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    61 Manager Construction & property jobs found

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      • city of london, london
      • permanent
      • £90,000 - £100,000 per year, Plus commission and package / benefits
      * Senior Pre-Construction Manager * Top £100m+ D&B Fitout Contractor * £100k+ commission * I have an immediate requirement for a Senior Preconstruction / Pre-Contracts / Commercial Manager for one of my clients, a top D&B Office Fit Out contractor based in Central ish London famed for their culture and vibe.The role is to head up Precon for a new cluster within a highly successful business, so giving great opportunity for growth and career development and
      * Senior Pre-Construction Manager * Top £100m+ D&B Fitout Contractor * £100k+ commission * I have an immediate requirement for a Senior Preconstruction / Pre-Contracts / Commercial Manager for one of my clients, a top D&B Office Fit Out contractor based in Central ish London famed for their culture and vibe.The role is to head up Precon for a new cluster within a highly successful business, so giving great opportunity for growth and career development and
      • city of london, london
      • permanent
      • £38,000 - £40,000 per year, + Benefits + bonus
      Property Manager Property Manager - Leading Employer - Hybrid working - Holborn Are you a proven Block Manager looking for a new and exciting challenge with a leading employer?Are you looking for employment with an employer of choice that offers clear progression in addition to outstanding reward?Are you looking for an employer with structure, direction and that is passionate about its colleagues and customers?Our leading Property client is recruiting for
      Property Manager Property Manager - Leading Employer - Hybrid working - Holborn Are you a proven Block Manager looking for a new and exciting challenge with a leading employer?Are you looking for employment with an employer of choice that offers clear progression in addition to outstanding reward?Are you looking for an employer with structure, direction and that is passionate about its colleagues and customers?Our leading Property client is recruiting for
      • city of london, london
      • permanent
      • £55,000 - £78,000 per year
      Job Opportunity: Quality Assurance Manager - Hotel Project - LondonAre you a meticulous and experienced Quality Assurance (QA) Manager with a strong background in high-end construction, particularly within the hotel or super-prime residential sectors? Are you ready to take ownership of quality on a prestigious hotel project in London?Randstad is proud to be partnering with a highly respected contractor that specializes in undertaking challenging constructi
      Job Opportunity: Quality Assurance Manager - Hotel Project - LondonAre you a meticulous and experienced Quality Assurance (QA) Manager with a strong background in high-end construction, particularly within the hotel or super-prime residential sectors? Are you ready to take ownership of quality on a prestigious hotel project in London?Randstad is proud to be partnering with a highly respected contractor that specializes in undertaking challenging constructi
      • city of london, london
      • permanent
      • £60,000 - £90,000 per year
      Job Opportunity: Site Manager - Hotel Project - LondonAre you an experienced and proactive Site Manager with a strong background in hotel, residential, or commercial fit-out projects? Are you looking to work with a leading principal contractor on a prestigious hotel project in London?Randstad is proud to be partnering with a highly respected contractor that specializes in undertaking challenging construction projects. With expertise in high-end residential
      Job Opportunity: Site Manager - Hotel Project - LondonAre you an experienced and proactive Site Manager with a strong background in hotel, residential, or commercial fit-out projects? Are you looking to work with a leading principal contractor on a prestigious hotel project in London?Randstad is proud to be partnering with a highly respected contractor that specializes in undertaking challenging construction projects. With expertise in high-end residential
      • city of london, london
      • temporary
      • £20.01 - £29.92 per hour, Pension and Holidays
      Senior Environmental Health Officer - Residential - LondonOur client is looking for an accomplished Environmental Health Professional with private housing experience to start work as soon as possible. To be a responsible member of the Service reporting directly to the relevant Team Manager for the provision of services. To deputise for the Team Manager when necessary. To supervise up to 10 staff. Main Duties To undertake the full range of duties appropri
      Senior Environmental Health Officer - Residential - LondonOur client is looking for an accomplished Environmental Health Professional with private housing experience to start work as soon as possible. To be a responsible member of the Service reporting directly to the relevant Team Manager for the provision of services. To deputise for the Team Manager when necessary. To supervise up to 10 staff. Main Duties To undertake the full range of duties appropri
      • city of london, london
      • permanent
      • £50,000 - £60,000 per year, Plus benefits, Plus bonus, Plus pension
      Senior Property Manager Senior Block Property Manager - Leading Brand - Holborn/HybridWe're partnered with an multi-award-winning, leading Block Management firm, proudly certified as a "Great Place to Work UK." They're expanding their dynamic team in Holborn, offering an exceptional career for a Senior Property Manager.This isn't just a job; it's a genuine opportunity to excel in Residential Property Management with a company that truly invests in its peop
      Senior Property Manager Senior Block Property Manager - Leading Brand - Holborn/HybridWe're partnered with an multi-award-winning, leading Block Management firm, proudly certified as a "Great Place to Work UK." They're expanding their dynamic team in Holborn, offering an exceptional career for a Senior Property Manager.This isn't just a job; it's a genuine opportunity to excel in Residential Property Management with a company that truly invests in its peop
      • city of london, london
      • permanent
      • £330 - £450 per day
      Job Opportunity: Design Manager - Super-Prime Residential - Central London Are you a highly skilled and strategic Design Manager with a proven track record of delivering bespoke, high-end residential projects? Do you thrive on a relentless quest for quality and the meticulous coordination of complex designs?Randstad is partnering with a prestigious construction group, a leader in the super-prime residential market, to find an exceptional Design Manager for
      Job Opportunity: Design Manager - Super-Prime Residential - Central London Are you a highly skilled and strategic Design Manager with a proven track record of delivering bespoke, high-end residential projects? Do you thrive on a relentless quest for quality and the meticulous coordination of complex designs?Randstad is partnering with a prestigious construction group, a leader in the super-prime residential market, to find an exceptional Design Manager for
      • city of london, london
      • temporary
      • £500 - £600 per day
      Commercial Manager - Tier One Main Contractor Location: Central London (3 days office / 2 days WFH) Rate: £500 - £600 per day (Inside or Outside) Negotiable Contract: Ongoing Start Date: Immediate / FlexibleAre you a Commercial Manager with a track record of delivering excellence on major construction projects? A leading Tier One Main Contractor is seeking a talented and driven Commercial Manager to join their team on a flagship scheme in Central London
      Commercial Manager - Tier One Main Contractor Location: Central London (3 days office / 2 days WFH) Rate: £500 - £600 per day (Inside or Outside) Negotiable Contract: Ongoing Start Date: Immediate / FlexibleAre you a Commercial Manager with a track record of delivering excellence on major construction projects? A leading Tier One Main Contractor is seeking a talented and driven Commercial Manager to join their team on a flagship scheme in Central London
      • city of london, london
      • contract
      • £250 - £300 per day
      Job Opportunity: Construction Manager - £6M Fit Out Project - Central LondonAre you an accomplished Construction Manager with a proven track record of successfully delivering large-scale, high-value Cat A & B office fit-out projects? Ready to be a part of a team on a £6 million CAT B in the heart of London?Randstad is excited to be partnering with a leading D&B fit-out contractor, renowned for their exceptional delivery of complex and prestigious commercia
      Job Opportunity: Construction Manager - £6M Fit Out Project - Central LondonAre you an accomplished Construction Manager with a proven track record of successfully delivering large-scale, high-value Cat A & B office fit-out projects? Ready to be a part of a team on a £6 million CAT B in the heart of London?Randstad is excited to be partnering with a leading D&B fit-out contractor, renowned for their exceptional delivery of complex and prestigious commercia
      • city of london, london
      • contract
      • £300 - £375 per day
      Night Manager - High-Value Fit Out - LondonAre you a dynamic and experienced Construction Manager with a proven track record of delivering large-scale commercial fit-out projects? Are you ready to lead a £15 million project.Randstad is proud to be partnering with a market-leading fit-out and refurbishment specialist in London. Our client is renowned for delivering exceptional interior design and fit-out projects for some of the world's most iconic brands.
      Night Manager - High-Value Fit Out - LondonAre you a dynamic and experienced Construction Manager with a proven track record of delivering large-scale commercial fit-out projects? Are you ready to lead a £15 million project.Randstad is proud to be partnering with a market-leading fit-out and refurbishment specialist in London. Our client is renowned for delivering exceptional interior design and fit-out projects for some of the world's most iconic brands.
      • city of london, london
      • permanent
      • £80,000 - £85,000 per year
      Job Specification: Project Manager (Design & Build) Role Title: Project ManagerLocation: London, UK (Office and Site-based)Salary: Up to £80,000 per annum, depending on experienceContract Type: Permanent, Full-TimeCompany: [Insert Company Name] is a leading London-based Design & Build contractor specializing in high-quality commercial office fit-out and refurbishment projects. We have a reputation for delivering exceptional workspaces and are looking for a
      Job Specification: Project Manager (Design & Build) Role Title: Project ManagerLocation: London, UK (Office and Site-based)Salary: Up to £80,000 per annum, depending on experienceContract Type: Permanent, Full-TimeCompany: [Insert Company Name] is a leading London-based Design & Build contractor specializing in high-quality commercial office fit-out and refurbishment projects. We have a reputation for delivering exceptional workspaces and are looking for a
      • city of london, london
      • permanent
      • £55,000 - £65,000 per year
      Property ManagerLocation: LondonSalary: 60-65k + company benefitsEmployment: Permanent, 5 days a weekThe Role: The Property Manager will deliver building management services across properties within a portfolio, which encompasses a mixed-use development combining high-end retail, Food and Beverage, and commercial offices. The Property Manager will support the Head of Property Operations in delivering first-class property management and an unparalleled leve
      Property ManagerLocation: LondonSalary: 60-65k + company benefitsEmployment: Permanent, 5 days a weekThe Role: The Property Manager will deliver building management services across properties within a portfolio, which encompasses a mixed-use development combining high-end retail, Food and Beverage, and commercial offices. The Property Manager will support the Head of Property Operations in delivering first-class property management and an unparalleled leve
      • city of london, london
      • permanent
      • £95,000 - £105,000 per year
      Job Opportunity: Senior Project Manager - Leading Fit Out Contractor - LondonAre you an experienced and dynamic Project Manager with a proven track record of delivering high-quality commercial fit-out projects? Looking for a challenging opportunity with a leading contractor in London on a temp-to-perm or permanent basis?Randstad is excited to be partnering with a prominent and innovative Fit Out contractor in London, renowned for their exceptional project
      Job Opportunity: Senior Project Manager - Leading Fit Out Contractor - LondonAre you an experienced and dynamic Project Manager with a proven track record of delivering high-quality commercial fit-out projects? Looking for a challenging opportunity with a leading contractor in London on a temp-to-perm or permanent basis?Randstad is excited to be partnering with a prominent and innovative Fit Out contractor in London, renowned for their exceptional project
      • city of london, london
      • permanent
      • £85,000 - £120,000 per year
      Job Opportunity: Technical Services Manager - High-Value Fit Out - LondonAre you a technically astute and dynamic M&E professional seeking a pivotal role as a Technical Services Manager? Are you ready to take ownership of all technical and building services on a significant £25 million project in the heart of the City of London?Randstad is proud to be partnering with a market-leading fit-out and refurbishment specialist in London. Our client is renowned fo
      Job Opportunity: Technical Services Manager - High-Value Fit Out - LondonAre you a technically astute and dynamic M&E professional seeking a pivotal role as a Technical Services Manager? Are you ready to take ownership of all technical and building services on a significant £25 million project in the heart of the City of London?Randstad is proud to be partnering with a market-leading fit-out and refurbishment specialist in London. Our client is renowned fo
      • city of london, london
      • permanent
      • £54,000 - £70,000 per year
      Job Opportunity: Health & Safety Manager - Leading Fit Out Contractor - LondonAre you a dedicated and experienced Health & Safety Manager with a robust background in the fit-out construction sector, seeking a dynamic role on a freelance or temp-to-perm basis?Randstad is proud to partner with a market-leading fit-out contractor in London, renowned for their exceptional project delivery and an unwavering commitment to health and safety. They are seeking a pr
      Job Opportunity: Health & Safety Manager - Leading Fit Out Contractor - LondonAre you a dedicated and experienced Health & Safety Manager with a robust background in the fit-out construction sector, seeking a dynamic role on a freelance or temp-to-perm basis?Randstad is proud to partner with a market-leading fit-out contractor in London, renowned for their exceptional project delivery and an unwavering commitment to health and safety. They are seeking a pr
      • city of london, london
      • permanent
      • £60,000 - £80,000 per year, + Competitive Package
      Health & Safety Manager - RailA leading utilities company is seeking a skilled and experienced Health & Safety Manager to join their team in Rainham, Essex. This is a fantastic opportunity to play a vital role in the rail division, ensuring the safety of all operations.You'll be responsible for overseeing the implementation of health and safety policies and procedures, acting as the designated "Responsible Person" for all HSQE (Health, Safety, Quality, and
      Health & Safety Manager - RailA leading utilities company is seeking a skilled and experienced Health & Safety Manager to join their team in Rainham, Essex. This is a fantastic opportunity to play a vital role in the rail division, ensuring the safety of all operations.You'll be responsible for overseeing the implementation of health and safety policies and procedures, acting as the designated "Responsible Person" for all HSQE (Health, Safety, Quality, and
      • city of london, london
      • permanent
      • £45,000 - £55,000 per year
      Senior Business Administrator / Assistant Project Manager 📍 Stratford, London | Rail & Infrastructure Company 🕒 Full-Time | Office Based | Monday - Friday, 08:30 - 17:30Are you an organised, proactive professional with experience in business administration and project coordination? We're looking for a Senior Business Administrator / Assistant Project Manager to join our growing team at a Rail and Infrastructure contractor based in Stratford.This is an e
      Senior Business Administrator / Assistant Project Manager 📍 Stratford, London | Rail & Infrastructure Company 🕒 Full-Time | Office Based | Monday - Friday, 08:30 - 17:30Are you an organised, proactive professional with experience in business administration and project coordination? We're looking for a Senior Business Administrator / Assistant Project Manager to join our growing team at a Rail and Infrastructure contractor based in Stratford.This is an e
      • city of london, london
      • temporary
      • £500 - £600 per day, Outside IR35 LTD
      Our client, a major Rail Infrastructure Contractor is looking for a Telecomms Project Manager to work and manage the Comms on a Rail redevelopment in Central London - OUTSIDE IR35, PAID LTD Knowledge & key skillsEXPERIENCE ON MAJOR RAIL PROJECTS * Proven Comms background and Project Managemnt experience * To have a qualification(s) within the electrical field of expertise. * Excellent communication, leadership and people management skills. * Commerciall
      Our client, a major Rail Infrastructure Contractor is looking for a Telecomms Project Manager to work and manage the Comms on a Rail redevelopment in Central London - OUTSIDE IR35, PAID LTD Knowledge & key skillsEXPERIENCE ON MAJOR RAIL PROJECTS * Proven Comms background and Project Managemnt experience * To have a qualification(s) within the electrical field of expertise. * Excellent communication, leadership and people management skills. * Commerciall
      • city of london, london
      • temporary
      • £300 - £330 per day, CIS or LTD
      Are you an Electrical Supervisor looking for your next contract? Do you have experience working within the railway environment? If so read on! Randstad CPE is currently recruiting for an Electrical Supervisor to work on a infrastructure project in East London. You will be responsible for overseeing all electrical activities.This role is Outside IR35 paid LTD or CIS Roles and Responsibilities:Carry out supervision of workforce and sub contractorsEnsure all
      Are you an Electrical Supervisor looking for your next contract? Do you have experience working within the railway environment? If so read on! Randstad CPE is currently recruiting for an Electrical Supervisor to work on a infrastructure project in East London. You will be responsible for overseeing all electrical activities.This role is Outside IR35 paid LTD or CIS Roles and Responsibilities:Carry out supervision of workforce and sub contractorsEnsure all
      • city of london, london
      • permanent
      • £35,000 - £40,000 per year
      Assistant Building ManagerLondon Based 40k + benefits Permanent, 5 days in officeResponsibilities:Financial Management: Take a leading role in managing the service charge budget, from approving invoices and raising purchase orders to monitoring and reconciling expenditures.Operational Excellence: Be the go-to person for all office and staff welfare needs, including planning events, managing supplies, and ensuring a smooth-running workplace.Waste Management
      Assistant Building ManagerLondon Based 40k + benefits Permanent, 5 days in officeResponsibilities:Financial Management: Take a leading role in managing the service charge budget, from approving invoices and raising purchase orders to monitoring and reconciling expenditures.Operational Excellence: Be the go-to person for all office and staff welfare needs, including planning events, managing supplies, and ensuring a smooth-running workplace.Waste Management
      • city of london, london
      • permanent
      Property Manager Hours of Employment: 9.00am - 5.30pmLocation: HolbornPROPERTY MANAGEMENTDrafting and serving S20 notices for major works.Manage a high end technical portfolio in accordance with RICS Codes of Practice, ARMA rules and landlord and tenant legislation.To provide a full professional property management services for a portfolio of freehold/leasehold developments and individual properties on behalf of freehold clients, Developers and Resident Ma
      Property Manager Hours of Employment: 9.00am - 5.30pmLocation: HolbornPROPERTY MANAGEMENTDrafting and serving S20 notices for major works.Manage a high end technical portfolio in accordance with RICS Codes of Practice, ARMA rules and landlord and tenant legislation.To provide a full professional property management services for a portfolio of freehold/leasehold developments and individual properties on behalf of freehold clients, Developers and Resident Ma
      • city of london, london
      • permanent
      • £75,000 - £80,000 per year
      Technical Services Manager Location: Central LondonSalary: 80k + Company BenefitsEmployment: Permanent, 5 days in office. The Role:Audit and manage suppliers to ensure safe, compliant, and effective delivery of all hard services across the property.Track and report supplier performance against agreed SLAs and KPIs.Collaborate with specialist consultants to oversee supplier delivery and monitor MEP and fabric maintenance/project services.Develop, agree, a
      Technical Services Manager Location: Central LondonSalary: 80k + Company BenefitsEmployment: Permanent, 5 days in office. The Role:Audit and manage suppliers to ensure safe, compliant, and effective delivery of all hard services across the property.Track and report supplier performance against agreed SLAs and KPIs.Collaborate with specialist consultants to oversee supplier delivery and monitor MEP and fabric maintenance/project services.Develop, agree, a
      • city of london, london
      • permanent
      • £60,000 - £80,000 per year
      Job Opportunity: Technical Designer - Leading Design & Build Fit Out Company - LondonAre you a highly skilled and experienced Technical Designer looking for an exciting opportunity with a market-leading Design & Build Fit Out company in London? Do you thrive on translating creative concepts into precise, buildable solutions?Randstad is partnering with a prestigious and innovative Design & Build Fit Out contractor in London, renowned for their exceptional d
      Job Opportunity: Technical Designer - Leading Design & Build Fit Out Company - LondonAre you a highly skilled and experienced Technical Designer looking for an exciting opportunity with a market-leading Design & Build Fit Out company in London? Do you thrive on translating creative concepts into precise, buildable solutions?Randstad is partnering with a prestigious and innovative Design & Build Fit Out contractor in London, renowned for their exceptional d
      • city of london, london
      • contract
      • £210 - £255 per day
      Job Opportunity: Working Foreman - Fit Out - HolbornAre you a skilled and hands-on Working Foreman with a strong background in commercial fit-outs and carpentry? Looking for a new challenge where you can both lead a team and work on the tools?Randstad is partnering with a well-established contractor specializing in high-quality commercial fit-outs, with a particular focus on bespoke solutions. They are seeking a highly competent Working Foreman to lead a p
      Job Opportunity: Working Foreman - Fit Out - HolbornAre you a skilled and hands-on Working Foreman with a strong background in commercial fit-outs and carpentry? Looking for a new challenge where you can both lead a team and work on the tools?Randstad is partnering with a well-established contractor specializing in high-quality commercial fit-outs, with a particular focus on bespoke solutions. They are seeking a highly competent Working Foreman to lead a p
      • city of london, london
      • permanent
      • £50,000 - £51,000 per year
      Electrical Shift Technician Salary: £50,000+ Excellent Overtime Opportunities Location Shift: Continental Days & Nights 7am - 7pm 7pm - 7am Key Responsibilities:Carry out Planned Preventative Maintenance (PPM) and reactive maintenance on all electrical systems in accordance with the CAFM system and site regulations.Conduct fault-finding, diagnosis, and repairs on a wide range of electrical assets, including lighting, power distribution, emergency lighting,
      Electrical Shift Technician Salary: £50,000+ Excellent Overtime Opportunities Location Shift: Continental Days & Nights 7am - 7pm 7pm - 7am Key Responsibilities:Carry out Planned Preventative Maintenance (PPM) and reactive maintenance on all electrical systems in accordance with the CAFM system and site regulations.Conduct fault-finding, diagnosis, and repairs on a wide range of electrical assets, including lighting, power distribution, emergency lighting,
      • city of london, london
      • permanent
      • £45,000 - £50,000 per year
      Mechanical Maintenance Engineer - Central LondonJoin the team as a Mechanical Maintenance Engineer at a prestigious commercial office space in Central London.Role: Maintain and repair mechanical systems through PPM and reactive maintenance.Location: Static site, Central London.Hours: Continental shift pattern days and nightsSalary: £48,000 - £50,000 per annum + optional overtime.Key Responsibilities:PPM & reactive maintenance on HVAC, plumbing, and buildin
      Mechanical Maintenance Engineer - Central LondonJoin the team as a Mechanical Maintenance Engineer at a prestigious commercial office space in Central London.Role: Maintain and repair mechanical systems through PPM and reactive maintenance.Location: Static site, Central London.Hours: Continental shift pattern days and nightsSalary: £48,000 - £50,000 per annum + optional overtime.Key Responsibilities:PPM & reactive maintenance on HVAC, plumbing, and buildin
      • city of london, london
      • permanent
      • £52,000 - £55,000 per year
      Are you an experienced and technically skilled engineer with a passion for leadership and a desire to build a team from the ground up? We're seeking a Shift Leader to join a brand-new team maintaining a prestigious commercial office in the heart of the City of London. This is a fantastic opportunity for a proactive and hands-on leader to shape a new maintenance culture.Key ResponsibilitiesLead and mentor a team of shift technicians, fostering a culture of
      Are you an experienced and technically skilled engineer with a passion for leadership and a desire to build a team from the ground up? We're seeking a Shift Leader to join a brand-new team maintaining a prestigious commercial office in the heart of the City of London. This is a fantastic opportunity for a proactive and hands-on leader to shape a new maintenance culture.Key ResponsibilitiesLead and mentor a team of shift technicians, fostering a culture of
      • city of london, london
      • permanent
      • £52,000 - £53,000 per year
      Job Title: Electrical Shift EngineerLocation: City of LondonSalary: £52,000 per annum + overtimeShift Pattern: Continental Shift ( Days & Nights)Are you a skilled and experienced Electrical Engineer looking for a role at the heart of London's prestigious financial district?We are seeking a highly professional and technically proficient Electrical Shift Engineer to join the dedicated in-house maintenance team for a landmark high-rise commercial office space
      Job Title: Electrical Shift EngineerLocation: City of LondonSalary: £52,000 per annum + overtimeShift Pattern: Continental Shift ( Days & Nights)Are you a skilled and experienced Electrical Engineer looking for a role at the heart of London's prestigious financial district?We are seeking a highly professional and technically proficient Electrical Shift Engineer to join the dedicated in-house maintenance team for a landmark high-rise commercial office space
      • newham, london
      • contract
      • £240 - £270 per day
      Assistant Site Manager - New Build ResidentialAre you an experienced Assistant Site Manager with a background working on new build residential projects? Are you comfortable running internal fit out packages from 1st fix through to handover?CSCS, SMSTS, First Aid tickets are essential and applicants from both a trade or degree qualified background can be considered. This role will be interviewing next week with the view to start in September.Benefits:CIS me
      Assistant Site Manager - New Build ResidentialAre you an experienced Assistant Site Manager with a background working on new build residential projects? Are you comfortable running internal fit out packages from 1st fix through to handover?CSCS, SMSTS, First Aid tickets are essential and applicants from both a trade or degree qualified background can be considered. This role will be interviewing next week with the view to start in September.Benefits:CIS me
      • ealing, london
      • permanent
      • £90,000 - £100,000 per year
      Project Manager: Shell & Core - West LondonAre you a highly experienced Project Manager with a strong Civil Engineering background? A fantastic opportunity has arisen to lead the shell and core package on a new build residential scheme in West London.We're looking for a dedicated professional with 10+ years of experience managing large-scale construction projects. You'll be responsible for the successful delivery of the project's structural frame, external
      Project Manager: Shell & Core - West LondonAre you a highly experienced Project Manager with a strong Civil Engineering background? A fantastic opportunity has arisen to lead the shell and core package on a new build residential scheme in West London.We're looking for a dedicated professional with 10+ years of experience managing large-scale construction projects. You'll be responsible for the successful delivery of the project's structural frame, external
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