Typical services of a designer might include:

§ directing the design process

  • consulting the client about significant design issues
  •  informing the client of duties under the CDM Regulations
  • investigating the feasibility of the requirements, and reporting
  •  advising the client about any limitations on the use of land or buildings
  • preparing outline proposals, a scheme design, detail design drawings, etc
  • advising on the need for statutory and other consents, and preparing sufficient information for applications to be made
  • preparing sufficient production information for consultants and specialists to develop their proposals, coordinating these and integrating them into the overall scheme
  • bringing contract documentation to a final state for inviting tenders

If the designer is also lead consultant and contract administrator, the following might be added:


  • advising on the need for and appointment of other consultants
  • coordinating the work of other consultants
  •  advising on methods of procurement, and on tendering and the appointment of the main contractor
  • administering the terms of the building contract and inspecting as relevant the performance of the contractor
  • issuing further reasonably necessary information, issuing empowered instructions, and acting as certifier as the contract requires, including issue of the final certificate
  • arranging for the preparation of record information and manuals



All commissions

Receives Client’s instructions and information about the Site Visits the Site and carries out an initial appraisalPrepares or contributes to project quality plan Prepares and maintains work stage programme[s] for performance of the Services

A. Appraisal

  • PREPARATION Assists the Client in defining the Client’s requirements Prepares feasibility studies to confirm the Client’s requirements Reviews with Client alternative project options
  • Provides information for a report on cost implications
  • Advises on the need for services by consultants or specialists
  • Prepares and submits to Client a stage A report

B. Design Brief

  • Contributes to preparation of the Design Brief, by or on behalf of the Client, confirming key requirements and constraints and identifying procurement method, procedures, organisational structures, range of consultants and specialists to be engaged for the Project.

C. Concept

  • DESIGN Receives Design Brief; assists in preparation of additional briefing data (Project Brief)Prepares Concept Design, also showing outline proposals for structural and building services systems, and including outline specificationsReviews procurement method
  • Provides information for approximate estimate of Relevant Cost

D. Design Development

  • Contributes to completion of the Project Brief Investigates effect of statutory standards and construction safety on Concept design Consults statutory authorities Develops the approved Concept Design to show spatial arrangements, type of
  • construction, materials, appearance and detailed proposals for structural and building services systems and updated outline specifications
  • Provides information for estimate of Relevant Cost
  • Prepares and submits application for detailed planning permission

E. Technical Design

  • Prepares technical designs, calculations and specifications sufficient to co-ordinate components and elements of the project including information for statutory standards and construction safety
  • Provides information for updating estimate of Relevant Cost


F Production Information

  • F1 Prepares detailed information including specifications required for construction and/or tender purposes Prepares and makes submissions (give building notice**) under building acts and/or regulations or other statutory requirements Provides information for updating estimate of Relevant Cost Prepares and submits to Client a stage F1 report
  • F2 Prepares further information for construction purposes

              Reviews design information provided by specialists or contractors

G. Tender Documentation

  • Provides information for preparation of tender pricing documents; or:Prepares schedules of rates/schedules of works for tendering purposes Prepares and collates tender documents to enable a tender or tenders to be obtained Assists Lead Consultant to identify and evaluate potential tenderer s Provides information for preparation of pre-tender estimate of Relevant Cost

H. Tender Action

  • Contributes to appraisal and report on tenders/negotiations If instructed: Revises construction information to match adjustments in the tender sum


I. Mobilization

  • Provides construction information as required for and by the building contract


J. Construction to practical completion

  • Makes visits to construction works as Designer as detailed in the schedule of role specifications.
  • Provides further information reasonably required for construction
  • Reviews design information from contractors or specialists
  • Reviews compliance with statutory and contract requirementsGives general advice on operation and maintenance of the building

K. Post practical completion

  • USE L1       Advises on resolution of defects Provides information for agreeing final account
  • L2       Assists building user during initial occupation period, if applicable see attached schedule
  • L3       Carries out Post Occupation Evaluation, if applicable see attached schedule


Sites, buildings and related services

  1. Selection of Consultants
  2. Options appraisal
  3. a. [Design Brief
    b. Final written brief (Compiling, revising and editing)
    c. Room data sheets ]
  4. Selection of sites and/or buildings
  5. Outline planning submissions
  6. Environmental studies
  7. Negotiations in connection with statutory approvals
  8. Surveys, inspections or specialist investigations
  9. Accessibility audit
  10. Community architecture services
  11. Party wall matters
  12. Two stage tendering
  13. Briefing and/or tender documentation for specialist services
  14. Negotiating a price with a contractor (in lieu of tendering)
  15. Use of energy in new or existing buildings
  16. Value and/or risk management services
  17. Electronic document control system
  18. Compiling maintenance and operational manuals
  19. Specially prepared drawings of a building as built, models, photographs, etc.
  20. Submissions to and negotiations with landlords, freeholders, etc
  21. Applications or negotiations for statutory and other grants
  22. Additional site inspections or provision of resident site staff
  23. Witnessing tests on work designed by the Architect/Consultant
  24. Interim and final valuations
  25. Holding Client’s money

Special Services

Special Services only required if the need arises during the commission, which may be instructed as additional Services

  • Revision of or preparation of additional documents to:

(a)   comply with requirements of planning or statutory authorities, landlords, etc;

(b)   comply with changes in interpretation or enactment or revisions to laws or statutory regulations;

(c)   make changes or corrections not arising from any failure of the Designer/Consultant.

  • Investigations and instructions relating to work not in accordance with the building contract.
  • Assessment of alternative designs, materials or products proposed by a contractor or sub-contractor.
  • Assistance with contractor’s claims.
  • Services on behalf of the Client in connection with any dispute between the Client and another party.
  • Activities following damage to or destruction of a building in construction or of existing buildings.
  • Activities following determination of any contract or agreement with any other party providing services to the project.
  • Activities following insolvency of any other party providing services to the project.
  • Activities in connection with easements or other legal agreements.

[1]  All or part of these activities may be moved to suit project requirements, ie

(D) The application for detailed planning permission;

(E) Statutory standards etc.

(F1) The application for statutory approvals;

(F2) Preparation of further information for construction

(G) and Invitation and appraisal of tenders.

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