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What a construction supervisor does
This is the professional supervision of self-build construction or removal. Construction supervision therefore plays a key role in ensuring that construction proceeds according to plan, complies with building regulations, and is of high quality and safe. Specifically, it is responsible for:
- Safety and legislation: The construction supervisor ensures that all regulations relating to occupational safety, fire protection and hygiene are complied with on site. This includes, for example, proper site security, use of protective equipment, proper storage of materials, etc.
- Ongoing technical inspection: The construction supervisor regularly checks the quality and correctness of the construction work. He ensures that the work is carried out in accordance with the documentation and the construction plan. For example, it monitors the use of correct materials, compliance with technological procedures and quality standards.
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- Cooperation with the designer: the construction supervisor works closely with the designer to ensure that the construction is carried out exactly according to the approved design. If necessary, consult on changes or ambiguities that arise during construction to achieve the best possible result.
- Schedule supervision: in addition to technical control, the construction supervisor monitors whether the work is being carried out in accordance with the agreed schedule. In the event of delays, the supervisor identifies the causes and proposes remedial measures to minimise the risk of delaying the completion date.
- Budget control: it continuously monitors and checks that the works are carried out according to budget and that the contractor meets its obligations. Approves invoices for work performed and ensures that there are no unjustified cost overruns.
- Coordination of contractors: where more than one contractor is involved, the construction supervisor ensures that their work is coordinated and that there are no conflicts. It monitors how the different phases of construction interact with each other to ensure smooth progress without unnecessary delays.
- Identifying and rectifying defects: if defects are found on site, he shall ensure that they are rectified. If the defects are serious or not addressed, he shall inform the building authority.
- Participation in inspections and approval: the building supervisor also participates in inspection days as required and agreed and cooperates with the building authority and other authorities in the approval procedure, where it is assessed whether the building meets all required standards and is fit for use.
- Construction documentation: checks the way in which the construction diary is kept, recording all important events, progress of work, inspection days, any problems and their resolution. This logbook is then used as an important document for the inspection of the construction and in case of disputes.
Who can do construction supervision
Construction supervision can only be performed by a natural person who has a university degree in construction or architecture or a secondary education in construction with a matriculation examination and at least 3 years of experience in construction.
At the same time, it should be added that construction supervision is not just a formal function. If a person performing construction supervision does not fulfil his/her legal obligations, he/she may commit an offence and may be fined up to CZK 400,000.
When do you have to have a building supervisor
You must have building supervision by law if you are building with your own assistance. However, if you are going to build for housing, for example a family house, the law requires professional management of the construction by a construction manager, not just construction supervision.
The specific construction supervisor must be selected during the planning application process.
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However, even in cases where you do not need to have a building supervisor, his services are worthwhile. Not everyone is fair, and a building supervisor will make sure that everything goes according to plan and that materials are not replaced with cheaper alternatives or that construction work is not delayed. This can save you money and time in the future when dealing with complaints.
How much does building supervision cost
Prices for building supervision vary depending on where you plan to build and what. Naturally, it will be more expensive in Prague and cheaper in smaller cities. The price is normally set per job done, i.e. by setting the inspection days and the price per inspection done in advance. Another common practice is to set the price upfront as a percentage of the total price of the house. The price is then usually between 1-5% of the total house price. A third option is to pay the supervisor per hour of work and possibly for mileage if the supervisor must commute to the site.
Other types of supervision
In addition to building supervision, you can also arrange author’s and technical supervision for your construction :
Author’s supervision (designer’s supervision)
Author’s supervision is the supervision exercised by the author of the project (architect or designer) over the implementation of the construction to ensure that the design is faithfully implemented and that the construction conforms to the approved project documentation.
The author’s supervision checks that the construction work is carried out in accordance with the project documentation prepared by the author. His task is to ensure that the building conforms to his design in terms of shape, layout, materials used and technical solutions. If changes or modifications to the design are necessary during construction (e.g. due to unexpected site conditions), the supervisor approves these changes or directly proposes their implementation. In addition to the technical aspect, the supervisor also supervises the aesthetic aspect of the construction to ensure that the final work corresponds to the intended design.
Technical supervision
Technical supervision (often referred to as the investor’s technical supervision or TDI) focuses on the technical and quality aspects of the construction and has a broader scope than the author’s supervision. Technical supervision ensures that the construction work is carried out in accordance with the project documentation, building standards, legislation and contract conditions. It is a good idea to choose technical supervision if you are planning a turnkey construction from a single construction company.
How to choose a construction supervisor
It is not advisable to choose only on price, you should also consider the following factors:
- Qualifications.
- References: ask for references and check previous projects the construction supervisor has worked on. Talk to previous clients to get an idea of their experience and satisfaction.
- Length of experience: length of experience and experience in the industry is key. An experienced construction supervisor will be better able to anticipate potential problems and address them effectively.
- Time availability: make sure the construction supervisor you choose has the capacity and time flexibility to devote to your project. This is because an overloaded supervisor may not be able to provide sufficient oversight of the construction.
- Location. This will greatly simplify all communication and reduce commuting costs.
Contract for construction supervision
You should also not underestimate the contract you will enter into with the building supervisor. The contract should clearly state what specific activities the construction supervisor will perform (e.g. technical inspection, coordination of subcontractors, maintenance of the construction log). It should also specify which aspects of the project the construction supervisor is responsible for. This will avoid confusion about what is and is not included in the services provided.
It should also set out the terms of payment for construction supervision services, including potential penalties for missed deadlines or poor quality work, and arrangements for dealing with potential risks and unexpected events, which will better protect you from unexpected costs or delays.
Don’t download building control contracts from somewhere on the internet and contact us instead.
An example from our law practice
In our law practice, we handled a case of a client who hired a building supervisor to renovate an older house. However, the contract only contained a general provision that the supervisor would “check the progress of the construction”. It was not clear how often he was to visit the site, what exactly he was to check, how he was to record defects found and whether he was also responsible for checking invoices and multiple works.
The problem arose when, after covering the wiring and plastering, it became apparent that some of the work had been carried out in breach of the project documentation. The construction company claimed that everything had been done as agreed, the building supervisor argued that he had not been specifically ordered to inspect the phase in question, and the client found himself between two parties with no clear evidence of who was at fault.
We helped the client go through the contract with the building supervisor, the construction log, photo documentation and communications with the contractor. We then drafted a demand letter outlining exactly what duties the building supervisor was required to perform under the contract and the circumstances, where the damage occurred, and what supporting documentation proved negligent supervision. At the same time, we helped the client set up a further course of action against the construction company to ensure that the defects were rectified without undue delay.
This case clearly demonstrates why a contract with a building supervisor should specifically specify not only the price, but also the number of inspection days, the scope of work to be inspected, the obligation to take notes and photo documentation, the inspection of the construction log, and the procedure to follow when defects are discovered. Without this, the construction supervisor’s responsibility is much more difficult to prove in practice.
Summary
A building supervisor is not just a formal person that a builder “ticks off” for the sake of the law. In practice, it can decide whether the construction will be carried out according to design, to a reasonable quality and without unnecessary extra work. He checks the technical execution, materials, schedule, budget, maintenance of the construction diary and removal of defects. It is mainly mandatory for self-help constructions, but for residential constructions, professional management of the construction by a construction manager is required.
It is therefore worthwhile to address not only the selection of a specific supervisor, but also the contractual set-up of the entire construction. The contract should clearly state what exactly the supervisor is to check, how often he will visit the site, how he will record defects found, who approves extra work and how to deal with delays or poor workmanship. A well-drafted contract can prevent disputes with the construction company and situations where the builder pays for work that was not done properly or at all.
Frequently Asked Questions
When is building supervision obligatory?
Construction supervision is obligatory especially for self-buildings. However, for residential buildings, the law usually requires a construction supervisor.
What is the difference between a building supervisor and a construction manager?
The construction supervisor controls the execution of the construction, while the construction manager professionally manages the actual execution of the construction and bears broader responsibilities.
Can anyone do construction supervision?
No. Must be a natural person with construction or architectural training and the required experience.
How much does construction supervision cost?
The price is usually calculated by inspection days, hourly rate or as a percentage of the construction cost. For single-family homes, it is often in the order of one percent of the total budget.
Do I also need building supervision for reconstruction?
It depends on the extent of the reconstruction and whether it is subject to a permit. Although not mandatory, it is worthwhile for larger interventions, load-bearing structures or more expensive renovations.
What if the building inspector discovers a defect?
He should write it down, notify the builder and demand a remedy. For serious or unresolved defects, the building authority may need to be informed.
Is it enough to download the contract with the building supervisor from the internet?
We don’t recommend it. The template often does not address the specific scope of construction, liability, extra work, defects, penalties, or evidence for any dispute.
