Do I Really Need a JCT Contract for My Building Project?
Starting a project without a contract? Think twice.
If you’re about to start a home extension, new build or development, you’ve probably been told to “get a JCT contract in place.”
👉 The short answer: absolutely.
A well-drafted JCT building contract protects your budget, timescale and legal position. It ensures both client and contractor understand exactly what’s being delivered and how payments, variations and risks are managed.
At Onform, we prepare JCT contracts for homeowners, developers and contractors - ensuring every clause, schedule and appendix reflects what’s actually been agreed.
Contact us if you’d like us to prepare your JCT contract before works start.
What is a JCT building contract?
The Joint Contracts Tribunal (JCT) publishes the UK’s most widely used suite of building contracts. Each form is tailored to a specific project size, complexity and procurement route.
Common forms include:
JCT Home Owner Contract - for smaller domestic projects without a professional team.
JCT Minor Works 2024 - for straightforward projects with limited design input.
JCT Minor Works with Contractor’s Design 2024 - when the contractor is responsible for part of the design (e.g. M&E or waterproofing).
JCT Intermediate 2024 - for mid-sized projects with multiple trades.
JCT Intermediate with Contractor’s Design 2024 - where design responsibility is shared.
JCT Design & Build 2024 - when the contractor takes on full design responsibility.
JCT Prime Cost 2024 - for cost-plus projects, where the contractor is reimbursed for actual costs plus a management fee.
👉 Unsure which applies to your project?
Onform can advise you on the right JCT form and prepare a complete, tailored contract pack.
The Employer’s Requirements and Project Brief - your project’s foundation
Every JCT contract should be built around a clear Employer’s Requirements (ERs) document or Project Brief.
These documents define the scope, quality standards and key deliverables - essentially what the Employer expects the Contractor to provide and who is responsible for certain elements.
They sit alongside the contract and form part of the legally binding agreement.
Your Employer’s Requirements (or brief) will typically include:
Employer & Contractor responsibilities
Drawings and specifications
Materials and workmanship standards
Design responsibilities
Site and access information
Programme requirements
Quality benchmarks and compliance obligations
👉 Without a clear set of ERs, even the best JCT contract can lead to disagreement - because the actual project scope isn’t defined.
At Onform, we specialise in drafting Employer’s Requirements that align perfectly with the JCT form, whether you’re using Minor Works, Design & Build, or Prime Cost.
Ask us to prepare your ERs or Project Brief so your contract properly reflects your design intent.
For further information, visit our blog on: The Importance of a Clear Employer’s Requirements Document in JCT Contracts
Why every project should have a JCT contract
Even small projects can unravel without a clear written agreement.
A JCT contract ensures fairness, transparency, and accountability - setting out:
Scope and design responsibility
Defines who’s responsible for design. For example, in a Minor Works with Contractor’s Design form, Onform ensures partial design elements (like M&E or waterproofing) are clearly allocated.👉 We’ll make sure your contract and ERs match the actual design scope.
Payment and valuation control
The JCT sets a fair payment mechanism so you only pay for verified progress. This gives clients and lenders confidence.Programme and extensions of time
Establishes start/completion dates and how delays are managed - protecting both parties.Variation control
Provides a clear process for pricing and agreeing changes, avoiding disputes later.Prime Cost flexibility
On Prime Cost projects, we ensure cost reporting and transparency are clearly defined - giving you full visibility of spend.👉 Considering a Prime Cost route? Onform can prepare the structure and reporting templates.
Defects and retention clarity
Defines the rectification period, retention releases and completion procedures.
What happens if you don’t have one
Without a formal contract:
There’s no clarity on design or responsibility
Quotes often leave out key items or assumptions
Payment disputes arise easily
Defects and delays become hard to resolve
👉 Avoid the risk.
Let Onform prepare your JCT contract, including the Employer’s Requirements, appendices and schedules - so the project runs smoothly from day one.
How Onform helps
At Onform, we manage the complete process of preparing and issuing your JCT contract pack.
Our service includes:
Reviewing drawings, specifications and tender returns
Advising on the correct JCT form (with or without Contractor’s Design, or Prime Cost)
Drafting or refining the Employer’s Requirements and Project Brief
Completing all contract particulars, appendices and schedules
Drafting bespoke clauses (lender, warranty or design-related)
Coordinating signatures and issuing the final contract pack
👉 We can also act as Employer’s Agent or Contract Administrator, ensuring the JCT contract is properly administered after signing — from valuations to completion.
Why choose Onform
Chartered, RICS-regulated consultancy
Over 18 years’ experience from site carpentry to project delivery
Deep knowledge of JCT 2024 contracts
Fixed-fee drafting with clear deliverables
Expertise in Employer’s Requirements, appendices and Prime Cost structures
👉 Ready to formalise your project?
Get in touch with Onform to have your JCT contract and Employer’s Requirements drafted — clearly, quickly and professionally.
In summary
A JCT contract isn’t red tape - it’s the framework that keeps your project controlled and fair.
The Employer’s Requirements define what’s being built; the JCT contract defines how it’s managed and paid for. Together, they protect both parties and prevent disputes.
If you’re unsure where to start, Onform can prepare both the ERs and JCT contract for you - giving you complete confidence before work begins.
Get in touch today
Need a JCT contract and Employer’s Requirements prepared?
Onform can draft, review and issue your complete JCT contract pack - whether it’s Minor Works, Intermediate, Design & Build or Prime Cost.📞 Contact Onform today for a fixed-fee proposal and start your project on the right footing.