Build Services (RIBA Stage 5+)
Build: Site Oversight & Contract Administration
“One client in Finchley told us, half-joking: ‘We loved the design stage, but the build is where you see how brave you really are.’ And they were right. On site, it’s all happening — budgets, trades, changes, weather, and decisions made in moments that last a lifetime.”
What is the Build Stage?
The Build Stage isn’t just about putting bricks on top of each other. It’s about protecting design intent, solving problems fast, and ensuring you get what you paid for.
RIBA Stage 5 is where we support you during the live construction phase. From contractor queries to payment valuations, we act as your professional representative.
What Our Build Service Includes
This stage is focused on delivering the built project on site, and includes:
- Contract Administration under JCT contracts
- Regular site inspections and reporting
- Monitoring contractor progress, quality, and compliance
- Responding to contractor RFIs (requests for information)
- Issuing Architect’s Instructions (AIs) and payment certificates
- Defect inspections and completion sign-offs
We stay actively involved to safeguard your vision and investment. Builders respect clarity, and that’s what we bring.
Who This Service Is For
- Clients with a contractor appointed and construction ready to begin
- Homeowners who want assurance and expert eyes during the build
- Developers who need professional contract administration and risk control
How the Build Stage Works: Step by Step
Step 1: Pre-Start Contractor Meeting
We help establish communication lines, confirm scope, programme, insurances, and JCT contract particulars.
Step 2: Site Visits & Reporting
We conduct regular site inspections, checking that works are progressing as designed and to expected quality.
Step 3: Respond to Site Queries
We field questions from the contractor, resolve minor issues, and issue Architect’s Instructions (AIs) when design clarifications are needed.
Step 4: Monitor Progress & Payments
We assess staged work, certify contractor payment valuations, and help you manage variations properly.
Step 5: Snagging & Practical Completion
Near the end, we inspect for defects, produce a snagging list, and confirm when works are sufficiently complete for handover.
Step 6: Final Sign-Off & Retention
After any defects are rectified, we confirm final completion, manage the release of retentions, and issue final certificates.
Why Build Stage Support Matters
- Keeps the contractual process structured and fair
- Protects you from being overcharged or undersupplied
- Ensures build quality matches the design intent
- Reduces disputes by documenting everything clearly
Most importantly: it gives you peace of mind.
Why Choose DOR Architects?
- We have real on-site experience — not just theoretical knowledge
- We use 3D design and BIM to resolve detail issues fast
- Our contract administration is professional, impartial, and efficient
- We’re known for being responsive and calm under pressure
And above all: we care about how the finished building looks, feels, and performs.
FAQs
Do I have to appoint the architect for contract admin?
No — but it’s highly recommended. Without it, you as the client take on more risk and decision-making during the build.
Can you help manage design changes on site?
Yes. We evaluate proposed changes, advise on cost and time impact, and issue formal instructions if agreed.
Do you inspect everything the builder does?
We conduct periodic inspections but are not site supervisors. Our role is quality assurance, not daily oversight.
What contract do you use?
Typically a JCT Homeowner or Intermediate contract, but we can advise based on project type and scale.
Build with Confidence
Your drawings may be done, but the real-world delivery still needs protection. We’ll be there to guard your brief, your budget, and your beautiful outcome.
📍 Site-Aware Architects | Contract Admin Experts | London-Based Practice 📞 studio@dorarch.com | Call us
Disclaimer: The content provided on this page is for general informational purposes only and does not constitute professional or legal advice. Please consult a qualified architect or contract administrator for project-specific guidance.