Briefing Briefing is the process by which client requirements are investigated, developed and communicated to the construction industry.

Briefing of some kind always occurs during a project, though the quality can vary considerably. Good briefing is not easy to achieve, yet a number of studies have suggested that improvements to briefing lead to clients getting better buildings. 12 Work Stages in RIBA A. Inception This is a stage where a client expresses his intention to build a building, provides administrative organization and appoints an architect and other consultants is necessary. The cost is also discussed at this stage but as long as there are still changes to the clients needs, an estimate of the project cannot be fixed.

B. Feasibility/viability At this stage, the architect and the consultants will study the clients needs. The design team should cooperate in giving suggestions and advice to the client so that the best possible decision can be made. This stage is very important in determining the feasibility and profitability of a project. An effective cost control system needs to be established in order to produce a realistic first estimate, known the cost limit.

C. Outline proposal The general approach on the design, layout and the construction method is determined at this stage in order to gain approval from the authority concerned. The clients needs at this level are finalized and regarded as ready to be implemented. The site has also been investigated and surveyed. The architect meanwhile can investigate alternative design and construction. At the same time, studies on customer needs, technical problems, designs, planning and cost will be carried out.

D. Scheme design The main purpose of this stage is to complete the clients brief and decide on proposal that include planning arrangement, appearance, construction method, specification and cost. All matters pertaining to approval must be obtained at this stage. The clients needs will be completed or finalized and major planning problems are solved. Sketched drawings will be produced. These include sketch drawings on sections, elevations, services and finishes, etc.

The quantity surveyor is required to prepare a Detailed Cost Plan that shows how consultants distribute money to individual elements of a building.

E. Detailed design This is an important stage whereby all final decisions are made on each problem. The complete design of each building part and component or any other factor related to a building is produced. Plans will be completed and several detailed drawings are produced. It is best that the design is approved first by the client to avoid any amendments in the future.

F. Production Information Among the activities involved at this stage are the preparation of production information and the making of a clear final decision in the implementation of construction work. The final working drawings are prepared in order to produce bills of quantities. The consultant, sub-contractor and the supplier are required to provide complete specifications and information including actual quotations.

G. Bills of Quantities All information will be completed to select the most qualified tender. The bills of quantities and related documents will be prepared and the quantity surveyor will prepare the pre-tender estimate.

H. Tender action This is the stage where the qualified tenderer is selected. The tenderers are invited to offer the tender whether through processes of open selected or negotiated tender. Irrespective of the method, the quantity surveyor needs to prepare a tender report to determine the most qualified tenderer for the project. This report will be handed over to the client to make the final decision.

The tenderer selected will sign the offer and acceptance agreement with the client and following that, he is known as the main contractor of the project.

I. Project planning At this stage, the side is handed over the contractor who will later prepare a work programmed that closely follows the conditions of contract, project summary and specifications. The contractor will arrange the project insurance before site work commences.

The quantity surveyor on the other hand, will prepare the contract document and check the project cost.

J. On-site operation It is the contractors duty to implement the work on site until project completion. The consultants duties are to monitor the construction work, evaluate the work and make payment to the contractor.

K. Completion Once the project is completed, it needs to be handed over to the client for occupation. The contractor is responsible for any repair works throughout the defect periods of the project. Prior to project hand-over to the client, it is necessary that the project is inspected and the certificate of fitness for occupation is obtained from the relevant authority. The quantity surveyor will

carry out final duty that is the preparation of the statement of account and the final project account of the project.

L. Feedback This stage will analyse the overall management, construction and the performance of the project, by referring to the completed project works records. This information can be used for future project. Some client organizations require the cost-in-use study to be prepared particularly for building meant to be rented out. In addition, the quantity surveyor can also be prepared the project cost analysis based on the pre-tender estimate, tender and final account.