Non-residential Construction Works framework

Both could apply. The minor works lot covers projects up to £12m and the major works lot is designed for projects over £10m, so there’s a deliberate overlap between £10m and £12m. All values are construction values excluding VAT. Which lot suits you best will depend on the complexity of the scheme and whether you’d prefer a regional or national contractor, so speak to us before you commit to a route.

Suppliers on each lot are ranked based on their evaluation scores. On the consultancy lot, direct award goes to the higher-ranked of the two suppliers. The major works lot has a single contractor, and the minor works lot has one contractor per region, so in both cases your direct award goes to the appointed supplier for your project. If that supplier can’t take on your work, the buyers guide explains your options and our team will help you choose the next step.

A detailed scope of works. The supplier prices and plans the project based on what you give them, so the clearer your requirements, the more reliable their proposal will be. You’ll also need to confirm the project falls within the lot’s value band and region. If your scope is still developing, it’s often worth appointing a consultant through Lot 1 first to get it into shape.

Yes. You publish your criteria with the mini-competition and evaluate proposals against them, so you can place more weight on the things that matter for your project, such as programme, methodology or sustainability. We provide template call-off documents and can help you build criteria that work within the framework rules set out in the buyers guide.

They work at different levels. FAC-1 is the alliance contract governing the framework as a whole, covering shared objectives, performance measurement and collaboration between everyone involved. Each project then has its own call-off contract, which can be JCT (Design and Build, Standard Building Contract, Intermediate or Minor Works) or NEC. You get the familiar contract form for the project and the collaborative structure of FAC-1 around it.

Yes. The consultancy lot includes health and safety and principal designer services, and the contractors on the major and minor works lots act as principal contractor. That means you can fill the key CDM 2015 dutyholder roles for your project from within the framework, instead of appointing them separately.

Yes. You can appoint a consultant through Lot 1 to design the scheme and then appoint a contractor through Lot 2 or Lot 3 to build it. Both sit within the same FAC-1 alliance, so they’re working to the same framework-level objectives from the outset.

It covers all of them. The framework uses CPV code 45000000, the parent code for construction work, so it isn’t limited to specific building types or types of works. Extensions, reconfigurations, refurbishments, fit-outs, demolition and new build can all be procured through it, as long as the building is non-residential.

The framework is for non-residential construction, so the residential elements of a scheme fall outside its scope. For projects that combine both, such as a community hub with homes above, contact us early. We’ll help you decide how to procure each element so the overall route remains compliant.

The consultancy and major works lots both cover Scotland. The regional minor works lot doesn’t currently include a Scottish contractor, so projects under £12m in Scotland need a different approach. Our PfH Scotland team can advise on the best route.

Yes, and it’s usually the safer option. Relying on urgency grounds to award a contract without competition sets a high bar and leaves you having to justify the decision afterwards. Direct award through this framework gets you a contractor in 10 to 15 working days, through a route that was already competitively tendered, so speed doesn’t come at the expense of compliance.

The framework has a fixed supply chain of nine suppliers and allows direct award. The DPS remains open to new suppliers, and every award goes through a further competition. That makes the framework faster for non-residential projects where you’re happy with the appointed supplier. The DPS gives you a wider market and covers residential works too.

ESG and sustainability were part of the quality criteria when suppliers were evaluated, which made up 70% of the overall score. At call-off, you can set project-specific requirements on embodied carbon, waste, BREEAM or other targets, and social value commitments such as apprenticeships and local employment. The consultancy lot also includes sustainability, decarbonisation and retrofit specialists if you need help setting those targets.