When is construction supervision needed and what exactly does it do?

What a building supervisor does

Construction supervision plays a key role in ensuring that construction is on schedule, compliant with legislation and of a high quality and safe. He or she is the person who protects the interests of the investor (you) and makes sure the contractor meets all his or her obligations. He or she is specifically responsible for:

• Safety and legislation: The construction supervisor makes sure that all regulations regarding occupational safety, fire protection and hygiene are followed on the construction 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 building permit. For example, it monitors the use of correct materials, compliance with technological procedures and quality standards.

• 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 are not addressed, he/she shall inform the Building Authority.
• Participation in inspections and approval: the building supervisor shall participate in all inspection days and cooperate 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: He checks the way the construction diary is kept, in which all important events, progress of work, inspection days, possible problems and their solution are recorded. 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.

When do you have to have construction supervision

You must have a building supervisor by law if you are building a house with your own help. The specific building supervisor must be selected during the building permit application process. It is mandatory, whether it is a building permit or a notification. If you are building without a building permit or notification, then building supervision is not necessary. Neither is it mandatory if you are building with a construction company.

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

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. Unlike a construction supervisor , they do not need to have the appropriate training or authorisation. It is a good idea to choose a technical supervisor if you are planning a turnkey construction from a single construction company.

How to choose a building supervisor

It is not advisable to choose only on the basis of price; you should also consider the following factors:

• Authorisation: make sure your building supervisor has the necessary authorisations and certifications from the Czech Chamber of Authorised Engineers and Technicians in Construction(ČKAIT). This authorisation confirms the professional competence of the supervisor.
• Choosea building supervisor who has experience and specialisation in the type of construction you are planning (e.g. timber buildings, masonry buildings, etc.).
• 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 a 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.

Summary

Construction supervision is important to ensure thatconstruction is on schedule, compliant with legislation and of the required quality. It is compulsory when building a house with your own hands, but it is always worthwhile. A building supervisor checks the safety, quality, schedule and budget of the construction, and also coordinates the work of different contractors.

The cost of a building supervisor varies by location and can be set as a percentage of the price of the house, by hourly rate, or for inspections performed. When selecting a construction supervisor, it is important to consider qualifications, experience and location. We recommend a clear contract that outlines the duties and responsibilities of the supervisor.