re-detailing, repair/ replacement schedule and specification shall accompany the proposal. Presenting a report on the scheme, including cost implication and programme for the project. DETAILS. technical STAGE II: PRODUCTION, WORKING, DRAWINGS, SPECIFICATIONS AND

Preparation of comprehensive working drawings and contract document, including design/ specifications. The detailed working/ construction drawings shall include: Detailed Site Plan showing the design orientation and configuration, Statutory Setbacks, External works; Septic Tanks, Soak away Pits and Inspection Chambers; Gates, Fence locations, Parking and any other design information relevant to the scheme. Overall plan(s) of the scheme for all floors including roof plan(s) detailed dimensions, annotations and blown up details of all parts in appropriate scale for other consultants use and construction works. Detailed sections, elevations, wall and floor finishes, construction details, and levels. Working details, window and door schedules, ironmongery schedule fittings and fixtures. Detailed material specification book and painting schedule for the scheme. Co-ordination and reconciliation of all the drawings and inputs of other consultants and specialists. detailing ensure with construction tender / discrepancies. preObtaining information and other design from manufacturer and suppliers for the purpose of design schemes and cost control. Providing appropriate information and drawings and specifications for preparation of Bills of Quantities. Reconciling all Structural Drawings, and their specifications with the architectural design to that there are no conflicts or discrepancies. Reconciling all Mechanical, Electrical and other specialists drawings, and their specifications the architectural design to ensure that there are no conflicts or discrepancies. Reconciling all final Bills of Quantities with the detailed architectural design, working / drawings and specifications to ensure that there are no conflicts or discrepancies. Co-ordination of reconciliation of all final designs, specifications, Bills of Quantities, other contract documents and inputs of all consultants to ensure that there no conflicts or Avail the client with the appropriate form of contract and advising and guiding the client in the qualification of all contractors for the works. Preparing the form of tender and issuing invitation to tender. Issuance and collation of all tender documents to and from Tenderers, preparing the appropriate contract agreement with all conditions applicable for the works. etc) and full STAGE III OBTAINING TENDERS TO COMPLETE

Obtaining, analyzing as it relates to Architects works (preference, quality of works executed, machinery equipment capability/competence, category of statutory registration, report on tenders, preparing and advising on the appointment of the contractor. Arranging for the works contractor to take possession of site. Examining, reviewing and approving the contractors works programme. Supervision and co-ordination of all works including a per month formal site and technical meetings. Producing and circulating the minutes of such meetings to all parties. Issuing payment certificates and other administrative duties including submission of a progress report to the client quarterly or as agreed. The normal service allows for one formal site visit per month at which meeting is held as above. The consultant Architect shall make additional periodic visits to the sites as appropriate to supervise generally the progress and quality of the work. Additional visits or provision of staff for more frequent or constant supervision in this regard as approved by the client shall be regarded as an additional service. Upon the practical completion of the works, the Consultant Architect shall visit the site with the client or his duly appointed representative and all interested parties for the purpose of handing over the building to the client and agree on the expiry date of the defects liability period. Upon this agreed date the consultant architect shall make a first inspection and upon the expiry of a mutually agreed period of the rectification of defects he shall make final inspection of works. Any further visits required shall be regarded as an additional service. certificate. Issuing a certificate of the practical completion of the works and the final payment MAINTENANCE WORKS Maintenance (renovation, rehabilitation, restoration, refurbishing of existing buildings) and furnishing works shall be carried out in stage I, II, III as described under items 1.2.1 to and above of the design and supervision process 23.1.3 1.3.1 ADDITIONAL SERVICES Additional services may be required according to the circumstances of the project, to augment the normal services. Where there no established basis for calculating the fees for an additional services the employer and consultant shall discuss the required services at the onset and agree on both the method and the amount of remuneration. The services, method of remuneration agreed, and the charges should be set out in the first schedule. 1.3.2 FEASIBILITY STUDIES

Undertaking a preliminary technical appraisal of a project sufficient to enable the employer to decide whether and in what form to proceed. Sourcing, planning approval requirements and or making application for outline planning approval. Such appraisal may include budget to meet the clients requirements, a statement upon the need for consultants, an outline programme and a proposed contract procedure.



Advising on the selection and suitability of sites, conducting negotiations concerned with sites, for new buildings or of existing buildings. a. Undertaking visits, preparing reports or giving general advice on the condition of the premises. b. Preparing schedules of dilapidation and agreeing them with other parties; taking particulars on site, preparing specifications for repairs and supervising their execution. c. Undertaking investigations, the limits of which shall be clearly defined and agreed in writing such as are necessary to ascertain whether or not there are defects in the wall, roof, floors and drains of a building which may materially affects its life and value. d. e. f. 1.3.4 Preparation of measure drawings of existing building. Preparation of layout of parks, and gardens, and landscape design. Specialist advice on the selection of plants and materials, visits to nurseries, etc. DEVELOPMENT PLANS

Preparing development plans, which will be carried out over a number of years for any large building or complex buildings. Fees for preparing development plans shall in all cases be additional to percentage fee for the normal service. 1.3.5 a. DEVELOPMENT STUDIES Where the employers initial statement in stage 1 requires special services such as operational research including work study, before consideration of the brief and development of a preliminary design such services shall constitute an additional service. Where the development of a final design in stage II or design details involves special construction research including the design, construction or testing of prototype buildings and models, such research shall constitute an additional service. SPECIAL DRAWING AND MODELS



Preparing any drawings, working and for finished models, three dimensional drawings or technical information specially for the use of the employer or for planning, by-law or building regulation approvals, for negotiations with ground landlords, adjoining owners, public authorities, licensing authorities, mortgagors and others. 1.3.7 SPECIAL MEETINGS

Special meetings arising from applications for Planning, Building By-law, Building Act or Building Regulation approvals. 1.3.8 REDESIGNS AND ADDITIONAL DESIGN WORK

Extra work at any time due to changes in an approved design resulting from changes in the employers instructions or any other cause beyond the control of the consultant. The employer is particularly reminded f the considerable extra charges which may be incurred as follows: a. Amending design details already prepared or for preparing new drawings because of alterations in the brief after the employers approval of a final design. b. Amending production information because of changes in location, size or shape after the approval of design details. c. Amending production information already prepared or for preparing additional information because of changes required after commencement of building operations. d. Additional work required to be carried out as a result of damage or destruction of any part of the works, materials or equipment before completion. Fees for items (a-d) will be charged pro-rata according to the proportion of the stage required to be redone. 1.3.9 DELAYS IN THE WORK

Additional work arising from delay in building operations whether arising from bankruptcy or liquidation of the contractor or from any other cause beyond the control of the consultant. 1.3.10 INTERIOR DESIGN Whether special services in respect of interior design work are provided including advice on the selection of furniture, fittings, soft furnishings, and inspection of making up such furnishings in a new building or existing building the percentage fee for each stage of service shall be negotiated between the architect and the client. 1.3.11 FURNITURE AND FITTINGS a. b. For advising on the selection and suitability of loose furniture, fittings and soft furnishing where a service as described under Clause is not provided, the fee shall be negotiated. For the design of special items of furniture and fittings for limited production only, including designs for garden furniture, the fee shall be negotiated.

c. Payment for the design of mass produced items of furniture may be by royalty, or by time charges and scale of copyright. Fees for the design of prototypes may be an advance on royalties. d. For advising on the commission of special works of art, the selection of paintings and sculptures, etc for liaising with artists and for advising on installation of the artwork fees shall be negotiated.

e. For preparing artwork, murals and other studies of final work where no separate artist is employed, fees shall be negotiated. 1.3.12 LITIGATION AND ARBITRATION For qualifying to give evidence, getting proof, attending conferences with solicitors and counsel, attendance in court or at Arbitration or Planning inquiries or before other tribunals for services in connection with litigation or for arbitration, a negotiated fee shall be agreed. 1.3.13 SUPERVISION a. For providing Resident Supervision on a site a monthly charge shall be made computed in accordance with the approved man-month rates. b. c. For providing supervision by site visits beyond the original contract period (during and extended construction period) the charge shall be based on the man-month rate charges. For each additional site visit required by the employer during the contract period over and above the normal service the charge shall be the same as the man-month charge for each visit during the normal visit. PROJECT MANAGEMENT Identification of the clients objectives and priorities Development and preparation of the brief Prepare on option/feasibility report Execute a risk analysis exercise Establish the budget and the total project programme Advise on the design team selection

23.1.3 1.4.1 1.4.2 1.4.3 1.4.4 1.4.5 1.4.6

1.4.7 Establish and manage integrated communication and information systems between the client and the Design Team. 1.4.8 1.4.9 Advise on the appropriate procurement strategy Establish the pre-contract control systems and execute a value analysis exercise

1.4.10 Monitor planning permission and other statutory consents. 1.4.11 Facilitate and receive tenders evaluation/report including the selection of contractor(s) 1.4.12 Establish the post contract time, cost and quality control and management systems. 1.4.13 Monitor and receive from prime consultant, report regularly through to the project completion commissioning and occupation.