Design Masterclass Part 6: Tender Pack

For lots of self builders, this is the time to let loose a passion for interior design and set out
on the biggest and best shopping experience ever.

There are many choices to be made using the wealth of ideas to be found in magazines, on TV, on the internet and at the specialist shows such as Build It Live.

The architect is there to prompt and advise on the options and then turn it all into a package of drawings and specifications with the aim of getting the most cost-effective price from a builder.

Crucially, enough information must be assembled to enable each tendering contractor to calculate a reliable quote.

Design Masterclass part 5: Building Regulations

As explained in the ‘Design Series Part 5’, the fitting out of the structure goes beyond anything that is of interest to the building inspector. For example, as long as a washbasin is correctly connected to the drains and water supply it will be approved by the building control officer.

But the appearance and quality of the sink along with details such as the choice of taps and plugs will probably be important to you, as well as the cost. The same principle applies to many other aspects, too, such as exact choice of bricks, window type and a myriad of finishes and fixtures.

A typical tender package for a new house consists of 1:50 scale plans and elevations, at least one 1:20 section (often several), electrical layouts, a plan of the drainage and the services, a set of larger scale details and a specification of the building work.

A large 1:20 scale section takes time to prepare but it allows the architects to identify and resolve problems which would otherwise have to be worked out by the builder during construction. For a typical house it’s realistic to expect the contractors to work out the amount of materials needed themselves, but for larger projects, it’s essential to include a bill of quantities.

This is usually prepared by a quantity surveyor working alongside the architect and lists the exact amounts and types of all the materials required.

It takes skill and experience to judge the right level of information to be sent out for pricing. Too many drawings and documents can cause as much of a problem as too few, but there is no doubt that skimping on the level of detail in the tender package is one of the main causes of contractual disputes between builders and their clients.

If there are gaps in the specification or design features that are not adequately explained, whoever is preparing the tender will assume that you want them to use the cheapest possible option. Who can blame them when the lowest price will probably win the work?

Avoiding an ambiguous plan

If an item has been missed or the quality does not match what you intended, this can lead to extras being demanded during construction.

The tender package has to describe the work to a sufficient level of detail to get a reliable fixed price covering the aspects of the design that you consider important.

If you are not concerned about the exact description of an item, you can harness the negotiating skill of the contractor to get the best possible price.

For example, the concrete blocks must have sufficient strength and a certain level of insulation, but you probably won’t mind who makes them, so it is best left to the builders to use the cheapest supplier they can find.

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