Public Sector Construction Works framework

FAC-1 is the Framework Alliance Contract, published by the Association of Consultant Architects. It is a multi-party contract that sits above the individual call-off contracts and creates a collaborative structure for how the framework operates. Unlike traditional frameworks where each call-off is an independent transaction, FAC-1 encourages all parties, the client, the consultants, and the contractors, to work together on shared objectives such as consistent working practices, continuous improvement, and alignment with the customer’s forward project pipeline. In practice, this means the contractors on this framework are not just waiting for individual projects to be tendered. They are part of a structured alliance that plans ahead, shares learning from completed projects, and works towards agreed performance standards. For organisations managing rolling construction programmes, FAC-1 provides the contractual basis for a genuine partnership with your construction supply chain. You can still use a range of standard contracts at the call-off level, including JCT and NEC forms, so the individual project contracts work in the way you are used to. The FAC-1 alliance contract sits alongside these, providing the framework-level governance, performance management, and collaborative structure that supports better outcomes across the programme as a whole.

The Non-Residential Construction Works and Services framework and the Capital Works DPS both provide routes to construction contractors, but they work differently and are designed for different types of procurement. The framework has a fixed supply chain: nine suppliers and contractors evaluated and appointed through a competitive process. You can direct award to the appointed contractor for your region or project value band, which means a contract can be in place within 10 to 15 working days. The DPS has an open supply chain where new suppliers can join at any point, and every procurement is a further competition. The framework is specifically for non-residential construction, covering schools, hospitals, offices, leisure centres, and any other non-residential building type. The DPS covers a broader range of construction works. If you need speed and your project is non-residential, the framework’s direct award route is faster than a DPS further competition. If you need to test a larger market, want the flexibility to set your own evaluation criteria for each project, or need residential construction contractors, the DPS provides that flexibility. Many organisations use both: the framework for projects where speed and a pre-evaluated supply chain are priorities, and the DPS for projects where a broader competitive process is preferred.

Yes. School buildings are non-residential construction, and there are no restrictions on the type of works that can be procured through this framework. Whether you need a new school built, an existing school extended, classrooms refurbished, a science laboratory upgraded, a sports hall constructed, or condition improvement works carried out, the framework covers it. For multi-academy trusts, education authorities, and local authorities managing school capital programmes, the minor works lot provides regional contractors who can deliver projects up to £12m through direct award. Most individual school building projects fall within this value range. For larger campus-scale school projects that exceed £10m, the major works lot provides a national contractor. The consultancy lot provides the architects, M&E engineers, structural engineers, and project managers needed to design and manage the project. School construction has specific requirements that contractors need to understand: working around term-time schedules, managing construction activity on sites where children are present, and meeting the relevant output specifications and area guidelines for schools, such as the DfE’s specifications and BB103 guidance in England. The contractors on this framework were evaluated for their experience in delivering multi-sector public sector construction, which includes school building projects.

The framework covers any non-residential construction works, and hospital buildings are one of the most complex non-residential building types. Ward refurbishments that must maintain clinical services in adjacent areas during construction. Theatre upgrades that require specialist M&E systems and stringent infection control during the build phase. New clinical buildings that must achieve the relevant estates guidance, such as HTM compliance in England or SHTM compliance in Scotland. Administrative office modernisation within hospital campuses. Energy centre upgrades. Car park construction. Pathology laboratory fit-outs. The consultancy lot provides the multi-discipline advisory team that hospital construction demands: architects experienced in healthcare design, M&E engineers who understand estates compliance requirements, structural engineers, project managers, and principal designers. The major works lot supports large hospital construction projects above £10m, while the minor works lot covers smaller refurbishments and upgrades within the regional value bands. For NHS trusts and health boards managing capital programmes across multiple hospital sites, the framework provides a single procurement route for both the consultancy and the construction delivery, with the FAC-1 alliance model supporting a long-term relationship rather than project-by-project procurement.”

The minor works lot has six contractors appointed across ten regions: North West, North East, Yorkshire and the Humber, West Midlands, East Midlands, South West, London and South East, East of England, Wales, and Northern Ireland. Each region has a single appointed contractor, which means direct award is the standard route. This lot does not currently have regional coverage in Scotland; Scottish organisations with a construction need under £12m should speak to Inprova about using the multi-discipline consultancy or major works lots instead, both of which cover Scotland, or discuss a mini-competition route for minor works. For the ten regions covered, you identify your project, confirm it falls within the £12m value threshold, and appoint the contractor for your region through a direct award call-off. Inprova’s team supports the call-off process and provides ongoing contract management. The regional structure was designed deliberately. Customers told Inprova during pre-market engagement that they wanted the option of direct award to a single supplier for speed and simplicity. Regional appointment means the contractor understands local building stock, local supply chains, and local planning environments. For organisations with buildings in multiple regions, the framework allows you to appoint the relevant regional contractor for each site. Inprova’s team can coordinate across regions if you are managing a programme of works across several areas.

Yes. Local government structures change over time, whether through reorganisation into new unitary authorities in England or boundary and function changes elsewhere in the UK, and this kind of transition creates significant construction requirements as the restructured authority rationalises the estates inherited from predecessor bodies. Some buildings need refurbishing to become the new authority’s primary offices. Others need adapting for different uses. Some need demolishing. New facilities may be needed where the combined geography creates service gaps. The framework covers all of these requirements. The consultancy lot provides the estate management, architectural, and M&E advice needed to assess the combined estate and develop a rationalisation plan. The minor works lot provides regional contractors for the refurbishments, adaptations, and smaller new builds that rationalisation typically involves. The major works lot covers larger projects where the authority is building a new headquarters or civic facility. For councils in the early stages of structural change, the framework provides a pre-procured route to construction consultancy and contractors that avoids the need to run standalone procurements during a period when the procurement team is already stretched by the transition itself.

The framework is managed under FAC-1 at the alliance level, but individual project call-offs can use a range of standard contract forms depending on the nature and value of the project. JCT contracts (Design and Build, Standard Building Contract, Minor Works, Intermediate) and NEC contracts are all options at the call-off stage. The choice of contract form depends on the project’s risk profile, the procurement strategy, and the client’s preferences. For design and build projects where the contractor takes responsibility for both design and construction, JCT Design and Build is commonly used. For projects where the client retains the design team and the contractor builds to the client’s design, JCT Standard Building Contract or NEC options are appropriate. For smaller projects, JCT Minor Works or Intermediate provide simpler contract administration. Inprova’s team can advise on the most appropriate contract form for each project and provide template call-off documentation tailored to the chosen contract. This flexibility means the framework adapts to your organisation’s existing contract preferences rather than imposing a single approach.

The framework evaluation included ESG and sustainability as quality criteria, so the suppliers and contractors have demonstrated their approach to environmental, social, and governance commitments. The consultancy lot includes sustainability and environmental consultancy and decarbonisation and retrofit consultancy as named disciplines, providing specialist advice on designing buildings and refurbishments that meet net zero targets. For construction projects, the contractors can be evaluated at the call-off stage on their approach to reducing embodied carbon in materials, minimising construction waste, achieving BREEAM or other sustainability targets, and delivering social value through local employment, apprenticeships, and community engagement. For organisations where net zero is a priority for every construction project, the framework provides both the strategic consultancy to set the sustainability targets and the contractors to deliver against them. The FAC-1 alliance model supports this by enabling shared sustainability objectives across the programme rather than project-by-project sustainability requirements that may be inconsistent.

Yes. Universities manage some of the most diverse building portfolios in the public sector, and construction projects range from small laboratory refurbishments to large-scale new academic buildings. The minor works lot covers projects up to £12m, which includes most individual building refurbishments, teaching room upgrades, library modernisation, sports facility improvements, and smaller new builds. The major works lot covers larger campus development projects such as new faculty buildings, research centres, or student services hubs that exceed £10m. The consultancy lot provides the architectural, engineering, and project management expertise that campus construction requires. For universities planning multi-year capital programmes, the FAC-1 alliance model supports a long-term relationship with the construction supply chain rather than procuring each project independently. This allows the contractor to understand the university’s estate strategy, the specific challenges of working on a campus where teaching and research continue during construction, and the university’s sustainability and design standards. The regional structure of the minor works lot means the appointed contractor for your area has local knowledge and local supply chain relationships that benefit the project.

Both frameworks provide access to construction-related consultancy disciplines including architectural services, M&E engineering, project management, and sustainability consultancy. The key difference is context and integration. The Technical Support framework covers a broad range of technical disciplines across four lots (engineering, CDM, general consultancy, net zero) and is designed for standalone consultancy appointments that may or may not be connected to a specific construction project. The Non-Residential Construction consultancy lot is specifically designed to provide consultancy that is integrated with the construction delivery lots on the same framework. This means you can appoint a consultant through Lot 1 to design a project and then appoint the contractor through Lot 2 or Lot 3 to build it, all under the same FAC-1 alliance. The consultant and contractor are part of the same framework alliance, which supports better coordination, shared objectives, and a more integrated approach to project delivery. If your consultancy need is connected to a construction project that you intend to deliver through this framework, using the consultancy lot on this framework provides that integrated approach. If your consultancy need is standalone, such as a condition survey or a feasibility study that may not lead to construction, the Technical Support framework may be the better fit.

All contractors appointed to the framework completed a rigorous selection questionnaire that assessed insurance cover, accreditations, competencies, and relevant experience. The specific accreditations required depend on the lot and the nature of the works, and contractors hold appropriate certifications from recognised industry bodies relevant to their disciplines. The quality evaluation tested not just the existence of these accreditations but the practical application of them: how the contractor manages health and safety on site, how quality is assured during delivery, and how environmental impacts are monitored and managed. For organisations where specific accreditation requirements are mandated by policy, the framework provides a supply chain that has already been checked against rigorous standards. At the call-off stage, you can also request evidence of any additional accreditations specific to your project requirements. Inprova’s team can confirm the specific accreditations held by the contractors on each lot before you proceed with a call-off.

Yes. One of the most common reasons organisations use this framework is when construction work is needed urgently and there is no time to run a standalone procurement. A roof fails on a school building during term time. A hospital ward is damaged by flooding and needs immediate remediation. A council office is found to have a structural defect that requires urgent stabilisation. A custody suite needs modification to meet an enforcement notice deadline. In all of these scenarios, the framework provides a compliant route to a contractor through direct award in 10 to 15 working days. For the minor works lot, direct award to the regional contractor means you can have a contractor appointed and mobilising within two to three weeks. For urgent consultancy, whether a structural engineer to assess a failing building or a principal designer for emergency works, the consultancy lot provides the same rapid appointment route. The framework’s compliance means the procurement is defensible even when it is carried out at speed. The audit trail demonstrates that the contractor was appointed through a quality-led, competitive framework rather than an ad-hoc emergency appointment that may be difficult to justify retrospectively.