Construction supervisor: duties, qualifications and responsibilities under GZ-1
Construction supervisors are independent professionals who monitor building work and check its quality and compliance with the drawings, regulations and applicable standards.
When choosing a professional, check the register of authorised engineers. Qualifications, expertise, experience and references all matter: the quality of supervision depends on the knowledge of the people carrying it out.
A good construction supervisor listens to the client while remaining impartial and working in accordance with the regulations and the Slovenian Special Construction Usages (PGU).
Who can provide construction supervision?
The client should appoint a suitably authorised civil engineer, architect or other qualified professional whose competence covers the work concerned. The relevant professional must meet the registration and authorisation requirements of the appropriate chamber, such as the Chamber of Architecture and Spatial Planning of Slovenia (ZAPS) or the Slovenian Chamber of Engineers (IZS).
The supervisor also plays an important part in communication between the client, contractor and designer. In many projects, this includes helping to resolve misunderstandings and preventing avoidable costs.
The construction supervisor’s main duties
The supervisor checks that construction follows the project documentation, building permit and Slovenian Building Act (GZ-1). Before work starts, the relevant checks include:
- whether the required building permit is in place and final;
- whether the conditions for starting work have been met, including notification of commencement, setting out and the safety plan where required.
During construction, the supervisor:
- regularly monitors work on site;
- records findings in the construction site diary;
- draws the participants’ attention to irregularities;
- checks the evidence of the building’s reliability and the compliance of completed work within the appointed scope.
Professional signatures on the relevant records and statements carry responsibility for the matters certified. They should be supported by documented inspections and the required evidence.
When is a construction supervisor required under GZ-1?
Article 74 of GZ-1 requires the appointment of a supervisor for construction requiring a building permit and for the reconstruction referred to in Article 5(3), subject to the statutory exceptions.
Depending on the legal classification and permit requirements, this covers new construction, reconstruction and changes of use of complex and less complex buildings. The requirements also need to be checked for demolition close to a neighbouring building, including where the separation is less than 1 m. Work ordered by an inspector must be considered under the applicable decision and statutory provisions.
When is a supervisor not mandatory?
GZ-1 provides an exception for construction of a nezahtevni objekt (a non-complex structure) when the contractor meets the requirements in Article 16. These include the applicable requirements for carrying out construction activities, liability insurance and an appropriately employed works manager.
Even where the appointment is not mandatory, professional supervision can help protect the quality of the work and reduce the risk of mistakes. The classification and circumstances of the individual project should always be checked.
Can the supervisor also be the contractor?
No. The supervisor must remain independent of the contractor for the same project and must comply with the statutory restrictions on business and ownership connections. The authorised professional acting for the supervisor must not simultaneously manage or participate in the execution of the same works.
When should the client appoint the supervisor?
The supervisor must be appointed before notification of commencement. For the new buildings specified by GZ-1, appointment is required before setting out. These requirements should be addressed early for new construction and reconstruction of complex and less complex buildings.
If the supervisor changes during construction, the client must arrange the handover and suspend the affected work until the new supervisor has taken over as required.
Can the supervisor change the project documentation?
Supervision alone does not authorise the supervisor to prepare or amend the PZI construction documentation or PID as-built documentation. If the same organisation also acts as designer, the design work must be carried out in that separate capacity by the appropriately authorised professionals. The contract should clearly distinguish the roles and responsibilities.
Frequently asked questions
How does a construction supervisor help with a building project?
The supervisor monitors compliance with the drawings, standards and legislation, checks workmanship, identifies defects and reports on progress. This gives the client a clearer view of the work and helps prevent mistakes that could lead to additional costs.
What construction supervision experience does XPLAN have?
The XPLAN team has extensive experience with residential apartment buildings, public and commercial buildings, particularly energy renovation of façades and roofs and structural PZI projects. Our work takes account of GZ-1, the relevant Slovenian technical guidelines and the conditions of the applicable Eko sklad call.
How much does construction supervision cost?
Supervision fees depend on the type, complexity and scope of the project. Send the basic building information to info@xplan.si for an initial cost assessment and a proposed scope of supervision.
Do you need construction supervision?
XPLAN d.o.o. provides construction supervision for residential and apartment buildings, commercial and public buildings, and energy renovation of façades and roofs.
Our service includes appropriately qualified staff (IZS PI G-4551), regular reporting, documented quality checks and digital site recording using 3D measurements, Leica DISTO X6 equipment and DJI Matrice 4T drone technology.