How to Brief a Main Contractor: A Tender Checklist for Small Developers
Small developers often receive tenders that cannot be compared: different scopes, different assumptions, different exclusions. The cheapest looks best until it turns out half the job was left out.
A good brief fixes that. This checklist sets out what to provide and how to evaluate what comes back.
1. Share complete information
Planning permission, conditions and approved drawings
Structural, mechanical and electrical design where available
A specification of materials and finishes
Ground investigation, surveys and any contamination reports
Party wall status and neighbour constraints
Your required start date and target completion date
2. Define the contract and commercial terms
State the form of contract you expect, such as design and build or a standard JCT-style agreement. Set out payment terms, retention, defects period and insurance requirements. If you are unsure of the options, read our guide to design and build versus traditional contracts.
3. Ask tenderers for a clear price build-up
Request a breakdown by trade or work package, with preliminaries and overheads shown separately. Ask contractors to list exclusions, assumptions and provisional sums. Provisional sums should represent genuine unknowns, not a way of hiding cost.
4. Request a programme and team details
The programme should show key milestones, long lead items, statutory inspections and handover. Ask who will lead the site, how many projects they will run at once and what supervision is provided. Request references from similar schemes and check accreditations such as Constructionline and SSIP.
5. Compare like with like
Create a simple comparison table covering price, scope, exclusions, programme, payment terms and team. Run clarification meetings with the shortlisted contractors and make sure each is pricing the same job. Our guide on how to choose a main contractor gives further selection criteria.
6. Think about risk and margin
The lowest price is not always the lowest cost. Variations, delays and defects can erase any saving. For more on protecting your return, see how to de-risk a £3m development scheme.
Frequently asked questions
How many contractors should I invite to tender?
Three to five is usually enough, provided each has relevant experience and capacity.
What is a provisional sum?
A sum allowed for work that cannot be fully defined at tender. It should be clearly described and agreed.
Can I involve a contractor before the design is finished?
Yes, and it often helps. Early input on buildability and cost can improve the design.
Can I send you my scheme for pricing?
Yes. Send drawings and specification to Berati Construction, and we will review them and discuss cost and programme.
Talk to Berati Construction
Ready to put your scheme out to tender? Berati Construction Ltd has more than 30 years' experience delivering new builds, conversions and refurbishments as a single-point main contractor. Call us on 020 3488 6466 or visit beraticonstruction.co.uk to discuss your project. Our office is at 12 Cecil Road, London NW10 8UJ.
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