What Are the Different Types of JCT Contract?
The JCT Standard Form Contracts are documents published by the Joint Contracts Tribunal (JCT).
The JCT is an industry body founded in 1931 which comprises representatives from across the construction industry, including other professional bodies, contractors, and clients, who collaborated to produce documents which seek to reflect the needs and interests of all parties involved in construction projects.
The JCT's documents are widely used in the UK and are generally recognized for their comprehensive and balanced approach to contract terms and conditions.
The key advantages of using JCT contracts are:
they do not have to be drafted from scratch each time. The standard forms can be downloaded, and the relevant details filled in. This saves time drafting;
their terms are familiar. This means the parties to the contracts are likely to understand how they work, and trust that the terms are broadly acceptable. This saves time reviewing and negotiating; and
they work together as a suite. This means a JCT main contract is (providing that it is from the same ‘family’) likely to be compatible with a JCT sub-contract. This avoids confusion and conflict.The JCT categories its standard form contracts into 13 different ‘families’, with each ‘family’ intended to be relevant to different situations.
Within each family are contracts intended for use by different parties depending on the specifics of their anticipated contractual relationship.
The 13 ‘families’, and the intended situations for their use are listed below.
If you would like help understanding which JCT contract(s) might be right for your project, or you need help drawing up the terms of the contract(s), contact Hamshaw today.
1. Standard Building Contract
The JCT Standard Building Contract is designed for large or complex construction projects where detailed contract provisions are needed. Standard Building Contracts are suitable for projects procured via the traditional or conventional method.
2. Intermediate Building Contract
The JCT Intermediate Building Contract is designed for construction projects involving all the recognised trades and skills of the industry, where fairly detailed contract provisions are needed, but without complex building service installations or other specialist work. Intermediate Building Contracts are suitable for projects procured via the traditional or conventional method.
3. Minor Works Building Contract
The JCT Minor Works Building Contract is designed for smaller, basic construction projects where the work is of a simple nature. Minor Works Building Contracts are suitable for projects procured via the traditional or conventional method
4. Major Project Construction Contract
The JCT Major Project Construction Contract is designed for large-scale construction projects where major works are involved. It is used by employers who regularly procure large-scale construction work, and the work is carried out by contractors with the experience and ability to take greater risk than would arise under other JCT contracts. Major Project Construction Contracts are suitable for projects procured via the design and build method
5. Design and Build Contract
The JCT Design and Build Contract is designed for construction projects where the contractor carries out both the design and the construction work. Design and build projects can vary in scale, but the Design and Build Contract is generally suitable where detailed provisions are needed
6. Management Building Contract
The JCT Management Building Contract is designed for construction projects where the employer appoints a management contractor to oversee the works. Construction is completed under a series of separate works contracts, which the management contractor appoints and manages for a fee. Management building contracts are suitable for projects procured via the management method
7. Construction Management Contract
The JCT Construction Management Contract is for use on construction projects where the employer appoints separate trade contracts to carry out the works, and a construction manager to oversee the completion of the works for a fee. Construction Management contracts are suitable for projects procured via the management method
8. JCT-CE Contract
JCT has collaborated with Constructing Excellence to develop the JCT - Constructing Excellence Contract. The JCT - Constructing Excellence Contract can be used to procure a range of construction services and is specifically tailored for use in partnering and where participants wish to engender collaborative and integrated working practices.
9. Measured Term Contract
The JCT Measured Term Contract is designed for use by employers who have a regular flow of maintenance, minor works and improvements projects that they would like to be carried out by a single contractor over a specified period of time. Measured Term Contracts are suitable for projects procured via the traditional or conventional method, using a measurement payment structure.
10. Prime Cost Building Contract
The JCT Prime Cost Building Contract is designed for projects that require an early start on site, often for alterations or urgent repair work (such as fire damage). The exact nature and extent of the work is not known until the project is underway, so full design documents are not completed until work has commenced. Prime Cost Building Contract is suitable for projects procured via the traditional or conventional method, using a cost reimbursement or cost plus payment structure
11. Repair & Maintenance Contract
JCT’s Repair and Maintenance Contract is designed for use on individual projects that involve a defined programme of repair and maintenance works to specified buildings or sites. This contract is primarily for use by local authorities and other employers who regularly place small and medium-size contracts for jobbing work and are sufficiently experienced that an independent contract administrator is not required.
12. Home Owner Contracts
JCT's Home Owner Contracts are designed specifically for people looking for the benefits and protection of a contract when appointing consultants or contractors to carry out their building work
13. JCT Tracked Change
The JCT Tracked Change document service provides a fully tracked change version of each of JCT's main contracts, sub-contracts and sub-subcontracts.
The 2024 Edition Tracked Change documents shows the changes in red from the 2016 Edition (black text), and the 2016 Edition Tracked change documents show the changes in red from the 2011 Edition (black text).
The service is a benefit to professional advisers who advise their clients (employers, contractors, cub-contractors) of the changes, or any construction professional looking for a reference between the 2016 and 2024 editions, or the 2011 and 2016 editions.