Contract Documentation Specifications

Contents
1. General
1.1 Introduction
1.2 Uses of a specification
1.3 The specification and the contract drawings
1.4 Types of specification
2. Writing the specification
2.1 Writing a specification
2.2 Escape clauses
2.3 Appearance of a specification
2.4 Basic order
2.5 Alteration works
2.6 Preliminaries
2.7 Provisional and prime cost sums
3. Standard specifications
3.1 Office specifications
3.2 The UK National Building Specification
4. Performance specifications
5. Sources of specification data
6. New work representative specification
7. Works of alteration and repair
7.1 Redecorations and minor repairs
7.2 Dilapidations
7.3 Alterations and repairs
Appendices
A Extract from a specification for a new building
B Example specification for works of alteration and repair

The College of Estate Management 2006

Paper 1434V5-0
Contract documentation: Specifications
Contract documentation: Specifications Paper 1434 Page 3

1 General
1.1 Introduction
The verb to specify is defined in the Shorter Oxford English Dictionary as to speak
of or name something definitely or explicitly, to set down or state categorically or
particularly.
A specification therefore may be defined as:
A description of an article or method so complete that it can be bought or built
by others to the complete satisfaction of all concerned.
Modern construction specifications arose from the development of competitive
tendering systems and the consequent need for precise and contractually binding
documents that set out in detail all the contractors work.
Note, however, that although construction specifications are still most commonly
used to describe the work to be done, often in terms of the standards of materials and
workmanship required, specification writing skills are also required for drafting
strategic and project briefs and for statements of employers requirements under
design and build procurement arrangements.
In one form or another, therefore, specifications form part of the contract
documentation for most projects. Together with the project drawings, various
descriptive schedules and sometimes bills of quantities, they provide tendering
contractors with a complete and accurate picture of the work required.
1.2 Uses of a specification
1 Pre-tender stage
For small projects, the specification and accompanying drawings form the
basis on which the builder prepares his estimate.
For larger projects, the specification supplements the drawings in providing the
information on which the quantity surveyor bases his bills of quantities.
2 Contract stage
For without quantities contracts, the specification is usually a contract
document, carrying the importance attached to any contract document.
For with quantities contracts, the specification is not usually a contract
document unless it is incorporated into the bills of quantities. It is therefore
important, particularly where bills of quantities make reference to the
specification, that the specification should form an integral part of the bill.
3 Building stage
For contracts let both with quantities and without quantities, the
specification is the major source of information for the quality of materials and
workmanship required. It will therefore be used by the contractor, architect,
engineer and/or clerk of works as the definitive quality control document.
In addition, for without quantities contracts the specification together with
the schedule of rates is the basis for valuing interim payments.

4 Final account stage
For without quantities contracts, the specification together with the schedule of rates
is the basis for valuing variations and settling the final account.
1.3 The specification and the contract drawings
The purpose of the specification is to amplify the information shown on the contract
drawings so that all concerned can clearly understand what the designer requires.
Note that some specification information may be given in the form of notes on the
drawing, eg levels, figured dimensions, and details of some materials, and it is
pointless to repeat this in the written specification. It is plainly impossible to show
absolutely everything on the drawings such as the precise details of how materials
are to be jointed or fixed, or the standard of workmanship required. However, this
information is important both for pricing and for quality control and so must be given
in some other form. Remember that the main purpose of the written specification is to
supplement and complement the drawn information, not to revise or supplant it. The
drawings and specification together provide the full extent of the work to be done and
the standards the contractor is required to achieve. It is therefore important that:
The drawings and specification are complete but without excessive
duplication.
The drawings and specification do not contradict each other.
The specification writer knows exactly what is required. This demands a clear
understanding of construction technology both construction materials and the
way in which buildings fit together as well as a clear insight into the
designers intentions.
The information is presented clearly and unambiguously.
1.4 Types of specification
There are many ways in which materials or workmanship may be specified, any or all
of which may be used in a project specification. The following types are common.
1 Performance specification
Here it is the results to be achieved that are specified, rather than the means by which
the results are to be achieved. Performance specifications are frequently used in
mechanical and electrical services installations where the choice of equipment is left
to the contractor provided that specific performance standards are achieved.
eg: Roof insulation is to provide a U value of not less than
The main advantage here is that contractor choice is maximised and the contractor
has the opportunity to use his skills and expertise to identify the best value option.
The major disadvantage is that the designer may want to be more specific about the
type of material to be used.
The development of performance specifications is considered in more detail in
Section 4.

2 Descriptive specification
A selected product type is specified but no brand names are given.
eg: Roof insulation shall be rigid non-combustible boards not less than 50mm
thick and with a U value of not less than
This method still offers some contractor choice, but not as much as example 1.
3 Brand name (single product)
A specific product is named.
eg: Paint shall be Smiths Decorite.
The main advantage of this approach is that it is very specific. Disadvantages are that
equally good and often cheaper materials may be excluded, and that it may be
construed as a restrictive practice which may conflict with free trade legislation,
particularly in public sector projects.
4 Brand name with choice
One type of material is given as an example.
eg: Paint shall be Smiths Decorite or other equal and approved.
This is an improvement on example 3, in that it allows substitutes to be employed.
The main problem is ensuring that the substituted materials are equal in all respects to
the exemplar. In short, what does equal mean in this context, and who is to give the
approval?
5 Brand name with multiple products
A number of alternative products are specified, any of which is acceptable.
eg: Paint shall be obtained from one of the following approved manufacturers
.
This attempts to overcome the problem of example 4 by allowing contractors to find
the lowest cost option from a number of specified alternatives.
6 Reference specification
Reference is made to some published standard.
eg: Paint is to comply with Government specification W-101-12b.
Drain pipes shall comply with BS

2 Writing the specification
2.1 Writing a specification
When writing a specification, adopt a layout that will enable reference to be made
quickly to any item required. The standard format often adopted in the UK is that
used by NBS Services Ltd, following the co-ordinated project information system.
Note, however, that there is no mandatory standard method for the preparation of
specifications in the manner of the standard method of measurement for the
preparation of bills of quantities.
The phrasing and composition of a specification are too often undervalued. Only by
careful thought and repeated practice can clauses or provisions be so worded and
punctuated that they can be easily read and understood. Sentences should be brief and
to the point, and long adjectival clauses avoided. The specification will come into the
hands of people not necessarily acquainted with building. Technical terms are
inevitable, but as far as possible the specification should be written in language as
readily understood by the layman as the technician.
In general the specification, being an instruction, must be in imperative terms, eg:
Provide and fix hat and coat hook. To say A hat and coat hook is to be fixed in ...
is incorrect and weak, but this form is frequently seen. Some writers use the future
tense shall, and therefore accepted forms are: The contractor is to provide all
tarpaulins ... or The contractor shall provide all tarpaulins ... Terms should always
be definite and unambiguous, eg if best is used it should be defined as meaning
there is none better. Approved should be avoided as it leaves the choice open to
exploitation.
Quality can be assured by quoting references to the relevant BS or other accepted
standard, and workmanship by the appropriate Code of Practice. However, remember
that these generally lay down the minimum acceptable standards, and Codes of
Practice are often multiple choice and may therefore entail further selection. Terms
should be used which have a relationship to the material or work under consideration
eg forming an angle on a cement or other similar skirting, but cutting a mitre on
a wood skirting; provide and fix a coat hook; apply a coat of paint. In the same
way, one would build a wall or block partition, construct a roof or staircase, lay a
floor or drain etc.
Terms frequently used in examination questions include draft (write out in full
ready for typing), tabulate (present in the form of a table), and schedule (present in
itemised form). You should read the question carefully to ensure that the answer is
presented in the required form.
2.2 Escape clauses
Some specifications include clauses generally called escape clauses, eg: The
contractor is to allow for everything necessary for the due performance of the works,
whether specifically mentioned herein or not.
The effect of these clauses is to place the consequence of things left out and many
other misfortunes on the contractor. The specification should be as explicit as
possible and parts of the work which are uncertain should be covered by provisional
sums.
Certain omnibus clauses such as test drains or clean windows are usually
acceptable, but it is advisable to give as much information as possible, stating exactly
how and when the drains are to be tested, or whether the windows are to be cleaned
by rag or leather and polished, and whether on both sides.

Such clauses as all to comply with the requirements of the architect are not
equitable, as it is the duty of the writer rather than the reader to decide what is
necessary and what is to be provided.
2.3 Appearance of a specification
The general appearance of the specification, as of any document, is important. The
layout of covers, titles etc should be given careful thought so that the result creates a
favourable impression.
2.4 Basic order
Since a specification for all but very small jobs is inevitably a somewhat lengthy and
complicated document, great care is necessary in its systematic arrangement, order
and composition if errors, repetitions, omissions and ambiguities are to be avoided.
Although no two specifications are exactly the same, there are generally accepted
conventions for drafting a specification for a new building.
The first stage is to set out a basic skeleton list of the items to be specified. The
following illustrates a typical skeleton list for a new house:
Skeleton list
Site clearance
Walls: external, load-bearing and non-load-bearing
External facings, sills, arch detail etc
Floors:
Ground floor: construction and finish
First floor: construction, including soundproofing, and finish
Roofs:
Pitched roof, construction and finish, insulation
Flat roof to integral garage, construction and finish, vapour barrier and
insulation
Fireplace to lounge
Internal ceiling and wall finishes plasterwork, board and plastic finish to
ceilings, cornices, skirtings etc
Windows: type, glazing and internal finishings
Doors: type, frame and finishings, furniture
Fitments: kitchen furniture, linen cupboard etc
Staircase: construction and finishings
Plumbing: fitments, pipes and connections etc
Drains: main drain, soakaways etc
Services: main water; heating system; domestic hot water; gas; electrical;
waste disposal unit; mechanical ventilation to kitchen (canopy over cooker) etc
Site works: drive-in for car, paths, landscape work, formation of entrance from
public road etc
Additional items: telephone service, TV connections to rooms, cables to roof
etc.
From this outline each section will be taken and developed and put into order under
the headings selected for the specification. For instance, in the development of the
timber floors, subheadings could be listed as follows:

Floors
Plates
Joists
Trimming
Strutting
Bridging pieces
Insulation
Boarding type, whether base for tile cover, ie ply, chipboard
Hearth margin to lounge fireplace
Attendance items for other trades.
Finish to floors (other than boarding)
Parquet floor to lounge: sub-floor boarding
Materials
Thickness
Pattern and border
Laying, sanding and cleaning
Polishing
Protection
Plastic floors to kitchen, bathroom, toilet: sub-floor plywood
Thickness and size of tile
Manufacturer and colour reference
Laying
Protection.
Three basic approaches are commonly used for the general arrangement of the
specification:
1. Trade form
2. Co-ordinated project information work section form
3. Elemental form.
Whatever arrangement is used, the contents are of course broadly the same. The
essential difference is simply one of arrangement and presentation. From the point of
view of the lay reader, the advantage is probably with the elemental form.
An example specification for a new building, written in the traditional form, is given
in Appendix A.

1 Trade form
Here the building is regarded as being the product of the operations of each of the
many trades employed in the construction process.
First there is a section dealing with preliminary matters.
Then there is a series of sections each with the title of a particular trade,
defining the materials and workmanship of the trade and describing what is to
be built by it, eg:
Excavator
Bricklayer
Carpenter and joiner
Drainlayer.
2 Co-ordinated project information work section form
Here the specification is arranged according to the work sections defined by the UK
Committee for Co-ordinated Project Information (CCPI), which attempts to improve
co-ordination of all contract documents (drawings, specifications, bills of quantities
etc) through the use of a standard document coding system. Under this protocol, the
specification is divided into work sections in the same way as SMM7. Examples are:
A Preliminaries/general conditions
D Groundwork
D20 Excavating and filling
D30 Piling
E In situ concrete
E05 Mixing/casting/curing in situ concrete
E20 Formwork for in situ concrete
K Linings/sheathing/dry partitioning
K10 Plasterboard
K30 Panel partitions
K41 Raised access floors.
3 Elemental form
Here the building is regarded as being composed of a number of constructional
elements, such as foundations, floors, walls, roofs.
The specification opens with a section dealing with preliminary matters.
Next is a section entitled materials and workmanship, in which all materials
likely to be required in the job are described, together with the standard of
workmanship required for each.
Then follow sections dealing with what is required to be built in constructing
the various elements, each with the element title, eg:
Foundations
External walls
Roof
Internal finishings.
Within each elemental section the contents are arranged in trade order.

2.5 Alteration works
For works of alterations, additions and maintenance repairs it is generally necessary
to depart from the above forms, due to the nature of the works. Each job must be
given special consideration so that it may be described in as logical and reasonable an
order as possible. In some cases the sequence in which the work is executed may be
followed; in others it may be better to describe each room or section separately; or the
work may be partly or entirely grouped as for new work. Whichever form of
specification is being written, the real test of its effectiveness is that it should be
precise, concise, and should anticipate and answer all the contractors questions.
The specification would open with preliminaries, followed by materials and
workmanship, followed by the works clauses grouped in whatever manner has been
decided on.
Alteration works are considered in more detail in Section 7, and an example of part of
a specification for alteration works is given in Appendix B.
2.6 Preliminaries
The term preliminaries covers those clauses that govern the general conduct of the
contract and define the extent of the contractors liability. Most of the conditions of
contract, either in full or as reference to a printed form of contract, are embodied in
the preliminaries. Where the JCT form of contract is to be used, the specification
should also give the information that will ultimately fill the blanks of the appendix to
the contract. The importance of this will be obvious if reference is made to that
appendix.
Following this reference to the conditions of contract, instructions will be included
for:
Plant, scaffolding and tools etc
Sheds for storage of cement etc
Sanitation for workpeople
Welfare and messing arrangements for operatives
Water for the works
Artificial lighting and power
Foreman and his office, office maintenance and telephone
Similar facilities for the clerk of works
Payment of rates on temporary buildings
Notices and fees
Other similar requirements.
Most standard methods of measurement of building works give a comprehensive list
of items to be written into the specification as preliminaries. Works on site and
demolitions are dealt with as trades and are not generally regarded as preliminaries.
2.7 Provisional and prime cost sums
Provisional sums may be defined as sums included for work that cannot be
adequately described. Such items are included in the specification as lump sums
which must be included in the contractors price, and which the architect reserves the
right either to spend or deduct in the final account according to how much of the work
to which they refer is actually carried out. A provisional sum is therefore intended to
cover the total cost of a section of work known to be required but whose extent is
uncertain at the time of preparing the specification. A simple example is the increased
depths of foundations required in a particularly unstable part of the site.

Prime cost (PC) sums are used for work to be executed by a nominated
subcontractor, or for material to be supplied by a nominated supplier, and are
generally based on quotations received from specialist firms. These sums do not
include main contractors profit, and items should be given in the specification
against each sum to allow the contractor to price for main contractors profit and any
attendances required. A PC sum therefore represents the cost to be paid by the builder
to the vendor after all trade discounts and commissions other than cash discount have
been deducted.
In previous editions of the JCT standard building form of contract a vendor may have
been offering the supply of (1) goods alone, when the cash discount will be 5%, or (2)
services alone or goods together with services. In the case of (1), the vendor became a
nominated supplier and in (2) a nominated subcontractor. In operating a clause
related to a PC sum, the architect retained direct control of price and quality. For
example, ironmongery may have been specified by way of a prime cost from a
nominated supplier, or electrical installation by a prime cost from a nominated
subcontractor. There are no clauses for nomination in JCT 05.
A typical PC sum item might therefore be:
Note that not all forms of contract support the use of nomination for subcontractors
and suppliers. Where nomination is not supported in the chosen conditions of
contract, but the architect nonetheless wishes to exercise some degree of control over
who does the work, then the work is usually included as a provisional sum.
Both provisional and prime cost sums will be substituted by the agreed, measured or
ascertained value of the work actually done at the settlement of the account.
Lounge/dining room
Include the prime cost sum of 1 500 (one thousand five hundred pounds) for room
divider to be supplied and delivered to site by a firm to be nominated by the architect.
Add for profit
Add for fixing to prepared lintel enclosure, vinyl-covered folding door in two leaves with
aluminium frame and fittings (Messrs Bloggs catalogue No 345) to suit opening 2150
2050mm, all in accordance with the manufacturers written instructions.

3 Standard specifications
3.1 Office specifications
In practice, it is often possible to select, with little alteration, all the clauses in the groups
so far considered from a standard office specification for jobs of a similar kind.
However, it must be emphasised that this quite normal method of building up one
specification from another has several disadvantages and dangers.
In the first place, it is essential to be sure that the original is a good specification ie,
one which is clear, complete, concise, specific and technically accurate. If this is not
the case, then using a bad model will simply perpetuate previous poor practice. Major
problems include:
Copying clauses from the standard which are irrelevant to the job in hand, the
purpose of which then becomes unclear.
Overlooking small but significant differences or improvements between one
job and another, or specifying materials which are no longer available.
It is therefore necessary to consider very carefully the special conditions required for
each contract, particularly when selecting preliminary clauses. Descriptions of
materials are usually available from previous jobs, but in the case of special or new
materials the manufacturer will usually provide whatever details are necessary to
enable the correct description to be drafted.
Note that government departments, some local authorities and large estate
management offices concerned with the care and maintenance of buildings frequently
adopt standard printed preliminaries and materials clauses. The work clauses are then
prepared as a schedule of works in order of execution, or by trades and added to the
standard printed sheets, the last of which refers to the schedule and the number of
pages it contains.
The works clauses require a sound knowledge of building materials, construction,
organisation and common sense and demand an accurate visualisation of the work.
They call for little or no stereotyped phraseology, but clear, correct and concise English.
Some (mainly public sector) organisations have a comprehensive standard
specification which is issued complete and in full for every project. The rationale for
this is that if the standard specification is truly comprehensive, there should be no
need to prepare bespoke specifications for each separate project.
In practice, difficulties with updating the standard specification and the introduction
of new design philosophies and materials mean that the standard specification almost
always needs amendment for particular schemes.
The most common way of doing this was to issue the standard specification in full,
often termed the general specification, and to supplement it by a further document,
often termed the particular specification, containing the amendments required to suit
the scheme in question. The basic idea was that the general specification and the
particular specification together detailed the works.
This rather cumbersome practice often caused significant problems, principally due to
the sheer volume of documentation provided but also because of contradictions
between the two documents and between the documents and the project drawings.
Fortunately, the development of computer-based standard specification libraries and
the widespread use of word processors has led to the substantial demise of this
archaic and error-prone practice.

3.2 The UK National Building Specification
Some years ago in the UK, the RIBA set up an organisation to develop and publish a
National Building Specification at the request of the Governments Economic
Development Committee, the Department of the Environment, the Greater London
Council and the British Standards Institution. The idea was to produce a standard
library of clauses covering all matters, so that a specification could be assembled
from the standard clauses rather than being written from scratch.
The National Building Specification (NBS) is therefore both a collection of standard
clauses and technical guidance to help the specifier to decide which clauses are
appropriate for a particular project. In the preface to the NBS, Sir Robert Matthew
draws attention to its objectives, being to improve the technical content, language and
arrangement of specifications and achieve a large-scale appreciation of the NBS as a
project document.
The inclusion of standard clauses is at the option of the specification writer who
may in some instances prefer his own clause. Parts of the clauses can be rejected if
irrelevant, and all clauses have a unique reference. The phrase the contractor shall
has been omitted, on the basis that the whole specification will be directed to a
contractor eventually. Work sections are classified according to the CCPI
methodology. Specific item commodity clauses are written in two parts separated by
a colon:
A statement identifying the commodity:
A qualitative statement about it.
For example:
Steel mesh: expanded metal fabric to BS 405 galvanised to BS 729 and coated
with bitumen.
The workmanship clauses are written as instructions to the contractor as a series of
statements in a sequence, set out so that the reader can readily scan the information.
For example:
PATTERNED GLASS: fix the following types .
EDGE CLEARANCE: to be equal all round each pane and not less than 3mm.
At the beginning of the NBS attention is drawn to the significance of the specification
and the circumstances when it is a contract document. Usually the specification
includes qualitative description clauses and a schedule of works. The schedule can
include location, items in detail and dimensions of work which cannot be or are not
shown on the drawings.
NBS is now available by subscription, either as a printed document which can be
photocopied and used as a typing draft, or as a CD-ROM which can be used with
word-processing systems. It is updated from time to time as required.

4 Performance specifications
In Section 3 we examined the traditional method of specifying. We now consider
what may be in some instances a more logical methodology.
If the clients requirements can be expressed in terms of performance, then the
principles of performance specification referred to in Section 1.4(1) above may be
applied to the specification as a whole rather than simply to isolated components or
assemblies. This enables those pricing and executing the work to use their specialist
knowledge and skills to put forward the best value solution provided that the
specified performance standards are attained.
If this approach is to be used, however, it is essential for the designer and
specification writer to be able to establish the clients precise performance
requirements for the work involved, and to convert these requirements into a
sufficiently comprehensive specification.
As a beginning, therefore, it is necessary to set down in unambiguous terms:
The properties and performance that will be the basis of the design
requirement.
These frequently turn out to be optimistic in terms of time and money available, and
also contradictory, which will then lead naturally to
Prioritisation and compromise.
Once the desired performance criteria have been identified, the next task is to set
Measurable minimum and maximum limits of performance, together with
appropriate means of measurement and testing.
In some cases present knowledge and research allow this to be done quickly, but in
other cases it is necessary to establish the limiting values through further research.
The size of this task is frequently underestimated. As an example, consider the
problem posed by a performance specification for cleaning services in a hospital. For
general public areas it may be possible to set the required cleanliness standards
relatively simply, eg by specifying that floors are to be kept swept and clear of
discarded rubbish, that waste bins are to be emptied twice a day, etc. But consider the
case of an operating theatre or food preparation area. Here standards need to be much
higher, including not only routine sweeping, polishing and the removal of rubbish but
also ensuring that surfaces are kept clear of bacteriological contamination. Devising
appropriate and robust standards, measurement and testing regimes for this kind of
work may be extremely difficult.
The following list provides one basis on which a performance specification may be
prepared. It gives a general outline, without stating the properties to be given or the
specific amount of information to be developed under each of the headings. This
sequence does not restrict the information that may be required: it merely gives a
system order and therefore, incidentally, provides a checklist.

Document, scope and information for indexing
Identification
Generic name
Product name
Short description
Related documentation
Description
Composition
Manufacture
Accessories
Shape
Size etc
Appearance etc
Climate, site and occupancy conditions
Characteristics relating to behaviour in use and working
Structural etc
Fire
Gases
Liquids
Solids
Biological
Thermal, optical, acoustic
Technical
Energy
Compatibility
Durability, reliability
Workability
Maintenance
Applications
Site work, maintenance, prices, supply, technical services
References.
An advantage of this system is that it is not confined to the UK and consequently the
use of technical documentation from other countries is facilitated.
At this point, therefore, we can define a performance specification as:
A document setting out a clients needs by listing the essential properties in a
regular and systematic form and including the limits of the performance, testing,
maintenance and any other required qualities.
This allows the contractor, manufacturer or supplier to have the freedom of design,
innovation or even selection from his standard products as well as the freedom of
manufacture and assembly.

Use of performance specification
In many ways performance specification has been used for a long time, although its
use has been somewhat crude, with low level description. For example, it is
sometimes stated that the cold water storage tank will be supported on stout
bearers, the choice being left to the contractor. In an operational form this may be
more explicit, eg ... supported on 100 75mm sawn softwood bearers.
Many British Standards for materials and components include performances.
The Agrment Board considers and publishes performance requirements, methods of
assessment and tests.
The UK Building Research Establishment is also involved in preparing
specifications for performance, eg for windows. The relationship of performance
between the various materials and products is obviously very close, and performances
are interdependent.
Performance specifications have also been widely used for many years for a number
of different types of work, particularly those where the technology is specialist and
complex and for which specialist companies have developed particular ways of
overcoming difficult problems. Examples include mechanical and electrical systems,
IT installations, lifts and escalators, high rise curtain walling systems and low
vibration piling. In these cases the specifier can specify the performance which the
installed work is required to attain, thus allowing various specialist contractors to put
forward their own solutions.
For high rise curtain walling, eg, in addition to specifying the basic elevational layout
and appearance of the infill panels, the specifier might also wish to include factors
such as:
Wind and impact loadings
Self-cleaning properties
Air and water permeability
U-values
Provision for cleaning and repair
Measures to limit progressive collapse in the event of failure, etc.
The statement of employers requirements, required where projects are to be let on
some form of design and build basis, may be seen as a specialised form of
performance specification. In the case of a new factory building, eg, the employer
may specify things such as:
Location of building and building footprint
Schedule of accommodation
Overall dimensions
Clear distance between columns
Overall useable floor space
Appearance of the external finishings
Details of building performance characteristics, including U values, noise
suppression etc
Maintenance characteristics.
These requirements could all be satisfied in many different ways again,
specification of the building in this way rather than in the more traditional
prescriptive form enables tendering contractors to put forward innovative and cost-
effective design solutions.

Remember that a complete structure consists of a number of parts, and it is therefore
possible to establish a priority or hierarchy of performance both for a building as a
whole and for each of a buildings systems and constructional elements. We must,
however, recognise that all the components in a building, and indeed all the elements,
are related and dependent. The completed building is a result of successful
relationship and dependence. It follows that the performance of the building as a
whole must be decided first, before the various sub-considerations can be examined.
The procedures involved will vary from job to job, office to office, source to source
and so on, but the general routine is illustrated diagrammatically in Figure 1.
Note that contractors undertaking work on the basis of performance specifications
will carry a much higher liability to the employer than those tendering in a more
traditional form of specification. In particular, it is now well established law that,
unless specifically excluded in the contract, liability will extend to providing a
building or an installation which is fit for its purpose.
Significant cases in which this issue has been explored include Greaves & Co
Contractors v Baynam Meikle (1975), International Broadcasting Authority v EMI
Electronics and BICC Construction (1978), Newham LBC v Taylor Woodrow
(Anglian) (1981), and Viking Grain Storage v TH White Installations (1985).
FIGURE 1

Overall strategy decided
Eg: specify whole construction, or elements, or components.
Decision on scope of performance statement

Eg: the context in which the building is to be designed and components fixed; geometry of
the spaces, jointing, fixing, appearance.
Decision on functional requirements

Eg: temperature requirements of space, thermal requirements.
Decision on relative importance of properties

Eg: essential, reasonably important, desirable, relevant but not essential.
Decision on measurement and quantification of required properties

Eg: tests, measurement, units, BS, CP, Agrment Certificate.
Statement of limiting values

Eg: limits, upper and lower, that will be tolerated when the component is fixed and in use,
and whether or not there will be different levels in different circumstances.


The higher the level of specification, the greater the opportunity for innovation.
However, it is progressively more difficult to draft a document that includes
performance parameters which are both comprehensive and testable.
One disadvantage of performance specifications is that to some extent the purchaser
loses part of his influence over the design. If more positive control of this element is
needed, a more traditional form of specification is likely to be appropriate. Some
control can, however, be exercised, such as maximum dimensions where space or
volume requirements are dictated by other constraints.
5 Sources of specification data
Common sources of specification data include standards published by various
national and international bodies, standard specifications published by major clients
and government bodies, manufacturers data, trade associations, and data sheets
published by bodies such as the UK Building Research Establishment (BRE). Some
of the most commonly used around the world are briefly reviewed below.
British Standards and Codes of Practice
The British Standards Institution (BSI) is the approved body for the preparation of
UK national standards covering quality, dimensions, tolerances and tests. The main
object is to set up recognised standards to simplify production by eliminating the
waste involved in producing an unnecessary variety of patterns and sizes for the same
purpose.
The British Standards for Building Materials and Components are summarised in BS
Handbook No 3, which indicates the different types and qualities but does not give
full details of tests. It is important to note that in many cases the Standards give
alternative qualities. For example, BS 417 provides for two grades of galvanised mild
steel cisterns. It is essential to give the particular type required in a specification.
The BSI also publishes Codes of Practice which lay down standards of good practice
and workmanship. They generally take the form of recommendations, but some are
given in the Building Regulations as accepted standards, eg CP 114 (Structural use of
normal reinforced concrete in buildings). A thorough knowledge of all the Codes of
Practice will obviously take a considerable time to acquire, but you should have a
general knowledge of the matters covered in order to be able to assess their uses and
limitations.
The Codes of Practice are usually divided into the following sections:
General
Scope and definitions
Materials
Selection and standard of quality of materials and fixing accessories
Design considerations
Basis of design and functional requirements
Workmanship
Preparatory work off site and erection on site
Testing and inspection
Maintenance and protection
Illustrative figures.

International Organization for Standardization
The International Organization for Standardization (ISO) is a worldwide federation of
national standards bodies from some 140 countries, one from each country. ISO is a
non-governmental organisation established in 1947. Its mission is to promote the
development of standardisation and related activities in the world with a view to
facilitating the international exchange of goods and services and developing co-
operation in intellectual, scientific, technological and economic activity.
ISOs work results in international agreements which are published as International
Standards.
ISO is not an acronym. In fact iso is derived from the Greek isos, meaning equal.
The prefix iso occurs in a host of terms, such as isometric (of equal measure or
dimensions) and isonomy (equality of laws, or of people before the law).
The name ISO is used around the world to denote the organisation, thus avoiding the
plethora of acronyms resulting from the translation of International Organization for
Standardization into different languages. Whatever the country, the short form of the
organisations name is always ISO.
Agrment Board certificates
In 1966 the UK Minister of Public Buildings and Works announced the formation of
an independent authority to assess new materials and components proposed for use in
the building industry. This authority, the Agrment Board, has a director and a
council representing the main interests of the building industry and a team of
assessors from interested government departments and the British Standards
Institution. Its purpose is to carry out the recommendations of the White Paper The
Assessment of New Building Products, produced by a committee under the
chairmanship of Sir Donald Gibson. This committee examined and confirmed the
need in this country for certificates of approval similar in form to those already in
operation in France and other European countries.
Agrment certificates are normally drawn up in specific terms. The certificate stating
that a product is considered by the Board to be satisfactory will relate to a defined
mode of manufacture which will be subject to periodic checks by the Board to ensure
maintenance of quality, a specified factory or other place of manufacture, and
specified uses in building.
Certificates normally have limited duration of validity up to three years in the first
instance and renewable for a further period of not more than three years. Certificates
are withdrawn if the conditions of issue, including those mentioned above, cease to be
complied with. In order to qualify for certification, the material or process must be
new to the building industry, or a known material must be used in a novel way.
Because of this, certificates are not normally issued for products covered by British
Standards or for processes covered by codes of practice.
For a certificate to be awarded, the product or process must be in full-scale
production, although the Board is willing to test pilot-scale production and to say
whether a certificate would be likely to be awarded if full-scale production took
place. As to testing procedures, the use of the material in the building has to be
specified and, where applicable, the details of fixing to other components. In general,
a material as such will not be tested, but rather a material in its proposed situation in
conjunction with other parts of the structure.
The Board has a checklist of performance requirements and methods of assessment
and test. The cost of the testing is borne in full by the manufacturer.

Manufacturers literature
This is becoming an increasingly important source of information due to the vast
quantity of new materials now being used in buildings. Catalogues, which can
normally be obtained free of charge from manufacturers, form a useful technical
library.
Manufacturers tend to be optimistic regarding the performance of their materials, but
the methods of fixing they give should be strictly adhered to and written into the
specification. When using an old specification as a guide, care should be taken not to
specify obsolete materials, and each clause must be relevant to the particular job in
hand.
Trade associations
There are several trade associations which produce informative literature. Some UK
examples are:
Brick Development Association
Lead Development Association
Copper Development Association
Zinc Development Association
Aluminium Development Association
Cement and Concrete Association
Coal Utilisation Council
Timber Research and Development Association.
Building Research Establishment Digests etc
These take the form of papers dealing with some special aspect of construction: for
example, BRE Digest No 8 (second series) deals with built-up felt roofs. They cover
such matters as workmanship, performance, precautions to be taken to avoid defects
etc. In many cases recommendations are eventually incorporated into codes of
practice. This source of information can be obtained by a nominal annual
subscription.
Advisory leaflets are mainly intended for the small builder, clerk of works, foreman
and craftsman. They give information in a practical and concise form about the results
of research and the latest developments in building practice, and cover a wide range
of topics concerning such matters as materials, workmanship, powered hand tools,
site costing, programming etc.
The various professional and technical journals give details of new publications and
articles on materials and techniques. Articles are usually headed with the appropriate
classification reference so that the pages can be extracted and filed with other
information in the same topic.
American institutions
American standards are used in several parts of the world, particularly in the Far East
and South America, as well as in the USA. The most commonly used are those
published by the American Society of Testing and Materials, which was established
in 1898 as an international society devoted to the promotion of knowledge of the
materials of engineering and the standardisation of specifications and the methods of
testing.
Another widely used set of American reference standards are those published by the
American National Standards Institute (ANSI). ANSI develops standards for
materials and testing procedures and works closely with other bodies around the
world.

6 New work representative specification
An extract from a specification for a new building to be constructed under a plan and
specification type contract, together with outline drawings, is included in Appendix
A. When reading through the clauses it is worth visualising the work involved and
considering alternative forms of construction that might have been used, and how
these could have been described.
This particular specification is arranged in trade order.
7 Works of alteration and repair
7.1 Redecorations and minor repairs
1 Generally
Architects and surveyors are often called upon to prepare specifications for works of
alteration and repair including redecoration. Moreover, the preparation of schedules
of dilapidation frequently forms part of professional practice, and here too
specifications are needed.
2 Redecoration
The general order of a specification for works of redecoration follows the general
sequence:
Preliminaries
Materials and workmanship
Works required.
The section dealing with the works is normally arranged on a room basis, starting at
the top of the building and working round each floor in a clockwise direction,
descending floor by floor. Then the roof and external elevations are examined, again
in a clockwise direction. This approach enables the builder to inspect the building and
ascertain the extent and nature of the work required in a logical order while reading
the specification, with the minimum need to retrace his steps. This is an important
consideration on his part, since the work is physically tiring and undue fatigue on the
part of the estimator may lead to inaccurate estimating.
Works of redecoration, by their nature, are largely repetitious, similar work being
required in each room and varying only in extent. Usually minor repairs (such as
making good damaged plaster or reglazing broken glass) are covered in such a
specification, since they are usually seen to during redecoration.
The preparation of surfaces prior to repainting needs careful description. The
materials and workmanship section of a redecoration specification will therefore
contain appropriate descriptions of the preparation of surfaces and the manner of
making the minor repairs commonly to be expected, in addition to describing the
materials and workmanship to be used. The descriptions in the works section can
therefore be shortened by referring to the materials and workmanship clauses.
However, where a particular item occurs once only, it may be desirable to describe
the preparation and manner of repair with that item in the works section for greater
emphasis.

The following are typical clauses for dealing with external work which has been
previously painted.
Alternatively, a general clause could be inserted dealing with preparatory work
applicable to the whole of the painting and other conditions as to application of the
paint, following on with an abbreviated clause, eg:
Internal paintwork will be dealt with in a similar manner, starting with a general
clause as to preparatory work etc, or as follows:
External woodwork
Cut out, prime rebates and renew all defective putty in sashes. Wash off, rub down with
pumice stone and water, or burn off where necessary, bring forward, stop and paint one
undercoat and one coat of gloss on all surfaces previously painted. Painting is to be done
only when surfaces are free from moisture.

External ironwork
Wash off, remove all rust and loose and defective paint by scraping and wire brushing.
Prime bare places and paint the whole with one coat of Messrs ... anti-corrosion
preparation and prime and paint one coat of gloss paint. No coat is to be applied until the
previous one is hard dry and the painting to be done in dry weather when the work is free
from moisture or condensation.

External stucco work
All surfaces to be cleaned and wire-brushed if necessary, painted with one coat of
stonework priming, faced up where necessary, and then painted one undercoat and one
coat of gloss paint to approved colour. The surface to be thoroughly dry before the first
coat is applied and no coat to be applied until the previous one is hard, dry and free from
moisture.
External ironwork
Prepare as before specified and paint two coats to all ironwork previously painted.
Old plastered walls in bad condition or previously painted
Remove all old distemper, paper etc, stop, rub down, size, line walls with stout white
paper and apply two (or three) coats of undercoating and one coat of eggshell gloss of
approved shade. Each coat to be hard dry before the next is applied.

Plastered walls previously painted
Wash off, prepare, stop and touch up, apply one undercoat and one coat of eggshell gloss
in similar colour to existing.

Painting plastered walls previously distempered
Remove all distemper and leave walls perfectly clean and dry. Rub down, make good
where necessary and apply one coat of priming, two undercoats and one coat of eggshell
gloss of approved colour. Each coat to be hard dry before the next is applied.

Internal woodwork previously painted
Wash off, stop, face up all uneven surfaces, rub down, touch up bare places, paint one (or
two) undercoat and one coat of gloss of approved colour. Each coat to be hard dry before
the next is applied and painting to be done only when surface is free from moisture.

Ceilings and walls previously distempered
Wash off plastered surfaces, cut out and make good cracks with Keenes cement (or
plaster of Paris). Touch up all making good, claircolle and twice emulsion.

Other typical clauses applicable to works of redecoration and minor repairs would
include:

EXTERNALLY
Generally
All work of repair is to match existing work.

Roofs
Refix all slipped slates, remove those broken and replace with new, including replacing
any missing, and leave the whole of the slating sound and watertight. (Allow provisionally
for 20 new slates.)
Remove 2 No defective chimney pots and provide and bed new flaunched in cement
mortar 1:4.
Rake out and point defective brickwork in chimney stacks, coping, parapet and party walls
above roof level in gauged mortar 1:1:6.
Make good cracked and defective fillets and flaunchings in ditto.
Repoint ridge and hip tiles in ditto.
Overhaul and clean out gutters.
Remove defective lead to flat roof and in flashings and provide and lay new Code 5 lead
and wedge and point flashing.
South elevation
Rake out and point defective brickwork in gauged mortar 1:1:6. (Allow provisionally
5m.)
Uphold as required and cut out defective brickwork where bulged or settled and rebuild in
cement mortar 1:4. (State clearly the extent of this work or give provisional areas.)
Take out broken and defective stonework to sills, steps, landings etc and provide and build
in new Portland stone ditto in gauged mortar 1:1:6.
Rake out defective pointing around window and door frames and repoint with mastic.
Remove the defective stone coping to the parapet wall, take down brickwork out of plumb
and rebuild in cement mortar 1:4 using old bricks where possible and making out with
new.
Bed new 300 75mm Yorkstone weathered and twice throated coping bedded and
pointed in cement mortar.
Hack off the defective rendering and make good in Portland cement and sand 1:3 finished
with a wood float.
Remove decayed sills of sash and door frames and provide and splice in new oak ditto.
Take out decayed sashes and rails and provide and fix new and prepare and paint three
coats of oil colour.

A clause might also be required for cleaning out manholes, gullies and cisterns.
7.2 Dilapidations
A schedule of dilapidations is usually prepared as a result of a tenants breach of his
covenant to repair. The schedule is simply a list of defects, each of which constitutes
a breach of covenant, issued to the tenant with a notice informing him that he is in
breach and requiring him to carry out repairs. Normally no specification material is
included in the schedule.
However, a specification of work required in remedying the defects which constitute
the breach of covenant is eventually required, either to ensure that, where the tenant
undertakes to repair, an appropriate standard of repair is achieved, or to settle the
value of the works where the tenant offers monetary compensation rather than
carrying out the work.
INTERNALLY
Second floor south bedroom
Cut out cracked or bulged ceiling plaster and lath plaster, float and set.
Cut out loose or bulged plastering to walls, rake out joints as key and render and set (or
render, float and set). (Note: This repair will necessitate making good of paper or
distemper as the case may be unless the whole of the room is being redecorated.)
Cut out cracks in ceilings and make good in Keenes cement.
Replace defective length of cornice and make good new to match existing.
Renew sash lines (stating quality). (Note: In dealing with sash cords it is usually better to
replace both the cords of the sash at the same time when one is broken the second one
being replaced for little more than the cost of the cord while the sash is out.)
Take out defective beads and pocket pieces to double hung sash and provide and fix new
and prepare and paint new woodwork.
Cut out split panels in doors and provide and fix new and paint as before.
Hack out broken squares of glass and reglaze to match existing.
Repair defective rendering to back hearth.
Take out defective firebrick back and cheeks to grate and renew.
Wash, stop and twice emulsion ceiling, cornice and frieze. Strip and stop walls, prepare
and hang wallpaper to choice x per piece book price. Clean, bring forward, touch up,
prepare and paint one undercoat and one coat of gloss on all wood and ironwork
previously painted.
Generally
Sweep flues, clean windows inside and out, re-washer taps, oil locks, replace missing
keys, scrub floors and leave premises ready for occupation.

The extent and nature of the work that can be required of a tenant is entirely governed
by the wording of the repairing covenant. Compliance with this covenant might not
satisfy an incoming tenant, who might well require a higher standard. Nevertheless,
the quality and extent of the works included in a specification prepared in order to
comply with a repairing covenant should include only such works as the tenant is
under covenant to carry out. The precise wording of the repairing covenant is
therefore important, and, before starting to prepare the schedule of dilapidations and
the subsequent specification, the architect or surveyor must satisfy himself as to the
meaning of the words used.
These considerations apart, however, a specification prepared for dilapidations is
similar to any normal specification dealing with work of repair and redecoration.
7.3 Alterations and repairs
Writing a specification of works of alteration and repair, particularly where the work
is extensive, is perhaps the most interesting aspect of specification writing and the
one that makes the greatest demands, not only on the writers knowledge of building
but also on his ability to analyse the work as a whole so that it may be presented
accurately, clearly and logically to the builder. Here above all it is necessary to step
into the shoes of the builder, to anticipate and answer all his questions, and to lead
him round the existing building with the minimum of effort on his part.
Obviously, in addition to being thoroughly conversant with the job before drafting the
specification, it is necessary to visit the site and make notes, or even draft full clauses
while there.
Drafting the individual clauses does not normally present much difficulty. The
importance lies in the approach to the job as a whole. The order usually adopted is
again the typical one:
Preliminaries
Works required.
The works section is likely to be arranged in a room-by-room order. Remember,
however, that an alteration may affect more than one room eg forming a new
doorway between two existing rooms. It may then be convenient to group rooms
together, or, if they are kept separate, to specify the new doorway in the section
dealing with one of the rooms and to mention this in the section dealing with the
adjoining room.
Again, an alteration may affect a whole floor, eg removing existing and providing and
laying new floorboarding to the whole of the first floor. Here it may be convenient to
specify this work under its own heading before dealing with the work required in each
room on the first floor.
These considerations apart, the overall order should be on a clockwise, room-by-
room, floor-by-floor basis. It is important that each room, floor or elevation referred
to in the sections of the specification is clearly named and can be clearly identified on
the site. It is usually best to refer to rooms by their existing use rather than their future
use, since the builder will be faced with the existing building and might easily be
confused if future uses only were referred to. Of course it is often possible to give
both existing and future use, eg existing bedroom No 4 future bathroom No 1, but
where an existing room disappears on conversion by being thrown into another, this is
not always possible.

For extensive alterations it is helpful to append to the specification a single line key
plan of each floor of the building showing the position and name of each room
together with the north point. For smaller jobs such a key plan may be over-elaborate,
and it may not be possible to give rooms clearly identifiable names. One should then
adopt as standard practice the habit of looking at the building from the front and
referring to a room by its general position on the right-hand or left-hand side, and
front, centre or rear of the building, or by its relationship to a previously described
room, thus:
Ground floor
Front right-hand room
Front left-hand room
Rear right-hand room
Rear left-hand room
Rear room next last
Rear back addition right-hand room
Rear back addition left-hand passageway
Extreme rear room, back addition.
Additions
Where the work of alteration includes the construction of an addition, and thus a
considerable amount of new work, the new work can be specified in the usual trade or
elemental order complete with the appropriate preliminaries and materials and
workmanship clauses. When the alteration work is later specified, it will then form a
separate section of the specification (itself arranged on a room-by-room basis). This
section can open with a statement that the descriptions of materials and workmanship
given for the new works are intended to apply equally to the alteration works.
Where a window or door in the existing building has to be altered to match those in
the addition, the removal of the existing window or door and the necessary alteration
of the existing opening will be specified in detail under alterations, together with a
note that a new window or door (all as previously specified in new works) is to be
provided and fixed in the re-formed opening. Where the new works have to match the
existing, this must be stated whenever appropriate, eg provide and fix in the opening
previously described, casement window glazed and painted complete and all to match
existing adjacent in every respect.
Openings
Where a new opening is to be formed in an existing wall, its finished size should be
given together with a description of the finish required at head, jambs and sill. Where
an existing opening is to be closed up, its existing size should be given together with
a description of the manner of closure, usually ending with words such as and leave
as if no opening had existed.
Each item of alteration must be carefully considered, since work may be required
which is not immediately obvious. For example, closing up an existing window
opening may require removal of the external arch if in faced brickwork, but if the
external wall is finished with rendering the arch will be concealed and need not be
removed.
Salvageable materials
Alterations often generate salvageable material arising from demolition, eg sheet lead.
This material belongs to the employer, of course. If the builder is allowed to remove
it, he must allow its salvage value as a credit set off to the employer against the cost
of the works, and a suitable item must be given covering this.

Where the value of salvageable materials is small, it is sufficient simply to instruct
the builder to allow the appropriate credit value in arriving at his prices. Where the
value is likely to be large, however, the builder should be required to state the credit
value of each salvaged item in addition to his price for carrying out the necessary
demolition or removal, so that it can be decided whether a proper allowance is being
made. Normally work of this kind and extent is presented on paper with double cash
columns, one for the credits and one for the price for the work, thus facilitating the
necessary entries by the builder.
Support
Demolition or forming openings usually requires temporary shoring and supporting
while the work is carried out. Normally it is for the builder to decide the detail of
what is required, and the specification will simply remind him to make the
appropriate allowance in his pricing by using words such as Shore and support as
may be required and form new opening ... Where, however, the architect or engineer
designs the shoring and thus removes the risk from the builder, such shoring will need
to be specified in detail so that the builder may know what is expected of him and
price accordingly.
Restriction of movement
Working in existing buildings is always more expensive because of the restriction on
the freedom of movement of operatives, materials and plant. This is particularly the
case with excavations carried out inside existing buildings. It is usually not possible
to use machinery owing to the restricted space, and the resulting hand digging is
much more expensive than digging by machine. Moreover, the removal of spoil needs
to be done in small quantities, which also adds to the cost. These factors may need
special mention in the specification.
Although special mention need not be made of getting materials and goods into an
existing building for use in the works, this may require the temporary removal and
replacement of doors, windows, staircases or walls, and such work needs to be
specified. Inserting a new steel beam between existing walls and building its ends into
those walls implies the cutting of very deep pockets, since the beam will be longer
than the distance between the walls, and this also needs special mention.
Dimensions
Existing works in old buildings will not necessarily be of the same dimensions as new
work, eg walls may not be precisely brick multiples. Odd thicknesses in a wall
plastered both sides may indicate the presence of some material other than brick, or
the wall may be composed of battens and lath and plaster on a brick core. Avoid
being dogmatic about existing work obscured by plaster or other finish. In pricing
work the onus is always on the builder to ascertain the precise nature of the existing,
and the risk of making a wrong decision is quite properly left to him. Remember also
that old plaster will most likely be thicker than that now to be executed, and in
extending existing plastered surfaces additional coats or dubbing out may be required
in order to achieve the same thickness. In any case, dubbing out should always be
specified with plastering on existing unplastered walls to mask the surface
undulations almost always present in such surfaces.
Security
Safeguarding the existing buildings against unauthorised entry and preventing
workmen straying into parts of the building in which they have no business to be also
require clauses in the specification.

List of work items
Before drafting a specification clauses for alteration work, it is useful to make a list of
items of work that are to be included. The following examples indicate the likely
scope of work included in two typical alteration items. These notes will then be
suitably amplified to form the eventual clause.

Closing up an existing doorway internally
Remove door and frame etc and credit
Remove threshold paving
Brick up opening
Cut tooth and bond to jambs
Pin and wedge up to soffit
Plaster and decorate both sides
Make out skirtings both sides.
Forming a new doorway internally
Take off skirtings both sides and set aside
Uphold and cut opening
Provide and insert lintel over
Face up jambs each side
Level up threshold
New door, frame and architraves
Make good plaster and decorations both sides
Make out skirtings and return into reveals
Make out flooring in opening.
A typical specification for alterations work covering major works required in
converting an existing building is included in Appendix B.

Appendix A
Extract from a specification for a new building




SPECIFICATION

of works required to be done and materials to be used
in the erection and completion of

A PRIVATE HOUSE

at

ENTRANCE TO TOWERS ESTATE,
LONDON ROAD, HORSLEY, SURREY

for

JOHN SMITH ESQUIRE

A D Bord FRIBA
Chartered Architect
999 High Street
Guildford
Surrey


SPECIFICATION OF WORKS
required to be done and materials to be used in the erection and completion of a
house at the entrance of the Towers Estate, London Road, Horsley, Surrey for John
Smith Esquire, under the superintendence and to the satisfaction of
A D Bord Esq FRIBA
Chartered Architect
999 High Street
Guildford Surrey
Drawing numbers Spec 3/1, 2 and 3
Date

PRELIMINARIES
Scope of the works
1. The works comprise the erection and completion of a brick-built house two storeys
high on the north-western side of the private road at the entrance to the estate from
Downs Road as shown upon the block plan. There is a single-storey annexe on the
northern end, the main roof is pitched and tiled, the walls brick faced, the ground
floors are of solid construction and the first floor is of timber construction.
Access to site
2. As the private road shown on the site plan is in continuous use, access for these
works is to be by means of a new opening to be made in the fence on the north side
of the new house (see later clause).
Form of contract
3. The Contractor will be required to sign the current JCT standard form of building
contract, private edition (without quantities), a copy of which may be viewed at the
Architects office by appointment. The Conditions of Contract therein contained are
to be read in conjunction with and as a part of this Specification.

Submission of the Contractors estimate will be deemed to imply his familiarity
with the requirements of these Conditions of Contract.

The Appendix of such Agreement will be completed as follows
Clause
17 Defects liability period 6 months
23 Date for possession Immediately after signing the contract
1.3 Date for completion To be stated by contractor on Form of
Tender
24
Liquidated and ascertained
damages
At the rate of ...... per day
28 Period of delay
(a) Clause 22
(b) Any other reason

3 months
1 month


35 Prime cost sums for which the
contractor desires to tender
................................................................
................................................................
.................................................................
30 Period of interim certificates Each calendar month
30 Period of final measurement and
valuation
6 months
Relative to Clause 5 of the Agreement, the contract drawings will be

No 1 Site plan Scale 1 : 100
No 2 Elevation and sections Scale 1 : 100
No 3 Floor plans Scale 1 : 100
In respect of fire insurance, Clause 22A of the Agreement will be retained in the
Contract.
Contractor to visit site
4. Before tendering, the Contractor should visit the site and satisfy himself as to the
local conditions, the accessibility of the site, the full extent and character of the
operation, the nature of the ground, the supply and conditions affecting labour and
the execution of the Contract generally, as no claim on the grounds of want of
knowledge in such respects will be entertained.
5. Trial holes, two in number, have been made on the site and remain open for
inspection. Particulars of the materials thereby exposed are available to the
Contractor on request, but no guarantee is given of the accuracy of the particulars or
that the nature of the material found in the excavations will be similar to those
shown in the completion of these works.
Access, footways etc
6. Allow for opening up the existing fence at the rear of the proposed new garage as
necessary for access to these works, keep closed when not in use and reinstate fence
so disturbed at the completion of these works.
7. Include the provisional sum of x for taking up footway paving and for reinstating
the same on completion of the works. This work is to be executed to the satisfaction
of the local authority.
Temporary roads
8. Provide any temporary roads and pathways as may be necessary for the proper
performance of the contract and clear away and make good on completion.
Hoardings
9. Construct and maintain around the site, where not already fenced, a suitable chain-
link enclosure not less than 3m high, with posts and gates as may be required for the
security of the works, and clear away and make good at completion or when
directed.
10. The Contractor shall not display any advertisements on the hoarding other than his
firms name board if he so wishes, neither shall he permit any other advertisements
to be displayed without the written authority of the Architect.


Plant, tools and scaffolding
11. Provide, erect and maintain all necessary hoists, scaffolding, mechanical equipment,
shoring, plant etc of all descriptions required for the due completion of the works,
and allow subcontractors free use of same, and remove all as and when required or
when directed by the Architect.
Water and temporary plumbing
12. Provide water for the whole of the works and pay charges for the same and for
providing, installing and subsequently removing necessary temporary pipe work,
storage cisterns, taps etc.
Watching and lighting
13. Provide all necessary day and night watching, lighting, barriers etc that may be
required for the protection of the works and the safety of the Public.
Casing and protection
14. Protect the works from injury and make good any damage caused by frost, wet,
carelessness or otherwise.
15. Provide all necessary tarpaulins, dust sheets or any other approved and effective
means to exclude weather from the premises during execution of any work to roof
slopes, flat or vertical surfaces and remove on completion.
16. Provide, fix and maintain all necessary temporary coverings as required for
floorings, pavings, exposed angles, joinery etc and remove on completion and make
good any damage sustained or caused.
Temporary sheds etc
17. Provide all necessary sheds and storage spaces for materials and for workshops that
may be required, maintain and clear away on completion.
18. Provide all necessary latrine and other facilities for the use of the workpeople as
required by the Code of Welfare Conditions for the Building Industry, maintain in
decent condition and clear away on completion.
19. Pay any rates that may be legally demandable by the local authority.
Site office
20. Provide suitable offices on site for the use of the foreman, provide telephone and
pay rates and remove on completion.
Temporary lighting and power
21. Provide wire for and connect all electric lighting and power for the execution of the
works, allow all subcontractors free use of same and pay any charges for current.
Attendance
22. Provide for attendance of trade upon trade and do all cutting away and making good
as may be required to complete the works.


Materials generally
23. All goods and materials are to be of British manufacture and to be of the quality
described. The name of the manufacturing firm and samples of the materials as may
be asked for are to be submitted to the Architect; any subsequent deliveries which
are not equal to the approved sample will be rejected.
24. All goods and materials so specified are to comply in all respects with the
requirements of the latest British Standard.
Pulling down and arisings
25. Take down the small sheds etc on the site, grub up any foundations and remove
rubbish and old materials except such old bricks or other material as may be
approved by the Architect for reuse after cleaning in the foundations of the new
building or for hardcore.
Sand and aggregate in foundation
26. Should suitable sand or aggregate be found in the excavations and the Contractor is
allowed to use the same in the works, he will be required to pay the Employer for
the same at the full market value thereof.
Frost and inclement weather
27. No concrete, mortar or plaster is to be used when the temperature is below 6C and
new work is to be protected at night when frost has been forecast or may reasonably
be anticipated.
28. A maximum and minimum recording thermometer is to be provided during the
course of these works and fixed in a fair position; a daily record of readings taken at
0900 is to be kept in the foremans office.
Statutory insurance
29. In addition to such insurances as are mentioned in the Form of Agreement, the
Contractor is to pay all premiums and Employers contribution in respect of
statutory national insurances, supplementary pensions, guaranteed week, holidays
with pay, redundancy schemes, etc as may be in force at the date of tendering.
Expediting the work
30. If the Contractor for the purpose of expediting the work or for any other reason shall
arrange for the working of overtime or night work so that the work may be
completed in every respect and ready for use within the time stated, then any extra
costs thereby incurred shall be at his own expense, unless such overtime has been
specifically authorised by the Architect in writing.
Drying out
31. Provide for approximately 150 hours (actual operating time) of a portable space
heater having an airflow of . . . m3/per hr with fuel and attendance over a period of
not more than four consecutive weeks to be used in a manner to be agreed with the
Architect for drying out the building.


Rubbish and cleaning on completion
32. Gather up and clear away all rubbish as it accumulates during the progress of the
works and on completion.
33. On completion, scrub all floors, pavings, staircases etc, clean out gutters, pipe heads
and gullies, clean windows on both sides and leave the premises clean, sound and
watertight.
Notices and fees
34. Give all notices to local authorities as required.
Contingencies
35. Include the provisional sum of x for contingent or unforeseen works to be
expended as directed by the Architect or deducted in part or in whole if not required.

EXCAVATION
Levels
1. The levels preceded by the letters OGL on the site plan are those existing otherwise
the figures shown are finished levels. If the Contractor is not satisfied as to the
accuracy of these levels he must give written notice thereof to the Architect before
any excavations are commenced, otherwise no claim in respect of inaccuracy of
levels will be entertained.
Earthwork support
2. Provide all necessary earthwork support and keep excavations free from water. The
Contractor will be required to cut out to a square section any trench sides that may
have been allowed to fall in through insufficient support or any bottom which has
been excavated below the correct level or which may have become soft through
standing under water. Any such extra excavation must be filled in solid with
concrete, quality D as later described, at the expense of the Contractor.
Clear away hedges and shrubs
3. Cut down hedges, shrubs and trees as indicated, grub up roots and any old
foundations and disused drains that may be met with and remove from site.
Turf and vegetable soil
4. Carefully cut, roll turf and stack where directed on site for collection by Employers
representative. Excavate over surface average 100mm deep and wheel topsoil and
deposit where directed on site. Only vegetable soil shall be used in restoration of
levels around the buildings, any surplus being spread where directed.
Trenches
5. Excavate for foundations to the lengths, widths and depths shown upon the
drawings. All excavations are to be approved by the Architect and local authority
and no concrete is to be laid therein until such bottoms have been so inspected and
approved. Should any extra excavation be ordered by the Architect dimensions of
the same must be taken and agreed with the Architect whilst still open.


Level and ram bottoms
6. Level and consolidate bottoms of all excavations in preparation for concrete and
hardcore.
Filling in trenches
7. Fill in selected excavated material externally around walls in 300mm layers and
consolidate.
Disposal of surplus excavated material
8. Clear away surplus excavated material from site.
Hardcore
9. The hardcore, which is to be of clean dry brick or concrete rubble broken to pass a
75mm ring, is to be laid not less than 150mm thick in preparation for solid floors
and external pavings and thoroughly consolidated. Blind surfaces of hardcore with
fine ash or sand to fill in all interstices and roll and level off in preparation for
concrete.

CONCRETE
Portland cement
1. The cement shall be normal setting Portland cement to comply with BS 12 and is to
be stored in a dry place and used fresh.
Sand
2. The sand shall be clean angular pit or river sand, free from impurities, washed and
screened if required.
Aggregate
3. The aggregates for concrete shall be in accordance with BS 882. Aggregates shall be
regularly graded in size to pass a mesh of the size indicated in the table following.
Water
4. The water for concrete shall be clean and fresh as from the mains.
Proportions
5. The proportions of all materials shall be accurately measured and mixed either on a
clean surface or in a batch mixer in the following proportions. Where a crushing
strength is stated, 150mm test cubes are to be prepared as often as directed by the
Architect.
Nominal mix by volume
Preliminary test
crushing strength
(28 days)
Quality Cement Sand Aggregate Gauge MN/m
A 1 6 38mm all-in graded 15
B 1 3 6 10 and 19mm 22
C 1 2 4 10 and 19mm 28
D 1 8 38mm all-in graded 12

2

Consistency
6. The consistency of the concrete shall be uniform and of even colour. Consistency
shall be regulated from time to time as the work proceeds by means of the slump
test and a 50mm slump should be regarded as desirable.
Depositing
7. Concrete shall be conveyed in pneumatic tyred barrows and deposited as quickly as
possible after mixing. Work should proceed continuously. In restarted work the
surface of the joint shall be lapped or hacked, brushed and slurried with cement and
sand 1:1. Concrete which has commenced to set shall not be used or reworked, but
if allowed to set hard may be broken up and used as aggregate in concrete quality D
only.
8. No concrete is to be tipped or thrown from a height exceeding 1.5m.
9. Concrete shall be carefully placed into the formwork or moulds and tamped through
and around bar or fabric reinforcement.
10. Where excavations are timbered, the timbering shall be drawn immediately the
concrete is deposited so that the latter may be rammed close against the face of the
excavation.
Curing
11. Keep concrete damp for at least one week and protect from frost or too rapid drying
by covering with sacking, polythene sheeting etc. No traffic of any description or
loading on concrete shall be permitted until it is set and hard enough to resist
damage by such loading.
Reinforcement
12. Steel bar reinforcement for lintels etc is to comply with BS 785, of mild steel,
cleaned free of all rust, scale, oil etc, cut to lengths, bent and hooked at ends and
secured in position with concrete spacers and annealed soft iron binding wire.
13. Fabric shall be of high tensile steel and is to comply with BS 1221 and be of the
reference number indicated. Adjacent sheets shall be lapped at least 150mm at sides
and ends and secured as last specified.
Formwork
14. The formwork is to be constructed in a substantial manner, properly braced. All
surfaces are to be coated with mould oil before concrete is placed and to be
thoroughly cleaned before reuse.
Concrete in foundations
15. Fill into trenches concrete quality A, 225mm deep and 300mm wider than the
bottom course of brickwork, as foundations to all walls (other than those half a brick
thick) and chimney breasts and level off to receive brickwork.
Surface concrete and concrete sub-floors
16. Lay over the whole site of the building within the internal walls and at the levels
shown on the drawings a bed 100mm thick of concrete quality B finished level.


17. Below half brick walls the 100mm bed is to be thickened to 250mm for a width of
450mm as the foundation.
18. Lay similar concrete bed 150mm thick on hardcore to falls where pavement crossing
is indicated on the drawings and tamp surface to form non-slip corrugations.
Cavity walls
19. Fill in cavity of hollow walls up to finished ground level with concrete quality C.
Concrete lintels
20. Form concrete quality C lintels over all door, chimney and window openings unless
otherwise specified, precast or cast in situ as is convenient. The lintels are to be at
least 300mm longer than the span of the opening and of a width equal to the
thickness of the wall except where reduced by a brick arch and generally 150mm
deep. Each lintel is to be reinforced with one 10mm diameter mild steel bar for
every half brick in the width of the soffit and with 40mm cover.
21. Lintels to openings 1.2m wide and over are to be 225mm deep and reinforced as
described but with rods 12mm diameter.
Hearths
22. Screed hearths and back hearths with cement and same 1:3 trowelled smooth.
Solid floors
23. On a damp-proof membrane formed with 1 000 gauge polythene lapped 75mm at
joints lay a 50mm screed of cement and sand 1:3 to form solid floors and finish to
receive the pavings specified later.
Fabric reinforcement
24. Allow provisionally for reinforcing the whole of the surface concrete with high
tensile steel fabric to comply with BS 1221 reference 109, placed 40mm from the
top of the concrete with an additional strip of similar fabric 500mm wide placed
beneath all half brick walls.
25. Allow provisionally for a further layer of 500 gauge polythene sheet as before to be
laid over blinded hardcore beds and before surface concrete is deposited to protect
reinforcement.


BRICKWORK AND BLOCKWORK
Cement
1. The Portland cement is to be as specified in Concrete.
Sand
2. The sand is to be clean, washed, angular sand obtained from a local pit and free of
clay, vegetable, animal or other deleterious matter.
Lime
3. The lime is to be hydrated lime to comply with BS 890 and mixed with sand in the
proportions specified hereafter, the water added and the mixture then allowed to
mellow for at least eight hours before use.
Mortar
4. All mortar is to be mixed on a clean concrete or other hard dense surface or in an
appropriate machine. Mortar which has once become set may not be knocked-up
and used.
5. All proportions are by volume and are based upon dry sand; an appropriate
allowance is to be made for the bulking of damp sand.
Cement mortar
6. Cement mortar for use in work below damp-proof course, for the top twelve courses
of chimney stacks and for all partitions is to be mixed in the proportions of one part
of Portland cement to four parts of sand.
Gauged mortar
7. The mortar generally is to be gauged mortar composed of one part of cement, one
part of lime and six parts of sand, and the composition is to be thoroughly mixed
until of smooth consistency and even colour.
Common bricks
8. Brickwork below damp-proof course is to be built with local wirecut bricks, hard,
well burnt, true in shape and free from stones, lime and other flaws.
9. Brickwork above damp-proof course is to be of Fletton bricks grooved or keyed
where to receive plastering and bricks are to be wetted before use.
Facing bricks
10. Facing bricks are to be selected, sand-faced, machine-made Surrey multi-coloured
facing bricks, PC x per thousand, delivered to site packed in straw and the
Contractor is to unload, handle and stack with the straw packing so far as is
reasonably practicable.
Hollow clay blocks
11. The hollow clay partition blocks are to be in accordance with BS 1190 Section 1
and of the keyed type where required for plastering.
Wall ties
12. The wall ties are to be galvanised mild steel vertical twist type not less than 150mm
long as BS 1243.


Appendix B
Example specification for works of alteration
and repair

SPECIFICATION

of works required to be done and materials
to be used in

THE CONVERSION INTO SEVEN LIVING UNITS

of

THE HALE STREET STORES,
HALE STREET, EASTLEY, THAME

for

MESSRS SIMPSON & SONS LTD

John Silver FRICS
Chartered Surveyor


HALE STREET STORES p
PRELIMINARIES
Situation and scope of the works
1. The works are situated in the buildings known as the Hale
Street Stores, Hale Street, Eastley, Thame, on the western
side of Hale Street between its junctions with Smithers Land
and Seven Mile Lane. Access at all reasonable times is by
arrangement with the owners or their surveyor, John Silver
FRICS of Flints, Eastley, Thame, telephone 871449.
2. The works comprise the renovation of the existing buildings
and their conversion into seven self-contained living units,
and include general layout, access road and landscaping.
Contract
1. For the mutual protection of building Owner and Contractor,
the successful Contractor will be required to enter into a
formal written contract using the Joint Contracts Tribunals
Standard Form of Building Contract (without quantities) and
Contractors tendering should ensure that they are familiar
with the provisions of that form of contract.
Tender
1. The Contractor is to submit his tender for the works on the
form provided using the envelope provided for the return of
his tender to the Surveyor.
2. The Contractors tender is solely to be based on this
specification and the accompanying drawings, none of which
are to be altered in any way.
3. In arriving at his tender figure the Contractor is to insert a
price in this specification against each item if he deems that
item to attract a price. Items not priced will be deemed to
have had their value if any distributed amongst other
items in this specification, and no subsequent claims for
extra payment on account of items in the specification not
priced will be allowed to rank. All tenders must be
accompanied by a detailed build-up of the kind outlined
above, and lump sum tenders without such detailed pricing
will not be accepted.
Continued

Continued
4. The Contractors tender is to include inter alia for the
following:

All labour, materials, workmanship, plant, tools, equipment,
scaffolding and any other thing required for the due
performance of the works.

All insurances, whether statutorily required or otherwise,
graduated pensions contributions and the like.

Workmens compensation, third party, fire, theft and
burglary insurance.

Note: The existing premises will be insured against fire by
the Owner. The Contractor is to insure the new works and
his plant, tools and equipment.

Contributions in respect of holidays with pay schemes,
training schemes, guaranteed time and the like.

Office overheads, supervision and profit.

Transport of labour, materials, plant and all other things to,
from and about the site.

Indemnifying the Employer against all claims of whatsoever
nature arising out of the due performance of the works and
insuring against all such claims.

All other factors likely to affect the amount of the tender
whether specifically mentioned herein or not.

5. The Employer does not bind himself to accept the lowest nor
any tender, nor to pay the cost of preparing tenders.

Conduct of the works
1. The Contractor is to visit the site to ascertain for himself the
space for working and storage of materials, and all other
factors likely to affect the amount of his tender. He is to
obtain for himself the necessary dimensions required for the
setting out of the works or the ordering of materials and no
claim arising from a plea of ignorance of site conditions will
be entertained.
2. The works are to be carried out with care and diligence,
expeditiously and continuously once the successful
Contractor has gained possession of the site, and to prevent
his own workmen from trespassing on those parts of the site
not the subject of these works or on adjoining property.
3. The Contractor is to take all reasonable steps to exclude the
trespass of unauthorised persons on the site and to prevent
his own workmen from trespassing on those parts of the site
not the subject of these works or on adjoining property.

Continued

Continued
1. All materials and workmanship are to be of the best of their
respective kinds or as described herein. The relevant BS
Specification for any material will be regarded as the
minimum quality which will be acceptable.

Water etc
1. Mains water and electricity are connected, and the
Contractor will be allowed to use these supplies for the
works. He is to pay all charges and allow for providing all
temporary plumbing and wiring.
2. The Contractor is to provide all necessary temporary screens,
tarpaulins and the like to exclude the weather and
unauthorised intruders during the course of the works and to
limit nuisance arising from dust, and is to erect, maintain,
alter, adapt and subsequently remove and clear away the
same on completion.
3. The Contractor is to allow for covering and protecting all
new and existing work as may be necessary to keep the same
free of injury arising from whatsoever cause during the
course of the works, and is to make good at his own expense
any damage or other consequence arising from neglect of
this provision.

PC and provisional sums
1. Where PC or provisional sums are included in this
specification they will be regarded as being subject to
omission from the final account, and replaced therein by the
ascertained cost of the work involved. In the case of PC
sums, Contractors profit and attendance or fixing only will
also be subject to adjustment on a pro rata basis.
2. Where provisional sums are included in this specification,
they are intended to be inclusive of all profit and other
factors and require no amendment or addition by the
Contractor.
3. Where PC sums are included in this specification, the
Contractor is to add if he so wishes for profit and attending
on specialists where the work is described as to be executed
by specialists, and for profit and fixing where the work is
described as to be supplied only.

Continued

Continued
Generally
1. The submission by the Contractor of a tender will be deemed
to imply that he has complied with or is willing to comply
with all the requirements of this specification and of the
form of contract described. No claim arising from a plea of
ignorance of site circumstances, drawing content,
specification or contract requirements will be allowed to
rank.

Contingencies
1. Include the provisional sum of x for contingent or
unforeseen works to be expended or deducted in whole or in
part as directed by the Surveyor.

Continued

Flat No 1 (Ground floor, left-hand side)
Generally
1. The submission by the Contractor of a tender will be deemed
to imply that he has complied with or is willing to comply
with all the requirements of this specification and of the
form of contract described. No claim arising from a plea of
ignorance of site circumstances, drawing content,
specification or contract requirements will be allowed to
rank.

Contingencies
1. Include the provisional sum of x for contingent or
unforeseen works to be expended or deducted in whole or in
part as directed by the Surveyor.

Stripping out etc
1. Strip out and clear away the existing matchboard lining to
walls and ceiling in the main store room, the site of future
flat No 1.
2. Strip out and clear away the existing timber stairs rising
inside this main storeroom.
3. Remove and clear away the existing double entrance doors
leading from road into the main store, complete with frame.
4. Cut away the lower projection of brickwork to the chimney
breast, make good as required and build up the fireplace
opening with brickwork, incorporating a 225 225mm
plaster louvred air grating (general replastering taken
elsewhere).
5. Take down the partition and door therein leading from main
storeroom to adjoining shop and clear away.
6. Take up existing woodblock flooring over part of the main
storeroom and clear away.
7. Strip out all existing electric wiring, lighting points, gas
pipes and the like and clear away in the main storeroom.
8. Remove and clear away the small rear window to the main
storeroom complete with burglar bars.
9. In the single-storey back addition to the main storeroom,
remove and clear away all existing partitions and doors
therein.
10. Similarly in this area remove all existing external doors and
windows and clear away.
11. Similarly in this area remove and clear away the existing
WC suite and plumbing thereto including shutting off of
supplies and draining down as required.
12. Similarly in this area, take down the existing brick wall and
corner chimney breast between the two apartments together
with any remaining stack in catslide roof space over.
13. Hack down all remnants of wall and ceiling plastering in
main storeroom and single-storey back addition, rake out
joints of brickwork as key and prepare for replastering
separately described.

Continued

Continued
Flat No 1 continued
14. Demolish the existing two-storey garage adjoining main
storeroom, credit useful arrissing and clear all away, and
allow for temporarily closing door from garage roof space
into first floor.

Filling openings in existing walls
1. Prepare for and fill in the opening left after removal of
existing double entrance doors to main storeroom with 9"
brickwork finished with facing bricks externally to match
existing and properly cut, toothed and bonded to existing,
including forming and necessary concrete foundation
thereto.
2. Similarly fill in the entrance door opening and adjoining
window opening in the single-storey back addition to main
storeroom.

Enlarge existing openings
1. Enlarge existing rear window openings in single-storey back
addition adjacent to the main storeroom to suit new casement
windows later described including forming any necessary
lintels or brick arches over.
2. Similarly enlarge window opening in rear right-hand corner
of main storeroom.

New wall between main store and shop
1. Excavate as required for and form new strip concrete
foundation at suitable depth, and prepare for and construct
new 215mm brick wall in common brickwork to fill existing
opening between main store and adjoining shop, properly
cut, toothed and bonded to existing and pinned up to existing
construction cover.

Form new openings
1. In front right-hand wall of main store, cut and form new
window opening in existing external wall to accommodate
new window of size indicated, quoin up jambs, form suitable
brick arch over to match existing.
2. Similarly form two new window openings in left-hand wall
of main storeroom.
3. Similarly form two new entrance doors opening in this same
wall. (Note: New windows and doors are described later.)
Continued

Continued
Flat No 1 continued
Sandwich floor main store area
1. On existing solid floor surface, make up levels with
consolidated hardcore as may be required and blind with
sand. Construct thereon new solid concrete sandwich floor
comprising 25mm cement and sand screed on 100 mm
concrete bed incorporating polythene sheet damp-proof
membrane.

Ditto back addition
1. Over the area of the back addition, excavate as required, and
construct similar solid concrete sandwich floor comprising
25mm screed and 100mm concrete bed as before laid on
100mm bed of consolidated hardcore.
2. Beneath all internal block partitions shown, thicken the
above concrete floor to a total thickness of 300mm for a
width of 400mm as partition foundation.

Main store columns and beams
1. Support as required and take out the existing cast-iron
columns supporting ceiling beams in main storeroom.
2. Form suitable foundations and construct two 225 225mm
brick columns as indicated to pick up existing and new
ceiling beams.
3. Provide two new 150 75mm rolled steel beam under
existing where indicated on the drawing, pinned up one end
on new brick column and build into external wall at other
end including reinforced concrete spreader beam in wall.
Wedge and pin up to soffit over.

Internal partitions in main store
1. Build the new 100mm load-bearing blockwork internal
partitions in the main storeroom forming new living spaces,
as indicated on the drawings, cut, tooth and bond to existing
walls, and wedge and pin up to soffit over. Form all door
openings therein for doors hereinafter described.

Opening in rear wall of main store giving to new kitchen and
bathroom

1. Support as required and cut away to form new opening in
external wall of main store giving to new kitchen and
bathroom in back addition, and provide new reinforced
concrete lintels where shown dotted on the drawing, carried
on existing walls and new stair-enclosing walls.

Continued

Continued
Flat No 1 continued
Stair walls
1. Excavate as required in back addition and form new foundations
for and construct new 225mm brick stair-enclosing walls cut,
toothed and bonded to existing and carried up to first floor (see on).
Form new entrance door opening in rear wall of back addition for
door hereinafter described, with suitable lintel or arch over.

New concrete stair
1. Within the new stair enclosure, construct reinforced concrete
access stair as indicated on the typical section, with hardwood
facings to treads and risers.

Damp-proof courses
1. Provide asbestos-based bituminous felt horizontal damp-proof
courses in all new brick walls and fillings to openings.
2. Include the PC sum of x for Rentokil electro-osmotic damp-proof
course system to be installed complete by Messrs Rentokil (Damp-
Proofing) Ltd and add for profit and attending on the specialist
installers.

Windows
1. Provide and install new purpose-made wrought softwood casement
windows all to match existing, glazed as appropriate, including
forming faced brick and plastered external and internal reveals and
internal window boards, in the following positions

New living room
Bedroom 1
Bedroom 2
Bathroom
Kitchen

two windows
one window
one window
one window
one window
Overhaul windows
1. Overhaul and repair as required the two existing windows in front
wall of main storeroom and provide double glazing thereto.

External doors
1. Provide new external entrance doors and frames to entrances to
Flats 1 and 4 (ground and first floors) complete with locks and
fastenings, all to match in all respects the existing entrance door at
right-hand end of front elevation.

Continued

Continued
Flat No 1 continued
Internal doors
1. Provide new hardboard faced flush doors and suitable
linings, complete with locks and fastenings, to all room
entrances, understair cupboard and larder cupboard (seven
doors and linings in all).

Plastering etc
1. Provide 25 75mm plain softwood skirtings throughout all
rooms.
2. Prepare for and plaster all new and existing wall surfaces
throughout including understair cupboard space.
3. Prepare for and line soffit of existing first floor over area of
main storeroom only, with fire line wall board, battening and
glass fibre insulation, all as indicated on the typical section
drawing and continue the lining around new and existing
ceiling beams.

Decorations
1. Prepare and paint two coats gloss paint on all external
woodwork of doors and windows.
2. Similarly paint all internal woodwork of doors and windows,
skirtings etc.
3. Prepare and paint two coats emulsion paint on all wall and
ceiling surfaces.

Electrical
1. Include the PC sum of x for electrical installation executed
complete by a specialist firm and add for profit and attending
on the specialists.

Sanitary fittings
1. Include the PC sum of x for sanitary fittings including
kitchen cupboards and worktops, supplied and delivered to
site by a specialist firm, and add for unloading, assembling
and fixing only the following (services and wastes and
connections thereto separately specified):

Low level WC suite
Pedestal washbasin
1 650mm pressed steel bath with riser panels
Shower cabinet complete with mixer valve
Kitchen sink unit
Two floor units complete with continuous worktop
Two wall cupboard units.

Plumbing, drainage and heating
Note: These services are separately specified later.
Continued

Flat No 2 (Ground floor centre)
Stripping out etc
1. Demolish and clear away the existing shopfront complete
with walls, glazed framing and doors and flat roof over.
2. Demolish and clear away all internal partitions in the front
and rear shop.
3. Strip out and clear away the existing timber stairs and gallery
at first floor level in rear shop.
4. Strip out the matchboard lining to the existing tack room for
full ground and first floor height.
5. Strip out all matchboard linings to walls and ceiling
elsewhere in front and rear shop.
6. Take up and clear away the existing hollow timber ground
floor in the shop area complete with boarding joists and wall
plates and clear away sleeper walls.
7. Strip out all existing electric wiring, lighting points, gas
points, gas and water pipes and the like, and clear away.
8. Demolish and clear away the chimney breast in the existing
tack room (demolishing first floor ditto and chimney stack
separately specified).
9. Take out and clear away the existing rear entrance door and
adjoining window.
10. Take out and clear away the entrance door and frame to
extreme rear store.
11. Demolish and clear away the chimney breast in the rear
kitchen including taking out the existing domestic boiler
therein, shutting down and draining down supplies as
required (demolishing first floor ditto and chimney stack
separately specified). Demolish and clear away the right-
hand wall of the extreme rear store in readiness for extension
of party/fire baffle wall.
12. Demolish and clear away the right-hand wall of the existing
tack room (demolishing first floor continuation of this wall
separately specified).

Continued

Continued
Flat No 2 (Ground floor centre)
13. Hack down all remnants of wall and ceiling plastering
throughout the front and rear shops and extreme rear store,
rake out joints of brickwork as key and prepare for
replastering (separately described). Take out all timber
lacings in existing brick walls and build up chases with
brickwork.

New front wall
1. Excavate for and form new foundations, and construct new
hollow wall in place of existing columns and beams
including removing these same and pinning up to existing
construction at first floor level. Form all necessary door and
window openings therein and cut, tooth and bond to existing
walls as required.

Filling openings in existing walls
1. Prepare for and fill in opening left after removal of tack room
ground-floor window with 225mm brickwork finished
externally with facing bricks to match existing and properly
cut, toothed and bonded to existing.
2. Similarly fill in door opening leading from rear shop to right-
hand end of premises.
3. Similarly fill in tack room doorway and doorway into
extreme rear store.

Rear wall to new kitchen and living room
1. Demolish as required, excavate for and form new
foundations where necessary, and construct new brick
mullions at rear of new kitchen and living room, forming
kitchen and living-room window openings, making good
existing remaining and cut, tooth and bond to existing and
pin up to existing first floor construction as required.

New extension of party/fire baffle wall in existing rear kitchen
1. Excavate as required and form new foundations, and
construct extension of existing party/fire baffle wall to form
new right-hand wall of Flat 2 bathroom, including cutting,
toothing and bonding to existing.

Continued

Continued
Flat No 2 continued
Form new openings
1. In rear wall of extreme rear store, cut and form two new
window openings as indicated, quoin up jambs.
2. In left-hand wall of this store, similarly form new door
opening.
3. In wall between this store and new living room, similarly
form new door opening.
4. Cut away right-hand end of front wall of tack room to suit
new stair enclosure.

Sandwich floor
1. In manner all as previously described to Flat No 1 excavate
for and form new sandwich floor over the whole area of Flat
No 2.

New first floor
1. Over the area at present occupied by the rear stairs and
gallery, prepare for and construct new timber joisted and
boarded first floor in continuation of existing.

Stair walls
1. In manner all as before described to Flat No 1 form
foundations and construct new 225mm brick stair-enclosing
walls.

New concrete stair
1. In manner all as before described for Flat No 1 construct
reinforced concrete access stair.

Internal partitions
1. In manner all as before described to Flat No 1 construct new
load-bearing blockwork internal partitions and form new
door openings therein.

Damp-proof courses
1. In manner all as before described to Flat No 1 provide
horizontal damp-proof courses in all new brick walls and
fillings to openings.
2. Include the PC sum of x for electro-osmotic damp-proofing
to existing walls, as described to Flat No 1.

Continued

Continued
Flat No 2 continued
Windows
1. Provide purpose-made windows, all as described to Flat No
1, in the following positions:
Rear bathroom
Rear WC
Rear lobby to bathroom and WC
Rear kitchen
Rear living room
Two front bedrooms

External doors
1. In manner as before described to Flat No 1 provide external
entrance doors and frames to Flats 2 and 5 (ground and first
floors).

Internal doors
1. In manner as before described to Flat No 1 provide new flush
doors and linings to all rooms, under-stair cupboard and
larder (six in all).
2. In similar manner and hung on ball-bearing overhead gear,
provide sliding door to rear lobby.
3. Similarly provide pair of sliding doors to give access from
living room to kitchen.

Plastering etc
1. Provide new 25 75mm skirtings throughout as before
described.
2. Prepare for and plaster all new and existing wall surfaces
throughout including under-stair cupboard.
3. Prepare for and line soffit of first floor with fire line wall
board etc all as described to Flat No 1.

Decorations
1. Prepare and paint two coats gloss paint on all wall and
ceiling surfaces.
2. Similarly paint all internal woodwork of doors, windows,
skirtings and the like.
3. Prepare and paint two coats emulsion paint on all wall and
ceiling surfaces.

Continued

Continued
Flat No 2 continued
Electrical
1. Include the PC sum of x for electrical installation executed
complete by a specialist firm and add for profit and attending
on specialists.

Sanitary fittings
1. Include the PC sum of x for sanitary fittings, including
kitchen cupboards and worktops, supplied and delivered to
site by a specialist firm, and add for profit, unloading,
assembling and fixing only the following fittings (services
and wastes and connections thereto separately described):
Low level WC suite
Pedestal washbasin
1 650mm pressed steel bath with riser panels
Shower cabinet complete with mixer valve
Kitchen sink unit
Two floor units complete with continuous worktop
Two wall cupboard units.

Plumbing, drainage and heating
Note: These services are separately specified later herein.

Continued

Note
The items included for Flats 36 inclusive and a maisonette in the original specification
follow a similar pattern and the sections including these have been omitted.


Plumbing and hot water services throughout
Flats 1 and 4, 2 and 5, 3 and 6
Pricing
Note: The following works comprise the cold and hot water services
to all new flats (not maisonette) and the resulting total will be
divided equally between the six flats.

Rising mains
1. Include the PC sum x for new connections to companys
water main (three connections in all) and add for profit and
attending on water companys workmen.
2. Excavate etc as required and provide and lay three 12mm
diameter service pipes and rising mains taken up through
each vertical pair of flats to supply new storage cisterns; tee
off as required and run 12mm supply to kitchen sink of each
flat and connect thereto.

Storage
1. In the roof or attic space over each vertical pair of flats,
construct suitable timber staging and provide and install two
250 litre fibreglass cold water storage cisterns and two
Osma fibreglass hot water storage cylinders, all suitably
insulated (six cisterns and six cylinders in all).

Water heating
1. Provide and install Twimerser dual element electric
immersion heater in each cylinder (six in all). (Provision of
electricity points included in PC sums previously included
per flat.)

Interconnections
1. Between each cistern and accompanying cylinder, provide
expansion pipe and cold water supply pipe with stopcock. To
each cistern provide ball valve and overflow pipe (six sets of
expansion pipes, cold supply pipes, ball valves and
overflows).

Cold down services
1. From each cold water storage cistern run 18mm diameter
down service with stopcock and diminishing as required to
provide cold water supply to all sanitary fittings except
kitchen sink and connect to fittings.

Continued

Continued
Flats 1 and 4, 2 and 5, 3 and 6 continued
Hot down services
1. Similarly from each hot water storage cylinder run 18mm
diameter down service with stopcock and diminishing as
required to provide hot water supply to all sanitary fittings
including kitchen sink and connect to fittings.

Lagging and casing
1. Lag all hot water down service pipes where concealed and all
pipework in roof and attic spaces. (Note that vertical
pipework is to be encased in the soil and vent pipe casings
specified hereinafter and are not to be run vertically down
through floors outside such casings.)

TOTAL

Carried to individual flat collections:
ONE SIXTH OF TOTAL


Plumbing and hot water services
Maisonette
Rising main
1. Connect to existing rising main entry in existing kitchen and
run as required, including teeing off to provide supply to new
kitchen sink; continue to maisonette bedroom 1 to supply
new storage cistern and connect thereto.

Storage
1. In maisonette bedroom 1 provide suitable timber staging and
install cold water storage cistern and hot water storage
cylinder all as before described complete with
interconnecting pipework as before described.
2. Provide Twimerser electric immersion heater as before
described.
3. Form timber-framed and hardboard-covered encasing to
storage cistern and cylinder, with removable access panel.

Cold down service
1. Connect to the cold water storage cistern and run 18 mm
down service with stopcock and diminishing as required to
provide cold water supply to new bathroom sanitary fittings
and connect thereto.

Hot down service
1. Similarly from hot water storage cylinder expansion pipe run
18 mm down service with stopcock and diminishing as
required to provide hot water supply to all new bathroom
fittings and kitchen sink and connect thereto.

Lagging
1. Lag all hidden pipework.
Carried to maisonette collection

Wastes
Flats 1 and 4, 2 and 5, 3 and 6
Pricing
Note that the following works comprise the wastes for all new flats
(not maisonette) and the resulting total will be divided equally
between the six flats.

Main soil waste and ventilating pipes and casing
1. Construct three vertical soil waste and ventilating pipe stacks
in the positions indicated on the drawings carried from
ground-level drain inlet connections vertically up through the
building to penetrate roofs and terminate with suitable
grating, and provide all necessary branch connections for
individual wastes from the various fittings; connect to drain
inlets and mount to walls on suitable brackets or holderbats.
2. Form fire-resisting casing around each stack, of soft asbestos
wallboard on suitable timber framing and with removable
panels to provide access to branch connections and/or
clearing eyes.

Individual wastes
1. Ground floor

Run individual waste pipes from fittings to connect as
follows (pipe sizes to be: sinks 38mm, basins 32mm,
baths 38mm, showers 38mm).

To back inlet gullies:

To soil stack branch:

Flat 1 sink, bath, basin, shower
Flat 2 ditto
Flat 3 ditto

Flat 1 WC
Flat 2 WC
Flat 3 WC

2. First floors

Run individual waste pipes from fittings to connect as
follows (sizes as above).

To soil stack branch: All fittings.

TOTAL

Carried to individual flat collection:
ONE SIXTH OF TOTAL


Wastes
Maisonette
Individual wastes
1. Connect WC to drain inlet; run in waste piping of sizes
previously described to connect bath, basin, shower and
kitchen sink to back inlet gully connections.

Carried to maisonette collection

Attic spaces
Generally
1. Remove and clear away the existing cold water storage
cistern in the main attic together with all pipework.
2. Remove existing loading door giving into rear of attic and
close up opening in manner to match adjacent walling, and
leave as if no door had existed.
3. Brush treat the whole of the attic flooring with approved
woodworm fluid.
4. Make good existing wall and sloping ceiling plastering as
required.

THE BUILDING EXTERNALLY
Front
1. Remove existing name board over main store entrance and
make out tiling as required and leave as if no nameboard had
existed.
2. Overhaul and make good as required the verge tiling to the
roof over main store.
3. Alter and adapt as required the existing rainwater pipes (one
discharging into garage guttering and one discharging in
angle of main store and shopfront), to descend vertically and
discharge on to paving.
4. Form new window sill to first floor window in return of main
store to shopfront.
5. Remove cobble and other paving in front of existing
shopfront, lift cellar flap stone outside main store and fill in
void under if any.
6. Scaffold as required and deeply rake out joints and repoint all
brickwork to front elevations, in cement lime mortar to
match existing.

Left hand
1. Similarly rake out joints and repoint all brickwork to left-
hand end (main store).

Rear
1. Strip existing tiling from remains of catslide roof left after
construction of new first floor flat bathroom etc, felt, rebatten
and rehang existing tiling and make good. Shorten existing
ground-floor eaves guttering as required.

Continued

Attic spaces
Continued
2. Similarly strip and retile rear slope only of roof over ground
floor rear shop.
3. Form new window sills to existing window to first floor flat
over main store lighting kitchen, and to the window lighting
staircase.
4. Remove waste pipe from rear of ground floor shop living
quarters kitchen and make good, and alter and adapt existing
rainwater pipe in this area including forming new soakaway
and underground drain thereto.
5. Build up window opening lighting outbuilding at rear of
maisonette preparatory to formation of new maisonette
bathroom.
6. Scaffold as required and repoint all brickwork to rear
elevations and returns thereto as before described.

Right-hand end
1. Strip and retile as before described the whole of the pitched
roof slope facing The Harp.
2. Strip and retile on new battening the tile-hung portion of the
right-hand end chimney breast near the front of the building.
3. Scaffold as required and repoint all brickwork to the right-
hand elevations as before described.

Stacks
1. Remove existing chimney pots and close flues with slates in
cement and provide ventilating gratings to all flues in side of
stacks; rake out joints and repoint all chimney stacks.

SUNDRIES
Woodworm
1. Include the provisional sum of x for treatment of
woodworm infestation discovered during the execution of the
works as a whole.

Sundry matters
1. Include the provisional sum of x for removing burglar bars,
stripping out sundry cupboards and other fittings, and sundry
fireplace surrounds, including building up redundant
fireplace openings and providing ventilating gratings thereto.

Carried to collection for attics and externally

External works
Demolition and site clearance
1. Clear away all rubbish, overgrowth and other matter at
present on the site, together with existing fences and the like.
2. Demolish all existing outbuildings, sheds and the like and
clear away all arisings.
3. Break up and clear away all paved areas, paths, drives and
the like.

Lay-by and access road and apron
1. Excavate to lines and levels, falls and cross falls as required
for new lay-by, access road and apron.
2. Construct lay-by, access road and apron of 225mm bed of
hardcore suitably rolled and compacted and shaped to falls
and cross falls, with 150mm bed of concrete reinforced with
suitable mesh reinforcement, laid in bays with expansion
joints and steel bar dowels across joints and form precast
concrete kerbing thereto all as indicated on the site layout
drawing. Provide two rows of granite setts at junction with
the public road.

Garage base
1. Provide and lay 150mm concrete base to garages on suitable
hardcore bed.

Road drainage
1. Provide 300mm diameter road gulleys with cast-iron gratings
all set in 150mm concrete including all necessary excavation
and connecting to drains.
2. Construct four surface water manholes where indicated on
the drawing, with 150mm concrete base and 225mm brick
sides complete with all necessary channels and step irons.
3. Excavate as required and lay surface water drains with
150mm diameter flexible jointed stoneware piping laid on
150mm concrete bed 450mm wide and connect to manholes.
4. Construct suitable surface water soakaway in rear part of site
and connect new drainage thereto.

Continued

Continued
External works (continued)
Garages
1. Provide seven precast concrete single garages with up and
over doors and assemble and erect on site on concrete bed
previously described, complete with eaves guttering and
rainwater pipe discharging to road gully adjacent.

Paved areas
1. Construct paved areas as indicated using 600 600 50mm
precast concrete flags laid on 75mm sand bed on 100mm
consolidated hardcore, with 12mm open joints and suitable
precast concrete edging, including all circular cutting thereto,
and laying to suitable falls.

Lawns and beds
1. Excavate as required and form surfaces, grade, prepare and
turf. Form flowerbeds where indicated, surfaced with 225mm
selected vegetable soil and cultivated.

Trees and shrubs
1. Provide and plant trees and shrubs where indicated on the
drawing.

Windmills
1. Provide clothes drying windmills and sockets and set in
position (seven in all).

Boundary fence
1. Provide along rear boundary close boarded riven oak fencing
on sawn oak posts with gravel board and capping. (Note:
Garages form part boundary.)
2. Along Hale Street, where garage demolished, prepare for and
construct 225mm facing brick boundary wall on suitable
foundations, seven feet high with gate piers, and hang
thereon existing wrought-iron gate, previously removed and
set aside, as pedestrian access.

Notices
1. Include the provisional sum of x for various notice boards
and signs about the site.

To Collection

HALE STREET STORES
COLLECTIONS AND SUMMARY
Collections
Preliminaries Specification page

TOTAL of preliminaries
1/7th of above total carried below to each flat and maisonette

Attics externally and sundries Specification page

TOTAL of attics etc

External works Specification page

TOTAL of external works


HALE STREET STORES

Summary
p p
Flat No 1 General work Specification page

Plumbing etc
Wastes
Drainage
1/7th preliminaries
1/7th attics etc
1/7th external works


Plumbing etc
Wastes
Drainage
1/7th preliminaries
1/7th attics etc


Plumbing etc
Wastes
Drainage
1/7th preliminaries
1/7th attics etc


Plumbing etc
Wastes
Drainage
1/7th preliminaries
1/7th attics etc

Continued


HALE STREET STORES

Summary
p p
Continued

Plumbing etc
Wastes
Drainage
1/7th preliminaries
1/7th attics etc


Plumbing etc
Wastes
Drainage
1/7th preliminaries
1/7th attics etc

Maisonette General work Specification page

Plumbing etc
Wastes
Drainage
1/7th preliminaries
1/7th attics etc

GRAND TOTAL COST OF WORKS

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Contents

Decision on scope of performance statement

Decision on functional requirements

Decision on relative importance of properties

Decision on measurement and quantification of required properties

Statement of limiting values

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