JCT DB 2011 Contract
London Borough of Southwark
ARTICLES OF AGREEMENT AND CONTRACT PARTICULARS
JCT Design and Build Contract 2011 edition
JCT DB 2011 Contract
Articles of Agreement
THIS AGREEMENT is made the
day of
201
BETWEEN
(1)
The Mayor and Burgesses of the London Borough of Southwark of 160 Tooley
Street, London SE1 2QH (the “Employer” which expression includes its permitted
successors and assigns), and
(2)
[
“Contractor”).
](Company No. ) whose registered office is at [
] (the
RECITALS
Whereas
First
The Employer wishes to have the design and construction of the following work
carried out [
] at [
] (“the Works”) in
accordance with the conditions annexed to the JCT Design and Build Contract
(2011 edition) subject to the amendments and insertions set out in this
Agreement (hereinafter together called the “Conditions”), and the Employer
has supplied to the Contractor documents showing and describing or otherwise
stating his requirements (“the Employer’s Requirements”);
Second
In response to the Employer’s Requirements the Contractor has supplied to the
Employer:

Documents showing and describing the Contractor’s proposals for the
design and construction of the Works (“the Contractor’s Proposals”);
and

An analysis of the Contract Sum (“the Contract Sum Analysis”);
Third
The Employer has examined the Contractor’s Proposals and, subject to the
Conditions, confirms that they are satisfied by the Contractor’s Proposals. The
Employer makes no representation as to the accuracy, completeness or
suitability of any design provided by the Employer (in the Employer’s
Requirements or otherwise) and shall have no liability arising out of or in relation
to the same.
Fourth
For the purposes of the Construction Industry Scheme (CIS) under the Finance
Act 2004, the status of the Employer is, as at the Base Date that stated in the
Contract Particulars.
Fifth
The division of the Works into Sections is shown in the Employer’s
Requirements or in such other documents as are identified in the Contract
Particulars;
Sixth
Where so stated in the Contract Particulars, this Contract is supplemented by
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JCT DB 2011 Contract
the Framework Agreement identified in those particulars.
Seventh
The Supplemental Provisions identified in the Contract Particulars apply.
Eighth
The Contractor agrees to carry out the Works in accordance with the documents
listed in the Schedule of Incorporated Documents which are hereby incorporated
into the Agreement and together referred to as “the Contract Documents”.
ARTICLES
Now it is hereby agreed as follows
Article 1
Contractor's obligations
The Contractor shall carry out and complete the design for the Works and carry
out and complete the construction of the Works in accordance with the Contract
Documents.
Article 2
Contract sum
The Employer shall pay the Contractor at the times and in the manner specified
in the Conditions the VAT exclusive sum of [
(£
) ] (“the Contract Sum”) or such other sum as shall become payable under this
Contract.
Article 3
Employer’s Agent
For the purpose of this Contract the Employer’s Agent is [
of
]
or such other person as the Employer shall nominate in his place. Save to the
extent that the Employer may otherwise specify by written notice to the
Contractor, the Employer’s Agent shall have full authority to receive and issue
applications, consents, instructions, notices, requests of statements and
otherwise to act for the Employer under any of the Conditions.
Article 4
Employer’s Requirements and Contractor’s Proposals
The Employer’s Requirements, the Contractor’s Proposals and the Contract
Sum Analysis are those referred to the Contract Particulars.
Article 5
Principal Designer
The Principal Designer for the purposes of the CDM Regulations is the
Contract Administrator [or
of
] or, such
replacement as the Employer at any time appoints to fulfil that role.
Article 6
Principal Contractor
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JCT DB 2011 Contract
The Principal Contractor for the purposes of the CDM Regulations is the
Contractor [or
of
], or such replacement as the
Employer at any time appoints to fulfil that role
Article 7
Adjudication
If any dispute or difference arises under this Contract either Party may refer it
to adjudication in accordance with clause 9.2.
Article 8
Arbitration
This article does not apply.
Article 9
Legal proceedings
Subject to Article 7, the English courts shall have jurisdiction over any dispute
or difference between the Parties which arises out of or in connection with this
Contract.
Article 10
Performance Bond [Delete if not required]
The Contractor shall procure in favour of the Employer within 7 days of award
of this Contract a performance bond duly executed by the Contractor’s surety in
the form attached in Schedule A and the Employer shall be entitled to withhold
20% of any payment due in any certificate until the Contractor has complied
with this Article 10.
Article 11
Parent Company Guarantee [Delete if not required]
The Contractor shall procure in favour of the Employer within 7 days of award
of this Contract a parent company guarantee duly executed by the Contractor’s
parent company in the form attached in Schedule B and the Employer shall be
entitled to withhold 20% of any payment due in any certificate until the
Contractor has complied with this Article 10. If during the currency of the
Contract the parent company ceases to be the parent company of the
Contractor, the Contractor shall (as a condition of the Contract) procure a
parent company guarantee in substantially the same form from its new parent
company. If the new parent company is not of the same financial covenant, the
Employer shall be entitled to demand security of equivalent standing in the form
of an insurance backed guarantee or bond.
Article 12
Collateral Warranties
The Employer may by notice to the Contractor require the Contractor within 21
days of the Employer’s request to enter into a collateral warranty in favour of
such parties as the Employer may require in the form set out in Schedule C and
to procure collateral warranties from such Sub-Contractors as the Employer
may specify in favour of such parties as the Employer may require in the form
set out in Schedule D.
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JCT DB 2011 Contract
Article 13
Form of Contract
This Contract shall incorporate all the provisions of the Joint Contracts Tribunal
Design and Build Contract 2011 as modified by the amendments set out in
Amendment 1: CDM Regulations and the Public Sector Supplement issued
September 2011- Design and Build Contract 2011 and as amended by certain
alterations and additions thereto which are set out below and in against the
headings of the clauses to which they refer. These alterations and additions
shall be deemed to form part of the Contract and should there be any conflict
between the Contract as published by the JCT and these alterations and
additions, the alterations and additions shall prevail.
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JCT DB 2011 Contract
CONTRACT PARTICULARS
PART 1: GENERAL
Clause
Subject
4th Recital
and clause
4.5
Construction Industry Scheme (CIS)
5th Recital
Description of Sections (if any)
Employer at the Base Date is a
'contractor' for the purposes of the CIS
(If not shown or described in the
Employer’s Requirements, state the
reference numbers and dates of other
identifiers of documents in which they
are shown)
6th Recital
Framework Agreement (if applicable)
(State date, title and parties)
7th Recital
and Part 1
of Schedule
2
Supplemental Provisions – Part 1
(Where neither entry against an item
below is deleted, the relevant paragraph
does not apply)
Site Manager
Paragraph 1 applies (does not apply)
Named Sub-Contractors
Paragraph 2 applies (does not apply)
Bills of Quantities
Paragraph 3 applies (does not apply)
Valuation of Changes – Contractor’s Paragraph 4 applies (does not apply)
estimates
Loss and
estimates
7th Recital
and Part 2
of Schedule
2
expense
–
Contractor’s Paragraph 5 applies (does not apply)
Supplemental Provisions – Part 2
(Where neither entry against an item
below is deleted, the relevant paragraph
does not apply)
Acceleration Quotation
Paragraph 6 applies (does not apply)
Collaborative working
Paragraph 7 applies
Health and safety
Paragraph 8 applies
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JCT DB 2011 Contract
Clause
Subject
Cost savings and value improvements
Sustainable
development
environmental considerations
Paragraph 9 applies
and Paragraph 10 applies
Performance Indicators and monitoring
Paragraph 11 applies
Notification and negotiation of disputes
Paragraph 12 applies
Where paragraph 6 applies, the Employer's nominee is [
respective nominees of the Parties are
Contractor's
nominee
]
]
is
[
or such replacement as each Party
may notify to the other from time to
time
Information Requests
Paragraph 13 applies
Equalities
Paragraph 14 applies
Employer’s Policies
Paragraph 15 applies
London Living Wage
Paragraph 16 applies
Enquiry and Investigation
Paragraph 17 applies
Residents
compensation
Article 4
appointments
and Paragraph 18 does not apply
Blacklisting
Paragraph 19 applies
Prevention of Bribery
Paragraph 20 applies
Data Protection
Paragraph 21 applies
Work related road risk
Schedule 2A applies
Employer’s Requirements
(State reference numbers and dates or
other identifiers of document in which
these are contained)
Article 4
Contractor’s Proposals
(State reference numbers and dates or
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JCT DB 2011 Contract
Clause
Subject
other identifiers of document in which
these are contained)
Article 4
Contract Sum Analysis
(State reference numbers and dates or
other identifiers of document in which
these are contained)
Article 8
Arbitration
Article 8 and clauses
(Arbitration) do not apply
1.1
Base Date
[
]
1.1
Date for Completion of the Works (where
completion by Sections does not apply)
[
]
Sections: Dates for Completion of
Section
1.7
2.3
Addresses for service of notices by the
Parties
(if none is stated, the address in each
case, subject to clause 1.7.3, shall be that
shown at the commencement of the
Agreement.)
Section
:
Section
:
Section
:
9.3-9.8
Employer
Contractor
Date of Possession of the site
(where possession by Sections does not
apply)
Sections: Date of Possession of
Sections
Section:
Section:
2.4
Deferment of possession of the site
Clause 2.4
(where possession by Sections does not
apply)
*applies/does not apply
Maximum period of deferment (if less
than 6 weeks) is
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JCT DB 2011 Contract
Clause
Subject
Sections: deferment of possession of
Sections
Clause 2.4
*applies/does not apply
Maximum period of deferment (if less
than 6 weeks) is
Section
:
Section
:
Section
:
2.17.3
Limit of Contractor’s liability for loss of
use etc. (if any)
£ No Limit
2.29.2
Liquidated damages
At the rate of £[
] per [day]
(where completion by Sections does not
apply)
Sections: rate of liquidated damages for
each Section
2.34
2.35
Section: Section Sums
Rectification period
Section
per
£
Section
per
£
Section
per
£
Section
:
£
Section
:
£
Section
:
£
12 months from the date of practical
completion of the Works
(where completion by Sections does not
apply)
(If no other period is stated, the period is
6 months.)
Sections: Rectification Periods
(If no other period is stated, the period is
6 months.)
9
Section
:
months
Section
:
months
JCT DB 2011 Contract
Clause
Subject
Section
:
months
from the date of practical completion of
each Section
4.6
Advance payment
Clause 4.6 does not apply
4.6
Advance Payment Bond
An advance payment bond is not
required
4.7.1
Interim Payments – due dates
The first due date is:
(The dates apply for each Alternative; if And thereafter the same date in each
no date is stated, the first due date is month
one month after the Date of Possession)
4.7
Method of payment – alternatives
By stages in accordance
Alternative A (clause 4.13)/
with
(If no Alternative is selected, Alternative
B applies)
periodically in accordance with
Alternative B (clause 4.14)
Alternative A: Stage Payments
The stages are as follows/set out in a
separate sheet attached:
4.15.4
Stages (insert brief description)
Cumulative value
________________________________
£ ____________________________
________________________________
£ ____________________________
________________________________
£ ____________________________
________________________________
£ ____________________________
Listed Items – uniquely identified For uniquely identified Listed Items a
bond as referred to in clause 4.15.4 in
(Delete the entry if no bond is required.)
respect of payment for such items is
required for
£
4.15.5
Listed Items – not uniquely identified For Listed Items that are not uniquely
(Delete the entry if clause 4.15.5 does identified a bond as referred to in
not apply).
respect of payment for such items is
required for
£
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JCT DB 2011 Contract
Clause
Subject
4.17
Contractor’s Retention Bond
Clause 4.17 does not apply
4.18.1
Retention Percentage
Five (5) per cent
(The percentage is 3 per cent unless a
different rate is stated, if no retention is
required, insert “Nil” or “0”.)
4.19 and
Schedule 7
Fluctuations Options
(If no Fluctuations Option is selected,
Option A applies.)
Schedule 7 does not apply.
Percentage addition for Fluctuations
Option A, paragraph A.12 or Option B,
paragraph B.13
________________________ per cent
Formula Rules
for fluctuations Option C, paragraph
C.1.2
Rule 3: Base month
_____________________ 20_______
(For Local Authorities only)
Rule 3: Non-Adjustable element
________________________ per cent
(Unless Part II is stated to apply, Part I Rules 10 and 30(i):
applies)
Part I/Part II of section 2 of the
Formula Rules applies
5.5
Daywork
The Percentage Additions to each
section of the prime cost or, if they
apply in respect of labour, the AllInclusive Rates, are set out in the
following document
______________________________
6.4.1.2
6.5.1
Contractor’s insurance: injury to persons
or property insurance cover (for any one occurrence
or series of occurrences arising out of
one event)
Insurance – liability of Employer
£10,000,000
Minimum amount of indemnity for any
one occurrence
or
series
of
occurrences arising out of one event
£
6.7 and
Schedule 3
Insurance of the Works – Insurance Schedule
Options
applies
11
3:
Insurance
Option
A
JCT DB 2011 Contract
Clause
Subject
6.7 and
Percentage to cover professional fees
[
Schedule 3
(If no other percentage is stated, it shall
Insurance
be 15 per cent.)
Option A
(paragraphs
A.1 and
A.3), B
(paragraph
B.1) or C
(paragraph
C.2)
6.7 and
Schedule 3
Insurance
Option A
(paragraph
A.3)
Annual renewal date of insurance
(as supplied by the Contractor)
6.10 and
Schedule 3
Terrorism Cover – details of the required
cover (State reference numbers and
dates or other identifiers of documents
setting out the requirements. Unless
otherwise stated Pool Re Cover is
required.)
6.12
Professional Indemnity Insurance
] per cent
Level of cover
Amount
of
indemnity
required
relates to claims or series of claims
(If an alternative is not selected the arising out of one event/
amount shall be the aggregate amount
for any one period of insurance. A
period of insurance for these purposes
shall be one year unless otherwise
stated.)
(If no amount is stated, insurance under And is £5,000,000
clause 6.12 shall not be required).
Cover for pollution and contamination is required, with a limit of indemnity of
claims (If no amount is stated such cover £_________________________/
shall not be required; unless otherwise
stated, the required limit of indemnity is is not required
an annual aggregate amount.)
Expiry of required period of Professional 12 years
12
JCT DB 2011 Contract
Clause
Subject
Indemnity insurance is
_____________ years
(If no period is selected, the expiry date (not exceeding 12 years
shall be 6 years from the date of
practical completion of the Works.)
6.14
Joint Fire Code
(Applies) (does not apply)
if the Joint Fire Code applies, state Yes/No
whether the insurer under Schedule 3,
Insurance Option A, B or C (paragraph
C.2) has specified that the Works are a
“Large Project”:
6.17
Joint Fire Code – amendments /
revisions
(The cost shall be borne by the
Contractor unless otherwise stated.)
7.2
Assignment/grant by Employer of rights Clause 7.2
under clause 7.2
applies/does not apply
(If neither entry is deleted, clause 7.2
applies)
The cost, if any, of compliance with
amendment(s) or revision(s) to the
Joint Fire Code shall be borne by
* the Employer/ the Contractor
Sections: rights under clause 7.2 Rights under clause 7.2 apply to each
(if clause 7.2 applies, amend the entry if Section
rights under that clause are to apply to
certain Sections only.)
8.9.2
Period of suspension
(If none is stated, the period is 2
months.)
8.11.1.1 to
8.11.1.6
Period of suspension
(If none is stated, the period is 2 months)
9.2.1
Adjudication
The Adjudicator is:
Nominating body - where no Adjudicator
is named or where the named
Adjudicator is unwilling or unable to act
(whenever that is established)
Shall be nominated by the Chairman
of TeCSA (The Technology and
Construction Court Solicitors’
Association.)
(Where an Adjudicator is not named and
a nominating body has not been
selected, the nominating body shall be
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JCT DB 2011 Contract
Clause
Subject
one of the nominating bodies listed
opposite selected by the Party requiring
the reference to adjudication)
9.4.1
Arbitration
Not applicable
PART 2: THIRD PARTY RIGHTS AND COLLATERAL WARRANTIES
If such rights or warranties are required from the Contractor complete
particulars (A) to (D) below.
P&T Rights Particulars
(A) Identity of Purchasers/Tenants on whom P&T Rights may be
conferred, and whether (in the case of the Contractor) those rights
are to be conferred as third party rights (clause 7A) or by Collateral
Warranty (clause 7C)
Clauses
7A, 7C and
7E of the
Conditions
Name, class or description
of person
The part of the Works
to be purchased or let
State in each case
which of clauses 7A or
7C applies
(P&T Rights are conferred only on persons who are sufficiently identified in
the first column. If in relation to an identified person it is not stated whether
P&T Rights from the Contractor are to be conferred under clause 7A (Third
Party Rights) or under clause 7C (Collateral Warranty CWa/P&T) clause 7A
shall apply.)
Paragraph
of Schedule
5, Part 1 or
Clause of
CWa/P&T
(B) P&T Rights from the Contractor
1.1.2
Applicability of paragraph/clause 1.1.2
Maximum liability
(Unless paragraph/clause 1.1.2 is stated
to apply and the maximum liability is
stated, paragraph/clause 1.1.2 does not
apply.)
Type of maximum liability
(If not stated, it shall be an aggregate
limit on liability.)
Paragraph/clause 1.1.2
does not apply
The maximum liability is
£ Not applicable.
* Not applicable.
Funder Rights Particulars
Clauses
7B, 7D and
7E of the
Conditions
(C) Identity of Funder in whom
Funder Rights may be vested
under this Contract
(If not identified by name, class or
14
Any financier(s) or substitute
financier(s) of the whole or any part
of the development comprising the
Works
JCT DB 2011 Contract
description, Funder Rights shall not be
required from the Contractor)
Paragraph
of Schedule
5, Part 2 of
Clause
CWa/F
(D) Funder Rights from the
Contractor
Nature of Funder Rights from the
Contractor
(If neither clause reference is deleted,
clause 7B applies.)
* Clause 7B (Third Party Rights)
applies/
* Clause 7D (Collateral Warranty)
applies.
Collateral Warranties from Sub-Contractors
(E) If warranties are required from sub-contractors, complete the particulars
below:
Clauses 3.3
and 3.4 of
the
Conditions
Sub-contractors from
whom Warranties may be
required:
Type(s) of warranty
(SCWa/P&T, SCWa/F,
SCWa/E) required from
each sub-contractor
Levels of Professional
Indemnity insurance
required (if applicable
All sub-contractors with
responsibility for design
of any part of the
Works/list of agreed
packages
As set out in the
schedules to this
Contract.
To be approved by the
Employer in relation to
each relevant subcontractor
For these purposes, unless otherwise stated:
(i) all Purchasers and Tenants identified at (A) above, any Funder identified
at (C) above and the Employer shall be entitled to a warranty from a subcontractor where the appropriate type is shown above as required from
him;
(ii) if applicable, the levels of Professional Indemnity insurance must be
specified the basis of that cover shall be whichever applies under the
Contract Particulars for clause 6.11;
SCHEDULE OF INCORPORATED DOCUMENTS
1.
2.
3.
Letter of Invitation to Tender
Pre-tender amendments [if applicable]
Tender Documents incorporating the Conditions of Contract, the Employer’s
Requirements, the Form of Tender, the Contractor’s Proposals and Contract
Sum Analysis, any Building Information Modelling protocol
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JCT DB 2011 Contract
4.
5.
6.
The Contract Drawings
Post tender negotiations [if applicable]
Letter of Acceptance
IN WITNESS whereof the Employer and the Contractor have executed this Deed on the date
before written
The Common Seal of THE MAYOR
AND BURGESSES OF THE LONDON
BOROUGH OF SOUTHWARK
was hereto affixed in the presence of
)
)
)
)
……………………………………………..
Signature of duly authorised officer
…………………………………………….
Name
Executed as a Deed by [ CONTRACTOR ]
)
……………………………………………………… )
Director
Name:
……………………………………………………...
)
Name:
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Director/Secretary