Process & Safeguards
How projects are run, and how their risks are controlled.
Every project moves through four phases with clear approval points. Throughout, cost, changes, progress and quality are controlled through the same documents and procedures.
Four phases
From brief to handover.
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01
Project Discovery
Project discovery
Brief, site, requirements, lifestyle or operations, budget, time targets and early risk identification.
Phase outputWritten brief and next-stage scope
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02
Design & Cost Alignment
Design and cost alignment
Concept, layout, visuals, key choices and an initial estimate, adjusted against the budget.
Phase outputApproved concept and initial estimate
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03
Technical Development
Technical development
Technical drawings, structure-MEP-interior coordination, specifications, bill of quantities, schedule and contract.
Phase outputDesign freeze, bill of quantities, schedule and contract
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04
Construction & Handover
Construction and handover
Construction, approvals, progress reports, quality control, punch list, handover and maintenance period.
Phase outputHandover certificate and project documents
Project controls
What is controlled, and how.
- Discovery
- Initial data, survey, brief, budget, time targets and project feasibility.
- Design approval
- Concept, development, revisions, design freeze and approval.
- Cost control
- Estimates, bill of quantities, allowances, contingency and value engineering.
- Contract
- Scope, exclusions, schedule, payments and responsibilities.
- Procurement
- Material approvals, vendors, samples, lead times and substitutions.
- Change control
- Variation orders and approval of cost and time impacts.
- Progress control
- Baseline, reports, issue log and coordination meetings.
- Quality control
- Checklists, testing, inspections, mock-ups and punch list.
- Handover
- Handover certificate, documents, manuals, as-built drawings where included, and maintenance period.
Safeguards
Documents you receive and approve.
Confidence in a project does not come from promises. It comes from clear documents and procedures that are actually followed.
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01
Written contract and scope of work
Scope, exclusions, schedule and payment terms are clear from the start.
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02
Design brief and approval milestones
Each design stage ends with an approval before moving on.
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03
Drawings, specifications and bill of quantities
Prepared within scope as the basis for construction and cost.
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04
Schedule and progress baseline
The reference for measuring progress and delays.
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05
Material approvals and shop drawings
Samples and production details are approved where relevant.
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06
Variation procedure
Cost and time impacts are approved before work proceeds.
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07
Progress reports and issue log
Status, issues and decisions are recorded regularly.
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08
Quality checklist and punch list
Quality checks at each stage through to final fixes.
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09
Handover and maintenance period
Handover certificate and maintenance period as per contract.
Risks we control
Client concerns, and the mechanisms that control them.
Design and estimate develop together
Estimates and specification decisions are discussed from the design stage, so the concept never grows without a realistic cost boundary.
Design developed until it can be built
The concept is developed into technical documents and coordinated with structure, MEP, interiors and construction.
Changes must be approved
Every change to scope, cost and time is recorded and discussed before it is carried out.
Progress you can follow
You receive regular documentation of progress, issues, decisions and next steps.
Handover by inspection
Work is inspected, the punch list is completed and handover documents are prepared within scope.
Terms
Terms you will come across.
You do not need to understand every technical drawing. We explain the key decisions, and these terms help you follow each stage.
- RAB
- Rencana Anggaran Biaya: a cost breakdown based on quantities and unit rates.
- BOQ
- Bill of Quantities: the list of work quantities used for pricing.
- Contingency
- A reserve for risks not yet visible, shown openly in the budget.
- Design freeze
- The point at which the design is agreed as final for pricing and construction.
- Variation order
- A change to the work with its cost and time impact, approved before it is carried out.
- Shop drawing
- Production drawings from the builder or supplier, approved before fabrication.
- Punch list
- The list of defects from the final inspection, completed before handover.
- BAST
- Berita Acara Serah Terima: the formal handover certificate.
- PBG
- Persetujuan Bangunan Gedung, the building approval that replaced the IMB under Government Regulation No. 16 of 2021.