How to survive during construction!
A friendly guide for homeowners.
Taking a project from drawings to a finished building is hugely exciting — but the construction phase can also feel daunting if you’ve never experienced it before. As architects, we’re here to guide you through the process, keep things running smoothly, and help you understand the “rules of the game” so you feel confident from start to finish.
This guide explains the key things every client should know, from how contract prices work to dealing with variations, payments, delays and completion. With the right approach — and a good team — you can survive during construction and the process can even be enjoyable!
Understanding the Building Contract.
Most architects, including us, use the standard JCT/SBCC contracts for small and medium-sized projects. These set out the responsibilities of everyone involved: the client, the contractor, and the architect (who administers the contract independently).
Think of the contract as the playbook for the project. It outlines what will be built, how much it will cost, and the procedures everyone must follow. You can find more details about the typical forms of Building Contract available for homeowner use in our blog.
The Contractor’s Price: What “Fixed Price” really means.
A contractor’s price under a JCT/SBCC contract is a fixed price, based on the drawings and specification issued at tender stage. This means:
It is not an estimate.
The drawings are not drafts.
Both design and price are fixed at the point of contract signing.
But prices can change — when the design changes.
If the scope of work is altered, the contractor is entitled to adjust their price. These changes are called variations and must be formally instructed by the architect.
This keeps puts a verification process in place and maintains clarity and fairness at the centre of the project.
Variations: How to make changes without causing chaos.
Changes during construction are common — but they must be handled properly.
Key principles to survive variations:
Only the architect or contract administrator can issue valid instructions.
These must be in writing.Telling the builder or a subcontractor directly doesn’t count.
A well-meaning chat on site can create costly misunderstandings.Contractors should not carry out extra work without a formal instruction.
If they do, they risk not being paid for it.Your architect is your filter.
Before deciding on any change, they’ll advise you on likely cost implications, programme and considerations for quality.
This process may feel formal, but it prevents unexpected bills and keeps the project under control.
Payments: Keeping the finances straight.
Under the contract, your architect controls the certification of payments.
You will have agreed the frequency and stage of inspections to be carried out in your architects appointment. During inspections architects will:
Visit site.
Assess progress and inspect the work.
Assess any variations to the work.
Confirm if a staged milestone has been reached or the valuation figures to align with the stage of progress.
Your golden rule: Only pay what the architect certifies
Never pay in advance.
Never pay subcontractors or trades directly.
Never pay more or less than the architect’s certificate.
This protects you from overpayment, inflated invoices and disputes.
Inspections vs Supervision: Who does what?
Your architect will carry out periodic inspections — at a frequency agreed with you in your appointment document to suit the particular project. Their role is to review progress, check for obvious issues and answer queries.
But architects do not supervise the contractor’s day-to-day work. The contractor is responsible for workmanship, site safety, and coordinating trades.
A good contractor will work proactively from the drawings and ask questions early.
Practical Completion: When the building Is “Done Enough”
Practical Completion is the point at which the building is ready for use, with only minor, non-disruptive items outstanding.
Once reached:
You can move in.
The contractor hands the building over.
The defects rectification period begins (typically 3–12 months to suit the specific project and contract type)
The contractors obligations to insure the works end (and you then take over this responsibility via your home insurance policies)
If the contractor overruns the completion date without agreement, you can deduct pre-agreed liquidated damages for each week of delay if you are using a Minor Works or Standard Building Contract. These provisions do not exist in Homeowner Contracts. One must weigh carefully the effect of L&A damages in contracts in small works with local businesses.
The Defects Period: Finishing touches and final repairs.
During the defects period:
You report any issues to your architect.
The architect keeps a list.
The contractor must return to fix them.
A small retention (usually 2.5% in Minor Works Contracts or 5% in Homeowner Contracts) is held back until everything is resolved.
Once all defects are closed and the final account is agreed, your architect issues the Certificate of Making Good Defects, marking the official end of the contract.
Common problems — and how to avoid them.
1. Managing Costs
To keep costs under control:
Avoid adding extra work.
Don’t make lots of small changes.
Don’t disrupt the contractor’s workflow.
Remember the contingency is for unforeseen issues — not upgrades.
The best strategy?
Have a complete, well-developed design before work starts, and stick to it.
2. Avoiding Delays
Delays happen for three main reasons:
Variations: more work = more time.
Small changes: disrupt scheduling and supply chains.
Contractor inefficiency: not your responsibility.
If delays are caused by your changes, the contractor may claim extra time — and sometimes extra cost.
If delays are caused by the contractor, you may deduct liquidated damages when procuring work under a SBCC Minor Works or Standard Building Contract.
Related Information | Dundee Architect
Self-Build Homes – Guidance and inspiration for designing and building your own home in Dundee.
Extensions – Explore our advice and case studies on home extensions.
Dundee Conservation Areas – Learn more about Dundee’s Conservation Areas.
Building contracts in self build and home extension projects.
Final Thoughts: You Can Survive Construction
The construction phase can feel intense, but with:
A clear contract.
An architect acting impartially between the parties.
A competent contractor.
Good communication and fewer mid-build changes — your project can run smoothly and predictably.
Find our more about how we can help you throughout the process on our services page.
As architects, our role is to guide you through every step, explain what’s happening on site, and ensure your project is delivered to the quality and standard you expect.
If you would like help planning your project or understanding the construction process in more detail, we’re here to help.
Please get in touch to arrange an initial no obligation consultation.
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