The JCT Intermediate Building Contract with Contractor’s Design (ICD 2024) is a mid-level construction contract ideal for projects that are too complex for Minor Works but don’t justify the full administrative demands of the JCT Standard Building Contract. It bridges the gap, offering enough structure for proper cost control while supporting limited contractor design responsibility, something Quantity Surveyors encounter often in practice.
When is ICD 2024 Used?
The ICD is designed for medium-sized projects requiring the usual range of building trades but not involving highly complex building services or specialist systems. Typical examples include school extensions, small commercial buildings, warehouses, community facilities, residential blocks, and refurbishments to existing buildings.
The employer provides most of the design through drawings, specifications, and bills of quantities or work schedules. However, the contract also allows for a Contractor’s Designed Portion (CDP) — specific elements the contractor must design, such as steelwork connections, cladding systems, roof structures, temporary works, or specialist detailing that sits outside the employer’s design scope.
Importantly, the ICD is not a full design and build contract. The employer retains responsibility for the primary design, while the contractor is accountable only for the clearly defined CDP. This makes the ICD ideal when limited specialist design inputs are required but full D&B procurement would be excessive.
Key Features of the ICD
1. Clear Definition of the Contractor’s Design Portion
The 2024 edition strengthens how the CDP is defined and managed. The contractor must submit design documents in accordance with a structured Design Submission Procedure. The employer then reviews them against their Employer’s Requirements. This clarity helps avoid disputes around approval delays, design compliance, and responsibility.
2. Balanced Administrative Procedures
The ICD offers more detailed control mechanisms than the Minor Works Contract, including full variation processes and loss and expense procedures — while remaining lighter and more manageable than the Standard Building Contract. This makes it particularly attractive for QSs seeking clarity without unnecessary administrative weight.
3. Payment and Valuation
Payments follow standard JCT processes: interim valuations, Architect/Contract Administrator certification, and the use of payment notices and pay-less notices. Retention typically sits at 5% pre-practical completion and 2.5% after. Variations are valued according to the contract’s valuation rules, meaning accurate measurement and record-keeping remain essential.
4. Extensions of Time and Loss & Expense
A defined list of Relevant Events allows the contractor to apply for extensions of time, while certain Relevant Matters may also justify loss and expense. Strict notice procedures apply, placing emphasis on proactive communication and good project records — areas where the QS plays a crucial role.
5. PI Insurance for CDP
Where contractor design is involved, the ICD requires suitable professional indemnity insurance for 6 or 12 years depending on how the contract is executed. This protects the employer from long-term design-related risks.
Need Expert Support? | Metroun Consultants Can Help
If you’re working with ICD 2024, preparing tender documents, reviewing Employer’s Requirements, or managing CDP risks, Metroun Consultants offers specialist QS and contract advisory support.
We help clients and contractors interpret JCT contracts, manage valuations, handle variations correctly, and avoid costly disputes.
Conclusion
The ICD 2024 provides a balanced and accessible framework for projects of moderate complexity where the employer retains primary design responsibility but requires contractor input on specific elements. For Quantity Surveyors, understanding how the ICD manages design responsibilities, valuation, extensions of time, and loss and expense is essential.
