who is who in the building industry

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Our blog post today is dedicated to show who is who in the building industry to let you know the functions and the importance of each of the profiles that are behind a building project. First of all, we will review the Building Regulation Act, in force in Spain since 1999, which was subsequently developed in the Building Code of Ethics. This law states the application field, the competences and building agents obligations. This law defines 8 different profiles that can be explained as follows:


Promoter: according to the Building Regulation Act, promoter or property developer is “any individual or legal entity, public or private, that, individually or collectively, decides, promotes programs and finances, with his own or third-party resources, building works for himself or for subsequent transfer, delivery or assignment to third parties under any title”. In other words, the property developer is responsible for starting up the work and the costs will be charged to him. He is responsible for commissioning the project and providing the designer with the necessary prior information. Property developer must manage licenses and authorizations to start the work and contract its execution. Together with the builder, he is one of the work contract signatories and the reception record of the work when it is finished.


Builder: is the person who accepts the execution of the work with the property developer. Among his functions (in addition to materialize the work following the project), one of his main responsibilities is to appoint the work manager, the task of assigning the materials and labor required and his role to provide the construction manager with the data necessary for the preparation of the documentation of the work executed. He also signs the contract together with the promoter and the receipt record of the work.


Designer: as his name suggests, in charge of writing the project, following the property developer’s orders, and taking into account the technical and urban regulations. Designer must be in possession of duly academic and professional qualifications as an architect, technical architect, engineer or technical engineer. In addition, designer will have to arrange with the developer the hiring of partial collaborations if necessary.


Project manager: is the professional who leads the development of the work and directs the technical, aesthetic, urban and environmental issues. In order to do this, he takes into account the project, the building license (and other authorizations) and the contract conditions. As part of the facultative management, that is to say, the team of technicians appointed by the promoter and whose aim is to manage and control the execution of the work. In addition to the construction manager, other members of the management team are the construction manager or the execution director,. Just like the designer, they must be duly entitled in such disciplines.


Execution Director: assumes the technical function of directing the material execution of the work and controlling qualitatively and quantitatively the construction and the quality of the construction. That is to say, he is a kind of promoter representative to the builder, who is especially helpful to guarantee that the conditions of the contract are fulfilled. His main responsibilities are to verify the work reception in the construction products and direct the material execution of the work. The execution director must also be an architect, technical architect, engineer or technical engineer. He is one of the least defined figures, since in each company, this person acts in a variable manner depending on the person who holds this position.


Quality control entities: are the ones that have the capacity to provide technical support to verify the quality of the project, the materials that are being used and the execution of the work and its facilities. The project and the current regulations must be taken into account.


Product suppliers: are the manufacturers, stockists, importers or sellers of construction products. Their functions are, mainly, to deliver the products according to the specifications of the order and to provide instructions for their use and maintenance.


Owners / users: are those who will use the building once it is finished. Their commitment is to maintain the building and keep it in good conditions.


As you see, and in spite of what you might think, the building process is not only based on deciding what, where and when a work will be carried out and its execution, but the whole process, from the moment it is conceived until it is completed, is much more complex. Getting a work off depends, among other things, on a professional team of experts. The successful construction of a building is the result of a gear made up of people who function not as a specialized group in the same sector but as a team with the same aspirations. Everyone must row in the same direction from the highest to the lowest level. Therefore, in addition to these key 8 profiles, some other profiles must be also taken into account, such as officers, crane drivers, topographers and a great variety of technicians whose contribution is equally transcendental.

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