What should I expect prior to Practical Completion cert being issued?

igilvarry

Coming towards end of house build under RIAI contract.

Architect has informed me he intends to issue Certificate of Practical Completion by end of this month.

Does anyone have check list of what should happen before that Cert is issued?

For example, a snag list has yet to be compiled. Should that be done, and should I look for all snags to be worked on before Cert?

Any other info appreciated.

sydthebeat

A snag list should definitely be done prior to 'practical completion'. The whole idea of practical completion is that all 'patent defects' are identified and remedied. These are obvious defects which can be readily identified by inspection.

After practical completion there is usually what is termed the 'defects liability period' in which 'latent defects' then come to the fore, which are to be remedied but the end of the defects liability period. 'latent defects' are defects which typically cannot be identified by inspection at 'completion' stage ie drying out cracks, timber shrinkage or warping etc.

Typically, after the practical completion state the insurances on the build transfer from the builders onus to the client. Also, any 'extras' during the build are supposed to be finalised.

But definitely get the snag list done. This should actually be done prior to the final stage payment draw down.

DOCARCH

Firstly, why not ask your architect?

Most important thing is that you ensure your house is fully insured prior to the issue of the Cert of PC - once it is issued, all of the contractors insurance obligations on your house will end.

A Cert of PC really means that in the archietct's opinion the house will be fit for purpose, i.e. in a suitable condition for you to move into it. It also starts the defects liability period and if there was retention during the project, half of the amount retained is certified/paid to the contrcator (with the other half retained until the end of the defects liability period).

When the Cert of PC is issued all of the works may have been completed but not necessiarly - there may still be some small bits of work or snagging to be done (works that woild not stop you living in the house).

igilvarry

Sydthebeat:

Just to confirm sequence to follow:

1) Architect compiles snag list with patent defects identified
2) Builder makes good all snags on the list
3) Architect inspects work done on snags
4) Assuming all snags are rectified, issues Cert of Practical Completion
5) Client (me) gets insurance on house for same day of Practical Completion

** At this stage Defects Liability period is active

6) Final Payment Cert is issued by Architect

Is that it?

sydthebeat

some architects might not be so rigid... but that's the schedule of works that id stick by.

some snags may take some time to fix, say if a piece has to be ordered in and there's a long lead in time, but this can be agreed on site. As there will still be monies owed from the DLP, its not as if the builder is going to ignore the item.

the final payment is issued by remember the defects liability percentage is retained until the DLP is up and any latent defects are remedied.

sinnerboy

I differ slightly here.

Practical completion means the building is ready for use by the client albeit with minor snags to be fixed. So a PC cert will usually have snags attached.

So sequence is

1. Snag list by Architect . Client can add to this . A timeline to attend to snags is stated ( say 4 weeks)
2. PC Cert is issued.
3. Client is now responsible for all insurances .
4. Contarctor get 50% of retention back.
5. Defects liability period starts. Usually 12 months.
6. Client moves in.
7. Contractor promptly attends to snags - Architects ensures payments reflect his progress here .
8. During the following 12 months the contractor must promptly* attend to defects which arise. Shrinkage cracks in plaster. Sticking doors or windows. RWP comes loose ( happened to me once :rolleyes: ) . *It often suits all parties - client included - to allow minor / hassly defects accumulate so they can be done "in one hit" .
8. Close to the end of the Defects liability period a final snag list is prepared.
9. Contractor get release of all retention after Architect - not client - is satisfied that all defects / snags have been remedied.

sinnerboy

So to answer the thread title - ask yourself "is the building realistically ready for me to move in now ?" , snags and all . If so then Architect snags and issues PC cert - provided he agrees the house "is ready"