“No matter how many hundreds of pages of clauses the lawyers draft, the documentation simply cannot meet the test of reality.” “Exemptions and waivers have to be sought, and the documentation itself has to be changed to satisfy the 200 banks” (p. 164).
— Eurotunnel Safeguard Procedures (2006)
Contracts represent an important governance structure for megaprojects that brings together the thousands of participants including the banks, equity sponsor(s), owners, contractors, designers, engineers, subcontractors, local communities, and other project stakeholders. Contracts try to reduce uncertainty, mitigate risk, avoid ambiguity, and prevent conflict, yet as expressed in the above quote on the restructuring of Eurotunnel sometimes this task cannot always reach the “test of reality.” Megaprojects require hundreds if not thousands of contracts between the numerous stakeholders. In this chapter we explore the development of a megaproject through the lens of the legal documentation and emerging issues in these epic projects. In Chapter 10, we will focus on the laws and contracts governing owners, designers, and contractors in megaprojects. We will look at legal contracting on a global scale from the perspective of the project participants as well as the ultimate beneficiaries. The following topics will be reviewed:
All megaprojects begin with the recruitment of resources from diverse geographic locations and disciplines. Public Procurement laws can vary widely across countries and regions, so it is essential to refer to domestic procurement laws and in the case of Europe, international law. For example, members of the European Union must comply with the EU directives as incorporated into national legislation. The directives apply to public works such as civil engineering or construction and transport. They require compliance with general principles of freedom of access to public bidding, nondiscrimination, and equal treatment of bidders and to public–private partnership (PPP) projects. These Directives include:
An adequate, balanced, and flexible legal framework for the award of concessions would ensure effective and nondiscriminatory access to the market to all union economic operators and legal certainty, favoring public investments in infrastructures and strategic services to the citizen. Such a legal framework would also afford greater legal certainty to economic operators and could be a basis for and means of further opening up international public procurement markets and boosting world trade. The rules of the legislative framework applicable to the award of concessions should be clear and simple. They should duly reflect the specificity of concessions as compared to public contracts and should not create an excessive amount of bureaucracy.
The Directive encourages Member States to extend the Directive to private entities that offer facilities and services which are open or provided to the public such as healthcare, social inclusion, social security, and electronic communication. In the private sector, the owner traditionally distinguishes the design phase from the construction phase of the project. During the design phase, the owner directly appoints the design team to develop the project in three stages: (i) the preliminary study followed by (ii) the detailed design, which then forms the basis of (iii) the tender documents. On the basis of these documents, the contractor(s) commit(s) to build the project for a fixed price (lump sum) or unit prices, in accordance with a defined schedule. A new type of contract known as a guaranteed maximum price contract has recently emerged in some countries such as France. The contractor undertakes to assist the design team and the owner during the design phase of the project to prepare tender documents in line with the maximum guaranteed price, which is then converted into a lump sum price. Procurement arrangements under which the contractor is responsible for the design and the construction of the project [design and build contracts and variants such as engineering, procurement, and construction (EPC) contracts] are unusual in the domestic private sector, with the exception of manufacturing facilities.
International projects can use the standard form contracts described for local projects, but they most frequently use contracts specifically adapted from the standard form contracts provided by the International Federation of Consulting Engineers (Fédération Internationale des Ingénieurs‐Conseils) (FIDIC). Depending on the type and complexity of the project and on the tasks and risks shared between the employer and the contractor, either the Red Book (Conditions of Contract for Construction for Building and Engineering Works Designed by the Employer) or the Yellow Book (Conditions of Contract for Plant and Design‐Build) can be used.
The (“FIDIC”) classifies construction contracts into three types: (i) turnkey or engineering, (ii) procurement and construction (“EPC”), and (iii) design‐build and construction.
Other forms of international contracts include the Institute of Civil Engineers (“ICE”) or the New Engineering Contract (“NEC”) currently used in the Crossrail project in London. Since public procurement generally uses their own forms, standard forms are mostly left to private sector contracts. Usually, the application of these standard forms comes as a requirement from foreign investors or financing entities.
The standard forms of construction contract for projects involving public works include Bill and Build (B & B); Build, Own, Operate, and Transfer (BOOT); and Turnkey Project contracts. In the case of B & B, interested contractors are normally required to send in their quotations, after which the successful contractor would then be paid some money (in advance) to commence the building project. With regard to BOOT, the successful contractor carries out the building work with its own funds, after which the said contractor will be entitled to own and operate the property for a certain duration of time for the purpose of recouping its capital. After recouping its capital within the agreed time, the next step will be for the contractor to transfer the property to the owner thereof. A Turnkey Project is a construction project in respect of which a contractor is employed to plan, design, and build a project and get the project ready for use at an agreed price and by a fixed date.
With 50 separate states, public and private entities in the United States utilize a wide variety of contract types with no standard form of construction agreement. Before the 1980s, there was a general preference for fixed‐price design‐bid‐build contracts, based on a fully completed set of design documents. Time‐and‐materials arrangements have also long been used, especially where it is difficult to estimate a fixed price or when construction must begin before there is time to complete a design. In recent decades, however, statutory changes have facilitated an increased use of design‐build contracting and its variations such as engineer procure construct (EPC) contracting often used internationally.
The Integrated Project Delivery (IPD) has been emerging as a promising method to avoid some of the traditional inefficiencies of traditional contracting systems and tends to maximize construction project success. However, IPD is struggling to spread in the industry and there is still the need to understand the value that it can unlock (De Marco and Karzouna 2018).
The contract forms provided by the International Federation of Consulting Engineers (FIDIC) are used infrequently in the United States because of the preference for other forms. Federal construction projects are generally governed by the Federal Acquisition Regulation (FAR), a book containing numerous clauses mandated on various types of jobs. At the state level, many states have adopted procurement codes that establish how public works contracts are awarded but leave the forms of the public works contracts up to the individual agency or municipality.
Therefore, the form for public works contracts can vary widely within a state and between states. The A‐201 General Conditions and other forms published by the American Institute of Architects (AIA) are probably the most widely used. Other well‐known contract forms are published by ConsensusDocs, the Engineers Joint Contract Documents Committee (EJCDC) and the Design‐Build Institute of America (DBIA). All these forms aim to achieve a degree of balance between the various parties that typically participate in a complex construction project, though that balance can easily be lost when the forms are heavily modified to favor the interests of a particular party.
The form of construction contract to use for a specific project can be selected in a multitude of ways. An architect, engineer, or contractor preparing a proposal for an owner may present the owner with a form document to consider. In those cases, the owner then may ask its lawyer to review and revise the document as appropriate. A proactive owner, however, may prepare a form of contract, preferably before the owner seeks bids, and then include that contract with a request for proposals. Owners that construct projects regularly may have their own original manuscript forms of contract, rather than relying on published forms. Standard forms of contract are published and sold in the United States by organizations associated with the construction industry. As an example: AIA documents are developed by the American Institute of Architects. The AIA forms of agreement are the most widely used and the most heavily critiqued in the United States. Some perceive that the AIA forms allocate risk in favor of the architect and to the detriment of the owner. As a result, the AIA forms are generally modified by the parties before execution. It is common for construction companies to use their own model contract for both construction (which are typically lump‐sum or unit price contracts) and engineering and design (typically services contracts).
In addition to deciding the contractual standards and conditions for a global megaproject, delivery methods must also be determined that may include design‐build contracts, design‐bid‐build contracts or engineering, procurement and construction (EPC) contracts. For example, the most common types of contracts used in Greece for private construction work are (i) measurement contracts; (ii) design‐build contracts; (iii) design‐bid‐build contracts; and (iv) construction management contracts. In public works, design‐build contracts are very commonly used, as it is common practice, in respect of construction agreements used for concession contracts, for the central government and/or local authorities to award them.
In megaprojects most contracts are awarded by the government or government agencies based on international competitive bids. Therefore, clauses of these contracts are not easily negotiated. Many contracts which are based on international standard‐form contracts (e.g. the FIDIC conditions of contract), with some modifications, typically tend to favor the employer. It is difficult for the bidders or even the successful contractor to negotiate all the terms. However, parties do seek and get clarifications relating to some of the clauses before the bid submission date and some‐times even manage to have a few of the clauses amended. However, this is rare. Private contracts between, for example, a developer or a special purpose vehicle (SPV) with a contractor or subcontractors are typically negotiated. Even in these contracts, the scope for negotiation is not large and the employer tends to retain their contract forms. Additionally, contracts with subcontracts can be on a back‐to‐back basis so that the provisions in the master agreement are consistent with the provisions in the subcontracts.
In build‐operate‐transfer (BOT), and build‐own‐operate‐transfer (BOOT) projects and projects with developers, both debt and equity funding are used. The income stream is the security provided to the lenders (apart from guarantees granted by the parent companies). As a large number of projects do not permit the lender to take over the projects, and the project itself is not deemed to be a security. One of the recent issues with this model has been that in many projects (particularly road projects), even after the construction phase is over, the contractor or the SPV was not permitted to sell the equity. As a result, more complex arrangements were not entered into and only an escrow arrangement was worked out in which all earnings such as toll collection would be deposited.
However, it is expected that transfer of projects will be permitted more often in the future. This is because most lenders and banks are very reluctant to take over projects and run them, and, therefore, there are very few cases where projects have been taken over by the lenders. Where income streams form the guarantee to the lenders, there have been cases where the lenders have been forced to take up toll collection to recover their payments, which is not an ideal situation.
A nation that destroys its soils destroys itself. Forests are the lungs of our land, purifying the air and giving fresh strength to our people.
– Franklin D. Roosevelt
There are so many laws that govern international contracting describing all these laws is beyond the scope of this book, however, it is important to include a brief description of some of the more important international laws as they are relevant to megaproject contracting (Table 10.1). One of these laws involves local building laws and regulations and is highlighted in Box 10.1.
Table 10.1 Megaproject law and policy initiatives.
Source: Financial Institution and Country Project Databases.
Country | Law and policy initiatives | Projects |
---|---|---|
Germany | The exit from nuclear and fossil‐fuel energy means the focus will be more on sustainable finance. | The preservation and modernization of the German Rail System. The German Government and Deutsche Bahn, the German railway company, entered into an investment agreement with a total of €86 B for the preservation and modernization of the German railway networks within the next 10 years The acceptance of the 2.4 bn modernization of the Autobahn A3 in northern Bavaria. |
Ghana | Projects approved in the power, maritime, and rail sectors | Eastern Railway Line Project This project involves the construction of a 340 km standard‐gauge railway line, running from the Tema Port to Kumasi. It is being developed by the Ghana European Railway Consortium on a Build, Operate and Transfer (BOT) basis. ($2.2B) |
Greece | Law 46‐43/2019 National Energy and Climate Plan | Liberalization of the energy market, the modernization of the Public Power Corporation, and the privatization of the Public Natural Gas Company (DEPA) |
Hungary | Renewable Energy | Development of the MET Dunai Solar Park (2018), and Airport Refinancing |
France | Projects related to sustainable development for example “smart cities,” energy efficiency and renewable energy as a result of France’s commitment to climate finance, but also to its post‐COVID‐19 economic recovery plan | The Fécamp offshore windfarm (€2B): Expected to be completed in 2023, this windfarm is set to produce the equivalent of the annual electricity consumption of 770 000 inhabitants. A majority of the capital will be raised through non‐recourse project‐level debt. The Astérix project (€1.1B): This project consists of deploying the fibre network in medium‐density areas in France. Crédit Agricole CIB is the lead arranger for financing |
Ethiopia | In 2020, the PPP Board approved 25 projects (eight solar energy, eight wind energy, five hydropower, one housing development and three road projects) to be carried out through PPP arrangements. It was also reported recently that the government is considering PPP for the purpose of building a communication satellite that will cost over $350 million. | Two solar energy projects – Scaling Solar Dicheto in Afar Regional State and Scaling Solar Gad in Somali Regional State – were awarded to a Saudi Arabian firm named ACWA Power. |
Malaysia | Among the major infrastructure and utility projects highlighted in the 2021 Economic Outlook are: (i) the Mass Rapid Transit 2 (MRT2); (ii) the Light Rail Transit 3 (LRT3); (iii) the West Coast Expressway (WCE); (iv) the Pan Borneo Highway; (v) the Langat 2 Water Treatment Plant; and (vi) the Sarawak Water Supply Grid Program. | Pengerang Refining and Petrochemical Integrated Refinery and Petrochemicals Complex: The US$21B petrochemical facility in the state of Johor, which is anticipated to have a combined capacity to produce 7.7 million tonnes per year of chemical products. The project was initially reported to be on course to begin commercial operations in March 2021, but this appears to have been pushed to the second half of 2021. |
Japan | The global trend of decarbonization, in conjunction with the United Nations Sustainable Development Goals, has significantly discouraged the development of new thermal power plants. At the end of 2020, the Japanese government published the “Green Growth Strategies” and clarified its policy to increase renewable energy sources so that these constitute 50–60% of all electricity sources by 2050. | A substantial proportion of the existing Japanese social infrastructure was constructed during the 1960s and 1970s. To meet the need to restore or replace these facilities in the coming decades, the Japanese government is facilitating the use of public‐private partnership (PPP) and private finance initiative (PFI) structures. |
Indonesia | The most noteworthy project financings to have taken place in recent years in the public infrastructure sector have been for power plants, toll roads, and water treatment and supply. | In the private sector, such financing has mainly been used for smelting plants in relation to copper and nickel, and for oil‐to‐fuel processing plants. |
Singapore | A Green Finance Industry Taskforce was convened to advance the green financing agenda, and its initiatives include developing a taxonomy based on international best practices to help Singapore‐based financial institutions identify, classify, and transition to financing green activities, and offering guidance on best practices in environmental risk management. | A significant transaction in Singapore was the financing of the Jurong Island Desalination Plant. This modern seawater reverse‐osmosis desalination plant development was completed in 2022 and is capable of desalinating 36 million gallons of seawater daily. |
Turkey | There have been a significant number of ongoing public‐private partnership (PPP) projects in the energy, highways, ports, healthcare, and railway sectors. The Turkish government promotes independent investment in these sectors and has also focused heavily on PPP projects in recent years. These PPPs are mainly centered around the Turkish energy, airport, road, railway, and infrastructure sectors. | Recent amendment made to the Capital Markets Law No. 6362, an alternative project financing method (i.e., project finance fund) and a new type of security (i.e., project‐backed security) are also being introduced, with the purpose of contributing project financing for investments with long terms and high capital, such as infrastructure, energy, industry, technology, communications, and health projects. $4.5B financing and $1.6B additional financing of the Third Bosphorus Bridge and Northern Marmara Motorway. €125 m financing of the Third Airport of İstanbul. $1.2B financing of the road infrastructure project for a tunnel connecting Asia to Europe, namely Avrasya Tüneli. IC İçtaş’s $1.2B expansion of the Tuz Gölü (Lake Tuz) Underground Natural Gas Storage |
The Grenfell Tower fire in West London on 14 June 2017, which caused 72 fatalities and further injuries, is a horrific example of why the world needs better contracts and regulations. The devastating fire was swiftly followed by industry‐led consultations and public inquiries, some of which are ongoing. A Report to Parliament (2020) after the fire found the UK construction rules to be dangerously lax. However, “while some regulatory changes have been implemented, it is only recently that the first of the major statutory reforms concerning fire safety has come into effect. The reform included the Fire Safety Act 2021, which received Royal Assent in April 2021 – almost four years on from Grenfell.” Meanwhile, the UK government has introduced various schemes to fund the replacement of defective cladding on the building sides, but eligibility and coverage are restricted, and, in most cases, funding is conditional on claimants also pursuing insurance claims and/or warranty claims against those involved in the installation of the cladding. Due to such factors, the English courts have seen a steady stream of claims relating to defective cladding and fire/building safety more generally.
Megaprojects are known for their complex networks, interfaces, and dependencies and must manage colossal risks, uncertainty, and ambiguity. All of this requires clarity in contracting and a road map that embodies the final deliverables which may take decades to complete. Because most megaprojects contain numerous work packages and subcontracts coordination among all contracts is a key challenge. For example, the Big Dig consisting of 135 major work packages and thousands of smaller subprojects was broken into geographic locations.
In Figure 10.1 you see examples of some of the most challenging clauses in large infrastructure construction projects, highlighting important yet contestable provisions of megaproject design and construction contracts and provisions that can impact owners, sponsors, lenders, designers, contractors, and the community at large. Each of these contractual provisions are analyzed from both a risk and sustainability perspective.
What we are doing to the forests of the world is but a mirror reflection of what we are doing to ourselves and to one another.
– Mahatma Gandhi
In most countries today, environmental approval also considers sustainable development and, as a result, conditions are often imposed in this regard by the environmental authorities in the law and in contracts. Presently the requirements vary from country to country, but the movement is towards standardization on an international and national level. National courts have also considered environmental issues particularly relating to sustainable development and the right of the landowners whose lands have been acquired. Several hydroelectric projects have been postponed in view of lack of proper environmental studies relating to sustainable development.
“Sustainable development is about ensuring that legitimate human needs are met without sacrificing environmental resources in the process.” If one is to believe that States have “adopted” sustainable development as the way forward, this needs to be reflected in what goes on within international organizations of which they are a part. International organizations must be more involved in global development if they are to be representative of their members’ interests (Lorenzo 2018).
For example, the World Bank’s Environmental and Social Framework (ESF) became effective on 1 October 2018, and applies to all Investment Policy Financing (IPF) projects initiated after this date. Though the standards are not quite as extensive as the United Nations 2030 Agenda they respond to many of the Agenda’s goals.
ESF | Standard |
---|---|
1 | Assessment and Management of Environmental and Social Risks and Impacts |
2 | Labor and Working Conditions |
3 | Resource Efficiency and Pollution Prevention and Management |
4 | Community Health and Safety |
5 | Land Acquisition, Restrictions on Land Use, and Involuntary Resettlement |
6 | Biodiversity Conservation and Sustainable Management of Living Natural Resources |
7 | Indigenous Peoples/Sub‐Saharan African Historically Underserved Traditional Local Communities |
8 | Cultural Heritage |
9 | Financial Intermediaries |
10 | Stakeholder Engagement and Information Disclosure |
The goals of the ESF are critical to sustainability of all projects even outside the developing world and have been adopted by most multilateral organizations and even privately funded projects and can impact all design and construction contracts on a megaproject financing. Borrowers and projects are also required to apply the relevant requirements of the World Bank Group Environmental, Health and Safety Guidelines (EHSGs). These are technical reference documents, with general and industry specific examples of Good International Industry Practice (GIIP) that should be consulted. The ESF are designed to help borrowers manage the risks and impacts of a project, and improve their environmental and social performance, through a risk and outcomes‐based approach.
In the context of the Belt and Road Initiative and the national strategy for sustainable development, China’s major infrastructure projects (hereinafter referred to as megaprojects) are facing an unprecedented environmental sensitivity period, strategic opportunity period, and value reconstruction period (Malik et al. 2021). Therefore, in addition to paying attention to the progress, cost, and quality of the projects themselves, the stakeholders of megaprojects should also focus on project social responsibilities such as avoiding harm to public safety, maintaining ecological balance, and achieving sustainable development (Ma et al. 2017). Transforming our World: the 2030 Agenda for Sustainable Development. declares that “eradicating poverty in all its forms and dimensions, including extreme poverty, is the greatest global challenge and an indispensable requirement for sustainable development” (Pribrytkova 2020).
In reality, some project stakeholders excessively pursue their economic interests while neglecting social responsibilities, leading to frequent accidents. In 2013, the collapse of the Garment Factory, Sava District Building in Bangladesh, which killed 1127 people, shocked the world. The main reason was the owners’ lack of a strict review mechanism, and the project was multi‐level contracted. Subcontractors cut corners and built‐in violation of regulations; government departments had information asymmetry in those mentioned above lacking social responsibility behaviors, leading to government supervision and management dereliction, which eventually led to tragic accidents (Brunet and Aubry 2016; Xue et al. 2022).
This is often the case in international transactions. For instance, all contracts must comply with applicable laws, and the contractor shall be obliged to follow construction norms, health, safety and environmental rules, and any other law imposed by the State, at all times. Normally, general principles of contract apply in this regard.
However, certain terms, which necessarily arise from the contractual relationship between the project owner or employer and the contractor, or which are necessary in the business sense to give effect to the contract, will be implied. Implied terms may include that the employer will cooperate with the contractor, or that the employer will not deprive the contractor of possession of the construction site save in accordance with the terms of the agreement. It may also be an implied term that the contractor will do the work in a good and workmanlike manner, use suitable material, and perform his obligations in such a way as to conform to the applicable building regulations.
In the United States, every contract party owes an implied duty of good faith and fair dealing. For example, in a construction contract, parties are typically held to owe an implied duty that they will not hinder or delay each other. An owner who provides plans and specifications for use in construction impliedly warrants that they are suitable for use, and owners are typically held responsible for errors and omissions in their contract documents unless the contractor assumes responsibility for reviewing and completing the design as a design‐builder (and even in that case the contractor may be able to place some degree of reliance on the employer’s partial design and/or site information).
Many courts have held that an owner owes an implied duty to disclose any non‐public “superior knowledge” about the site or the project that a court finds should have been disclosed to the contractor. When furnishing materials or equipment for a construction project, the seller typically owes implied duties that the goods will be of “merchantable” quality and that they will be reasonably fit for their intended purposes. See U.C.C. §2‐314, 315. Such implied warranties may, however, effectively be disclaimed by contract. And in design contracts, architects and engineers may be held to an implied obligation to perform to the “prevailing standard” established for similar services in the area where the work is done. In multi‐prime contracts, owners may owe an implied duty to coordinate their various prime contracts, and prime contractors will probably be held to an implied duty to coordinate their various subcontractors and suppliers.
As an example, Article 246 of the United Arab Emirates (UAE) Civil Code implies a duty to act in good faith upon the parties to a contract, and states that the contract must be performed in accordance with its contents. According to Article 265 of the Civil Code, a contract is to be interpreted in accordance with its clear wording. In the absence of clear wording, the mutual intention of the parties, the nature of the transaction, and the trust and confidence that should exist between the parties in accordance with the custom in such transactions, will be examined.
Every country in the world implies different obligations in their contracts but they also include basic rights to protect contracting parties. For example, In the Republic of Slovenia, construction contracts are concluded in accordance with the provisions of the Obligations Code (OZ), Special Construction Usages (PGU) and the International Federation of Consulting Engineers’ (FIDIC) books.
The term “fitness for purpose” does not apply in construction contracts in Slovenia. Contractors shall deliver what they have bargained for, and employers shall not expect contractors to guess what their future intentions might be.
Under PRC Contract Law, in addition to contractual obligations, the parties of a construction contract are generally required to:
As another example of implied conditions, the law of India recognizes the use of both express and implied terms in a construction contract. While express terms are easily identifiable, implied terms must be read into a contract while examining the intention of the contracting parties. However, such terms must not alter the intended commercial purpose of the contract as understood between the parties. While there is no agreed set of terms which can be implied in a construction contract, certain obligations are understood as impliedly binding on both the employer and the contractor. For example, a contractor is expected to perform its tasks while exercising a standard of care and must provide such materials as are fit to be used for the stipulated works.
One of the most complex and contentious provisions in international contracts for infrastructure and construction is drafting the allocation of risk for subsurface conditions or as they are sometimes referred to as differing site conditions. The reduction of subsurface risks requires the evaluation of the conditions to the fullest extent possible at the outset of the contract and then determining a proper allocation of risk that is clearly understood and defined in the contract documents.
There are no mandatory provisions under French law. Thus, it is the parties who contractually stipulate who bears the risk of unforeseen ground conditions. In practice, it is often the project owner who bears the risk. Indeed, this is what happens when the contract does not specify who bears the risk. The theory of unforeseen circumstances (théorie des sujétions imprévues) allows compensation to be obtained by the contractor for losses arising from unforeseen ground conditions in the context of public law construction contracts. In private law construction contracts, the theory of unforeseen circumstances (théorie de l’imprévision) may play an equivalent role, in that it enables the contract to be renegotiated (modified or terminated) in the event of new circumstances unforeseen at the time of execution of the contract which make the contract excessively onerous to perform.
Because of these unforeseen circumstances, it is important that the constructor and its engineer carefully review the relevant provisions of the concession agreement that involve design and construction risk assumption and, if at all possible, be involved in the negotiation of that agreement (Hatem and Cordum 2010).
America’s largest inner‐city project, Boston’s Big Dig had major subsurface risk exposures that impacted schedule included design development, hazardous material removal, complexity of interfaces between contracts, unanticipated site conditions such as unchartered utilities, obstructions from old piles and seawalls, unexpected ground conditions, and archeological sites. Critical risk exposures were identified in the project’s finance reports and in the project management monthly reports, as these exposures could have serious impacts on project schedule whether or not these impacts occurred on a critical path. Noncritical paths had to be carefully monitored for serious exposures that could change the status of that path to a critical path.
As described by one Bechtel engineer, “The soil beneath the city has a little bit of everything.” The Big Dig tunnels had to be dug through four distinctly different types of soil – fill at the surface, followed by organics (silt, sand, etc.); a marine soil known as Boston “blue clay”; and, finally, a layer of boulders, gravel, and clay (glacial till) sitting atop the bedrock (Einstein 2012). A particularly large and deep deposit of the blue clay complicated proposed excavations to construct tunnels connecting the Ted Williams Tunnel, the Central Artery tunnels, and the Massachusetts Turnpike. Even small, shallow excavations would collapse without support. The solution was to combine the clay with cement, a “deep soil mixing” technique developed in Japan that makes the soil harder and thus easier to excavate, and makes it act as a buttress (Greiman 2013). Even that was not simple. To access the areas where soil needed to be improved, existing structures had to be moved. The tunnel ground freezing and jacking operations produced another level of unknown conditions and construction claims. Construction costs increased throughout the project and across all contracts as a result of these subsurface conditions (p. 219). As of 30 September 2004, the project reported that differing subsurface conditions represented about 19% of the almost $2B in requested claims and changes – a big number by any count (p. 219).
Differing site condition clauses represents a risk sharing mechanism commonly used in megaproject contracts. If the risk is not shared or allocated in the contract documents, then in the United States by default the common law applies which usually allocates the entire risk to the contractor. These clauses differ from one country to another and can vary widely. It is usually the obligation of the contractor to demonstrate that the conditions differ materially from those described in the contract. As demonstrated in the “Big Bertha” case study, subsurface conditions can create significant contractor and owner risk that includes cost, schedule, project finance, and relationship risk that may impede the project for years to come.
The allocation of risk for unknown subsurface conditions is an important provision in all megaprojects involving tunneling or other underground construction and can result in serious legal and other damages and years of litigation if allocation is not properly agreed upon by the project owner and its contractors For example, under the laws of Denmark and some other countries, the employer will, as a general rule, bear the risk of unforeseen ground conditions, as the employer must provide adequate information on hindrances with respect to ground conditions (Denmark 2016). Major sources of law in Denmark include the Constitutional Act, statutory legislation, regulatory statute, precedent, and customary law.
If an owner has knowledge of a differing site condition potential before the contract is signed, this should be disclosed, and an equitable adjustment clause should be included in the contract for additional costs that the contractor may anticipate. The additional costs may include the hiring of additional resources including people and equipment or allowing an extension of time to complete the contract or changing the scope of the contract to avoid the conditions entirely.
Most U.S. commercial construction contracts assign the risk of unforeseen subsurface conditions to the employer, assuming that the employer normally has more time and opportunity to study the ground that will be excavated. This is typically handled by a Differing Site Conditions clause. See, e.g., FAR 52.236‐2. Such clauses typically allow compensation if a contractor encounters latent site conditions that differ materially from those indicated in the contract documents (“type 1”) or latent conditions of an unusual nature that would not normally be expected at the site (“type 2”). Contractors must usually give prompt notice of such conditions and should take reasonable steps to mitigate their impacts. Contractor rights to claim Differing Site Conditions may be limited if the contractor is paid to conduct its own independent pre‐bid investigation of subsurface conditions or if a particular contractor had knowledge of the condition based on prior work at the site.
One approach to mitigating but not necessarily avoiding the risk is through a baseline approach. The baseline approach is a method objectively defining, describing and/or quantifying physical conditions reasonably expected to be encountered during the performance of construction work (Hatem and Cordum 2010). The baseline approach primarily is intended to assist the project owner and contractor in more clearly defining and allocating risk for differing site conditions at the time of contract formation, thereby reducing misunderstandings, disputes and claims and project delays and disruptions during the construction process (p. 509).
One example of contract drafting is shown in Box 10.2 from the construction contract used on Boston’s Big Dig governing differing site conditions.
Specifications are used to allocate risk among the various project participants. Serious problems can arise when these clauses contain errors, omissions, or inconsistencies. A review of the extensive case law that has arisen in construction contracting shows four areas of potential conflict that can seriously impact construction cost, schedule, quality, and risk. These clauses fall under the following three categories: excusable performance (force majeure); claims and changes; and project control and responsibility.
Force majeure clauses, as covered in Clause 8 Force Majeure, define the types of risks that will excuse performance such as severe weather, unforeseen conditions that were not contemplated at the time the contract was entered into, or a change in the law that impacts the investment. These risks must be carefully defined so the owner is protected from a risk that is within the control of the contractor, and the contractor is protected from a risk that is within the control of the owner. For instance, in a public construction project, the risk of differing site conditions is typically allocated to the contractor, while regulatory risk is allocated to the owner. These clauses should also define the obligations for mitigating an event once it occurs, as well as the time frame during which performance will be excused.
Claims and changes provisions detail the procedures that are to be followed when there is a change to the project scope, the process that will be followed to resolve the changes, as well as any dispute resolution process that is required of the involved parties.
Project control clauses generally define responsibilities of the parties and procedures for various aspects of the design and construction process. For example, the Spearin Doctrine, a landmark U.S. Supreme Court decision, is a legal principle that holds that when a contractor follows the plans and specifications furnished by the owner, and those plans and specifications turn out to be defective or insufficient, the contractor is not liable to the owner for any loss or damage resulting from the defective plans and specifications due to an implied warranty given by the owner to the contractor (United States v. Spearin 1918). Thus, efforts must be made to ensure that project participants understand their differing roles and responsibilities that are assigned in the contract clauses and to comply with these provisions. Prior to determining which law will govern the project contracts, it is important to have a complete legal analysis of the possible applicable laws by the organization’s general counsel.
To the extent the contract does not address all issues, the local statutory and common law will govern the contract. Owners need to include in all project contracts, indemnity, liquidated damages, consequential damages, and differing site condition clauses to shift liability to the contractor for increased costs and delays in the event of the breach of the contract by the contractor. While the contractor and designer must negotiate their own protections for materially different conditions than were anticipated.
Party Autonomy is one of the most important concepts in international law and is demonstrated best in the parties’ freedom to choose the law of their contract. Virtually all legal systems and many treaties, and international legal agreements recognize the right to choose the law of your contract. Yet, there is variation in the enforceability and interpretation of these provisions. Enhanced predictability and efficiency are especially important in international settings because of the significant differences between national laws and decision‐makers and the availability of multiple potential forums (Born and Kalelioglu 2021). Some of the key questions in selecting a choice of law to govern your contracts include the following:
It is common for the concessionaire and its contractors to choose a law that is familiar to them and that in their view adequately governs the issues addressed in their contracts. Depending upon the type of contract, different issues concerning the governing law clause will arise. For example, equipment supplies, and other contracts may be entered into with foreign companies and the parties may wish to choose a law known to them as providing, for example, an adequate warranty regime for equipment failure or nonconformity of equipment. In turn, the concessionaire may agree to the application of the laws of the host country in connection with contracts entered into with local customers.
For some megaprojects there may be different choice of law provisions depending on the type of contract. There may be one provision for the financing agreements with the lenders, and another provision for the financing agreement with the equity sponsors. Sometimes, the host country’s legal system will mandate a particular law or will have mandatory provisions that cover part of a contract but not the entire contract. For contracts between construction contractors and the project owner or employer a different law is usually negotiated that will provide more flexibility for the contractors. Which particular jurisdiction’s laws govern a project is a critical question for all parties to a project finance or development agreement.
As an example, In Thailand, the parties may agree on the governing law provision in the project agreements and financing agreements. If the project agreement or financing agreement is governed by foreign law (law other than Thai law), it will be recognized and applied, but only to the extent such law is proven to the satisfaction of the courts of Thailand not to be contrary to the public order or good morals of the people of Thailand.
In the English Chunnel a compromise was agreed upon between the parties to the construction contract calling for ICC arbitration in Belgium and designating not one, nor two, but three different legal systems to govern the relationship. The arbitrators were to apply “principles common to both English law and French law.” Absent such common principles, the agreement was to be construed according to “general principles of international trade law as have been applied by national and international tribunals” (Park 2015).
The concessionaire sought judicial relief outside the arbitral process, asking English courts to restrain the contractors from suspending work pending resolution of the dispute. Ultimately the matter reached the House of Lords. Although admitting that an English court had power to grant an injunction, the Arbitrator reasoned that such power should not be exercised under the circumstances of the case. Noting the heavily negotiated arbitration and choice‐of‐law provisions, rather than a routine standard‐form clause, he wrote as follows.
The parties chose an indeterminate “law” to govern their substantive rights; an elaborate process for ascertaining those rights; and a location for that process outside the territories of the participants. This conspicuously neutral “anational” and extra‐judicial structure may well have been the right choice for the special needs of the Channel Tunnel venture. But whether it was right or wrong, it is the choice which the parties have made. The appellants now regret that choice. …. Notwithstanding that the court can and should in the right case provide reinforcement for the arbitral process by granting interim relief. I am quite satisfied that this is not such a case and that to order an injunction here would be to act contrary both to the general tenor of the construction contract and to the spirit of international arbitration.
Thus, as shown by the Arbitral decision in the English Chunnel, courts and arbitrators will tend to uphold the chosen law of the parties even if it is seriously detrimental to one of the parties. Choice of law is an internationally recognized right that all parties have and protect party autonomy which is crucial to the encouragement of foreign investment in all countries. In the next section we will look at choice of forum and dispute resolution clauses and will see how these two provisions are intricately linked and must be considered together in drafting contracts and financial documents.
The whole duty of government is to prevent crime and to preserve contracts.
— William Lamb
Differences of opinion are a reality of construction contracts, especially of those as complex as the Crossrail Project in London, Europe’s largest megaproject. Contracts encourage parties to reach agreement, or at least a decision, or state a final position, at the time the issue is encountered. This approach is seen as the antidote to long‐drawn‐out disputes running for months or years after contracts finish. The approach requires firm agreement to be made on the basis of a prospective forecast rather than a retrospective analysis of actual events. For complex issues this can be difficult to do, especially when so much is at stake and many issues are interwoven. The client encountered several disputes with contractors, mostly revolving around issues of time, but generally engaged successfully in a process of managerial discussions to reach agreement. To date, the client has had just one formal adjudication in relation to the main works contracts. Full and open managerial discussions at an appropriate level are essential and are more likely to result in a positive outcome for both parties than formal dispute routes. The parties need to persevere through sometimes very difficult issues and relationships (Morrice and Hands 2017).
The United States is a signatory nation to the Convention on the Recognition and Enforcement of Foreign Arbitral Awards (the “New York Convention”), and the U.S. complies with this agreement by enforcing arbitral agreements and awards issued in signatory countries. Consistent with Article V of the New York Convention, defenses to enforcement of a foreign award include lack of due process, a conclusion that enforcement would be contrary to public policy, and other listed defenses. Chapter 2 of the Federal Arbitration Act provides terms under which courts of the United States shall enforce foreign arbitration awards in accordance with the New York Convention.
Under a federal government contract, disputes are ultimately subject to resolution in a federal court or agency board, without a jury. Under state, local, or private contracts, disputes are ultimately subject to resolution in a court (often with a right to jury) unless the parties have agreed otherwise. Although some federal agency boards have significant experience in construction disputes, most courts have little such experience, and parties often agree by contract that disputes will be referred to mediation and ultimately to binding arbitration by a person with construction industry expertise.
Many contracts initially refer disputes to high‐level executives of the parties before they may be submitted to a court or arbitration panel. Many large complex projects also establish a Dispute Review Board that helps to resolve issues while the job is being performed. Nonbinding mediation is also very commonly used to resolve complex construction disputes. A few companies provide mediation and arbitration services. Two of the largest providers are the American Arbitration Association (AAA) and JAMS, each of which publishes detailed rules for mediation and arbitration.
Figure 10.2 shows the steps used in a dispute resolution process utilizing the Dispute Review Board model. At the Big Dig, every effort was made to resolve disputes internally, which required the parties to agree to waive any claim against each other except in the case of willful conduct or default. The Big Dig’s dispute resolution process required a progression from field office determination through various stages, including senior‐level partnering, executive‐level partnering, mediation before the dispute review board up to litigation, as shown in Figure 10.2. At any point along the way, the dispute could be resolved. As noted in the figure, the longer a dispute took to resolve, the greater the expense; thus, early resolution was always encouraged. The internal resolution of disputes allowed the integrated and collaborative process to continue throughout the life of the project. During the project, more than 25 000 claims were generated between the contractors and the project owner.
According to the construction industry reports, partnering also occurs relatively often in the Swedish market. The industry has seen an increased use of this alternative work method and contracting model from both private and public property owners/ building proprietors over the last 7–10 years.
Country | Dispute resolution mechanisms |
---|---|
Slovenia | Slovenian courts offer the possibility to solve disputes amicably with mediation in front of the court. In rare cases, when the parties do not resolve the dispute in such a way and conclude a court settlement (or out‐of‐court settlement, for that matter), parties shall proceed with the litigation. However, there has been an increase in the number of disputes that have been settled through arbitration. |
Mexico | The most common way of resolving disputes is litigation; however, arbitration and negotiation are gaining ground, especially for complex projects in sectors such as large‐scale construction, energy, and oil. In public contracts, the parties can agree on arbitration by way of dispute resolution (as a so‐called conciliation that is undertaken before the Ministry of Public Function) but termination of a contract by the Contracting Entity is excluded from the subjects eligible for arbitration (article 98 of the Public Works and Related Services Law). It is also common to see different kinds of ad hoc alternative dispute resolution in contracts executed with Public Companies [like PEMEX (Mexican Petroleum) or CFE (Federal Commission of Electricity)] in order to resolve technical or administrative disputes. |
Nigeria | Arbitration as a method of dispute resolution is the most preferred mechanism for the resolution of disputes in Nigeria’s construction industry. Arbitral proceedings are initiated in accordance with the Arbitration and Conciliation Act, Cap. A18, LFN, 2004, and the rules made pursuant thereto. |
India | Arbitration is the most common method for resolution of construction disputes. Section 48 of the Act provides for conditions which must be satisfied for enforcement of a foreign arbitral award in India under the New York Convention. Public Policy is narrowly construed. The Indian Arbitration and Conciliation Act 1996 also provides for conciliation though it is rarely adopted. India also uses mediation and a Dispute Review Board to resolve construction disputes. |
Denmark | According to the dispute resolution ladder prescribed in the AB Standards, disputes are finally resolved by arbitration before the Danish Building and Construction Arbitration Board. The arbitral procedure is governed by the Danish Arbitration Act and rules prepared by the Board. |
France | The French Arbitration Act (Art. 1520 of the Civil Procedure Code) follows closely the limited grounds for Annulment of an Award under the New York Convention. |
China | Most disputes are resolved out of court through settlement. For disputes that cannot be settled litigation or arbitration are used for dispute settlement. |
The types of risk and their allocation vary depending on the nature of the construction project. The main risks common to most projects are the unforeseen events or circumstances relating to:
It is important that Contractors are aware in global projects of the right of a lender to step‐in and take over a project when the project company is not performing in accordance with the project contract. Some national laws expressly authorize the contracting authority to take over temporarily the operation of the project, normally in case of failure to perform by the concessionaire, in particular where the contracting authority has a statutory duty to ensure the effective delivery at all times of the project concerned. In some legal systems, such a prerogative is considered to be inherent in most government contracts and may be presumed to exist even without being expressly mentioned in legislation or in the project agreement.
Step‐In clauses are typically negotiated between the project lender(s) and the project owners or sponsors. A typical step in clause is shown in Box 10.3.
All countries have laws that cannot be overridden in a contract and must be clearly understood as a requirement of a contract even if the choice of law is that of another country. For example, in Belgium indemnifications must be paid to distributors for termination of a contract that has not concluded or is not subject to grounds for breach of contract. Pursuant to an EU Directive termination of agency contracts before the legal termination date may also result in required indemnity payments.
Although contractual freedom is the rule, in France, some clauses may be unenforceable (deemed unwritten – réputée non écrite). This is particularly the case if the clause is contrary to French public order (ordre public) or mandatory rules (lois de police) within the meaning of Art. 3 of the French Civil Code. Examples include the decennial liability regime (obligations of contractors for up to ten years after completion of a project) and the protection of subcontractors in accordance with laws on subcontracting.
Many countries have enacted laws that apply extraterritorially regardless of the choice of law of the parties or the location of the contract. These mandatory laws include some criminal acts such as Bribery, Tax Fraud, Securities violations, and Antitrust laws.
In the United States criminal law is usually territorial. It is a matter of the law of the place where it occurs. Nevertheless, a surprising number of criminal laws apply extraterritorially outside of the United States. Application is generally a question of legislative intent, express or implied. There are two exceptions. First, the statute must come within Congress’s constitutional authority to enact. Second, neither the statute nor its application may violate due process or any other constitutional prohibition (Doyle 2016). Although the crimes over which the United States has extraterritorial jurisdiction may be many, so are the obstacles to their enforcement. For both practical and diplomatic reasons, criminal investigations within another country require the acquiescence, consent, or preferably the assistance, of the authorities of the host country. The United States has mutual legal assistance treaties with several countries designed to formalize such cooperative law enforcement assistance. It has agreements for the same purpose in many other instances. Cooperation, however, may introduce new obstacles. Searches and interrogations carried out jointly with foreign officials, certainly if they involve Americans, must be conducted within the confines of the Fourth and Fifth Amendments. And the Sixth Amendment imposes limits upon the use in American criminal trials of depositions taken abroad (p. 2).
The definition of “force majeure” will vary from project to project and in relation to the country in which the project is to be located. The definition of “force majeure” generally includes “risks beyond the reasonable control of a party, incurred not as a product or result of the negligence of the afflicted party, which have a materially adverse effect on the ability of such party to perform its obligations.” Sometimes an even stricter requirement, requiring impossibility of fulfillment, is imposed. This is a very difficult fact to prove and could result in the operator bearing an unacceptable level of risk. Parties should also consider whether it is appropriate to exclude consequences which could reasonably be avoidable by either party (World Bank 2021).
The concept of force majeure is well known in U.S. construction contracting. Although some contracts allow compensation to a contractor whose progress is interrupted by such unexpected events, most contracts merely allow only an uncompensated extension of time. Force majeure generally refers to a clause that is included in contracts to remove liability for natural and unavoidable catastrophes that interrupt the expected course of events and prevent participants from fulfilling obligations typically referred to as “Acts of God.”
Force majeure events are typically defined to include two common provisions:
As an example, labor strikes may be excluded from this category if they arise from specific acts or omissions of the affected contractor (i.e., to be distinguished from national or regional strikes). The fact that a project becomes more difficult or costly due to rising costs of labor or materials is generally not regarded as a force majeure condition, although courts may regard sudden and extreme price escalations in this category. Many U.S. employers have argued that the COVID‐19 pandemic is a force majeure event for which no resulting costs are recoverable, but contractors counter that claims for changes in work and lost efficiency are compensable even if pure delay costs are not. This area of U.S. construction law is likely to undergo substantial development as a result of economic burdens imposed by the pandemic. In some limited cases, performance may also be excused (i.e., effectively allowing its termination) on force majeure principles if the contractor can show that the specified work was frustrated by impossibility or commercial impracticability.
Force majeure events may widely be defined as extraordinary, unpreventable, and unforeseeable circumstances caused by a natural phenomenon (such as an earthquake, landslide, hurricane, drought, and others) or social and economic circumstances (such as war, blockade, import and export bans in the State interest and others) which are not controllable by the will or action of either party and due to which the parties cannot perform their contractual obligations. The mere fact that a contract has become uneconomic is not sufficient grounds for a claim for force majeure. The parties are also free to agree on the events or circumstances constituting force majeure and how such events or circumstances shall be treated.
In French law, force majeure is provided for in Art. 1218 of the Civil code and is defined as an event beyond the aggrieved party’s control which could not be foreseen at the time of the conclusion of the contract and the effects of which cannot be avoided, preventing the performance of the obligation arising from the contract. The aggrieved party can claim for an extension of time, and either party can terminate in case of extended force majeure. A contract which has become uneconomic might lead to a claim under the imprévision theory, under public or private law (Art. 1195 of the Civil Code), not under force majeure.
In India, exclusion of liability for force majeure is provided for in Article 1148 of the Civil Code (Code Civil). Liability can be entirely excluded for any loss arising from events that are: unforeseeable. unavoidable, and external (that is, completely outside a party’s control). The effect of a force majeure event on the contract varies according to the nature of the event. It may: suspend performance of the contract, vary the contract by altering its scope, or terminate the contract where performance has been rendered impossible.
The parties can choose to apportion the risks of force majeure between them by agreeing that the contractor will either bear all risks associated with force majeure events, or on the contrary exclude his liability entirely. In practical terms, parties should carefully draft their force majeure clauses to: Define which events amount to force majeure. Strikes, for example, may be excluded, or the parties may provide that only strikes affecting a particular sector amount to force majeure. The parties may decide that the consequences of the event will be apportioned between them according to a certain formula or criteria (e.g. the contractor will be entitled to an extension of time but will bear the disruption costs).
During the outbreak of COVID‐19, the People’s Republic of China (PRC) Supreme People’s Court issued three Guiding Opinions on Several Issues Concerning the Lawful and Proper Trial of Civil Cases Involving COVID‐19 (“Guiding Opinions”), which provide guidance on legal applications for various matters that are possibly influenced by COVID‐19. As far as construction contracts are concerned, paragraph 7 of the second Guiding Opinion applies the rules of force majeure and change in circumstances respectively for different situations: (i) If a contractor fails to complete the construction within the agreed time limit due to the epidemic or the epidemic prevention and control measures, the People’s Court will not uphold the employer’s claim against the contractor for breaches. If the contractor requests to extend time for completion, the People’s Court shall uphold such request considering the degree of impact of the epidemic situation or the epidemic prevention and control measures on the performance of the contract. (ii) Where the epidemic situation or epidemic prevention and control measures cause a sharp rise in the costs of labor and construction materials, etc., or cause contractor’s losses such as labor costs and equipment rental fees, etc., and the continued performance of the contract is obviously unfair to the contractor, if the contractor requests an adjustment of the contract price, the People’s Court shall, in consideration of the actual circumstances of the case, make adjustments in accordance with the principle of fairness.
Ambiguity is resolved through principles similar to those that apply to contracts generally. While the subject is too broad to be properly summarized here, extrinsic evidence can be considered as an aid to interpretation, and various presumptions and canons of construction may be employed by the courts to discern the meaning of the contractual clauses in question. In construction contracts in particular, a well‐drafted contract will often include a hierarchy or precedence clause, providing for the order of priority in interpretation between documents. The aim of such clauses is to provide a framework for addressing inconsistencies and ambiguities in the contract, and would generally be given effect to, where necessary, to resolve a clear and irreconcilable discrepancy (although courts would generally be slow to resort to such a clause).
In interpreting ambiguous terms in a contract in Taiwan, Article 98 of the Civil Code prioritizes the parties’ real intent over the literal meaning of the terms. According to the prevailing court view, the purpose and context of the contract, and earlier drafts of the terms, shall be considered to understand the parties’ real intent.
Megaproject sponsors have gradually moved away from traditional, adversarial forms of contracting and focused more on collaborative approaches that encourage mutual cooperation (Brady and Davies 2014; Davis and Love 2011; Galvin et al. 2021). The result has been an increasing reliance on various forms of non‐traditional contracts to deliver megaprojects, including alliances, relational contracts, or public‐private partnerships (Bygballe et al. 2010; Clifton and Duffield 2006) – as these contractual forms enable participants in the contract to “share the gain and share the pain” (Lloyd‐Walker et al. 2014).
Galvin et al. (2021) in their recent studies on PPPs found that establishing the right governance, trust, and culture were critical. On its own, each of these is necessary but not sufficient to support collaboration becoming the default behavior within the alliance.
Previous studies had identified the contribution of these three enablers to the successful establishment of collaborative behaviors in alliances (e.g., Clegg et al. 2002; Kadefors 2004; Pinto et al. 2009; Xue et al. 2016).
Alliance contracts have been introduced in megaprojects to improve the alignment of objectives, risk and reward between client and contractor. However, the relational norms of alliances are not sufficient on their own to eliminate opportunistic behaviors (Galvin et al. 2021).
In projects involving international competitive bidding, particularly where foreign lenders are involved [for example, the Asian Development Bank (ADB) and the Japan International Co‐operation Agency (JICA)], the preferred structures are Joint Ventures (JVs) or Special Purpose Vehicles (SPVs). The form of a JV typically used in India and many other countries is an unincorporated JV, referred to as an “association of persons.” An “association of persons” is recognized by the Income Tax Act 1961. It enables various parties to combine their qualification requirements and skills without actually having to start or incorporate an SPV. However, for build‐operate‐transfer (BOT) projects, the preferred structures involve setting up of an SPV. In some projects, incorporation of an SPV is required by the project owner. Typically, in these projects, the SPV does not carry out all the work and subcontracts some of the work (either to their own principals or to other subcontractors). In many large projects (for example, airport projects), the SPVs are set up by the developers with the government entity and in turn subcontract the entire construction work to an EPC contractor (who further subcontracts specialized work). Most large projects involve international competitive bidding.
It has become increasingly prevalent for contracting companies to form joint venture partnerships in the UAE, especially in respect of the so‐called “mega projects” which can have a contract value above one billion. Given that this often involves major global contractors, these joint ventures can be unincorporated, meaning that any liability is joint and several.
Another example of collaborative contracting was used on London’s Crossrail Project. Many of the contractors have formed unincorporated joint ventures for the Crossrail contracts of two, three, or even four parties. This obviously reduces the risk for individual contractors and gives a greater pool of expertise and experience to draw from. From Crossrail Limited’s perspective as client, joint ventures can take longer to “bed down” and establish common processes and systems. Some joint ventures can also struggle with internal governance and decision‐making (Morrice and Hands 2017).
Collaborative contracting is relatively common in Portugal, especially in complex projects or in projects that involve a combination of different construction and/or engineering capabilities. The most common form of association is the consortium, in which two or more contractors agree to perform one or more contracts together without incorporating a new legal person for that purpose.
There are different forms of consortium but usually employers require that contractors form external consortia in which all members assume joint and several liability towards the employer for completion of the works. The complementary group of companies (“ACE”) is another form of association, usually for major projects requiring a longer performing period and in which the contractors incorporate a new legal person (the ACE) to assume the role of main contractor. In public concessions, contractors are usually required to incorporate corporate special purpose vehicles (“SPVs”) to act as concessionaires.
Collaborative contracting often used in public private partnerships is prevalent in Nigeria. It is an agreement between two or more establishments that are desirous of coming together to undertake construction work. The forms of collaborative contracts that are commonly used are: Joint Venture Agreements; Partnership Agreements; and Merger Agreements.
It is important to know whether a country or a municipality has a statutory framework for collaborative arrangements. For example, in India, there is no specific legal or statutory framework for PPPs at the central level. However, a few states (e.g. Punjab) have State Acts that govern construction contracts and have their own statutory tribunal. There is no typical procurement/tender process in PPP transactions in India. All government tendering is governed by the guidelines laid down by the Central Vigilance Commission to ensure transparency and avoid corrupt practices. Tender procedures are also guided by the lending agencies such as the World Bank, the Asian Development Bank (ADB), European Investment Bank, and the Japan International Co‐operation Agency (JICA), among others. Generally, there are no standard forms for PPP projects. However, various authorities do have approved formats, which are regularly amended. For example, the National Highways Authority of India (NHAI) has its own format which is regularly updated and amended.
Some of the significant PPP transactions that have recently been completed in the United States include the sale and refinancing of the Chicago Skyway in Illinois, the Pennsylvania Rapid Bridge Replacement Project, the Purple Line Light Rail Project in Maryland, the LaGuardia Central Terminal Building Replacement Project in New York, the Denver Airport Great Hall, the Ohio State University Energy Project, the Virginia Outside the Beltway I‐66 Project, the Colorado I‐70 East Project, the LAX Consolidated Rent‐A‐Car, the LAX Automated People Mover and the Newark Liberty International Airport Consolidated Rent‐A‐Car.
Despite the recent market volatility arising from the COVID‐19 pandemic, there remains a pressing need throughout the world for large‐scale investment in infrastructure across a broad spectrum of industries (in particular, in emerging markets such as Africa). Large‐scale project finance typically focuses on “greenfield” projects in sectors ranging from power generation (conventional, nuclear, and renewables) to transmission, oil and gas, petrochemicals, infrastructure, mining, and telecoms. With the heightened focus on climate change, there has been an increased focus on projects which will facilitate the “energy transition” away from our dependence on hydrocarbons. Global economic growth and demand for energy and commodities is a major driver for capital investment in these sectors and notwithstanding recent market volatility, the economies of fast‐growing countries such as China, India and Brazil have underpinned the upward trend in energy and commodity prices.
Some of the largest projects in the world are currently being developed in emerging markets: projects involving capital expenditures of $10–50B are moving forward in countries such as Saudi Arabia, the United Arab Emirates and Malaysia (UNCTAD 2021). The European Union (EU) alone decided to make a total of €1.8 trillion available for Europe’s recovery in the wake of the health crisis. These funds are also designated to support the fight against climate change and the forging of a more digitally oriented Europe. It is therefore to be expected that there will be a great deal of activity around renewable energy and the digital transformation. In this context, it can also be expected that sustainable finance, though currently still a new product, will gain more importance.
The changes in emerging market law will also have an impact on international megaproject contracting. All contracts must be reviewed to ensure they comply with these new laws.
An important consideration for a private investor in an emerging market or in a less developed country is the existence of the Bilateral Investment Treaty (BIT). These Treaties are entered into by countries seeking protection for investments made by investors from their own state. For example, State A (the host state) agrees to provide certain protections to investors coming from State B (the home state) and vice versa. If the investor considers that these protections have been violated, investment treaties also grant the investor permission to bring an arbitral claim directly against the host state. As a result, the agreement is entered into by the home and host state (collectively, the treaty parties) but the protections are created for the benefit of, and are typically enforced by, an investor from one state against the other state.
Investment treaties expressly protect investors against certain unilateral actions by host states, such as expropriation without compensation, nationalization of an industry, and discriminatory treatment, and permit investor‐state arbitration to enforce these obligations. For home states, an increase in efficient foreign investments will not just benefit their investing nationals; it is also likely to benefit their non‐investing nationals because the state’s development is likely to be enhanced through increased tax revenues. For host states, promoting such investments means increasing development through the creation of new jobs, the development of new infrastructure, and the enhancement of tax revenues. The U.S. negotiates investment treaties on the basis of a model text as do most countries. The Bilateral Investment Treaty Program administered by the U.S. Department of State and the U.S. Trade Representative provides investors with six core benefits:
The United States presently has 47 Bilateral Investment Treaties, though two of those treaties will terminate after the covered investments are completed. As of 2022 more than 2228 investment treaties are in place around the world. Some of the countries with the largest number of BITS in force include China at 110, the United Kingdom at a 98, Turkey at 100, Germany at 125, and India with 86 (UNCTAD 2022). All foreign investors should be aware of their rights under these Bilateral Investment Treaties, and to the extent a Treaty is not available the contract or Concession Agreement between the foreign investor and the host country should include at a minimum full compensation for expropriation or nationalization and protection against discrimination. A complete listing of Bilateral Investment Treaties for all countries can be found at the Investment HUB at the United Nations Commission on Trade and Development (UNCTAD 2022) as well as at the U.S. Department of State for US. Treaties.
As presented in previous chapters emerging markets and the developing world constituting about 60% of the GDP and 80% of the population creates opportunities for development projects that focus on energy, transport, agriculture productivity, and social and environmental initiatives. This opportunity also creates numerous legal issues not only for the financing of these projects but also for the implementation of these projects in difficult terrains with serious economic and finance risk. These risks range from environmental, social and governance issues (ESG) to supply chain and procurement risk to offtake purchasing agreements, investment treaties, corporate responsibility and liability and green procurement in contracts among many other issues.
Oil and gas companies struggle to find new growth opportunities in mature basins. Remote and undeveloped regions of the world offer the potential for significant value creation with their abundant and often under‐exploited oil and gas resources. However, along with these opportunities and potential rewards, emerging markets present substantial obstacles and risks, as these regions can be plagued with numerous problems, including unstable political systems, weak rule of law, corruption, lack of transparency, and human rights issues. Companies are exposed to significant legal and reputational risks if they do not effectively identify and manage the challenges and risks in these regions. In recent years, directors and officers of companies operating in these regions have been subject to increased scrutiny.
The questions below are based on a compilation of issues that have arisen in the developing world through the author’s professional experience and the experience of the global financial institutions as reflected in the numerous documents and case studies that have been issued by these institutions over many decades. Checklists should never be seen as a comprehensive list of all provisions that should be in a contract. Some contracts may have laws that impact the project and must be included in the project contract, while other contracts may require less detail but more a broad summary of the applicable law.
The goal of this chapter was to provide an overview of the major risks and issues in international contracting as well as the related laws. As discussed in earlier chapters the financial documents required for project financing are extensive and complex and involve the participation of multiple lenders, equity sponsors, the borrowing entity, and the obligations of the Concessionaire. In Chapter 10 the focus moved to the engineers, developers, and contractors in these massive projects and the challenges and opportunities available to these participants to prevent potential liability and ensure successful outcomes by reducing uncertainty, mitigating risk, avoiding ambiguity, and preventing conflict. The types and benefits of collaborative efforts were explored to encourage movement away from the more rigid, bureaucratic contracting methods of the past.
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