Dr Adewale Abimbola, FHEA, GMICE.

www.edulibrary.co.uk

Aim & Objectives

• Explain the critical differences between patent and latent defects for effective remedial actions.
• Present documentation involved in quality assurance and the roles of construction stakeholders in maintaining quality on site.
• Discuss the statutory requirements when addressing defects with regard to the impact on quality and safety.

At the end of the lesson, the students should be able to:�

2

Defect Analysis

&

Quality Control

Learning Outcome and Assessment Criteria

M2 Analyse the difference between patent and latent defects and their associated implications for remedial actions

D1 Evaluate the relationship between client requirements, statutory requirements and addressing defects with regard to the impact on quality and safety.

Defect Analysis

4

Patent & Latent Defects

RECORDING DEFECTS ON CONSTRUCTION SITES

SNAGGING LISTS/DEFECT INSPECTION FORMS

• These are structured documents used during site inspections to note down any defects observed
• These can include the type, location, and details of the issue.

• Modern projects often use apps (e.g., Snagmaster, BauMaster, PlanRadar) on smartphones or tablets to record and track defects instantly.
• They can attach photos, mark specific locations, and update status in real time.

DIGITAL DEFECT MANAGEMENT SOFTWARE

6

Figure 1. Snagging list (Davide, 2022).

Figure 2. Snagmaster (Snagmaster, 2025).

RECORDING DEFECTS ON CONSTRUCTION SITES

PHOTOGRAPHIC RECORDS

• Photographic records are integrated into digital or paper-based logs to provide visual evidence, helping clarify exactly what needs rectification.

• Written reports and inspection logs document when, where, and how defects were identified, also supporting future quality assurance and claims

WRITTEN REPORTS AND LOGS

7

Figure 3. Photographic records (BibLus, 2025).

Figure 4. Building defect report (Sitemate, 2025).

Patent Defects: Implications for Remedial Actions

• For patent defects, contracts provide clear mechanisms for reporting and rectification.
• Patent defects must be rectified before practical completion is certified. If not addressed, they can delay handover, trigger financial penalties, or lead to disputes over payment.
• The contractor is typically required to fix these within a set defects liability period, and costs may be withheld until resolved.
• If the contractor fails to remedy the defect, the client can engage another party to complete the repairs and recover costs from the original contractor, often using retention money as security.

Latent Defects: Implications for Remedial Actions

• Latent defects often require extensive investigation and can be costly to remedy, as they may only emerge after the defects liability period has expired.
• Latent defects can lead to significant structural or safety issues, affect property value, and result in major remedial works and legal disputes.
• They pose greater risks for long-term building performance and occupant safety.
• Legal recourse may involve latent defects insurance or structural warranties, and proving liability can be complex, sometimes requiring expert evidence and legal proceedings.

Stakeholder Impact

• Patent defects are generally easier to resolve, but if left unaddressed, can accelerate wear and lead to further damage.
• Failure to fix these can harm the contractor’s reputation and result in financial penalties.

• Latent defects can lead to significant structural or safety issues, affect property value, and result in major remedial works and legal disputes.
• They pose greater risks for long-term building performance and occupant safety.

Group-assessment Task

Quiz: Sort the Construction Defects

For each defect below, decide whether it is a latent defect or a patent defect by placing it in the correct category. Explain briefly why.

Managing construction project

Quality Assurance and Quality Control.

12

QUALITY ASSURANCE AND QUALITY CONTROL

QUALITY ASSURANCE

• Proactive approach/quality management system to prevent defects and ensure quality
• Focuses on processes and procedures
• Aims to establish standards and methodologies
• Example: Implementing a standardised checklist for material inspections

• Reactive approach to identify and correct defects in materials or works produced
• Focuses on the finished product or ongoing work
• Involves testing, inspections, and measurements
• Example: crack inspections using crack width gauges or visual checklists when defects are reported or noticed.

QUALITY CONTROL

13

KEY QUALITY ASSURANCE PROCESSES IN CONSTRUCTION

DOCUMENT CONTROL

• Systematic management of project documentation
• Companies can use their own Quality Management Systems or ISO 9001 certification to control documentation
• Ensures all stakeholders have access to current information
• Example: Using a cloud-based system for storing and updating project documents
• Building Information Modelling (BIM) is required by the UK government for its public sector projects

• Managed by the principal contractor
• Centralised log of all project drawings
• Tracks revisions and distribution of drawings
• Example: Maintaining a spreadsheet with drawing titles, drawing numbers, revisions, and issue dates
• Building Information Modelling (BIM) reduces the chance of using outdated drawings during construction

DRAWING REGISTER

14

KEY QUALITY ASSURANCE PROCESSES IN CONSTRUCTION

SPECIFICATION USE

• Specifications provides essential information about the materials, finish and workmanship required
• Ensures adherence to project specifications
• Provides clear guidelines for materials and workmanship
• Example: Regular team briefings on specification requirements for each work package
• Building Information Modelling (BIM) provides greater control and detail when producing specifications

• The clerk of works keeps the client updated on the quality and project progress. Also, instructs onsite tests to be performed
• On-site verification of materials and workmanship
• Includes both destructive and non-destructive testing
• Example: Conducting slump tests for concrete before use or load testing for piles or crack monitoring

SITE TESTING

15

KEY QUALITY ASSURANCE PROCESSES IN CONSTRUCTION

OFF-SITE TESTING

• Laboratory testing of materials and components
• Ensures compliance with standards before delivery to site
• Example: Testing steel samples for tensile strength at a certified laboratory. Testing the compressive strength of concrete.
• Laboratory are certified by the United Kingdom Accreditation Service (UKAS)

• Ensures construction adheres to specified dimensions
• Involves regular measurements and surveys
• Example: Using laser scanning to verify as-built dimensions against design models
• Surveyors should use accurate, modern, UKAS-accredited, calibrated equipment for their survey activities. They must refer to up-to-date site plans and ascertain the coordinates on the drawings against existing bench marks.
• Control points must not be set up such that they are not disturbed during construction

DIMENSIONAL QUALITY CONTROL

16

Typical tests

• Grading of substrate/Particle size analysis
• Concrete sampling/Compressive strength test
• CBR testing
• Slump tests
• Tensile test
• Fire door safety testing
• European (CE mark)/British Standards (BSI Kitemark)
• British Board of Agrement

​

​

Self-assessment task

18

Story:

During the construction project, the (1) team implemented a systematic process to ensure that all works met the client’s expectations and legal requirements. This process focused on prevention and establishing standards before work began.

Meanwhile, the (2) team was responsible for verifying that the materials and workmanship complied with the set standards through regular inspections and tests.

Effective (3) was critical to keep track of all project documentation and ensure that the latest versions of drawings and specifications were used. The (4) helped monitor revisions and ensured that all site staff worked from current drawings.

Correct (5) of materials and procedures was essential to maintain consistency and avoid defects.

During construction, both (6) and (7) were conducted. The former involved testing materials and workmanship directly on site, while the latter involved testing samples or components at specialized off-site laboratories.

To guarantee structural fit and finish, (8) was applied to check measurements against design tolerances.

Fill-in-the-Blanks Exercise: Quality Assurance and Quality Control Story

Complete the story by filling in the blanks with the appropriate terms from the word bank.

Word Bank:

1. specification use
2. quality control
3. insitu testing
4. drawing register
5. quality assurance
6. dimensional quality control
7. document control
8. off site testing

Compliance with statutory liaison

19

COMPLIANCE WITH STATUTORY LIAISON

• Statutory liaison is the formal process of communication and interaction between construction projects and regulatory bodies.
• This is to ensure compliance with legal requirements and standards throughout the construction process.
• Key aspects: Planning permissions, building regulations, environmental considerations, and heritage protection.
• Failure to comply can result in enforcement action, fines, or project delays.
• Early engagement with statutory bodies can streamline the construction process.
• Clear documentation and record-keeping are essential for all statutory communications.�

20

COMPLIANCE WITH STATUTORY LIAISON

LOCAL PLANNING AUTHORITIES

• Statutory consultations on proposed developments
• Approval gained by Full Plans or Building Notice (More details will be gotten from Unit 8)
• Notification of planning decisions
• Enforcement of planning conditions
• Example: Consultation on a proposed housing development's impact on local infrastructure

• Enforcement of building regulations. Carried out by local authority’s Building Control Officers
• Plan checks and site inspections (e.g., foundations, drainage)
• Issuing of completion certificates
• Example: Inspection of electrical installations before walls are closed up

BUILDING CONTROL

21

COMPLIANCE WITH STATUTORY LIAISON

NATIONAL HOUSE BUILDING COUNCIL (NHBC):

• An independent body approved to carry out inspections for Building Regulations
• Registration of new home constructions
• Inspections at key stages of construction
• Issuance of warranty documentation (10- years for most newly built homes)
• Issuing of final certificates
• Example: NHBC inspector checking foundations before concrete pour

• Consultation on flood risk assessments
• Permits for works affecting watercourses
• Environmental impact assessments for large projects
• Example: Liaison regarding sustainable drainage systems in a new development

ENVIRONMENT AGENCY

22

COMPLIANCE WITH STATUTORY LIAISON

TRUNK ROAD AGENTS

• Contact TRAs at the project planning stage to discuss potential impacts on trunk roads
• Secure permits for any work affecting trunk roads or requiring traffic management
• Submit detailed traffic management plans for TRA approval well in advance
• Maintain open lines of communication throughout the project duration
• Adhere to all TRA regulations regarding working near or on trunk roads
• Promptly report any incidents or issues affecting trunk roads to the relevant TRA

• Engage utility companies during the project planning phase to identify existing infrastructure
• Request up-to-date utility maps to avoid damaging underground services
• Secure necessary permits and agreements for working near or modifying utilities
• Establish clear procedures for dealing with utility-related emergencies on-site
• Provide accurate as-built information to utility companies upon project completion

UTILITY COMPANIES

23

Compliance with statutory liaison

Cadw (for projects in Wales):

• Consultation on works affecting listed buildings or scheduled monuments
• Advice on conservation and preservation of historic structures
• Granting of scheduled monument consent where required
• Example: Consultation on proposed alterations to a Grade II listed building

Quality Control Responsibilities

25

QUALITY CONTROL RESPONSIBILITIES

• Quality control in construction ensures projects meet all design specifications, regulatory standards, and client expectations throughout every phase.
• Successful quality management relies on clearly defined roles and responsibilities for architects, civil engineers, and clerks of works, each contributing vital expertise.
• Collaboration between professionals—including regular communication and coordination among team members—greatly reduces the risk of non-conformance and ensures quality benchmarks are maintained.
• Continuous improvement, corrective actions, and learning from on-site issues are core strategies supporting consistent delivery of excellence in the built environment.�

26

QUALITY CONTROL RESPONSIBILITIES

ARCHITECT/DESIGNER

• Develop thorough, clear design drawings and specification documents to set the standard for quality and compliance.
• Conduct regular site inspections during construction to verify that the build matches the design intent, materials, and craftsmanship required.
• Collaborate with civil engineers, clients, and contractors to resolve discrepancies and address non-conformances as they arise.
• Examples: Checking that insulation thickness matches specification; assessing fire door installation for compliance with drawings.
• Ensure comprehensive documentation for handover, including as-built drawings, manuals, and operation guides.

• Specify structural criteria, material standards, and method statements to ensure safe, durable construction.
• Oversee testing and inspection of concrete, steelwork, and other structural elements for compliance with technical requirements.
• Review contractor submissions, monitor works against benchmarks, and sign off key stages (e.g. foundation completion).
• Examples: Witnessing reinforcement installation before concrete pour; reviewing results of compressive strength tests.

CIVIL ENGINEER

27

QUALITY CONTROL RESPONSIBILITIES

CLERK OF WORKS

• Develop Conduct continuous and independent site inspections, monitoring workmanship, materials, and adherence to the approved design and specifications.
• Identify defects, non-compliance, and safety risks early, recommending corrective actions and reporting regularly to the client and project team.
• Maintain inspection records, photographs, checklists, and detailed progress reports throughout the duration of the works.
• Examples: Rejecting poor mortar mix, flagging incomplete damp proofing, verifying correct installation of fire stops.

• The client ensures that quality expectations are clearly defined from the project’s outset, typically through a quality plan that specifies standards, performance criteria, and required documentation (AIA Contract Documents, 2025).
• Examples:
• Specifying criteria for materials and workmanship.
• Requiring regular reporting and documentation from the contractor.
• Reviewing inspection and test results to verify compliance

CLIENT

28

QUALITY CONTROL RESPONSIBILITIES

CONTRACTOR AND SUBCONTRACTOR

• Contractors must develop and implement a comprehensive quality control plan, supervise construction activities, and verify that all work meets client and regulatory standards (BuildOps, 2024). This includes:
• Regular inspections and tests at each project stage.
• Ensuring all used materials meet specifications and standards.
• Detailed documentation of inspections, test results, and corrective actions.
• Subcontractors are expected to follow the contractor's quality requirements, undergo selection based on quality criteria, and cooperate in all inspections.
• Example: A contractor checks the strength of poured concrete before proceeding with structural work; a subcontractor installs plumbing following predefined specifications and submits their work for inspection

• Site staff, such as construction managers, and supervisors, are responsible for daily supervision, carrying out inspections, ensuring compliance, and keeping thorough records. Practical duties include:
• Implementing the QA/QC management system onsite.
• Coordinating quality inspections with contractors and vendors.
• Issuing nonconformance reports and executing remedial solutions.
• Example: A site supervisor or QC manager may perform daily walkthroughs using a checklist to monitor the installation quality of electrical systems, plumbing, and finishes.

SITE STAFF

29

Group-assessment task

30

Scenario:

A commercial building project is underway. During foundation works, persistent issues have been detected with soil compaction and concrete strength tests failing to meet the specified standards. These problems risk delaying the project and increasing costs.

Task:

• Students will form groups representing the three main stakeholder roles: client, contractor/subcontractor, and construction manager.
• Each group must:
• Define their quality control responsibilities related to foundation works.
• Outline specific actions they would take to identify, report, and resolve the foundation quality issues.
• Prepare a brief report that addresses:
1. Monitoring and testing procedures for foundation quality.
2. Communication and coordination efforts among clients, contractors, and site staff.
3. Preventative measures to ensure future compliance with quality standards.

​

References/Bibliography

• AIA Contract Documents 2025) Quality control in construction contracts: ensuring safety, compliance, and client satisfaction. Available at: https://learn.aiacontracts.com/articles/ensuring-excellence-quality-control-in-construction-contracts/ (Accessed: 05 September 2025)
• BibLus (2022) What is quality assurance in construction?. Available at: https://biblus.accasoftware.com/en/what-is-quality-assurance-in-construction/ (Accessed: 15 September 2024)
• BibLus (2025) Construction site photo documentation: how to record and communicate the progress of a project. Available at: https://biblus.accasoftware.com/en/contruction-site-photo-documentation-how-to-record-progress/ (Accessed: 30 August 2025)
• BuildOps (2024). Contractor quality control. Available at: https://buildops.com/resources/contractor-quality-control/ (Accessed: 05 September 2025)
• Davide, S. (2022) Public Sector Construction Snagging List Template. Available at: https://www.planradar.com/gb/public-sector-construction-snagging-list-template/ (Accessed: 30 August 2025)
• Demski, J. (2024) Understanding quality control in construction. Available at: https://www.quickbase.com/blog/quality-control-in-construction (Acessed: 15 September 2024)
• Designing Buildings Ltd. (2021) Quality assurance. Available at: https://www.designingbuildings.co.uk/wiki/Quality_assurance (Accessed: 15 September 2024)
• Designing Buildings Ltd. (2024) Statutory authorities. Available at: https://www.designingbuildings.co.uk/wiki/Statutory_authorities (Accessed: 15 September 2024)
• Egnyte (2023) Mastering construction document control: A comprehensive guide for engineers and architects. Available at: https://www.egnyte.com/guides/aec/construction-document-control (Accessed: 15 September 2024)
• Pearson (2017) BTEC national construction student book. London: Pearson.
• PlanRadar (2024) Effective document control in construction projects. Available at: https://www.planradar.com/sa-en/effective-document-control-in-construction-projects/ (Accessed: 15 September 2024)
• Sitemate (2025) Building defect report template and example PDF. Available at: https://sitemate.com/uk/templates/quality/forms/building-defect-report/ (Accessed: 30 August 2025)
• Snagmaster (2025) Snagmaster. Available at: https://www.snagmaster.co.uk/ (Accessed: 30 August 2025)
• Water Maxim (2007) Consultation and liaison. Available at: https://www.watermaxim.co.uk/consultation-and-liaison.php (Accessed: 15 September 2024)

​

References/Bibliography