Construction Law

Construction Law

COURTS PROVIDE PROTECTION FOR SUBCONTRACTOR IN CLAIMS

Main Contract Dispute

Subcontractors being lower down the food chain are reliant upon contractors for payment. Where disputes arise over the amount a main contractor is obliged to pay to the subcontractor the usual ” he who alleges must prove ” argument comes to the fore. If the main contractor makes a claim against a subcontractor and as a result reduces the amount due for payment or seeks to recover actual payment from the subcontractor then the shoe is on the other foot. …

Construction Law

Why eco-friendly builders should research green performance bonds

Legal debates come up frequently in the construction industry. No matter what the problem is or whose fault it actually was, professionals and project owners alike seem to be good at playing the blame game. When problems related to a structure’s stability or safeness arise, contractors generally find themselves having to resolve the problem in one way or another. …

Construction Law, Contract Administration, Project Management

Opening and Closing remarks of Construction Lifecycle Risk Management Conference

Construction Lifecycle Risk Management Conference

Date: 17th & 18th April 2011

Venue: Sheraton Abu Dhabi Hotel & Resort, Abu Dhabi, UAE

Welcome and Opening Remarks by the Chairperson, Samer H SkaikWelcome and Opening Remarks by the Chairperson Samer H Skaik

Ladies and Gentlemen,

Good morning.

I am delighted to join our speakers in welcoming you all and open this Conference on “Construction lifecycle Risk Management” in Abu Dhabi.

It gives me great pleasure and honor to chair this conference. I am so happy that we have in this hall, dedicated individuals from different backgrounds and expertise, from various industries across the GCC region. Those delegates who travelled for miles remind us how important this conference is. Thank you all for coming.

Construction Law, Contract Administration

WHEN DOES A VARIATION IN CONSTRUCTION BECOME A SEPARATE CONTRACT?

Variations Clause
Most standard forms of contract include a clause under which the employer or his representative is able to issue an instruction to the contractor to vary the works which are described in the contract. A change in shape of the scheme, the introduction of different materials, revised timing and sequence are all usually provided for by the variations clause. It will also usually include a mechanism for evaluating the financial effect of the variation and there is normally provision for adjusting the completion date. In the absence of such a clause the employer could be in a difficulty should a variation to the works be required. The contractor could either refuse to carry out the work or undertake the work and insist upon payment on a quantum meruit or fair valuation basis. Calculation of the price for the extra work applying this method could involve payment well in excess of the contract rates. …

Construction Law, Contract Administration, Project Management, Statutory Adjudication

Importance of contractor progress payment terms

It has been said that an army marches on its stomach. Contractors and subcontractors in the construction industry run on cash. Lord Denning many years ago made the oft repeated phrase that cash flow is the lifeblood of the construction industry and this sentiment is still relevant today. Estimators when preparing tenders usually concentrate on building profits into the price. Of equal importance is the amount of working capital required to fund the contract and the need to keep the amount to a minimum. The payment terms are therefore crucial to every contractor and subcontractor. Certification and payment should be the subject of careful strategy and planning. …

Construction Law, Contract Administration

Security of payment

By Dr Jay Palmos

To date, both the public and private sector’s attempts to resolve this problem have failed. Security of Payment (SOP) style legislation has successfully solved this issue in other jurisdictions, and should be considered in Dubai before we lose the best sub-contractors and suppliers to other more reliably paying regions. Just last month, Laing O’Rourke closed its Middle East division of 20 000. The loss of this and other superior-grade contractors signifies that the presently available source of high-quality contractors has diminished. …

Construction Law, Contract Administration

What is Conciliation?

By Dennis Brand

Conciliation is a form of alternative dispute resolution (ADR) process whereby the parties to a dispute agree to utilize the services of a conciliator, who then meets with each of the parties separately in an attempt to resolve their differences. Conciliation differs from arbitration in that the conciliation process, of itself, has no legal standing, and differs from mediation in that the parties seldom, if ever, actually face each other across the table in the presence of a conciliator.

A conciliator usually has no authority to require the presentation of evidence or call witnesses; indeed, the conciliator usually writes no decision and makes no award. However, if the conciliator is successful in negotiating an understanding between the parties, then that understanding is almost always recorded in writing, often with the assistance of the respective parties’ legal advisors, and signed by the parties, at which time it becomes legally binding.

Conciliation can be carried out by a conciliator appointed by the parties, being someone that both parties respect and consider able to bring about a resolution of the dispute. Often the parties will prefer to use a professional conciliator, being someone trained in the conciliation process, and best able to assist the parties towards a resolution. A common method is ‘shuttle diplomacy’ or ‘caucusing’, whereby the parties to the dispute are placed in separate rooms and the conciliator goes from one room to the other trying to find common ground in order to bring about a resolution of the dispute.

A variation of that method is where the conciliator asks the parties to independently list their objectives and the outcomes they desire from the conciliation. The conciliator then discusses with the parties their respective lists, requiring them to priorities the items. Thereafter he encourages them to ‘give’ on the objectives one at a time from the least important upwards, thus reducing the number of issues in dispute.

Although conciliation can be carried out by a conciliator appointed by the parties, being someone that both parties respect and consider able to bring about a resolution of the dispute, often the parties will prefer to use a professional conciliator, that is someone who has been trained in the conciliation process and is best able to assist the parties towards a resolution.

There are several organisations that provide dispute resolution services. The International Chamber of Commerce (ICC) launched its ADR Rules in 2001 to replace the former 1988 Rules of Conciliation. Under the ICC ADR Rules, the parties can choose the settlement technique they consider most appropriate.

Conciliation in the UAE

The Rules of Commercial Conciliation and Arbitration of the Dubai Chamber of Commerce and Industry provide for conciliation on the basis of the secretariat to the committee of the DCCI appointing a conciliation panel. The form of the conciliation proceeding is contained in Chapter 5: Articles 21 and 22:

Article 21

1. A party desiring Conciliation shall submit a written application to the Secretariat.

2. The application shall include a presentation of the facts of the dispute and the views of the applicant together with supporting documents.

3. The Secretariat shall notify the other party with the application of Conciliation within a period not exceeding seven days from the date of the receipt thereof. The other party shall present his views with respect to the dispute within 15 days of the date he was informed of the application for Conciliation.

4. The Conciliation Panel shall be appointed by the Committee in accordance with the provisions of Article 17 of these Rules. The parties may object to the conciliator/s within two weeks of receiving notification of his/their name/s. The Conciliation proceeding shall commence immediately after expiration of this period.

5. The Committee may request an advance payment against the costs of the Conciliation in accordance with the provisions of Part Seven of these Rules.

6. The Conciliation Panel shall study the dispute and summon the parties before it to hear their statements and each party shall attend personally or through a representative.

7. The Conciliation Panel shall bring together the views of the parties, and upon their agreement on a final formula for the settlement it shall be recorded and authenticated by the Panel.

8. The Conciliation Panel must accomplish its duties within two months of the commencement of the Conciliation proceedings, but by a decision of the Committee this period may be extended for another similar period.’’

Article 22

If the attempt of Conciliation fails, the dispute shall be considered not more pending before the Chamber and the rights of the parties shall not be affected in any manner by what was presented or written during the course of the Conciliation proceedings.

At the request of any of the parties, the Chamber shall issue a certificate stating that the dispute had been referred to it but that attempts for Conciliation failed without giving any comment or opinion regarding the subject of the dispute.

It is worth noting that, while it is said by some, that conciliation is of little benefit because of its limitations, FIDIC, when it published its 1999 ‘Rainbow Suite’ of contracts, maintained the same provision for amicable settlement in Clause 20.5 as was included in Clause 67.2 of the 1987 4th Edition Conditions of Contract for Works of Civil Engineering Construction.

Conciliation remains one of the several available forms of alternative dispute resolution; and, if the parties involved in a dispute process consider conciliation to be the most effective way of resolving that dispute, then it is a method that should be retained.

CW

Construction Law, Contract Administration

Front end advice

Despite the harsh lessons learnt over the latter part of 2009 and first quarter of 2010 it is still patently obvious that parties to contracts are falling into a number of age old pitfalls, many of whom are convinced that they have no other viable choice but to accept top-down back-to-back arrangements and in some cases a scramble of documents that barely resemble a contract at all.

There is still an overwhelming market tendency to order mobilisation and commence work on the back of a very brief Letter of Intent (LOI), particularly if the commissioned works are minor works or low value. This is a particularly high risk practice. …

Construction Law, Contract Administration, Contractual Adjudication

Dispute boards: the missing link?

   Leonora Riesenburg.

After the Dispute Review Board (DRB) Foundation and Society of Construction Law (Gulf) met to discuss dispute boards and their function in the local market, many praised the ‘checks and balances’ proffered by the mechanism.

The rationale behind the dispute board is simple. The DRB provides a non-binding recommendation to contracting parties that have appointed a board of three independent experts, intended to comb out difficulties either prior to the offset of, or in answer to, a problem.

A similar principle applies to the Dispute Adjudication Board (DAB), save that the DAB’s decision has interim-binding force.
Dispute boards have been given tour de force by the active support of the Dispute Board Federation, the Dispute Resolution Board Foundation, ICC, and standard-form contract authorities including the International Federation of Consulting Engineers (FIDIC).

This form of independent regulation has had a warm welcome in the West. Interestingly though, collaboration contracts such as NEC have been tested in territory, most notably by Abu Dhabi’s Aldar Properties in the early phases of Al Raha Beach Development, and failed to take flight.

Creating valuable opportunities for periodic review is fine in theory. In practice, however, it is rare that two parties’ agendas will be aligned in such a way as to capitalise on the opportunity.

Competing interests are a particular concern when more than two parties are involved. Returning control to the employer and the contractor is only worth the paper it is written on to the extent that the employer and contractor play ball.

In the case of long-term appointments, a day rate, allowances and disbursements customarily need to be shouldered for all three board members, over the course of the life of the project, however lengthy. The cost implications can be staggering.

The fact of the matter is that employers will never want to pay above a budgeted figure for the contracted services, and service providers will be bent to do their utmost to secure their minimum margin.

The equation only ever balances if the margin for error is not eroded. Commercial reality dictates that errors are made and a price tag is attached to each of them. It is the allocation of these risk events, and in turn its cost, that is the bone of contention among contracting parties.

The effectiveness of an independent administration, in the form of dispute boards, in the context of this tension, is questioned.

The UAE has been slow to apply FIDIC 1999, calling for the appointment of a DAB as part of its dispute process. If and when adopted, the standard conditions are often heavily modified and reinstate the engineer’s traditional role as a de facto ‘dispute manager’.

Further the language of contracts in territory is slow to entertain the admissibility of recommendations or resolutions in any subsequent arbitration or legal suit.

When legal fees are calculated on a percentage fee basis, irrespective of complexity, the mathematical exercise rapidly dwarfs the financial benefits attributed to the DB.

The Abu Dhabi Municipality has moved the markers further afield with its Municipality Construction Contract, essentially a heavily modified form of the 1999 FIDIC Contract for Construction, by making it mandatory for a ‘standing’ DAB to be appointed once a dispute has arisen.

A ‘standing’ DAB is in effect a half-way house. Where the Municipality Contract gives on one hand, it takes on the other: the engineer’s role in dispute resolution is re-assigned to the employer.

One would not need to go into any further detail to entertain that dispute boards, particularly given their limited application in territory, are not a means to an end.

There is no real replacement for proper internal administration coupled with continuous sound legal counsel and guidance to complement to the day-to-day workings of commerce.

CW

Construction Law, Contract Administration

Tales of the Unexpected: Where Liability Lurks Unseen

by Melanie Grimmitt

Uncertainty in the Application of UAE Laws

The UAE legal system is a civil code system based on both Islamic and civil code principles. Any contract subject to UAE law must comply with the UAE Constitution, Federal and local Emirate laws, Islamic Shari’a and custom and practice.

There are challenges in deciding how the law of the UAE will be applied in any particular case. This is due to a number of factors. The UAE legal system is still very much in its infancy, the collision of French – via Egypt and other Middle Eastern countries – civil code principles and Islamic Shari’a principles, the lack of judicial precedent – previous decisions may be useful but do not create any binding or persuasive precedent to the court, and the difficulty of predicting which legal principles and/or custom and practice a judge will apply when reaching a decision. …

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