PROCUREMENT & TENDERING JC Flashcards
What would you take into consideration when looking at Time?
- How much time is there to prepare a complete design
- When is the site available
- When is the work required to be completed
- What are the phasing or sectional requirements
- The financial effect of a delayed completion
What would you take into consideration when looking at Cost?
- Is a Lump Sum, Target Cost or Re-measurement option required when the contractor is appointed
- The impact of inflation over a lengthy contract period
- The time of fixing the price of the works and certainty of out-turn costs
- What level of risk is acceptable to the client
- What level of risk is acceptable to the contractor
What would you take into consideration when looking at Quality / Performance?
- Is retention of design control and important issue
- Will the nature of the works require stringent supervision
- Is the building listed or in a conservation area
What are the components of a tender report?
- Executive Summary and Recommendation
- Introduction
- Tender Procedure
- Tender Pricing
- Programme
- Qualifications
- Detailing of any errors found
- Remaining risks
- Other information Submitted
- Recommendation to the client
- Next Steps
What is Traditional Procurement?
The design is completed by the clients design team before competitive tenders are invited and a main contractor employed to build what the designers have specified.
How does traditional procurement work?
- The contractor takes responsibility and financial risk for the construction of the works to the design produced by the clients design team for the contract sum within the contract period
- The client takes the responsibility and risk for the design and performance of the design team
- Speculative risks are balanced as between the parties, more in the client’s favour on a lump sum contract but less so with a measurement contract
What are the advantages and disadvantages of Traditional Procurement?
Advantages
High cost certainty at point of contract
Full ability to control design & specification can ensure quality
Competitive fairness and transparent process increases value for money (Value for money is not about achieving the lowest initial price: it is defined as the optimum combination of whole life costs and quality.)
Disadvantages
Full design pre-tender is slow
Competition or tendering cannot be commenced until the design is complete reduction in cost & time certainty
Overall project duration may be longer than others – sequential process
No input into design or planning by the contractor
What is Design and Build Procurement?
- Design and Build is more accurately a type of contract, however, it is commonly referred to as a procurement route and, therefore, needs to be considered here.
- Where the contractor is responsible for the design, planning, organisation, control and construction of the works to the employers requirements
- A single or two stage approach may be adopted. It is more common for the single stage method to be restricted to buildings of a reasonably simple nature where the risks to the contractor can be easily defined.
How does design and build work?
- In its simplest form the employer gives tenders the Employers Requirements and the contractors respond with the Contractors Proposals, which includes a price for the works
- A method where the contractor is responsible for undertaking both design and the construction of the work in return for a lump sum price. There are variants on this option depending on the degree to which initial design is included in the clients requirements.
What are the advantages and disadvantages of Design and Build Procurement?
Advantages
Single point of responsibility
Inherent buildability input contractors experienced harnessed during design
High cost certainty at point of contract
More efficient design/construction overlap
Disadvantages
Low client ability to control design and specification
Harder to compare tenders design proposals need to be balanced against price, and it is vital to check that the proposals satisfy the clients requirements
Ease of fabrication may be prioritised above aesthetic quality
Cost control more difficult due to less detailed pricing. Variations tend to cost more due to the lack of a detailed pricing structure.
What is Novation?
A new contract that transfers the rights and obligations of one contractual party to a new third party i.e. design rights and obligations of the architect transferred to the contractor
What is the difference between novation and assignment?
A novation agreement transfers both the benefits and the obligations of a contract to a third party. In contrast an assignment does not transfer the burden of a contract. This means the outgoing party remains liable for any past liabilities incurred before the assignment.
If the design team is novated, what should the client put in place?
A collateral warranty to the design team. Creates a contractual relationship between parties where there would otherwise not have been any.
What is Management Contracting?
- A management contractor is employed to contribute their expertise to the design and to manage the construction and is paid a fee for doing so
- A method where overall design is the responsibility of the clients consultants, and the contractor is responsible for defining packages of work and then for managing the carrying out of this work through separate trades or works packages
How does Management Contracting work?
- Appointment of the contractor is usually by negotiation or tender, and interview. He is paid a management fee. The work packages are let by competitive tender.
- The management contractor has direct contractual links with all of the works contractors
- The have the responsibility for the construction works without actually carrying them out
- Not all of the design need to be completed before the first works contractors start work
- The client retains overall design control through the professional team
- There is no certainty of over costs at the outset and work proceeds on the basis of the contract cost plan. Final costs will not be known until the last work package is let. However, the costs can be monitored by the clients QS
What are the three main types of tendering?
Single Stage
Two Stage
Negotiated
What are the methods of selecting tenderers?
NAME?
What is the effect of OJEU on tendering?
OJEU publishes tendering opportunities subject to public procurement rules set out by the EU. The threshold which dictate the rules change every 2 years. This is £4.7m for 2020/2021.
What are the advantages/disadvantages of negotiated tender on DandB?
Advantages
- Most contractor involvement in design process
- No programme implications of tendering
Disadvantage
- Lack of competitiveness
- May not be suitable for public procurement contracts
What are the advantages/disadvantages of negotiated tender on traditional?
Advantages
- Contractor involvement throughout process will enable more effective mitigation of risk throughout the design process by the contractor
-No tendering period required on programme
Disadvantages
- No competition may result in high contractor offers
- May not be suitable for public procurement contracts
What are the advantages/disadvantages of negotiated tender on MC/CM contracts?
Advantages
- No tendering required in programme
Disadvantages
- No competition at all on Prleims and OHP and programme
What are the advantages/disadvantages of single stage tender on DandB contracts?
Advantage
- Most competitive price
Disadvantage
- Contractor not fully understanding may lead to a ‘higher risk allowance’
- Programme implication to include tender period
What are the advantages/disadvantages of single stage tender on traditional contracts?
Advantages
- Most competitive price
- The most linear form of tendering
Disadvantage
- No contractor involvement
- May lead to high levels of provisional sums and risk items on the client side
- Programme implication to include tender period
What are the advantages/disadvantages of 2 stage tender on MC/CM contracts?
Advantages
- Increased contractor involvement in design
- Some degree of competition
- Ability to overlap design and tendering
Disadvantages
- Lack of competitiveness during 2nd stage
- Programme implication to include a tender period
What are the advantages/disadvantages of 2 stage tender on DandB contracts?
Advantages
- Contractor involvement may reduce outstanding design/ construction risk
- Ability to overlap tendering and design
On Tolworth, what other procurement options could have been chosen if the client wanted an early start on site date?
Construction management/ Management contracting. 2 stage tender.
What is procurement?
The process of purchasing goods or services. Many different routes by which design and construction of a building can be procured. Selected route should follow a strategy which fits the long term objectives of the client’s business plan.
What is tendering?
The selection of the contractor that will construct the works. However, depending on the procurement route, this could be for a wider range of goods and services.
You state that you are fully aware of main procurement routes so what are the advantages and disadvantages of traditional procurement?
Advantages of traditional:
- Client has full control of design
- Competitive tender done single stage
-Cost certainty
- Less risk priced in by contractor as full design is complete
Disadvantages of traditional:
-Typically take longer as full design is needed before tender takes place
-May lead to higher level of prov sums and risk items
-No contractor involvement for design
How would you go about advising a client on the appropriate procurement route to follow?
I would organise a procurement workshop with the client. I first understood the client brief and built on from this at the meeting. This would involve asking key questions related to the clients drivers relating to time, cost, quality and risk and then looking at the level of priority of each. Other key considerations would be the project type (size of project, complex design with specialist input needed?), market condition, statutory regulations (OJEU).
You have read the RICS guidance note on tendering and understand the types of procedures, what is the difference between single and two stage tendering?
Single stage tendering is when the contractor bids for the works with a complete design and this would be for the full amount of the works and will achieve cost certainty. A 2 stage tender is when the 1st stage is under a pre-construction services agreement, whereby the contractor will take part in the design and selection of subcontractors. There is less cost certainty as the cost could go up/down for the main contract works.