Contracts are essential for anyone involved in the construction industry, from contractors, subcontractors, and project owners to accounting and legal professionals. A contract serves as a foundation for a construction project outlining the responsibilities of each party involved, the scope of work, timelines, and the payment terms. The appropriate contract for a particular construction project can help manage risks and expectations, and support communication and project execution. Contractors and owners have various types of contracts to choose from, each with relevant features and suitable applications depending on the project involved.
Cost-Plus Contracts
The cost-plus contract is a commonly used contract for construction projects. It states that the customer will reimburse the contractor for actual costs plus a fee, which can be a percentage of the costs or a fixed amount. Simple enough, but cost-plus contracts exist in a variety of forms, including (but not limited to):
- Cost-plus percentage fee
- Cost-plus fixed fee
- Cost-plus incentive fee
- Cost-plus guaranteed maximum price
- Cost-plus with fixed labor rates
The contractor and owner must agree on which form of cost-plus contract is best for the project. Owners often find the advantages of cost-plus jobs appealing, and contractors enjoy assurances, especially as related to how and what they will be paid. Advantages can include:
- Flexibility for changes and/or unforeseen conditions that arise during construction that might not have been considered during the initial planning phase of the project, spikes in project costs, changes in industry standards, or changes in federal, state and local laws and regulations.
- Transparency and reduced risk of disputes, as all costs are documented, and the owner can see exactly where money is being spent.
- A focus on quality, as the contractor is not incentivized to cut corners to stay on budget.
- A potentially earlier start time, as not all details need to be worked out to begin the project (especially advantageous for a time-sensitive project). However, care needs to be taken for projects that do not have all details.
While there are many advantages to cost-plus contracts, there are also disadvantages that should be considered by the contractor and owner, including:
- Cost and timeline uncertainty, as one of the main drawbacks is the lack of a fixed price. Owners can wind up paying more than they had anticipated and/or a project might take longer than the owner expects.
- Less motivation for the contractor to manage the budget, as all costs are to be reimbursed with a fee.
- Administrative burden to have meticulous documentation of all expenses, as the contractor must report all expenditures to the owner, and the owners must review and track all expenditures to ensure the contractor is staying within the expected project scope.
- Potential disputes over allowable costs even given the increased transparency, as the owner may consider certain costs unreasonable while the contractor is just expecting payment for work performed.
- Project performance risk, as the owner is responsible for covering all actual costs plus the contractor’s fee, even if costs are more than what the owner expected.
Without proper consideration and attention by the contractor and owner, such disadvantages can result in a failed project.
Custom home contractors and commercial building projects use cost-plus contracts regularly as their projects can be complex and have an uncertain scope. Even when the contractor and owner agree on a budget and plans for the project, it is not uncommon for the owner to have significant change orders to meet their vision for the project. Change orders can easily increase a budget by two or three times.
Lump-Sum Contracts
A lump-sum contract is an agreement that states a fixed price for the entire project where the contractor has a well-defined scope to allow for accurate estimation of job costs. Even though the owner may have a well-defined scope and has a fixed price for the project, there can still be situations or unexpected conditions that require the need for change orders.
Benefits from various aspects of a lump-sum contract:
- Predictable costs, as the total cost of the project is agreed to by the parties at the start of the project, thus specifying the owner’s financial commitment.
- A simplified bidding process, as the owner can send a request for proposal (RFP) with specific details, then compare proposals and decide which is best for the project.
- Significantly less administrative burden than a cost-plus contract, as the owner does not need to track expenses closely or require detailed documentation from the contractor.
- Incentive for contractors to complete the project within the agreed-upon budget and timeline, that is, to manage the project efficiently.
- Reduced financial risk to owners, as the contractor bears the risk of any cost overruns and the owner is protected from unexpected cost increases, supply chain issues, labor shortages, or even contractor mistakes.
With such advantages, why wouldn’t an owner insist on a lump-sum contract? The disadvantages to this contract can be significant: a project that ends without meeting the expectations of the owner, damage to the contractor’s reputation, and even having the contractor take a loss on the job. Disadvantages include:
- Change orders will increase the overall job cost for the owner, potentially lead to additional time to finish the project, and can result in disputes if not properly reviewed and approved.
- All risks borne by the contractor for cost overruns, which can occur with any construction project due to unforeseen issues and costs exceeding estimates, resulting in decreased profitability or even recognition of a loss.
- A potential for less-than-expected quality due to the contractor working to meet the project deadlines or to cover unexpected cost overruns, which may cause the contractor to cut corners or use lower quality materials to maintain the anticipated profit margin and timeline.
- The potential for higher initial bids due to the contractor building in contingency funds for any potential cost overruns.
Lump-sum contracts work well for projects with clearly defined scopes, specifications, and timelines, such as municipal projects, bridge contractors or potentially planned communities. For planned communities, there are a set number of homes for customers to choose from, let us consider 5 as an example. The contractor can clearly define the scope of each of the 5 homes, the contractor can charge a fixed price for each variation of home to be built as they will be the same except for minor differences that can easily be accounted for in the project cost. For municipal projects or bridge contractors, there is a clearly defined scope of the project and normally a penalty (or default provision) for completing after the agreed upon project completion date, thus, the contractor is incentivized to complete the project on time.
Time and Materials (T&M) Contracts
In a T&M contract the buyer pays for the actual time spent on the job by the contractor’s team and for the actual materials used in the project. Often there is an agreed-upon hourly rate the contractor’s team based on the skill involved. In general, the owner bears the risk due to the uncertainty of the work to be performed and what the contractor might encounter doing the work. On the other hand, the contractor need not be concerned about underbidding or underestimating the job and can be confident all hours worked, and materials used, will be paid for by the owner.
A T&M contract can be advantageous to both contractor and owner if they are scrupulous about the details of the job. Advantages include:
- Extreme flexibility to adjust the scope, the tasks involved, and the deliverable, as the work progresses without concern for changes, and if unforeseen problems arise, the contractor and the owner can quickly adapt.
- Lack of concern about the contractor cutting corners, as the contractor can allocate the correct resources or trade skills to the project.
- The owner’s option to halt the work or adjust the pace based on their own budget, or if they decide, to pivot the project completely and find a new contractor.
- A more immediate start time, as a finalized cost or detailed estimate is not always needed, which can be especially valuable when time is of the essence, allowing the work to be completed in a timelier manner.
As with any other contract, the disadvantages of T&M contracts can sink a job for an owner or leave the owner regretting ever considering it, such as:
- No fixed price, leaving the project exposed to higher-than-expected costs, taking longer than anticipated, or an inability to manage a predetermined budget.
- A lack of incentive for the contractor to be efficient, as the owner is paying for all time and materials involved.
- Difficulty obtaining financing due to the lack of an estimated price makes it riskier for a lender.
- A high potential for disputes between the contractor and owner regarding the hours charged and the materials used, requiring the contractor to maintain meticulous records and to be transparent with time tracking and material purchases.
T&M contracts work well with jobs where the scope, timeline, or materials may be difficult to define at the onset of the job. This type of contract generally works well for renovation and remodeling, repair and maintenance work, specialized building or installations, or emergency and disaster recovery jobs. For the project to be a success for the contractor and the owner, they must collaborate closely, communicate regularly to review progress on the job and the spending involved, and work toward avoiding budget overruns and inefficiencies.
Unit-Price Contracts
Payments on unit-price contracts are based on the contractor’s pre-determined price for the unit of work involved, for example a cubic yard or square foot. The project cost is calculated by multiplying the number of units needed by the agreed-upon unit price. These contracts can have advantages similar to the other contracts, which can include:
- Increased flexibility, as the contract is based on the unit price of the work and is easier for a contractor to adapt to unforeseen circumstances or conditions, such as more excavation or materials being required.
- More accurate and transparent costing and budgeting, as each unit of work has a prearranged price and there is a more predictable unit cost.
- An incentive to the contractor for creating efficiencies to complete the project on time, or ahead of schedule, as the payment of work is directly tied to the number of units completed.
- A simplified bidding process for contractors and owners, as the bids reflect an established unit price.
Although the advantages make this type of contract appealing, the disadvantages, as with any contract, must be reviewed carefully to make the best contract decision:
- The potential for unusual or unexpected fluctuations of material price increases to impact the agreed-upon unit price leading to renegotiations of the unit price. Depending on how the contract is written, this can saddle the owner with an unexpected budget increase, or the reverse, leave the contractor to eat the increase in costs.
- A high risk of cost manipulation, where the contractor may intentionally overstate the quantity of units to inflate the revenue earned, unless properly monitored or audited.
- Measuring and verifying the units of work to determine progress can be difficult for the owner. Generally, owners hire a third party that can be relied upon to certify quantities completed, but the third party can be an additional cost and potentially delay the project while the third party verifies the units.
Unit-price contracts work well for heavy highway paving, excavation and earthmoving, pipeline construction, and railroad construction. Projects based on unit-price contracts are successful when the project is well defined, but quantities can be uncertain or variable and may not be known until the work begins or the project evolves. These contracts help to mitigate the risk of underestimating or overestimating the work and are useful for unforeseen site conditions, weather, or geological surprises.
Conclusion
Employing the right contract is crucial to ensuring the success of a project. Owners and contractors need to review a project thoroughly to determine which contract is appropriate as each type has its advantages and disadvantages. The project size, flexibility of changes, and the level of risk each party is willing to assume must be reviewed thoroughly or a project will fail for the owner, contractor or both parties. On the other hand, selecting the correct contract can lead to better budgeting, fewer disputes, and in the end, a successful project.