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Choose a contract for building construction and maintenance

Welcome to the contract finder for the building construction and maintenance (BCM) procurement category.

Select answers for a series of questions to get advice on the contract(s), documents and/or templates you will need to use for your procurement activity.

Condition of use

I understand that this tool may help me select a contract from the standard suite of contracts, but does not include all contracts for BCM procurement activities.

I agree to:

  • use a contract from the standard suite
  • email contractservices@hpw.qld.gov.au if I need amendments or to use alternate contract models
  • ensure that the contract I select is matched to the procurement activity by considering risks (such as delivery timeframes, quality, innovation and cost) and their impacts.
  1. What is a government building project?

    A government building project must be owned by the Queensland Government after completion of the construction, repair or renovation. Read the full definition of a government building project.

  2. AS4122-2010 with special conditions of contract and annexure

    To engage a building consultant to prepare contract documentation before you go to tender, use the Australian Standard General Conditions of Contract for Consultants AS4122-2010 with the templates below.

    Next steps
    Ask your agency's library for Australian Standards contracts or buy them from the SAI Global WebShop.

    Download the:

    Once you have their documentation, please return to this tool to select the right building contract.

  3. Contact Building and Asset Services (BAS)

    Contact BAS to ask them to facilitate the preparation of contract documentation.

    Next steps

    BAS may call tenders on your behalf or provide the contract documents back to you to call tenders.

    If you are calling tenders, please return to this tool to find the right building contract.

  4. Minor works with design

    Use these lump sum contract and conditions templates where the contractor is also required to carry out design and/or documentation work and the contract value is less than $250,000.

    If you are unsure about these templates, email contractservices@hpw.qld.gov.au for advice.

  5. Medium works with design

    Use these contract and conditions templates where the contractor is also required to carry out design and/or documentation work and the contract value is less than $750,000 for multiple trades or less than $1 million for a single trade.

    If you are unsure about this exemption, email contractservices@hpw.qld.gov.au for advice.

  6. AS 4305-1996 with special conditions of contract and annexure

    Use the Australian Standard® Minor works contract conditions AS 4305 – 1996  with the templates and conditions  below.

    These are for a lump sum or schedule of rates contract for medium works where the contract value is less than $1 million for multiple trades or less than $2 million for a single trade. Design and documentation work may be carried out by either the principal or the contractor.

    Next steps
    Ask your agency's library for Australian Standards contracts or buy them from the SAI Global WebShop.

    Download the:

    If you are unsure about this exemption, email contractservices@hpw.qld.gov.au for advice.

  7. AS 4300-1995 with special conditions of contract and annexure

    Use the Australian Standard® General conditions of contract for design and construct AS 4300–1995 with the templates and conditions below.

    You can use these for lump sum or schedule of rates contract for major works where the contractor is also responsible for design and documentation work, and where the contract value exceeds $1 million for multiple trades or $2 million for a single trade.

    Next steps
    Ask your agency's library for Australian Standards contracts or buy them from the SAI Global WebShop.

    Download the:

    If you are unsure about this exemption, email contractservices@hpw.qld.gov.au for advice.

    *If your project or work will receive Australian Government funding, check whether you need to comply with the building code 2016, which may require you to use different templates and conditions.

  8. Small scale minor works

    Use the Tender for small scale minor works (DOCX, 843KB) template*.

    This lump sum contract is to be used when the design and documentation has been completed by the principal and the contract value is less than $80,000.

    *This contract is not suitable for use where the work includes asbestos removal or demolition work.

    If you are unsure about these templates, email contractservices@hpw.qld.gov.au for advice.

  9. Minor works

    Use this tender form and conditions templates for a lump sum contract used where the design and documentation has already been completed by the principal and the contract value is less than $250,000.

    If you are unsure about these templates, email contractservices@hpw.qld.gov.au for advice.

  10. Medium works

    Use this tender form and conditions for a lump sum contract used where the design and documentation has already been completed by the principal and the contract value is less than $750,000 for multiple trades or less than $1 million for a single trade.

    If you are unsure about these templates, email contractservices@hpw.qld.gov.au for advice.

  11. AS 4305-1996 with special conditions of contract and annexure


    Use the Australian Standard® Minor works contract conditions AS 4305 – 1996 with the templates and conditions below.

    You can use them for a lump sum or schedule of rates contract for medium works where the contract value is less than $1 million for multiple trades or less than $2 million for a single trade.

    Next steps
    Ask your agency's library for Australian Standards contracts or buy them from the SAI Global WebShop.

    Download the:

    If you are unsure about these templates, email contractservices@hpw.qld.gov.au for advice.

    *If your project or work will receive Australian Government funding, check whether you need to comply with the building code 2016, which may require you to use different templates and conditions.

  12. AS 2124-1992 with special conditions of contract and annexure

    Use the Australian Standard® General conditions of contract AS 2124 – 1992 with the templates and conditions below.

    You can use them for a lump sum or schedule of rates contract used for major works where the design and documentation has been completed by the principal and where the contract value exceeds $1 million for multiple trades or $2 million for a single trade.

    Next steps
    Ask your agency's library for Australian Standards contracts or buy them from the SAI Global WebShop.

    Download the:

    If you are unsure about this exemption, email contractservices@hpw.qld.gov.au for advice.

    *If your project or work will receive Australian Government funding, check whether you need to comply with the building code 2016, which may require you to use different templates and conditions.

  13. From your answer, it seems that building construction and maintenance contracts don’t apply to your procurement activity.

    Next steps
    Learn more about buying categories for the Queensland Government.

    Email contractservices@hpw.qld.gov.au for advice.

  14. There is no standard form of contact for ongoing maintenance by Queensland Government departments.

    Next steps

    Speak to your agency contact to see if there are contracts or arrangements in place, or to discuss the process you should follow.

    Email contractservices@hpw.qld.gov.au for advice.

  15. Short form consultancy contract

    To engage a building consultant to prepare contract documentation before you go to tender, you will need to use the Queensland Government short form contract templates below.

    Next steps

    Download the:

    and

    Once you have their documentation, please return to this tool to select the right building contract.
  16. Managing contractor contract

    Use these templates for major or complex projects where early contractor involvement is required.

    Before using these templates, you should email contractservices@hpw.qld.gov.au for advice.*

    Next steps

    Download the:

    *Note: You will need to adapt these templates for your project. Email contractservices@hpw.qld.gov.au for advice or support.