Services
Superintendency, ECI and Independent Certification
Independent Superintendent and Early Contractor Involvement services, including value management, for retail, health, education, commercial and mixed-use projects across Brisbane, the Gold Coast, South East Queensland and New South Wales. We also act as Independent Certifier for financiers, as a separate service.
Our experience
Involved before construction starts. Accountable through to the Final Certificate.
Our partners and directors have acted as Superintendent, Principal's Representative and Independent Certifier on major projects across Queensland and New South Wales, from trading shopping centres and Brisbane CBD towers to live hospital campuses and flood-resilient school rebuilds.
We bring that experience in early. Through Early Contractor Involvement, we help clients and contractors resolve documentation, staging, buildability, scope and risk allocation, and run value management to find cost savings, before the construction contract is signed. We then administer the contract independently, fairly and on time through delivery, completion and close-out.
Contract administration
Superintendent
As Superintendent we administer the construction contract between principal and contractor. We act independently under AS 4300, GC21 and other standard or amended contracts, performing every Certifying Function reasonably, honestly and within contractual timeframes. Clients get prompt, evidence-based determinations that stand up to scrutiny, from contract set-up through to the Final Certificate.
Contract establishment
Setting up registers, contractual calendars, notice protocols and reporting before work starts, so time bars and separable portions are tracked from day one.
Claims, variations & EOTs
Assessing progress claims, variations, extensions of time and contractor claims against the contract and the evidence, with written reasons for material determinations.
Live-site administration
Regular site inspections to support certification, concise exception-based reporting, and staging, access and tenancy interfaces in live environments managed contractually.
Completion & close-out
Practical Completion assessed by separable portion, defects liability management, final claims review, security release and issue of the Final Certificate.
Our Superintendent experience includes Prince of Wales Hospital Redevelopment ($900m), The Ribbon, Darling Harbour ($900m) and Liberty Place, 161 Pitt Street ($600m), across live hospital campuses, CBD towers and trading centres.
Before contract
Early Contractor Involvement
Early Contractor Involvement happens before the D&C contract is executed. We work with the client, design team and contractor to resolve documentation, staging, buildability, scope and risk allocation while changes are still cheap to make. The result is a contract that is properly priced, clearly scoped and ready to administer.
Scope & documentation review
Testing the brief, scope, documentation and interfaces for gaps and risk before pricing is locked in.
Staging & buildability
Resolving staging, buildability and existing-condition risks with the contractor, particularly where the site keeps operating during works.
Value management
Testing design, specification, staging and procurement options to find cost savings and better value without compromising function, quality or programme.
Contract readiness
Reviewing the cost plan and proposed contract, including risk allocation, time bars and separable portions, so the D&C contract is ready to execute.
Our ECI experience includes Chatswood Chase ($550m), The Star Gold Coast ($500m) and Brisbane Convention & Exhibition Centre ($200m), most of which continued into Superintendent appointments.
A separate service
Independent Certifier
Independent certification is a separate function from Superintendency. As Superintendent we administer the construction contract between principal and contractor. As Independent Certifier we act for financiers, lenders and investors on high-value and high-risk projects, as an independent auditor and validator of the project's critical documentation and financial position. We give unbiased assurance that costs, progress, valuations and risks meet the lender's, legal and regulatory standards before funds are released or transactions are finalised.
Audit & verification
Examining progress claims, cost reports, budgets and cost-to-complete to confirm they are accurate, transparent and supported by evidence, giving a clear picture of the project's financial performance.
Regulatory & legal compliance
Confirming that approvals, contracts, insurances and declarations of financial viability meet the legal and regulatory obligations of the financier or government body.
Risk assessment validation
Validating the budget, contingency, programme and project financial structure so the risks identified by the client or financier are properly measured and documented.
Gatekeeping
Certifying each drawdown before funds are released, helping lenders and investors avoid relying on inaccurate or misleading information.
In a project context, certifying means a qualified, independent expert signing off specific documents to attest that they are accurate and compliant. It is a role, not a professional credential. Our certification experience includes Portside Wharf ($250m), FV Brisbane ($190m) and Coorparoo Square ($175m) for financiers including ANZ, Gresham Property and MaxCap Group.
Project experience
Where we've done it
Selected Superintendent, ECI and Independent Certifier engagements led by Pembridge partners and directors.
Retail, mixed use & venues
The Star Gold Coast
Broadbeach, Gold Coast QLD · The Star Entertainment Group
Development programme including the Darling Hotel and Casino, The Star Grand Hotel upgrade, and casino, pool and leisure refurbishments, delivered while the precinct kept operating.
Chatswood Chase
Chatswood NSW · Vicinity Centres
ECI with Multiplex for major alterations and additions to the shopping centre, including luxury retail, a dining precinct, commercial offices, façade upgrades and new parking.
Portside Wharf
Hamilton, Brisbane QLD · ANZ & Gresham Property
Independent certification on behalf of financiers for a major riverside retail and mixed-use development.
Brisbane Convention & Exhibition Centre
Grey Street, South Brisbane QLD · South Bank Corporation / AEG Ogden
Two auditoria, ballroom, conference and exhibition spaces, restaurant and retail facilities, delivered in an operating venue.
FV Brisbane
Fortitude Valley, Brisbane QLD · Gurner, ANZ & MaxCap Group
Independent certification on behalf of senior and mezzanine financiers.
Coorparoo Square
Coorparoo, Brisbane QLD · Honeycombes Property Group
Independent certification for a retail and residential mixed-use development.
Wintergarden Redevelopment
Queen Street Mall, Brisbane CBD QLD · ISPT
Increased lettable area, improved street access, a new art façade and a food court skylight, with tenants trading throughout.
Brisbane Central
141 Queen Street, Brisbane CBD QLD · QIC
Building upgrade and refurbishment, Albert Laneway, a new commercial office building, retail podium and basement car park, delivered in an operating centre.
Marina Mirage Shopping Centre
Main Beach, Gold Coast QLD · Ticor Developments
Shopping centre redevelopment, rebranding and new leasing strategy, delivered while the centre traded.
Post Office Square
Brisbane CBD QLD · LaSalle Investment Management
Food and non-food retail precinct repositioning, upgrade and rebranding.
Hyperdome Shopping Centre
Shailer Park, Logan QLD · QIC
Shopping mall and retail tenancy upgrade in a trading centre.
Queensland Rugby Club, Riverside Centre
Eagle Street, Brisbane CBD QLD · GPT Group
Works delivered within the operating Riverside Centre.
Bonnyrigg Plaza Shopping Centre
Bonnyrigg, Western Sydney NSW · LaSalle Investment Management
Centre upgrade and repositioning, including a new food market hall and food and beverage tenancies, staged while the centre traded.
Commercial, hotel & residential
The Ribbon
Darling Harbour, Sydney NSW · Grocon
Major hotel, residential and entertainment development on the Darling Harbour waterfront.
Liberty Place, 161 Pitt Street
Sydney CBD NSW · Grocon
44-storey commercial tower, four-level basement, heritage refurbishment and food retail precinct, achieving a 6 Star Green Star rating.
Central Plaza III
70 Eagle Street, Brisbane CBD QLD · QIC
Superintendent and Principal's Representative duties on an operating Eagle Street precinct asset.
The Surry
Surry Hills, Sydney NSW · Coronation Property
Boutique residential development in inner Sydney.
Health & hospitals
Prince of Wales Hospital Redevelopment
Randwick NSW · NSW Health
Enabling works package, including procurement, cost control and design management, administered as Principal's Authorised Person under GC21.
Coffs Harbour Hospital Expansion
Coffs Harbour NSW · NSW Health
Theatres, ICU, inpatient units and support services delivered on an operating hospital campus.
Westmead Hospital Redevelopment
Westmead NSW · NSW Health
Refurbishment program across 19 project areas in a live hospital environment.
Macksville Hospital Development
Macksville NSW · NSW Health
New hospital on a greenfield site with extensive early works, delivered alongside the Coffs Harbour expansion.
Kids Research Institute
Westmead NSW · Westmead Children's Hospital
Refurbishment establishing NSW's first paediatric Clinical Research Centre.
Education
Richmond River High Campus
Lismore, Northern Rivers NSW · School Infrastructure NSW
Flood-resilient high school campus supporting Lismore's recovery.
Lismore South Public School
Lismore, Northern Rivers NSW · School Infrastructure NSW
Flood-resilient rebuild of the public school.
See where these projects are on our Queensland and New South Wales project maps.
Values are total project or construction values. Projects include experience gained by Pembridge partners and directors before joining Pembridge.