Government building construction and maintenance standard contracts
Access the standard contracts, conditions of offer and associated guidance material for all government building construction and maintenance (BCM) work on this page.
Contract Services produces these materials in accordance with policy requirement 3 of the Building Policy Framework (BPF). The framework aims to ensure consistency, fairness and efficiency in government’s dealings with industry, as well as effective implementation of government’s building related policies.
Departments must:
- follow the published guidance on procurement strategies and contract selection
- use the BCM standard contracts (including conditions of offer) in accordance with policy requirement 3 of the BPF.
You cannot amend the BCM templates without consulting Contract Services. Project information and details must be completed within the editable sections in the BCM templates before going to the market.
Refer to Choosing a BCM procurement strategy to help you find the right standard contract for your specific government BCM project.
Contract Services also produces the Contract Fundamentals, which:
- supports the use of the Queensland Government’s standard contracts
- provides an overview of the fundamental roles, relationships, principles and concepts relevant to the delivery of building construction projects under the Queensland Government’s standard contracts.
For more information and guidance on the standard BCM templates, or to receive notification of template updates, email contract.services@hpw.qld.gov.au.
On this page
Out of scope
The BCM templates are not intended for use in procurement activities for the other 5 Queensland Procurement Policy categories of expenditure:
- General goods and services
- Information and communication technology (ICT) or activities that predominantly consist of ICT goods and/or services (i.e. with a limited component of building work)
- Medical
- Social services
- Transport infrastructure services
Procurement templates
The standard conditions of offer and tender templates are provided with each BCM contract template below.
The Conditions of offer and Notices to offerors are published in the documents entitled 'Offer Requirements' or 'Tender Requirements'.
In project or program specific circumstances, it may be appropriate to use one of the following procurement templates as part of the overall procurement strategy.
If you’re unsure, contact contract.services@hpw.qld.gov.au.
For use when approaching the open market to determine the availability and interest of suitable contractors or consultants to tender for a project and where, in accordance with the Building Policy Framework, the incorporation of a register of interest into the procurement process supports achieving policy outcomes for the project.
- Suitable for use for consultant or contractor procurement processes.
- Requires the respondents to self-assess against stipulated requirements and evaluation of responses is not required.
- Non-binding early engagement process undertaken before calling for tenders.
For use when approaching the market to determine a shortlist of suitable, available, and interested contractors or consultants to tender for a project and where, in accordance with the Building Policy Framework, the incorporation of an expression of interest (EOI) into the procurement process supports achieving policy outcomes for the project.
- Suitable for use for consultant or contractor procurement processes.
- Requires respondents to respond to shortlisting criteria against which they will be evaluated.
- Non-binding process prior to calling for tenders and any commitments made in a respondent’s EOI submission will not form part of any future tender process.
For use where there is a high volume of repetitive purchases of works or services that can be scoped and priced with sufficient certainty for the duration of the Standing Offer Arrangement (SOA) term.
The SOA is intended for establishing standing offers under the following BCM standard contracts:
- Minor Works
- Medium Works
- Short Form Consultancy Services
- Responsive Maintenance
- Supply of Building Materials.
Agencies must consult with Contract Services and, unless the proposed SOA is a common-use supply arrangement scheduled in the BCM Category Strategy, seek endorsement from the Contracts Committee before using the SOA template.
Contract templates
To identify the most suitable standard contract for your project, take into consideration any project specific requirements or objectives, including the following:
- procurement strategy and methodology
- type of works or services, e.g. construction, maintenance, consultancy, building materials procurement
- value of the works or services
- project or program specific risks and constraints and their impacts, e.g. delivery timeframes, quality, innovation and cost.
Please refer to the Choosing a BCM procurement strategy and guidance below to help you find the right standard contract for your specific government BCM project. For further assistance, refer to the Building Policy Framework and the Building Policy Guideline.
The Conditions of tender or offer and the Notices to tenderers or offerors are published in the documents entitled 'Offer Requirements' or 'Tender Requirements'.
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Building construction templates
For use on government building construction projects (as defined by the Building Policy Framework).
Not suitable for the performance of maintenance program work after Practical Completion.
Single stage building construction templates
To find the most appropriate contract for your project, consider key factors, such as:
- the value of project
- the design obligations of the contractor.
For use on building construction or maintenance projects up to the value of $250,000 (including GST).
A lump sum contract that provides flexibility with regard to design provisions allowing it to be used either as a fully documented contract where design and construction documentation have been completed by the principal, or as a design and construct where the contractor is required to carry out design and/or documentation work in addition to construction work.
The relevant Annexure items should be completed to reflect whether the contract requires the contractor to carry out design and/or documentation work.
For use on building construction projects with a value less than $1 million (including GST).
A lump sum contract that provides flexibility with regard to design provisions allowing it to be used either as a fully documented contract where design and construction documentation have been completed by the principal, or as a design and construct where the contractor is required to carry out design and/or documentation work in addition to construction work.
- The relevant Annexure items should be completed to reflect whether the contract requires the contractor to carry out design and/or documentation work.
- Includes the provision for contractual mechanisms, not included in the Minor works contract, including separable portions and provisional sums.
- Not suitable where an accepted contract sum will be less than $1 million (excluding GST) but could require variations to the contract value that equals 30% or more and increases the contract value to $1 million (excluding GST) or more, as this may enliven project trust account requirements under the Building Industry Fairness (Security of Payment) Act 2017 (Qld).
For use on building construction projects where the value is $1 million (including GST) or more. A fully documented lump sum contract suitable for projects where the design and construction documentation have been completed by the principal.
You can also use this contract if your project or work will receive Australian Government funding and meets the other requirements described in this section.
Where Australian Government funding meets the thresholds for the Australian Government Work Health and Safety Accreditation Scheme, the relevant Annexure items should be completed accordingly to reflect this.
For use on building construction projects where the value is $1 million (including GST) or more.
A design and construct lump sum contract suitable for projects where the contractor is required to carry out design and/or documentation work in addition to construction work.
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You can also use this contract if your project or work will receive Australian Government funding and meets the other requirements described in this section.
Where Australian Government funding meets the thresholds for the in new window) Australian Government Work Health and Safety Accreditation Scheme(Opens, the relevant Annexure items should be completed accordingly to reflect this.
Two stage building construction templates
Major or complex projects, including high risk / significant projects (as defined by the Building Policy Framework), where design work is required to be carried out by the contractor and/or where early contractor involvement is required.
The Guide to Collaborative Contracting supports the successful delivery of Queensland Government building construction projects under the two stage building construction templates. This guide should be read in conjunction with the two stage building construction templates below.
For use on building construction projects where early contractor involvement is required, using a two stage design management and construction process.
A two stage contract facilitating contractor led design progressing as early as possible while allowing sufficient time to develop the final project brief and prepare a lump sum offer to proceed to the second stage and undertake construction.
Agencies must consult with Contract Services and must comply with requirements 3 e) and 3 f) of the BPF in relation to engagement with the Contracts Committee before using this contract.
For use on building construction projects where early contractor involvement is required, using a two stage design and construction management process.
A two stage contract facilitating contractor led design progressing as early as possible while allowing sufficient time to develop the final project brief and negotiate a guaranteed construction sum offer to proceed to the second stage and undertake construction.
Agencies must consult with Contract Services and must comply with requirements 3 e) and 3 f) of the BPF in relation to engagement with the Contracts Committee before using this contract.
- Managing Contractor: Tender Requirements 878.8 KB)
- Managing Contractor: Tender Form 862.3 KB)
- Managing Contractor: Conditions of Contract 990.5 KB)
- Managing Contractor: Conditions of Contract – Schedules 918.9 KB)
- Managing Contractor: Project Brief 840.3 KB)
- Managing Contractor: Notice to Tenderers 844.7 KB)
Managing contractor tender requirements with preferred tenderer stage
Managing contractor with preferred tenderer stage documents are available, upon request from Contract Services, for use on highly complex projects that would benefit from very early contractor involvement.
Sector specific building construction templates
For use on building construction projects that require procuring from specialised industry suppliers.
For use on building construction projects with the need to procure purpose-made modular buildings that will predominantly be fabricated off-site, with capacity to allow for site installation and/or storage of the modular building as part of the scope of work, if required.
A lump sum contract suitable for projects where the contractor is required to carry out design and/or documentation work in addition to construction work.
This contract provides for appropriate performance warranties and special risks insurance.
Agencies must consult with Contract Services and seek endorsement from the Contracts Committee before using this contract.
For use on small to medium scale housing building construction projects where the value is less than $1 million (including GST).
A lump sum contract that provides flexibility with regard to design provisions allowing it to be used either as a fully documented contract where design and construction documentation have been completed by the principal, or as a design and construct where the contractor is required to carry out design and/or documentation work in addition to construction work.
Includes provision for stage payments and the purchase of land by a separate contract.
- Residential Works: Tender Requirements 871.8 KB)
- Residential Works: Tender Form 871.8 KB)
- Residential Works: Conditions of Contract 986.1 KB)
Not suitable where an accepted contract sum will be less than $1 million (excluding GST) but could require variations to the contract value that equals 30% or more and increases the contract value to $1 million (excluding GST) or more, as this may enliven project trust account requirements under the Building Industry Fairness (Security of Payment) Act 2017 (Qld).
Building maintenance templates
For use on government building maintenance programs (as defined by the Building Policy Framework).
Proactive maintenance
For use on planned and routine government building maintenance programs, in accordance with the Building Policy Framework.
The standard BCM Minor works contract with option for design (above) is suitable for use on low risk planned maintenance up to the value of $250,000 (including GST).
Also suitable where the scope of the work requires the contractor to engage subcontractors to carry out the maintenance work.
For use where ongoing maintenance work is required for a specified term.
The contract is flexible to suit both complex maintenance projects requiring contractors to undertake strategic asset management planning, as well as less complex maintenance projects where strategic asset management planning has already been undertaken.
Agencies must consult with Contract Services before using this contract.
Reactive maintenance
For once-off, unplanned, responsive or unexpected maintenance work.
For use for once-off maintenance work up to the value of $10,000 (including GST), including work of an unplanned or urgent nature.
This contract facilitates fast response times for urgent attendance to maintenance issues by a single contractor, with minimal administration required.
- Responsive Maintenance: Tender Requirements 860.9 KB)
- Responsive Maintenance: Tender Form 849 KB)
- Responsive Maintenance: Conditions of Contract 872.7 KB)
Not suitable for use where subcontracting is required.
The standard BCM Minor works contract with option for design (above) is also suitable for low-risk unplanned maintenance up to the value of $250,000 (including GST).
Also suitable where the scope of the work requires the contractor to engage subcontractors to carry out the maintenance work.
Building consultancy templates
For the engagement of consultants for government building construction projects or government building maintenance programs (as defined by the Building Policy Framework).
Not suitable for use to engage indirect workers within the BCM category. For guidance about engaging and managing indirect workers (professional contractors and labour hire workers), refer to the Queensland Government Procurement: Engaging and managing consultants and indirect workers guide, and the relevant conditions of contract.
For use to engage building industry consultants to provide services in relation to government building construction projects and maintenance programs, for commissions that have a PQC service risk rating of 1 or 2 and the value is less than $60,000 (including GST).
For use to engage building industry consultants to provide services in relation to government building construction projects and maintenance programs, for commissions that have a PQC service risk rating of 3 or 4 or the value is $60,000 (including GST) or more.
The Special conditions of contract are used in conjunction with the Australian Standard® General Conditions of Contract for Consultants AS4122-2010. The general conditions of contract may be available from your agency’s library or purchased from Standards Australia, for your reference.
Building materials templates
For procurement of building and other related materials and goods.
For use in procuring pre-made construction related materials or equipment for government building construction projects and maintenance programs.
- Suitable for the purchase of off-the-shelf or special-order materials and equipment, but specifically excludes goods that require one-off design or construction to meet project specific requirements.
- If you are procuring supply of goods not related to a government building construction project or maintenance program, refer to General goods and services.
Construction management templates
For use on building construction projects delivered under a construction management procurement strategy.
Not suitable for the engagement of a construction manager.
The following contracts are available, upon request from Contract Services, for use by QBuild on construction management projects:
- Construct Only Trade Contract ($1 million or more)
- Medium Works Trade Contract (under $1 million)
- Minor Works Trade Contract (up to $250,000).
Agencies should consult with QBuild if they are considering using a construction management procurement strategy.
Guidance material
- The Contract Fundamentals provides an overview of the fundamental roles, relationships, principles and concepts relevant to the delivery of building construction projects under the Queensland Government’s standard BCM contracts.
- Guide to Collaborative Contracting 608.7 KB) This guide supports the successful delivery of Queensland Government building construction projects under the two stage building construction templates and should be read in conjunction with the two stage building construction templates published on this web page.
- The following guide note and spreadsheet both provide an overview and guidance on the Price Quality Method (PQM) for government evaluating building construction tenders. It is not appropriate for evaluating building consultancy offers.
- Formal instruments of agreement 143.6 KB) This guide note provides guidance on the application, preparation and execution of a Formal Instrument of Agreement, including advice on which government building construction projects require a Formal Instrument of Agreement to be executed.