RIBA Stage 7: The Key to Successful Project Completion

Introduction

The RIBA Plan of Work is a comprehensive framework developed by the Royal Institute of British Architects to guide the architectural design and construction process. From Stage 0 to Stage 7, each stage represents a specific phase in the design and construction process. This article will focus on RIBA Stage 7, known as In Use, and explore its importance, key stakeholders, tasks, and challenges to ensure long-term project success, efficient building operation, and maintenance.

The Importance of RIBA Stage 7

RIBA Stage 7 plays a critical role in the design and construction process, as it encompasses the operation and maintenance of the completed project. This stage ensures that the project continues functioning as intended and addresses any issues that may arise. Stage 7 involves various activities, from ongoing support and maintenance to conducting post-occupancy evaluations and ensuring sustainability and energy efficiency.

Key Stakeholders in RIBA Stage 7:

Several vital stakeholders play a crucial role in successfully executing and maintaining the completed project in RIBA Stage 7. These stakeholders include:

• Client: The primary stakeholder responsible for the project’s success and working closely with the architect during Stage 7.
• Architect: Ensures ongoing support, maintenance, and sustainability while conducting post-occupancy evaluations.
• Contractors: Provide ongoing maintenance and support, addressing any issues that arise.
• Subcontractors: Offer maintenance and support for their specific areas of expertise within the project.
• Local authorities: Offer guidance and advice on complying with relevant legislation and regulations related to the completed project.

Tasks and Activities in RIBA Stage 7

Key tasks in RIBA Stage 7 include:

• Providing ongoing support and maintenance: The architect ensures the project functions as intended and addresses any issues.
• Conducting post-occupancy evaluations: The architect reviews the completed project’s performance and identifies areas for improvement.
• Ensuring sustainability and energy efficiency: The architect offers guidance and advice on reducing energy consumption and maintaining sustainability.
• Coordinating with contractors and subcontractors: The architect works with contractors and subcontractors to address issues and maintain a high standard of work.
• Offering ongoing advice and guidance: The architect supports the client in effectively operating and maintaining the completed project.

Challenges Faced in RIBA Stage 7:

Potential challenges that may arise during RIBA Stage 7 include:

• Communication difficulties: Ensuring effective communication between all stakeholders is crucial to avoid misunderstandings and delays.
• Coordinating with multiple contractors and subcontractors: Managing various stakeholders and ensuring they work cohesively can be challenging.
• Adhering to sustainability and energy efficiency regulations: Staying updated with changing regulations and standards is essential to maintain compliance.
• Providing ongoing support within time and budget constraints: Offering continuous support and maintenance can be challenging, especially when resources are limited.
• Conducting effective post-occupancy evaluations: Gathering sufficient data and information on the completed project’s performance can be challenging.

Additional Considerations in RIBA Stage 7

Stage 7 Outcomes and Post-Occupancy Evaluation Services

During Stage 7, most design and construction teams will have no duties to undertake. However, both teams will be interested in receiving ongoing feedback to improve the performance of future buildings. Post-occupancy evaluation services are commissioned to determine how the building is performing, helping fine-tune the building and inform future projects.

Facilities Management and Asset Management Strategies

Some client teams will continue to be closely involved during the life of a building, implementing facilities management or asset management strategies throughout the building’s lifetime. Asset information, the building manual, and these strategies may be updated regularly. In the future, a digital twin might be used to optimise the operation and maintenance of the building and compare predicted performance with actual performance.

Maintenance Contracts and Circular Economy Principles

In some building contracts, maintenance obligations might extend beyond Stage 6. When this is not the case, a new standalone maintenance contract might be set up. This would require continuity of knowledge about how the building operates, and the asset information would need to be kept live and relevant throughout the life of the building. At the end of a building’s life, Stage 0 commences again, aligning with circular economy principles. A refurbishment might prolong the life of the building or facilitate a new use. Where neither is possible, the deconstruction of the building will be undertaken after a new use for the site and a new building has been commissioned.

Conclusion

Architects must understand the importance of RIBA Stage 7 and its key stakeholders’ roles to ensure the long-term success of a project. By addressing the challenges and additional considerations that may arise during this stage and providing ongoing support and maintenance to the client, architects can help create sustainable, energy-efficient, and well-maintained projects for years to come.