Beruflich Dokumente
Kultur Dokumente
Chris Holden
LLB FRICS FBEng MCIArb
www.kerrigans.net
Introduction
The intention of this presentation is to provide a practical approach to dealing with compensation events in terms of not only what the contractual provisions require the parties to do, but also how the parties should proceed.
Introduction
The philosophy of the NEC is that the Contractor should not lose out, nor indeed should he benefit from a windfall, as a result of an event which the contract puts at the Employers risk, ie: compensation events.
Introduction
The approach adopted by the NEC in relation to a contractors entitlement to relief, in terms of both additional time and monetary relief is therefore quite different from that of earlier standard forms such as the ICE, GC Works 1, JCT and FIDIC forms.
Introduction
The NEC does not contemplate contractors claims, in the traditional (often advanced retrospectively) sense, for extensions of time, additional cost, or loss and/or expense. Under the NEC such matters are dealt with by both parties proactively following the procedures set forth in the contract for the notification and assessment of compensation events.
Introduction
Clause 10.1 provides: The Employer, the Contractor, the Project Manager and the Supervisor shall act as stated in this contract and in a spirit of mutual trust and co-operation.
Introduction
Clause 63.4 provides:
The rights of the Employer and the Contractor to changes to the Prices, the Completion Date and the Key Dates are their only rights in respect of a compensation event.
Breaches of contract by the Employer are compensation events (60.1). The intended effect of Clause 63.4 is to exclude the parties common law rights.
Introduction
Accordingly, since the Contractors only rights lie through the Contract, in order to maintain his rights and obtain the relief to which he may be entitled, it is essential that the Contractor complies with the provisions of the Contract in relation to the notification of events which may constitute compensation events. No timely notice, no financial relief and no extension of time for completion, culpable delay and exposure to delay damages.
Communications
Clause 13.1 provides inter alia: Each instruction, certificate, submission, proposal, record, acceptance, notification, reply and other communication which this contract requires is communicated in a form which can be read, copied and recorded. i.e. in writing Clause 13.7 provides: A notification which this contract requires is communicated separately from other communications.
Notices of compensation events must be given in writing and must be separate from other communications.
Communications
Minutes in meetings of meetings will not constitute valid notification, nor will it be sufficient to include a notification within a communication addressing other, unrelated matters. Email would be compliant but it is recommended that whilst email may be used to forward notifications, the notification should not be in the form of email itself. In the interest of uniformity, use of standard forms (see example 1) is recommended. This will lead to greater clarity and certainty in complying with the provisions of the contract.
Early Warnings
Clause 16.1 provides inter alia:
The Contractor and the Project Manager give and early warning by notifying the other as soon as either becomes aware of any matter which could:
Increase the total of the Prices Delay Completion Delay meeting a Key Date Impair the performance of the works in use
The Contractor may give an early warning by notifying the Project Manager of any other matter which could increase his total cost. The obligation is not confined to notifying matters which are/or may be compensation events. Use of a two-way standard form is recommended (see example 2).
Early Warnings
Clause 61.5 provides:
If the Project Manager decides that the Contractor did not give an early warning of the event which an experienced contractor could have given, he notifies this decision to the Contractor when he instructs him to submit quotations.
Early Warnings
Clause 63.5 is often misinterpreted as having the effect of letting the Contractor off the hook for failing to give early warning. In fact, the intention of the provision is to ensure that the Contractor does not benefit from his own breach in failing to give early warning, in circumstances where early warning would have had a mitigating affect on the effects of the compensation event.
Note: the requirement to instruct the submission of quotations is mandatory (as to which see 10.1).
the Contractor believes that the event is a compensation event and The Project Manager has not notified the event to the Contractor..
Note: Clause 60.1 sets forth a list of events which are compensation events (60.1(1) to (19)). As far as Main Options A, C, E and F are concerned, the list is exhaustive. However, Main Options B and D carry two additional compensation events relating to changes in quantities stated in the Bill of Quantities (as to which see Main Option Clauses 60.4 and 60.5).
there is no reason to suggest why the same principle would not deprive the Contractor of the right to claim any other form of relief
he notifies the Contractor of his decision that the Prices, the Completion Date and the Key Dates are not to be changed. Note: the above four reasons are the only reasons upon which the PM can base his decision that there will be no changes.
the Contractor may notify the Project Manager to this effect. A failure by the Project Manager to reply within two weeks of this notification is treated as acceptance by the Project Manager that the event is a compensation event and an instruction to submit quotations.
Note: This provision is clearly contingent upon the giving of
the reminder notice. It is only from the date of the reminder that the 2 week period can be calculated.
The date when the Project Manager instructed or should have instructed the Contractor to submit quotations divides the work already done from the work not yet done.
Note: The actual physical progress of the work at the time the assessment/quotation is done is not the criteria for deciding work done or not done. The line in the sand is the date of the instruction or, if that instruction is late, the date it ought to have been given.
The implication of the different definition is that the Contractor is not entitled to recover amounts charged by subcontractors (ie. the subcontractors invoice amount) in quotations/assessments of compensation events.
The additional wording in the first bullet point is to do with value engineering
Contractors will need to identify precisely what such risks are. Merely adding an arbitrary sum or percentage will not be acceptable.
An instruction resolving an ambiguity or inconsistency may or may not constitute a compensation event.
The period is three weeks. The need for the PMs assessment arises when one or more of the conditions set out in clause 64.1 arises.
Implementation
Clause 65.1 provides:
Compensation events are implemented when:
the Project Manager notifies his acceptance of the Contactors quotation, the Project Manager notifies the Contractor of his own assessment or a Contractors quotation is treated as having been accepted by the Project Manager.
The quotation which will be treated as having been accepted will be that referred to in the reminder notification given pursuant to clause 62.6.
Implementation
Clause 65.1 provides:
Compensation events are implemented when:
the Project Manager notifies his acceptance of the Contactors quotation, the Project Manager notifies the Contractor of his own assessment or a Contractors quotation is treated as having been accepted by the Project Manager.
The quotation which will be treated as having been accepted will be that referred to in the reminder notification given pursuant to clause 62.6.
Implementation
Remember, under clauses 13.1 and 13.7 (communications, see above) all communications must be in writing and notifications are to be communicated separately from other communications. It is recommended that the PM is pressed to commit his notifications as to decisions and acceptances in the manner prescribed by clauses 13.1 and 13.7 and not to be allowed to leave matters in a state of uncertainty or ambiguity. This is a common cause of problems and disputes under NEC. For example, clause 32.1 requires the Contractor to show, on each revised programme, the effects only of implemented compensation events. This can lead to argument as to the actual integrity/accuracy of the revised programme which may affect acceptance.
Worked Example
The example is based on a compensation event under a Main Option A, Priced Contract with Activity Schedule. The same procedure would apply in the case of the other Main Options. For simplicity, the example does not include supporting documents in relation to Defined Cost or planned resources but it is assumed that such information would be provided in appendices to the quotation submission. Examples of programmes, notifications, covering letters and activity schedules are provided. Again, for simplicity, the programme periods do not take account of public holidays or other shutdown periods.
Worked Example
The Contract:
John Wayne Contractors has contracted with Running Water Ltd to construct a new oxidation ditch, settlement tank and associated ancillary works at an existing sewage treatment works known as Wild West STW. The main work comprises the placement of reinforced concrete bases and the construction of reinforced concrete walls to the oxidation ditch and settlement tank. The Conditions of Contract are the NEC Edition 3, Main Option A. The Employer is to free issue the steel bar reinforcement. The starting date is 4 May 2010. The Completion Date is 3 December 2010.
Worked Example
The Event:
The Project Manager has issued John Wayne Contractors with revised drawings and bar schedules, changing the design of the steel bar reinforcement to the oxidation ditch walls. The original design called for predominantly 20 mm diameter bars. The revised design calls for predominantly 16 mm diameter bars. The oxidation ditch is 15m long x 10m wide x 6m deep.