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If you work with subcontracts in the UK, you have probably handled a JCT form more times than you would like to admit. Pricing jobs, finalising scopes, and chasing signatures often feel like you are aiming at a moving target.
With JCT 2024, that target has shifted. It is not a total rewrite, but enough has changed to undermine anyone relying on muscle memory from the 2016 edition.
This guide tackles the top questions quantity surveyors ask — from design risk to payment notices — in a candid, legal-free style. If you are letting packages, managing disputes, or trying to keep the paperwork watertight, this is for you.
JCT contracts are standard across the UK construction industry. They also appear in Ireland, and they are recognised in Australia and New Zealand when working under English law.
The 2024 update affects how you manage payment terms, resolve disputes, and handle delays. Rules around payment notices now have clearer timelines, which matters if your subcontractor is threatening to walk over late payment.
Environmental clauses are also more prominent. Public sector projects will want you to show evidence of sustainable procurement, not just talk about it in the spec.
Collateral warranties get attention, too. If you have struggled to secure them after award, check what has changed.
JCT 2024 is not just for the legal team. Quantity surveyors and contract administrators issue notices, track dates, and enforce terms. This guide will help you stay ahead — before it costs you.
JCT 2024 is the latest update of the standard contract forms published by the Joint Contracts Tribunal. It sets out who does what, when, and on what terms for UK construction projects.
It is not one contract but a suite of forms tailored to different procurement routes. If you are running a design and build job, there is a form for that. If you are managing trades under a construction management model, there is a form for that, too.
You usually see JCT in England, Wales, and Northern Ireland. It appears in Australia, New Zealand, and Ireland when clients or funders insist on English law.
Each form pins down who is responsible for design, payment, variations, and termination. The most common forms you will encounter as a QS include:
If you are a QS or contract administrator, the JCT form is your daily rulebook.
JCT 2024 is not a total overhaul. Yet it introduces adjustments that catch out anyone running on autopilot. Payment, termination, design liability — they are all sharper than before.
The contract now spells out exactly when notices must be issued and what they must contain. Late or missing notices can still spark pay less disputes, but the tighter wording cuts down on loopholes.
Clause 8 now lists the rights of employers and contractors separately. It is easier to see who can terminate and why.
LDs no longer keep running after termination. Once the contract ends, so does the LD clock. That changes the maths on delay risk.
New references to co-operation and early warning have been added. There is no enforcement, but the tone suggests both parties should try harder to collaborate.
JCT 2024 leans towards ‘reasonable skill and care,’ especially under design and build. This update reduces the risk of implied fitness for purpose clauses creeping in by default.
They are optional, but expect them in public sector jobs and environment-focused frameworks. You must show how procurement decisions support sustainability.
‘He’ and ‘his’ made way for ‘they’ and ‘their.’ It is a tone shift, not a legal change.
Emails and electronic delivery are officially recognised. If you use eSignatures or online platforms, the contract accepts them.
Minor changes clarify who is responsible for what under Option C. Defect rectification and joint names are also clearer.
The Building Safety Act 2022 and updates to the Defective Premises Act 1972 make an appearance. You will see them if you work on residential projects.
Clause numbering is more consistent. Guidance notes have improved. Small changes, but helpful when you are in a meeting flicking through the contract.
These are not cosmetic tweaks. They affect risk allocation, payment management, and how teams interact. If you are still quoting from a pre-2024 template, it is time to update.
Yes. JCT 2024 includes forms tailored for smaller jobs with simpler scopes. Not every project needs the full design and build or standard building contract. A modest office fit-out in Liverpool or a single-trade refurb in Brighton can use a lighter version.
These forms still cover payment, variations, and completion. They just strip away the bloat that slows smaller jobs down. If you juggle both large and small projects, knowing when to scale down saves admin and confusion.
Payment under JCT 2024 follows a staged process with tighter language and clear expectations. If you manage monthly valuations, you must issue key notices on time or risk paying the full amount claimed.
JCT 2024 demands more detail in payment and pay less notices. A lump sum with no breakdown will not hold up. If you manage multiple packages and miss just one notice, you could face expensive claims.
Yes. The employer can apply LDs if the contractor misses the completion date. However, under JCT 2024, LDs stop at termination. Previously, you needed a cap or a tweaked clause to limit them. Now, as soon as the contract ends, LDs end, too.
That aligns with the Supreme Court’s view in Triple Point Technology Inc v PTT Public Company Ltd [2021] UKSC 29. If you are pricing delay risk or drafting amendments, factor this in. You will need to set out what happens post-termination to recover further losses.
It remains a strong lever for dealing with contractor delays. However, termination now truncates LD accrual.
Yes. While JCT still does not force the contractor to submit a programme with the tender, the contract administrator can now request a programme at any time. There is no wiggle room. The 2024 edition is clearer on how progress and delays must be tracked.
If you are logging key dates in a spreadsheet or running progress from memory, it is worth upgrading your approach. JCT 2024 expects realistic, up-to-date programmes.
JCT 2024 clarifies design responsibility so you do not stumble into a claim over vague lines between employer and contractor. If the contractor handles design, they carry that risk.
Design obligations often get overlooked if everything seems straightforward. JCT 2024 tries to prevent scope creep and sets out a safer baseline.
Yes. Most JCT contracts get amended, sometimes heavily. The risk is that you do not notice a small clause that moves significant risk onto you. A separate schedule of amendments often sneaks in conditions few people read closely.
If you ignore amendments, you could be responsible for extra liabilities, longer payment cycles, or indefinite design obligations. Check the schedule carefully before signing.
Scope gaps usually pop up mid-project, causing arguments and sapping margin. One manager recalled losing two weeks arguing over who would insulate around ductwork. The spec missed it, and everyone assumed someone else would do it.
Maintain a scope library that evolves. Do not recycle ghosted documents from old jobs. Ensure your final scope goes into the signed contract, not an outdated email thread.
It depends on the main contract. A design and build main contract calls for the Design and Build Sub-Contract (DBSub 2024). Traditional main contracts typically align with the Standard Building Sub-Contract (SBCSub 2024).
Align upstream and downstream. If your head contract pushes design risk onto you, your subcontracts must match. Watch for mismatches in payment cycles, extension-of-time events, and design obligations.
Not explicitly, but it nudges collaboration and early warnings so that problems in the supply chain do not catch everyone off guard. If you juggle materials from different suppliers across two or three countries, clauses on co-ordination and sharing information can make a difference.
You still carry the chain’s risk, but these clauses give you structure to manage it. Set up processes early. JCT 2024 will not fix your supply chain admin by itself.
Yes. JCT 2024 offers either warranties or third-party rights. Most funders, tenants, or purchasers still insist on warranties so they can pursue the contractor or consultant directly if needed.
You will often see a checkbox in the contract particulars for collateral warranties or third-party rights. If it is left blank, there are no rights by default, which can catch people out. Funders typically require executed warranties before releasing payments.
Under JCT 2024, responsibilities split clearly. The employer and contractor do not share tasks. If you manage contracts and claims, you must know which side owns what. Otherwise, you end up defending notices you have no standing to issue.
If the contractor is delayed by missing drawings, they can seek an extension. If a subcontractor fails, that is on the contractor. JCT 2024 keeps you from mixing these responsibilities.
JCT 2024 keeps three paths open: adjudication, arbitration, or litigation. It depends on what you ticked in the contract particulars. Most disputes start with adjudication — it is quick and binding unless challenged.
You must serve a notice of adjudication, then back it up with a referral and evidence. If the wording or timing is off, you could lose by default. Mediation or conciliation is a possibility if both sides agree, but it does not stop the adjudication clock.
The contract does not fix sloppy record-keeping. If you miss notice deadlines, your case will struggle.
JCT 2024 splits Clause 8 so it is easier to see the rights for each party. The triggers are familiar, but the layout is cleaner. If you do not follow the correct procedure, your termination might be void.
Once terminated, the employer can bring in others to finish the job. If that costs more, the difference can be reclaimed — if the process is followed properly.
After termination, the contractor usually claims for work done, materials on site, and lost profit on uncompleted works. Again, correct notices are essential.
LDs stop when the contract terminates, so the employer must prove actual damages if they want more. Termination is about process, not just who is right.
Yes, JCT 2024 has optional environmental clauses. They do not apply automatically — the employer must tick them in the contract particulars. They allow employers to push sustainability requirements downstream without rewriting the whole form.
If the clause is active and the spec includes low-carbon materials, you must comply. Public sector and ESG-driven clients are keen to include these clauses.
Almost certainly. If you do not see a schedule of amendments, be suspicious. Most clients or funders add changes — some are harmless, others shift risk significantly.
Read every line. Then ensure your subcontracts match any changes. We have seen contractors accidentally agree to no extension of time for employer delays because they missed a one-line amendment.
You must notify the contract administrator in writing as soon as it seems likely a delay will affect completion. Late or missing notices can invalidate your claim. The notice must include the cause, its effect on the Completion Date, and what is being done to mitigate the delay.
If the employer also caused delay at the same time as you did, concurrency removes your right to an extension. Once granted, the contract administrator issues a new Completion Date for liquidated damages. Additional cost is a separate claim under clause 4.20.
It depends on how complex your contract is. If you use a clean, unamended JCT 2024 you have seen before, you might be fine. As soon as a schedule of amendments appears, have your solicitor review it. One swapped word can shift big liabilities.
Ask your solicitor to check if risk has moved from your comfort zone. They can spot issues hidden in the amendments that you might skim.
Yes. JCT 2024 sets stricter demands on timing, structure, and detail. You cannot guess or fudge a notice. If you are late or too vague, the contractor’s application stands.
If you run multiple trades, you need a robust system. Relying on spreadsheets and memory is risky. A missed notice wave could cost you thousands.
If the contractor designs and constructs, it is the JCT Design and Build Contract 2024. If the employer retains design, it is the Standard Building Contract 2024. The choice hinges on who carries design risk.
Some teams pick by habit, not structure, leading to confusion over who is liable for design. That confusion sinks profits. Align the form to the actual procurement route.
Do not mix them up. If the head contract is DB 2024, do not push an SBCSub downstream. The pieces must align.
They keep the contract moving. The contract administrator enforces the terms, issues instructions, and certifies progress. The quantity surveyor tackles valuations, variations, and costs.
Both roles protect the project from chaos. If the CA forgets to instruct a variation or the QS clears unapproved costs, trouble follows. JCT 2024 gives them a framework, but they must use it.
You can, but it is risky. JCT 2024 expects tight co-ordination, traceability, and timely notices. Spreadsheets and untracked emails often lead to missed milestones, missing data, or lost approvals.
If a payment notice is late due to a manual spreadsheet slip, you pay the price. If you cannot confirm who received what and when, you lose the argument. The old way does not guarantee the transparency JCT 2024 demands.
JCT 2024 sets higher standards for consistency. Do not rely on memory to survive an adjudication.
JCT means the Joint Contracts Tribunal. It is not a government agency. It is an organisation formed in 1931, backed by major industry bodies like the Royal Institute of British Architects and the Royal Institution of Chartered Surveyors.
Their contracts govern a huge chunk of UK construction, from minor refurbs to mega-projects. Each contract form allocates risk, sets payment rules, and outlines dispute processes. JCT also appears in Ireland, Australia, and New Zealand when the client insists on English law.
They are standard, not always simple. They can be tough to read, and people often misinterpret clauses like 2.28 on extensions of time. They assume risk is cleanly split, but real jobs have scope overlaps and messy design transitions that JCT cannot fully address.
Most forms get amended, sometimes so heavily they are unrecognisable. If you miss a single line in the schedule of amendments, you can swallow more risk than you priced.
JCT is also slow to reflect modern working. It recognises digital comms but does not quite adapt to collaborative software or real-time tracking. Dispute processes remain inflexible. Adjudication has a tight 28-day window, often requiring more evidence than you can gather if record-keeping is lax.
Subcontract alignment is another sticking point. If you do not mirror the head contract, you could end up responsible for a subcontractor’s design or a missed notice. Finally, plenty of projects need more flexible risk-sharing or open-book approaches, forcing major rewrites of JCT anyway.
Still, JCT is the UK’s go-to. Just be aware of its pitfalls and adapt your processes.
Yes. Many ongoing projects still use JCT 2016, and it remains legally valid. However, new tenders often adopt JCT 2024. If your project uses 2016, keep going with it. If you are tendering from scratch, expect the 2024 suite.
The employer can take partial possession of finished sections before full completion. The contract administrator must certify it. Once certified, defects for that section begin, and LDs adjust. The contractor can claim sectional completion accordingly.
No. There is no set cut-off from JCT. You will see more public sector projects adopt JCT 2024 starting from the 1st of Sep, 2024. Beyond that, more tenders will likely specify the new forms.
JCT 2024 raises the bar on payment notices, programmes, design obligations, and termination rights. If your process still relies on memory and scattered files, you will not meet the contract’s new clarity requirements.
Lock your scopes early, track everything in one place, and match your subcontracts to the head terms. Watch for amendments that shift your risk. Build a real-time programme that proves or defends delay. Check environmental clauses and ensure collateral warranties are nailed down early.
JCT 2024 will not wait for you to catch up. It is time to move beyond the old way of emailing, spreadsheets, and phone calls. Embrace the new way, and you will handle these terms with confidence.
James Metcalfe
