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The 2025 form from the Royal Institute of the Architects of Ireland introduces strict notice requirements for Contractor claims. Earlier editions are often amended with time bars of their own.
Under clause 6.11, the Contractor gives the Architect notice of a claim as soon as practicable, and no later than 20 working days after becoming aware, or when they should have become aware, of the event.
Full details of the claim follow within a further 25 working days. Where the event is ongoing, interim details are due every fortnight.
Miss the notice requirements and the Employer is released from liability for the claim. On amended 2017 forms, bespoke time bars are common, so every clock matters.
RIAI forms are widely used for privately funded building work in Ireland, with the Architect administering the contract. Public sector work usually uses the PWC instead.
RIAI contracts are standard building contracts published by the Royal Institute of the Architects of Ireland. They are used mainly on privately funded building work, with the Architect administering the contract.
The Yellow form is used where the contract includes a bill of quantities. The Blue form is used where it does not.
Among other changes, clause 6.11 introduces strict claim notice rules. Notice is due within 20 working days of becoming aware of the event, full details within a further 25 working days, and interim details every fortnight for ongoing events. Late claims release the Employer from liability.
The Architect administers the contract on the Employer's behalf, issuing instructions, interim certificates and decisions on extensions of time.
Notice of a claim is due as soon as practicable and no later than 20 working days after the Contractor becomes aware, or should have become aware, of the event. Full details follow within a further 25 working days, with interim details every fortnight if the event is ongoing.
The Employer is released from liability for the claim. The parties can agree in writing to adjust the timeframes for a particular claim.
Contract terms vary by edition and are frequently amended. Always check the contract and any project-specific amendments that apply. This guide is general information, not legal advice.
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