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Patent defect or latent defect: does it matter?

Academics and judges have spent many hours discussing and identifying the difference between a latent defect and a patent defect in a construction project. But does the distinction matter?

This post considers a defect that appears just after the contractual defects liability period has expired and argues that the distinction does matter, but perhaps not as much as you might think.

What is a patent defect?

Broadly, a defect is anything that renders the works (or a thing) unfit for the use it was intended for, when used in a reasonable way and with reasonable care. In the context of a construction contract, work may be defective if it is not carried out in accordance with the contract.

According to Sanderson v National Coal Board:

“A patent defect is not latent when there is no-one to observe it. The natural meaning of the word ‘patent’ is objective, not subjective. It means ‘observable’ and not ‘observed’.”

Baxall Securities Ltd v Sheard Walshaw Partnership takes this test to the next stage for a construction project. A defect is patent if it is reasonably discoverable with the benefit of skilled third party advice, such as from an architect or engineer.

What is a latent defect?

In Baxall v Sheard, a latent defect was defined as meaning:

“… a concealed flaw… a defect that would not be discovered following the nature of inspection that the defendant might reasonably anticipate the article would be subjected to.”

This follows the objective approach taken in Sanderson v NCB.

The defects liability or rectification period

A defects liability period or rectification period (also known as a defects notification period) is a period following practical completion or taking-over during which the contractor retains liability under the building contract for dealing with any defects which manifest themselves. The period often lasts 12 months. For example, in the:

  • JCT Standard Building Contract, 2011 edition (SBC11), clause 2.38 addresses the parties’ obligations during the rectification period.
  • FIDIC Conditions of Contract for Construction for Building and Engineering Works Designed by the Employer, 1999 edition (FIDIC Red Book 1999), clause 11 deals with defects liability.

The terms of these contracts are very different, which reflects the different drafting approaches and their use on different projects. However, both require the employer, often through its architect or engineer, to notify the contractor of defects in the works.

Onus on the employer?

If the onus is on the employer to notify the contractor of defects, is the contractor “off the hook” if the employer fails to do so?

In short, no. Commentators on both the FIDIC contract (paragraph 11-038, Glover and Hughes, Understanding the FIDIC Red Book,  (Sweet & Maxwell, second edition, 2011)) and JCT (paragraph 20-150, Ramsey and Furst, Keating on Construction Contracts, (Sweet & Maxwell, ninth edition, 2012)) agree that the contracts do not set up a contractual scheme where the employer’s only remedy is to use the defects liability clauses.

The defects liability regime is not an exclusive remedy for defects because defects are also breaches of contract. The employer can still recover damages for patent and latent defects after the contractual defects liability regime ends. As we suggested at the start, the distinction between a patent and latent defect may not always matter as much as you might think.

Damages recoverable may be affected

However, it is not all good news for the employer.

If the employer fails to notify the contractor of a defect, or refuses to allow the contractor back on site to remedy a notified defect, the employer may only be able to recover some of its losses stemming from that defect. As decided in Pearce and High Ltd v Baxter and Baxter, the employer may not be able to claim more than it would have cost the original contractor to remedy the defects in question.

Latent defects again

If an employer has actual knowledge of a defect or if a defect is patent during the defects liability period, the defects liability regime should apply.

However, if the employer identifies a defect just after the defects liability period ends, arguably the damages it may recover should not be affected by the decision in Pearce v Baxter. This means that, in practice, it may be in the contractor’s interests to argue that an architect or engineer should have spotted that defect during the defects liability period, so that it can try to gain a tactical advantage by offering to remedy the defect itself or pay the cost of curing the defect alone (without paying any further consequential or other losses).

A balance?

All in all, this seems a broadly balanced position. It is usually in both parties interests for the contractor to remedy a patent defect quickly.

However, the distinction between patent and latent defects remains important when advising on the damages that may be recoverable after the contractual defects liability regime has come to an end.

8 thoughts on “Patent defect or latent defect: does it matter?

  1. If an alleged latent defect is discovered during the Defects Liability Period and notice is given the Contractor, but the remedy or diagnostics sourcing of the root cause requires some economic hardship on Contractor and subcontractor, is the Contractor then still duty bound to respond and eat the up front costs of coming out, performing tests and diagnotics, destructive searches and programming/debugging cures? Which party bears these costs? If a condition of the warranty has not been satisfied by Owner, such as maintaining the system on a periodic basis and not tampering with its programming or calibration, then who bears the costs of the response and the remedy?

    1. I am sorry we cannot answer specific questions on this blog, but the extent of the parties’ activities and their respective liabilities will typically turn on the terms of their contract.

    2. Thomas,

      My understanding of your query is that once Practical Completion has been achieved (under a JCT Contract) then opening up inspecting and testing of the works, materials or goods is unable to be carried out by the Contractor. Opening up inspecting and testing would require and instruction which under the JCT can’t be issued once PC has been achieved.

  2. I have question…..what happens in the case whereby the place of a development was previously a quarry but it was rezone for housing development. So within 60 days of completion, the completed units presented some cracks…so actually the problem was with the nature of the soil….who is responsible for that…..Employer, Contractor or Subbies that were appointed to do masonry work, painting and plastering work?????

  3. If the plastering to an external wall did not show cracks during the defects liability period but appeared after the defects liability period is that considered as a ” latent defect”?
    As we all know, external plastering are very prone to cracks. Some possible years after the defects liability period possible due to bad weather. With the cracks, there would be water ingress after heavy rain and wind and the internal walls would develop water stains and fungus. So, the question is, are such cracks to the external walls ” latent defects” ?

  4. My question is, if there is no provision for the contractor to remedy patent damages such as shrinkage cracks in the contract or indeed the contract is void of any defects period or liability for such defects, is the contractor responsible for rectifying any minor defects such as shrinkage cracks, or nuisance defects such as creaky floor boards?

  5. can defect notification period be smaller than latent defect period in building construction contract? for example can the defect notification period be specified as 1 year from substantial completion and the latent defect period be 5 years?

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