kokonaisurakka

Kokonaisurakka is a contracting form commonly used in Finnish construction and engineering projects, where a single contractor is responsible for the majority of the work from design through construction to final handover. In practice, the contractor delivers a turnkey solution that the client can start using without requiring further major external work.

In this contract form, the client typically defines the project objectives, performance requirements, and acceptance criteria, while the contractor undertakes the design, procurement, construction, commissioning, and initial operation support. The arrangement generally features a single contract and a defined price, often with milestone or progress-based payments. Change management and risk allocation are handled within the contract, and the contractor may employ subcontractors as needed.

Kokonaisurakka contrasts with other procurement models where design and construction are separated into multiple contracts (for example, design-only followed by construction contracts). It is commonly used in both private and public sector projects, particularly when a fast delivery, single point of responsibility, and streamlined coordination are prioritized. Public procurement in Finland may apply standard terms such as those from the general building contract framework, which address issues like performance standards, quality control, and liability.

Pros of kokonaisurakka include simplified project management, potential time and cost savings, and a clear single point of responsibility for the client. Cons can include reduced client control over design details and a higher reliance on the contractor’s capability and risk management. Clear performance specifications and thorough contract drafting are essential to mitigate these risks.