Tender Packages & Construction Management Architects
Once planning approval is in place, the focus shifts to turning your design into reality. At ReFrame Studio, we can guide homeowners through the tender and construction stages, whether you’re building a new home or undertaking a renovation or extension.
We begin by preparing detailed technical drawings and construction information, ensuring every aspect of the design is clearly defined before costing begins. This level of detail helps reduce uncertainty, avoid unexpected costs and helps pricing accuracy.
We then manage a structured tender process, helping you find the right builder for your project. By coordinating the tender, we ensure you receive accurate, like-for-like prices so you can make a confident and informed decision.
The final step before construction starts is putting a building contract in place. This formal agreement sets out the scope of works, cost, programme and responsibilities of each party, providing clarity and protection for both you and the builder.
During construction, we act on your behalf through contract administration, regularly inspecting the works, monitoring progress and quality, and managing communication with the builder. This provides reassurance that your project is being delivered in line with the agreed design, budget and programme - giving you confidence and peace of mind throughout the build.
Technical Drawings & Construction Information
Before approaching builders, we prepare a comprehensive set of technical drawings that translate the approved design into detailed, buildable information. This includes fully developed plans, sections, construction details and written specifications that clearly describe how the project is to be constructed.
At this stage, we also work closely with other consultants - such as a structural engineer and, where required, specialists like drainage or energy consultants - to ensure that all elements of the design are properly coordinated. This collaborative approach means that structural solutions, construction methods and building regulations requirements are fully integrated into the drawings from the outset.
The aim is to remove ambiguity and ensure that every part of the project is clearly defined, so that builders can price the works accurately and build with confidence. Well-prepared and coordinated information at this stage is essential to reducing risk, avoiding delays and preventing costly surprises once construction is underway.
Tender Process & Finding the Right Builder
Choosing the right builder is one of the most important decisions in your project. We manage a structured tender process, inviting a carefully selected group of contractors to price the works based on the same detailed information. This ensures consistency and allows for accurate, like-for-like comparisons.
Once tenders are returned, we review them in detail with you - breaking down costs, programme and approach so you can clearly understand the differences. We also carry out due diligence on the builders, considering factors such as relevant experience, quality of previous work, reliability and financial standing, giving you confidence in your final choice.
Where needed, we work collaboratively with the preferred builder to explore value engineering opportunities. This involves carefully refining aspects of the design or construction approach to align with your budget, without compromising on quality or the overall intent of the project.
Our role is to guide you through this process, ensuring you appoint a builder who not only offers a competitive price, but is also the right fit for your project in terms of quality, experience and delivery.
Cost Clarity & Value
Tendering provides a clear understanding of the true cost of your project before construction begins. We carefully review and break down the pricing with you, identifying any gaps, assumptions or risks within the builder’s submission. This process helps reduce the risk of cost inaccuracies and ensures that what has been priced properly reflects what is intended to be built.
It’s also an important stage for setting clear expectations - both in terms of scope and budget. By aligning the design, specification and cost at this point, we help avoid misunderstandings and unexpected changes once construction is underway.
Where needed, we advise on adjustments to bring the project in line with your budget, while balancing the overall quality and intent of the design. However, even with the most detailed drawings and careful planning, construction projects can involve unknowns. For this reason, we always recommend allowing for a contingency budget, providing a sensible financial buffer and added peace of mind as the project progresses.
The Building Contract
Once a builder has been selected and costs are agreed, we put a formal building contract in place. This sets out the agreed scope of works, payment structure, programme and responsibilities of each party, providing a clear framework for how the project will be delivered on site.
We work with a range of recognised building contracts and will advise on the most suitable form depending on the size, complexity and procurement route of your project. This ensures the contract is appropriate, clear and tailored to your specific circumstances.
The contract includes important provisions to protect you as the client, such as staged payments linked to progress, retention deductions to safeguard against incomplete or defective work, and mechanisms for managing delays. At the same time, it is designed to be fair to both parties — setting out clear expectations and responsibilities for you and the builder alike.
Contract Administration & On-Site Support
During construction, we act as your representative, administering the building contract and supporting you throughout the build. Our role is to ensure the project is delivered in accordance with the agreed drawings, specifications and contract terms.
We carry out regular site visits to monitor progress and quality, as well as certifying staged payments to the builder based on work completed. The frequency of these visits can be tailored to suit your project and level of involvement - from more hands-on oversight to a lighter-touch approach where appropriate.
We also remain available to provide ongoing support, including remote advice between visits, helping to answer queries quickly and keep the project moving efficiently. Where changes or unforeseen issues arise, we help manage these in a clear and controlled way, ensuring decisions are properly documented and aligned with your budget and programme.
Our aim is to give you confidence and peace of mind during construction, knowing that your project is being carefully overseen and delivered in line with the original design intent.
Tender Packages & Contract Management FAQs
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In most cases, no. Planning drawings are not detailed enough for accurate pricing. They are designed to illustrate the overall design for approval, but don’t include the technical information needed to build. Tendering based on planning drawings often leads to unclear or inconsistent quotes and increases the risk of additional costs later. Preparing a full set of technical drawings before tendering ensures builders can price the project properly and helps avoid surprises during construction.
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Technical drawings provide detailed information on how your project is to be built. They reduce uncertainty, help builders price accurately and minimise the risk of unexpected costs during construction.
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We manage a structured tender process, invite suitable builders to quote and review their submissions with you. We also carry out due diligence, so you can choose a builder based on quality and reliability - not just price.
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Yes - having an architect involved during construction helps ensure your project is built as designed. We monitor quality, manage the contract and help resolve issues, giving you confidence throughout the build.
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A building contract is essential. It sets out the scope of works, cost, payment terms and responsibilities of both you and the builder, helping to prevent misunderstandings and protect your investment.
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Contract administration means we manage the building contract on your behalf during construction - including site visits, certifying payments and ensuring the work is progressing as agreed.
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We tailor site visits to suit your project and your preferences. Some clients prefer regular oversight, while others opt for fewer visits with additional remote support in between.
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Changes almost always happen, and we help manage them in a clear and controlled way. We’ll advise on the impact on cost and programme, and ensure everything is properly documented before proceeding.
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Yes - we always recommend allowing for a contingency. Even with detailed drawings and planning, unexpected issues can arise on site, and a contingency helps you manage these without stress.