How are fair rates defined?
Where varied work differs from the contract work, it is valued at fair rates, and the argument turns to how a fair rate is calculated. The cases give guidance rather than a single formula, and the courts decide what is fair on the facts.
There is no universal definition: a fair rate must be fair in all the circumstances of the particular project, its constituent items particularised, and while a construction fair valuation is generally based on the reasonable costs properly incurred including overheads and profit, costs are adjusted for inefficiency and defective work
There is no universal definition. A fair rate must be fair in all the circumstances that occurred on the particular project and were relevant to the rate, so the courts take a fact-specific view.. In a salvage case, Semco Salvage and Marine Pte Ltd v Lancer Navigation Co Ltd, the House of Lords held that a fair rate meant a fair rate of expenditure excluding profit, but that turned on the particular wording and is not of general application. For construction variations the forms and the cases point the other way on profit. In Weldon Plant Ltd v Commission for the New Towns a fair valuation was to be based on the reasonable costs of the work if reasonably and properly incurred, and had to include labour, plant, materials, overheads and profit; a valuation omitting overheads and profit was not fair. Costs that a reasonably competent contractor would not have incurred fall outside a fair valuation, and, following Serck Controls Ltd v Drake and Scull Engineering Ltd, costs are adjusted for inefficiency and for defects. Laserbore Ltd v Morrison Biggs Wall Ltd shows a judge unpersuaded by a pure costs-plus method, so these cases are guides, not formulae.
| No single formula | A fair rate must be fair in all the circumstances of the project |
| Semco Salvage | Fair rate excluded profit, but only on the salvage wording, not generally |
| Weldon Plant | A construction fair valuation includes labour, plant, materials, overheads and profit |
| Serck Controls | Costs adjusted for inefficiency and for defects at completion |
The problem
Most forms carry contract rates to be used when valuing variations, applied where the varied work is similar to work in the contract. JCT 2011, clause 5.6.1.1, applies contract rates to varied work of a similar character carried out under similar conditions. Where the varied work differs in character, it is valued at fair rates, for example under JCT 2011, clause 5.6.1.3. The dispute is then how a fair rate is to be calculated, and the courts have addressed it more than once without laying down a single formula.
A fact-specific rate
The courts take a fact-specific view: a fair rate must be fair in all the circumstances that occurred on the particular project and were relevant to the rate.
Expenditure and profit
The House of Lords considered the meaning of a fair rate in a salvage dispute under a standard salvage form. It held that, in that context, a fair rate for equipment and personnel meant a fair rate of expenditure, inclusive of overhead expense, and did not include any element of profit; the profit element lay elsewhere in the scheme. The exclusion of profit turned on the particular wording, and the court made clear it was not of general application. Where remuneration and expenditure were compared, remuneration was in the end preferred, but profit was excluded on those words.
Because that exclusion was tied to the salvage wording, it does not govern the valuation of construction variations, where the forms and the case law point the other way on profit.
Reasonable cost, overheads and profit
An instruction to dig out gravel and replace it with clay fill was to be paid on a fair valuation under the ICE conditions. The judge held that a fair valuation starts from what it reasonably cost to carry out the work, provided that cost was reasonably and properly incurred, and that it must include the cost of labour, plant and materials together with overheads and profit. A valuation that left out overheads and profit would not, within the meaning of the contract, be a fair one. Cost or expenditure that a reasonably competent contractor would not have incurred in the same circumstances falls outside a fair valuation.
Not every judge has favoured a cost basis. In Laserbore Ltd v Morrison Biggs Wall Ltd the judge was unpersuaded that fair and reasonable payments should be fixed by a costs-plus method, and in Banque Paribas v Venaglass Ltd a fair and reasonable value of a part-completed project was set on a cost or measure-and-value basis rather than an open-market value.
Inefficiency and defects
Where the work is inefficient or defective, the costs are adjusted.
Serck was entitled to a reasonable sum, not payment at normal rates. The judge held that the site conditions and the conduct of the parties are relevant to a reasonable remuneration. Where value is assessed on a cost-plus basis, a deduction should be made for time spent repairing or repeating defective work and for inefficient working; where value is assessed by reference to quantities, those matters do not affect the basic valuation, though a deduction is made on either basis for defects remaining at completion. The judge drew on Lachhani v Destination Canada, where a fair valuation from costs required those costs to be reasonably, necessarily and properly incurred, with adjustment where the contractor worked inefficiently or left defective work.
Practical steps
Do not assert a fair rate as a round figure. Particularise the constituent items and price each.
For a construction fair valuation, build up from the reasonable costs of labour, plant and materials, and add overheads and profit; a valuation without them is not fair.
Do not treat the salvage exclusion of profit as general. It turned on particular wording and does not govern construction variations.
Include only costs a reasonably competent contractor would have incurred, and adjust for inefficiency and for defects at completion.
Expect the court to take a subjective view: the rate must be fair in all the circumstances of the particular project.
Authorities
| Authority | Citation | What it decides |
|---|---|---|
| Semco Salvage and Marine Pte Ltd v Lancer Navigation Co Ltd | [1997] 1 Lloyd's Reports 323 | In the salvage context a fair rate meant a fair rate of expenditure, inclusive of overheads and excluding profit; the exclusion turned on the particular wording and was not of general application |
| Weldon Plant Ltd v Commission for the New Towns | [2000] BLR 496 | A fair valuation is based on the reasonable costs of the work if reasonably and properly incurred, and must include labour, plant, materials, overheads and profit; a valuation omitting overheads and profit is not fair |
| Serck Controls Ltd v Drake and Scull Engineering Ltd | [2000] 73 ConLR 100 | A reasonable remuneration takes account of site conditions and the conduct of the parties; on a cost basis a deduction is made for inefficiency and for repairing defective work, and on either basis for defects remaining at completion |