Case Study - Harley Terrace Flashcards
What CA duties did you carry out?
Chair meetings, issue instructions, progress/quality inspections, value/issue payments,
What BS duties did you carry out?
Identified what elements were at their end of life.
Determined what elements had failed.
Carried out inspections.
What Designer duties did you carry out?
designed and specified the works.
I reviewed the Building Regulations A, B, H, L etc.
I liaised with the PD and PC and supplied information.
Provided client with HSE CDM guidance note on their responsibilities.
What did the initial consultation with the client cover?
Budget, quality expectations and programme.
Established their needs/requirements for the works.
I advised of the next steps (i.e. project brief, preliminary site inspection, feasibility and option appraisal)
What did the strategic brief cover?
Objective – Repair and refurbishment.
Stakeholder requirements – To good quality.
Functional requirements – Make good all known defects and modernises the property.
Specialists needed: SE and Asbestos Surveyor
What did the Project Brief cover?
Client information.
Site information -Drawings, Asbestos Survey
Technical requirements – Party Wall, B Regs, CAR. CDM
Component requirements – Specified sanitary and wall tie (Redifix system)
What was the client’s initial requirements?
Repair works and modernisation to parts internally.
Wanted to open rear hallway wall – not feasible.
Client favoured quality.
What was the clients budget?
£35K
Was the works notifiable to Building Control and Planning?
Building Control – Yes.
Wall ties works, sanitary refurbishment.
Planning – No.
Was any other provisions of Statute applicable?
CAR 2012
Party Wall etc Act 1996
CDM 2015
What did the outline design include?
The general scheme i.e. what works to be carried out.
What did the technical design include?
- Nominated materials (sanitary ware etc) and systems.
- Incorporated the SE’s recommendations.
What wall tie system did you specify? And what others are you aware of?
Redifix system was specified with a mechanical fix as this was suitable as the inner leaf substrate was robust. If weak/friable a resin fix would have been used.
These torque/mechanical ties are inserted into the drill holes. The ties are wound up and they expand to grip the masonry.
What procurement method did you undertake?
Traditional, client wanted cost assurance at that stage.
How did you select a contractor?
Tender analysis.
Which contractor’s did you send the tender pack out too?
4nr contractors who had CHAS and Constructionline accreditation. All selected from our approved contractors list.
What was included in your feasibility study?
Clients requirements Study findings Statutory requirements Option appraisal Recommendations.
Was the Pre-construction information pack part of the tender document?
Yes – completed by the PD.
What’s included in PCIP?
Project information
Key contact details
Site information
Known hazards etc.
How did you analyse the tender’s?
Tender analysis table comparing each tenderer against any irregularities.
Why did you come to a decision about utilising a MW?
I considered the JCT Homeowner contract; though, after discussing the choices with the client they expressed they wanted more control procedures as the Homeowner Contract doesn’t have a provision for LaDs and the retention/rectification period is different.
Intermediate/standard was considered with the Named Specialist provision but the standard contracts mechanisms wouldn’t have been proportionate for the works and excessive.
How was your services agreed?
Terms of engagement letter was prepared and signed which specified the services, fee, limitations, PI, CHP etc.
How did you establish the stakeholder’s?
I brainstormed who would be affected, have an influence of had an interest in the works.
- Client
What were the effects of COVID on the programme?
Pre-construction – delayed the design phase and clients sanitary selection due to shops being closed.
Construction – Contractors programme extended by 2 weeks to account for additional health and safety on site.
How did you promote Health and Safety during the project?
Designer responsibilities CDM!!
I provided them with the HSE’s Clients Responsibilities CDM document.
Cooperating with others involved with the project and provided information.
Carried out site inspections.
Designers risk assessment (i.e. scaffolding to be used, no smoking, no radios etc)
Social distancing.
What periods were the interim payment dates and why?
4 Weekly – although not necessary in accordance with construction Act this is standard practice for small works and fair to the contractor.
How did you monitor progress?
Monitored works on site against the programme to ensure the date for completion would be hit.
Weekly inspections and inspected at critical periods.
What was the client’s vision?
I drew key information from discussions, this included that they didn’t want the repair works to be obvious to the repaired bulging wall in the event they wished to sell in later years.
How did you establish the clients funds?
Customer due-diligence by ID Checks and address verification.
Simplified due-diligence wasn’t suitable due to quantum of works and Enhanced due diligence wasn’t needed in these circumstances as I established there wasn’t a high risk of money laundering activities.
How did your contract selection offer a suitable agreement between parties?
- Transparent (both parties knew what was on the table)
- Standard form of contract (JCT) both client and contractor aware of these.
- Only obliged for what could be paid for.
Did you consider an Intermediate Contract?
Yes but the control procedures were some what extensive for what was needed.
However, the named specialist feature would have been beneficial.
In the event of Contractor Liquidation, if you’ve been contacted by a third party (Administrator/Liquidator) to recover the Contractors funds/plant/items following liquidation – should you pay them what they ask for?
Essentially, the answer here is no. (6.7 of Contract)
Wait until the works are complete, upon which you prepare a statement of the expenses incurred in completing the works.
This includes making good any defects, plus the costs of site security and safeguarding materials, plant and equipment on site.
You will also need to add the cost of any loss or damage due to the contractor’s insolvency or a result of their termination.
Once you have the statement of expense, this is added to the amount paid to the contractor to date and compared to the original cost of the package of works. It is almost entirely the case their expenses plus the cost to date will exceed the original package of works value.
Are there any other ways to guarantee non-insolvency of a contractor?
Cannot guarantee.
- Check previous and current accounts, credit check etc.
- Take out a performance bond or parent company guarantee.
How are Liquidated Damages claimed for?
They’re taken off the Final Payment by the means of a Pay Less Notice by the client or recovered as a debt.
The LaDs in my case study were £50/week storage costs for the clients furnishings.
Why was the tender period a Traditional route?
Client wanted cost/quality certainty.
If a contractor made a mistake in a tender, what would you do?
Alternative 1: Ask them if they wanted to stand by cost or withdraw.
Under Alternative 2 they’re allowed to amend.
What could you have done better on this project?
Invasive investigations earlier which would have allowed a more in depth diagnosis; however, at the direction of the client these were undertaken on site.
How long does the contractor have to submit their final account and documentation following PC?
Usually within 3 months of the contractor obtaining PC or as specified within JCT contract.
Due date is 28 days after receiving all documentation.
Why did you select Adjudication in the contract?
In accordance with the construction act. everyone has a right to adjudication (its statutory).
It’s quick, cheap and binding until the contract has been completed.
If you wanted to instruct a consultant or engineer directly, how would you do this?
I would always advise they go directly with the client, to minimise liability.
However, there is a sub-consultancy agreement which requires the consultants to ensure my firms procedures and processes are adhered too.
What level of insurance did the contractor carry?
£10m public liability
£10m employers liability
sufficient for the works.
How was CDM managed during the project?
By appointed PD and PC.
I carried out designer duties throughout the works.
Why didnt you carry out the PD role?
It’s a company policy where the CA cannot act as the PD as this acts as a QA process.
Tell me about the WC below the stairs?
Drainage was the key issue, used doc H.
Considered gravity drainage or a mechanical macerator system.
Extract system also tricky as needed to box in the duct work through the kitchen.
What was included in your drawings, spec and SofW?
Drawings – floor plans
Spec – Overview of the works
SofW – Detailed schedule of the works.
What wall tie system did you specify and why?
Redifix Mac Tie Remedial – Recognised product, conforms to British Standards.
Mechanical system was suitable as inner leaf was masonry and was in good condition.
Mechanical system is an expansion system where the tie is torqued and expands into the drill holes to get a grip.
What damp proof repairs did you specify and why?
Sovereign Injection Cream – 20-year warranty, fit for purpose and BBA approved.
Specified to inject the DPC below the joists in accordance with BS 6576 and the manufacturers recommendations. Reason why: to prevent deterioration to finishes (skirting/low-level plaster). However, the injection was not necessarily needed to be installed below the floor joists, specifically for the joists as they were supported by sleeper walls and had no contact with the affected walls. Therefore the timber joists could not be affected by rot etc. Joist ends were checked, in ok condition and were left.
Sovereign Render Lite plaster was used as the plaster is breathable and effective moisture barriers as required by BRE Digest 245. In addition, Sovereign advise this is suitable following an injected DPC as the system contains salt retardants. This is important as standard plasters may actually draw the salts into them allowing moisture to reform. System was also permeable; though, resistant to liquid moisture.
Why was it a 12-month rectification period?
To monitor the works over an entire season.
How did you establish the client prioritised quality over cost and time?
I drew this information from discussions with the client.
Why wasn’t the JCT homeowner contract suitable?
Client wanted more extensive control procedures appose to the homeowner contract which has (2 parts)
Client wanted:
LaDs - not included in homeowner
More robust rectification period (only 3 months in homeowner)
More robust control procedures as Contractor needs to notify of delays etc.
Who recommended the 5-week programme?
The contractor.
How did COVID-19 affect the project?
Pre-construction: Furlough delayed design phase and client was unable to look for sanitary ware in shops as they were closed.
Construction phase:
Programme initially extended by 2 weeks to account for more extensive health and safety on site. Social distancing, Hand sanitising, Face coverings etc.
Key issue 1: How did you diagnose the rising dampness and what else did you consider?
Initial preliminary non-invasive investigation (clients request) with a moisture meter:
- Tide marks/readings to the wall – moisture content was approx. 25-50%. (Plaster is usually around 10% when dry)
- Damp and musty smell.
- Salt deposits to the wall.
- Blown internal finishes were identified.
Note: The timber joist ends of the ground floor weren’t in contact with the walls as they were supported by a honeycomb sleeper wall arrangement.
Other considerations (Rejected):
- Condensation considered; though the relative humidity was reasonable at 55%. Staining only around chimney walls etc. and the chimney was well vented by a pot/cowl and floor vent.
- Penetrating dampness from chimney – checked with drone and no dampness to bedroom above which you would expect to see.
- Penetrating dampness from the air brick; though, was 150mm above ground level therefore ok.
- Client advised boiler pressure hasn’t lowered indicates no failed radiator pipework.
Secondary: Invasive on site during the works with a speedy carbide test, which subsequently exposed the earlier injected DPC.
- Identified walls were damp by visual characteristics and when tested contained 10% content of a total of 20 as per the carbide vessel meter.
- Advised the client that Lab testing would be the next stage to determine if hygroscopic salt content but they were happy to proceed on my findings.
Key issue 1: Why did you only recommend injecting 1 leaf of the of the cavity party wall?
Cavity wall construction therefore injecting 1 side wasn’t decremental.
Had the wall been solid it would have been necessary to inject the neighbouring side too or provide permeable/breathable materials.
Key issue 1: How had the earlier retrofit DPC injection failed?
The main issue was that the earlier DPC wasn’t to a sufficient depth which allowed moisture to pass through.
When undertaking works to a single leaf, the drill must completely pass through the mortar course.
Key issue 1: Where had the earlier DPC failed?
To the wall within vicinity of the chimney.
Key issue 1: How does a chemical injection work?
Holes drilled at intermediate centres, the cream is injected and this then forms together under the mortar creating a damp-proof course.
Key issue 1: Who was involved in the site meeting?
Me, Employer and Contractor.
Key issue 1: How long did the guarantee have left on it?
4 years.
Key issue 1: How did you establish the guarantee wasn’t insurance backed?
Usually it would reference who its backed by within the document and it did not.
Key issue 1: Tell me about the effects of Cost Quality and Time in relation to the options considered?
Quality – appointed contractor to rectify w/ guarantee. Quality couldn’t be assured from earlier contractor.
Time – appointed contractor to resolve immediately. Time couldn’t be assured from earlier contractor.
Cost – additional costs incurred if appointed contractor to resolve. Costs could be saved if earlier contractor resolved.
Key issue 1: Why did you think negotiations would take long with Option 1?
Client had previously spoken with them and advised that they didn’t intend to upkeep the guarantee.
I spoke with them and they were being very vague and uncooperative.
Key issue 1: You mention Critical Path what is this and what was on the Critical Path in your project, how was it affected?
Critical path- any works which are critical to progress and if they’re affected so is the date for completion.
Site setup and welfare was critical. The repairs did have critical items though none were fundamental for progress.
Key issue 1: How do you issue an Extension of Time and what contract mechanisms does this release?
EoT certificate, changes date for completion and insurers need to be notified.
