Uluhlu Lokunikezela ngeProjekthi yoLwakhiwo e-SA

Ukunikezela okungalunganga kukubiza kabini: kanye kwiingxabano nomthengi, kwakhona kwi-retention ehlala ingahlawulwanga iinyanga.

Esi sikhokelo sinika abakhi baseMzantsi Afrika uluhlu lokuhlola olusebenzayo lokunikezela. Sigubungela ukugqitywa okusebenzayo, amaxwebhu nezatifikethi omele uzinikezele, ulawulo lwe-snag list, ukukhululwa kwe-retention nokusonjululwa kwe-final account phantsi kweekhontrakthi ze-JBCC, NEC ne-GCC.

Yintoni ukugqitywa okusebenzayo (practical completion)?

Ukugqitywa okusebenzayo linqanaba apho imisebenzi iphantse yagqitywa kwaye ingasetyenziselwa injongo yayo, nokuba kusekho iziphene ezincinci. Phantsi kwe-JBCC Principal Building Agreement, i-principal agent iyakuqinisekisa. Ngokuqhelekileyo kuqalisa i-defects liability period, kumise izohlwayo zokulibaziseka kwaye kudlulisele umngcipheko wemisebenzi kumqeshi.

Ukugqitywa okusebenzayo akuthethi ukuba imisebenzi igqibelele. Iziphene ezincinci ezingamthinteli umthengi ukuba asebenzise isakhiwo ziqhelekile. Zifakwa kwi-snag list kwaye zilungiswe ngexesha le-defects liability period.

Imisebenzi kufuneka isakhuseleke. Iinkonzo kufuneka zidityaniswe, ukungena kufuneka kukhuseleke, kwaye izatifikethi ezisemthethweni ezifunekayo zokuhlala kufuneka zilunge.

Into eqaliswa kukugqitywa okusebenzayo ixhomekeke kwi-contract data yakho. Kwiikhontrakthi ezininzi zokwakha:

iqalisa i-defects liability period
iphelisa uxanduva lwezohlwayo zokulibaziseka
idlulisela ubunini nomngcipheko wemisebenzi kumqeshi
ikhulula inxalenye ye-retention, ukuba ikhontrakthi iyatsho

I-NEC4 isebenzisa igama elithi “Completion” kwaye i-GCC 2015 isebenzisa i-Certificate of Completion. Ingcamango iyafana, kodwa imiqathango iyahluka. Bona iintlobo zeekhontrakthi zolwakhiwo eMzantsi Afrika ngeenkcukacha.

Yintoni umahluko phakathi kokugqitywa okusebenzayo nokugqitywa kokugqibela?

Ukugqitywa okusebenzayo kuxa isakhiwo sinokusetyenziswa; ukugqitywa kokugqibela (final completion) kuxa sonke isiphene esidwelisiweyo silungisiwe ekupheleni kwe-defects liability period. Ukugqitywa kokugqibela ngokuqhelekileyo kukhulula intsalela ye-retention kwaye kuvula indlela eya kwi-final account nentlawulo yokugqibela. Phantsi kwe-JBCC, i-principal agent iqinisekisa omabini la manqanaba.

	Ukugqitywa okusebenzayo	Ukugqitywa kokugqibela
Nini	Imisebenzi iphantse yagqitywa kwaye iyasebenziseka.	I-defects liability period iphelile kwaye zonke iziphene ezidwelisiweyo zilungisiwe.
Ngubani oqinisekisayo (JBCC)	Principal agent	Principal agent
Iziphene	Iziphene ezincinci zinokuhlala kwi-snag list.	Zonke iziphene ezidwelisiweyo kufuneka zilungiswe.
I-retention	Inxalenye inokukhululwa, ngokwe-contract data.	Intsalela ngokuqhelekileyo iyakhululwa.
Imali	Izohlwayo zokulibaziseka ziyayeka.	I-final account nentlawulo yokugqibela ziyalandela.

Uxanduva lwakho alusoloko luphela ekugqityweni kokugqibela. Iziphene ezifihlakeleyo (latent) newaranti ye-NHBRC kumakhaya amatsha zinokuqhuba ixesha elide. Bona i-construction defects liability period eMzantsi Afrika.

Inkqubo yokunikezela ngolwakhiwo inyathelo ngenyathelo

Ukunikezela eMzantsi Afrika kulandela amanyathelo alishumi, ukusuka ekuhlolweni kokugqitywa okusebenzayo ukuya kwisatifikethi sentlawulo yokugqibela, kwaye kuhlala kuthatha iinyanga ezintathu ukuya kwezintandathu kwiiprojekthi zokwakha. Inkqubo echanekileyo namaxesha ezaziso avela kwikhontrakthi yakho ye-JBCC, NEC okanye GCC. Olu landelelwano lungezantsi lupateni eqhelekileyo kumsebenzi wokwakha.

Ukuzihlola (self-snag). Unokontraka uhlola umsebenzi wakhe kwaye alungise izinto ezicacileyo.
Ukuhlolwa kokugqitywa okusebenzayo. Unokontraka, umthengi ne-principal agent bahamba kwimisebenzi.
I-snag list. I-principal agent ikhupha uluhlu lweziphene nezinto ezingagqitywanga.
Isatifikethi sokugqitywa okusebenzayo. Sikhutshwa xa imisebenzi iphantse yagqitywa.
Ukunikezela. Izitshixo, amakhadi okungena, amaxwebhu noqeqesho kuya kumthengi.
I-defects liability period. Unokontraka ulungisa iziphene ezidwelisiweyo nezisandul’ ukuxelwa.
Ukuhlolwa kokugqibela. Kwenziwa kufutshane nokuphela kwe-defects liability period.
Isatifikethi sokugqitywa kokugqibela. Sikhutshwa xa zonke iziphene ezidwelisiweyo zilungisiwe.
I-final account. Utshintsho, amabango nohlengahlengiso kuvunyelwana ngako.
Isatifikethi sentlawulo yokugqibela. Intsalela yemali ne-retention iyahlawulwa.

Ixesha ukusuka ekugqityweni okusebenzayo ukuya ekugqityweni kokugqibela lixhomekeke kwixesha lekhontrakthi nendlela iziphene ezivalwa ngokukhawuleza ngayo. Ngamanyathelo angaphambi kokuqala kolwakhiwo, bona uluhlu lokunikezela ngesiza kunokontraka.

Uluhlu lokunikezela: amaxwebhu nezatifikethi

Amaxwebhu okunikezela awela kumaqela amahlanu: iirekhodi zekhontrakthi, izatifikethi zokuthobela, imizobo ye-as-built, iincwadi zokusebenza nogcino (O&M), neerekhodi zezemali. Ukungabikho kwesatifikethi sokuthobela esinye kunokulibazisa ukuhlala. Yakha ipakethi ngexesha lolwakhiwo, hayi kwiveki yokugqibela. Lungelelanisa olu luhlu lungezantsi nekhontrakthi neprojekthi yakho.

Iqela	Into omele uyiquke	Amanqaku
Iirekhodi zekhontrakthi	Ikhontrakthi esayiniweyo nezilungiso, iiplani ezivunyiweyo nohlaziyo, iinkcazo, ii-variation order, imiyalelo yesiza, imizuzu yeentlanganiso.	Gcina utshintsho lusayiniwe kwaye luxatyisiwe.
Izatifikethi zokuthobela	Isatifikethi sokuhlala sikamasipala, i-electrical certificate of compliance (CoC), isatifikethi semibhobho apho umasipala esifuna, i-gas CoC apho igesi ifakiweyo, isatifikethi sothango lombane apho lufakiweyo, izatifikethi zokugqitywa zenjineli.	Isatifikethi sokuhlala sikhutshwa ngumasipala phantsi kwe-National Building Regulations and Building Standards Act 103 of 1977.
NHBRC (amakhaya amatsha)	Isatifikethi sokubhaliswa neerekhodi zokuhlolwa.	Bona amanqanaba okuhlolwa e-NHBRC.
Imizobo ye-as-built	Ii-as-built zoyilo lwezakhiwo, zesakhiwo, zeenkonzo nezophando-mhlaba.	Zibonisa oko kwakhiwe ngokwenene.
Iincwadi ze-O&M neewaranti	Iincwadi zezixhobo, iishedyuli zogcino, iiwaranti zeemveliso (uphahla, ukuthintela amanzi, iifestile, izixhobo), iindawo ezisecaleni noqhagamshelwano lwababoneleli.	Nikezela ngohlobo oluprintiweyo nolwedijithali.
Iirekhodi zezemali	Izatifikethi zentlawulo, ingxelo ye-retention, isishwankathelo sotshintsho, iirekhodi zamabango, idrafti ye-final account.	Ixhasa i-final account ekhawulezayo.

Cela umthengi ukuba asayine irejista yamaxwebhu edwelisa yonke into enikezelweyo. Bubungqina bakho ukuba kamva kuthiwa uxwebhu alukho.

Uluhlu lokunikezela: imisebenzi yesiza ngomhla

Ngomhla wokunikezela, unokontraka uhamba esizeni nomthengi, anikezele ngezitshixo neekhowudi, abonise indlela izixhobo ezisebenza ngayo aze afumane ukwamkelwa okusayiniweyo. Le misebenzi ilula, kodwa ukuyitsiba kubangela uninzi lweengxabano ezithi “asizange siyifumane” kamva. Sebenzisa le tafile ingezantsi njengoluhlu lwakho lomhla.

Umsebenzi	Wenziwe xa
Ukuhamba kokugqibela	Umthengi ne-principal agent bahambe nawe kuyo yonke indawo.
Izitshixo, amakhadi okungena, iikhowudi ze-alamu nesango	Zidweliswe kwirejista yezitshixo kwaye zisayinelwe.
Umboniso wezixhobo	Iigiza, iimpompo, amasango, ii-alamu, umbane wogcino neelifti kubonisiwe kusebenza.
Iinkonzo	Iimitha zamanzi nombane zifundiwe, ii-akhawunti zidluliselwe apho kuvunyelwene khona.
Uqeqesho	Abasebenzi bomthengi baqeqeshwe kwiinkqubo ezilufunayo.
Ipakethi yamaxwebhu	Inikezelwe nerejista yamaxwebhu esayiniweyo.
I-snag list	Uluhlu oluvunyelwene ngalo lukhutshiwe, lunamanani ezinto nemihla ekujoliswe kuyo.

Ulawulo lwe-snag list ekunikezeleni

I-snag list iyasebenza xa into nganye ine-ID enye, indawo enye, urhwebo olunye olunoxanduva, umhla ekujoliswe kuwo nobungqina befoto bokulungiswa. Hlela izinto njengezibalulekileyo kakhulu, ezinkulu okanye ezincinci. Izinto ezibalulekileyo kakhulu ezenza isakhiwo singakhuseleki okanye singasebenziseki kufuneka zilungiswe phambi kokugqitywa okusebenzayo. Izinto ezincinci ziya kwi-defects liability period.

Isenzo esihle:

Hlola yonke indawo kwaye ungakhawulezisi ukuhamba.
Chaza i-snag nganye ngokucacileyo, nendawo yayo.
Thatha ifoto ye-snag nganye phambi nasemva kokulungiswa.
Vumelana ngoluhlu nomthengi ne-principal agent.
Yahlula “ilungele ukuhlolwa” kwi-”ivaliwe”, ukuze ukuvalwa kusoloko kuhlolwa.

Idayari yesiza kulapho ubuninzi baba bungqina buhlala khona. Kwi-Wakha, idayari yesiza irekhoda iifoto ezinemihla, imozulu nabasebenzi kwiselfowuni, kwaye amaxwebhu nemizobo zikwiprojekthi enye, ngoko ipakethi yokunikezela iyakheka njengoko umsebenzi uqhubeka.

Ngefomathi esele ilungile, sebenzisa itemplate ye-snag list yolwakhiwo.

Ikhululwa nini i-retention emva kokunikezela?

I-retention ngokuqhelekileyo ikhululwa ngeenxalenye ezimbini: inxalenye ekugqityweni okusebenzayo nentsalela ekugqityweni kokugqibela, ukwahlulwa neepesenti zibekwe kwi-contract data. Iikhontrakthi ezininzi zokwakha ze-JBCC zikhulula isiqingatha ekugqityweni okusebenzayo. Soloko ujonga ikhontrakthi yakho, kuba amaxabiso nezinto eziqalisayo ziyahluka phakathi kweefom neeprojekthi.

Inqanaba	Into eqhelekileyo eyenzekayo	Into oyifunayo
Ukugqitywa okusebenzayo	Inxalenye ye-retention iyakhululwa, ukuba ikhontrakthi iyavumela.	Isatifikethi sokugqitywa okusebenzayo.
Ukugqitywa kokugqibela	Intsalela iyakhululwa.	Isatifikethi sokugqitywa kokugqibela noluhlu lweziphene oluvaliweyo.
I-final account	Isatifikethi sentlawulo yokugqibela siyakhutshwa.	Utshintsho, amabango nohlengahlengiso oluvunyelwene ngalo.

I-retention ihlala iyinzuzo kanokontraka kumsebenzi. Ukuvalwa kweziphene okucothayo kuyayilibazisa. Kwicala lentlawulo, funda isikhokelo sesatifikethi sentlawulo se-JBCC.

Usalinde i-retention iinyanga emva kokunikezela? I-Wakha idibanisa izatifikethi ze-sub-contractor ne-retention, iintlawulo zenkqubela neziko lakho lolawulo lwemali ejikelezayo kwiprojekthi nganye, kwisoftware enye eyakhelwe abakhi baseMzantsi Afrika: bona idemo yemveliso.

Iingxabano eziqhelekileyo zokunikezela nendlela yokuziphepha

Uninzi lweengxabano zokunikezela lumalunga nezinto ezine: ukuba ukugqitywa okusebenzayo kufikelelwe na, yintoni ebalwa njenge-snag, ifanele nini i-retention nokuba i-final account kufuneka ibe njani. Nganye kulula ukuyiphepha ngeerekhodi ezilungileyo kunokuyiphumelela kamva. Le tafile ingezantsi ibonisa uthintelo nenyathelo lokuqala eliqhelekileyo ukuba ingxabano iqala.

Ingxabano	Indlela yokuyithintela	Inyathelo lokuqala ukuba yenzeka
Ukugqitywa okusebenzayo kwaliwe	Lungisa izinto ezibalulekileyo kakhulu kuqala. Rekhoda ukugqitywa ngeefoto namanqaku okuhlola.	Jonga inkcazo yekhontrakthi yokugqitywa okusebenzayo kwaye ucele i-principal agent ukuba igwebe.
Yintoni ebalwa njenge-snag	Sebenzisa imigangatho engakhethi cala: iinkcazo, imizobo, i-National Building Regulations.	Bhekisa kwiinkcazo kwaye ubuze i-principal agent okanye umhloli ozimeleyo.
I-retention ibanjiwe	Vala yonke into ngobungqina phambi kokuba ucele ukukhululwa.	Thumela ubungqina kwaye ubhekise kwigatya le-retention kwikhontrakthi.
I-final account	Yenza utshintsho lusayinwe kwaye luxatyiswe njengoko uqhubeka.	Landela inkqubo yamabango yekhontrakthi, uneerekhodi ze-quantity surveyor.

Ukuba iintetho ziyasilela, landela igatya lokusonjululwa kweengxabano kwikhontrakthi yakho. Fumana icebiso lezomthetho phambi kokuba unyuse umba.

Kutheni ii-spreadsheet namaphepha esilela ekunikezeleni

Ii-spreadsheet namaphepha ziyasilela ekunikezeleni kuba i-snag list, izatifikethi neshedyuli ye-retention zikwiindawo ezahlukeneyo, ngoko akukho mntu unokungqina ukuba kunikezelwe ntoni nanini. Amaxwebhu ayalahleka, imihla yokugqibela iyatyibilika kwaye iingxabano ziyakhula. Iindleko zibonakala njengeenyanga ze-retention engahlawulwanga.

Iingxaki eziqhelekileyo:

Iinguqulelo ezininzi ze-snag list zijikeleza.
Izatifikethi zigcinwe kwii-akhawunti ze-imeyile zobuqu.
Iifoto zikwifowuni yomntu omnye.
Akukho nxulumano phakathi kweziphene ezivulekileyo neshedyuli ye-retention.

Isisombululo yirekhodi enye kwiprojekthi nganye ephethe i-snag list, amaxwebhu nemali, ehlaziywa ngamaqela esiza ne-ofisi kunye.

Isishwankathelo

Ukunikezela okucocekileyo kucwangciswa ukusuka kwiveki yokuqala yokwakha, hayi eyokugqibela. Qokelela izatifikethi njengoko urhwebo ngalunye lugqiba, gcina i-snag list enye enobungqina, yenza umthengi asayinele oko umnikezela ngako, kwaye ujonge i-contract data yakho yamaxesha e-retention neziphene. Yile ndlela ofikelela ngayo ekugqityweni kokugqibela uze uhlawulwe ngokupheleleyo.

Imibuzo Ebuzwa Rhoqo

Yintoni ukunikezela ngeprojekthi yolwakhiwo?

Kukudluliselwa ngokusesikweni kwemisebenzi egqityiweyo ukusuka kunokontraka ukuya kumthengi. Kuquka ukuhlolwa kokugqitywa okusebenzayo, i-snag list, ukunikezelwa kwezitshixo, amaxwebhu nezatifikethi, uqeqesho ngezixhobo, nokuqala kwe-defects liability period. EMzantsi Afrika, amanyathelo nezaziso zivela kwikhontrakthi ye-JBCC, NEC okanye GCC.

Lide kangakanani i-defects liability period?

Libekwe kwi-contract data. Iikhontrakthi ezininzi zokwakha ze-JBCC zisebenzisa malunga neentsuku zekhalenda ezingama-90 ukusuka ekugqityweni okusebenzayo. I-NEC isebenzisa i-defects date, kwaye iikhontrakthi zobunjineli bomphakathi ze-GCC zihlala ziqhuba iinyanga ezili-12. Kumakhaya amatsha, iwaranti ye-NHBRC yongeza iimbopheleleko ezisemthethweni ezide, ezifana neminyaka emihlanu yeziphene ezinkulu zesakhiwo.

Ngawaphi amaxwebhu afunekayo ekunikezeleni?

Amaxwebhu aqhelekileyo aquka isatifikethi sokuhlala sikamasipala, i-electrical certificate of compliance, izatifikethi zemibhobho negesi apho zifuneka khona, iirekhodi zokubhaliswa kwe-NHBRC kumakhaya amatsha, imizobo ye-as-built, iincwadi zokusebenza nogcino, iiwaranti, izatifikethi zentlawulo nengxelo ye-retention. Uluhlu oluchanekileyo luxhomekeke kwiprojekthi yakho, umasipala nekhontrakthi.

Ikhululwa nini i-retention?

Ngokuqhelekileyo ngeenxalenye ezimbini. Inxalenye ikhululwa ekugqityweni okusebenzayo nentsalela ekugqityweni kokugqibela, emva kokuba zonke iziphene ezidwelisiweyo zilungisiwe. Iikhontrakthi ezininzi ze-JBCC zikhulula isiqingatha ekugqityweni okusebenzayo. Iipesenti nezinto eziqalisayo zikwi-contract data yakho, ngoko zijonge phambi kokuba ucwangcise imali yakho ejikelezayo.

Kwenzeka ntoni ukuba kukho iingxabano ngexesha lokunikezela?

Landela igatya lokusonjululwa kweengxabano kwikhontrakthi yakho. Inyathelo lokuqala ngokuqhelekileyo kukucela i-principal agent okanye i-engineer ukuba igqibe, ubungqina bakho buncanyathiselwe. Ukuba oko kuyasilela, ikhontrakthi inokubonelela nge-adjudication, i-arbitration okanye inkundla. Gcina iirekhodi ezinemihla zako konke ukuhlolwa, isaziso nencoko ukusuka ekuqaleni.

Amanqaku anxulumeneyo: