Working With an Architect During Construction
A guide for homeowners using an architect-administered lump-sum contract (e.g. ABIC).
Construction is where your project finally comes to life: walls are built, materials arrive on site, and all the months of thinking, drawing, and planning become real. It can also be the phase with the most questions, emotions, and moving parts.
This guide explains how your architect supports you throughout construction, how a lump-sum contract works, and what ABIC contract administration looks like day-to-day.
What Is a Lump-Sum Contract?
A lump-sum contract means the builder is paid a fixed, agreed price for the documented scope of works. It's the most common contract type for custom homes and renovations because:
- You know the price upfront
- The builder carries the risk of cost increases (except in specific circumstances)
- Everything is documented clearly before work begins
- Variations (changes) must be priced and approved properly
In other words: certainty, structure, and accountability. When your architect administers the contract (as they do under ABIC), you get a professional guiding the process, resolving issues, and protecting your interests.
Your Architect's Role During Construction
Your architect acts as:
1. Your independent advisor. We look after your interests, keep you informed, and help you make decisions with confidence.
2. The builder's point of contact. We answer questions, clarify drawings, coordinate consultants, and deal with issues — so you don't have to.
3. The contract administrator. Under ABIC, the architect has legal responsibilities to act fairly between both parties. That means we must assess claims honestly, certify payment only for work completed, prevent overcharging, ensure the contract is followed, keep the project moving smoothly, and confirm practical completion when appropriate.
This neutrality is actually a huge advantage for homeowners: it ensures the process is transparent, documented, and orderly.
What You Can Expect Week-to-Week
1. Regular site visits
Your architect visits the site periodically to check progress, identify issues early, confirm workmanship aligns with the drawings, discuss upcoming decisions, and maintain good communication with the builder. We don't supervise the builder — that's their job. But we do observe the works to help ensure the final result matches the intent of your design.
2. Clear communication
We keep you updated on progress, risks or delays, decisions you need to make, costs and variations, and any issues requiring resolution. Most clients find this guidance invaluable, especially when construction feels overwhelming or unfamiliar.
3. Handling RFIs and questions from the builder
Builders regularly ask questions during construction. These are called RFIs (Requests for Information). Your architect receives the RFI, confirms the issue, provides a clear coordinated response, and updates drawings if necessary. This avoids confusion, delays, or assumptions on site.
4. Assessing progress claims (payments)
Builders submit progress claims at key stages. Your architect inspects the work, confirms what's actually been built, certifies the amount payable, and ensures you're only paying for completed, quality work. This step alone often saves homeowners thousands of dollars and a lot of stress.
5. Managing variations
Variations happen when you request a change, something unforeseen is discovered, a product becomes unavailable, or a detail needs adjusting on site. Your architect assesses whether the change is necessary, ensures the builder provides a fair price, advises you on cost and time implications, and documents the variation so there are no surprises later. This protects you from inflated variation costs or accidental approvals.
6. Extensions of time (EOTs)
If something outside the builder's control delays the project (e.g. extreme weather, client changes, late deliveries), they may claim extra time. Your architect reviews each claim to ensure it's valid, reasonable, within the rules of the contract, and documented properly. This keeps the schedule fair and transparent.
7. Quality checkpoints
At key moments, your architect checks that important elements align with the drawings, including slab setouts, framing layout, window and door positions, services rough-in, finishes and joinery, waterproofing, tiling layouts, lighting positions, fixtures and fittings, and external works. Catching issues early makes them far easier to correct.
Practical Completion & Handover
At the end of construction, your architect manages the final steps.
1. Practical completion inspection. We meet the builder on site and check all contractual work is finished, the building is safe and functional, fixtures and finishes are correct, and defects are listed on a defects schedule. If something needs fixing, the builder rectifies it before handover.
2. Certificate of practical completion. Once satisfied, your architect issues the certificate. This stops liquidated damages, releases 50% of the retention amount, triggers the defects liability period, and allows you to move in.
3. Defects liability period. Typically 12 months, to ensure your new home experiences all the seasons — which can unearth any unknown defects that require rectification. During this time, the builder must fix any defects that emerge.
4. Final completion. At the end, once defects are resolved, your architect issues the Final Certificate, releasing the final 50% retention amount and closing out the contract properly.
Your Role During Construction
It's helpful if you keep communication channelled through your architect, avoid giving instructions directly to the builder, make decisions promptly, raise any concerns early, attend key walkthroughs, and enjoy the process — this is your home coming to life.
Why Architect-Administered Contracts Are So Valuable
- You're protected. Payments are checked, variations are controlled, and records are kept.
- You stay informed but not overwhelmed. Your architect filters the noise and translates technical issues into clear choices.
- Issues are resolved quickly and calmly. Builders appreciate having one central point of contact.
- Quality is maintained. Details and design intent are preserved through the inevitable messiness of construction.
- You get the home you actually paid for — not a watered-down or improvised version.
In a Nutshell
Working with an architect during construction means you have an experienced professional guiding you, protecting your interests, managing paperwork, resolving issues, supporting communication, ensuring quality, keeping the builder accountable, and keeping the process smooth. It's the most effective way to make sure your project finishes on time, on budget, and with the quality you expected.
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