BH SoE Q's Flashcards
(307 cards)
1
Q
How would you assess change/a variation?
A
For JCT and NEC
Pricing schedule
Contractor quote
Dayworks
First Principle
2
Q
How would you prepare a cashflow?
A
if the contract includes staged payments then it is straightforward
If interim valuation:
- based on forecast of the completion of activities and the cost associated with these
3
Q
What are the pros and cons of a concrete frame?
A
Pros:
The price and availability are less volatile than steel
Concrete provides sound and heat insulation
Does not require fire proofing
It can be used to form complex geometry
Cons
Bigger foundations - heavier building
Takes longer, weather and temperature can cause delays
4
Q
What are the pros and cons of steel construction?
A
Pros
- quick construction
- doesn’t warp
- long lasting
Cons
- needs fire protection
- volatile price and supply
5
Q
Types of piles
A
- Bored
- CFA - Sheet
- Secant
- Driven
6
Q
Hand Laid Brick Build up
A
Brick, wall ties, cavity, insulation board, weather board, metal studs with mineral wool between them vapour control layer, two layers of plasterboard
7
Q
Buildup Brick Slip Panel
A
Facing brickslip on tray/rail fixed onto brack system that is fixed back to sheathing board
50mm cavity
Cavity insulation
Metal stud wall with mineral wool insulation between studs
vapour control layour
2 layers plasterboard
8
Q
Pros & Cons of Brickslip
A
Pros
quick and easy to install
lighter - less substructure
durable and fire resistant
many aesthetic options to suit architect
little maintenance required
Cons
more vulnerable to damage - thin
no structural bearing
overtime may required re-pointing with new mortar
9
Q
Can you name some typical amendments you may find on a contract:
A
clause to amend final date for payment
10
Q
What are the normal payment dates for JCT?
A
The due date is pivotal
- Interim valuation date is 7 days before due date
- Payment Certificate must be issued within 5 days of due date
- final date for payment is 14 days from due date (21 from interim val date)
- pay less notice 5 days before final date for payment
11
Q
Pros and Cons of Traditional procurement route?
A
Pros
- Design Control
- Well known route
- Cost Certainty
Cons
- Lengthy, sequential process
- No main contractor input for buildability advice
12
Q
What are the pros and cons of D&B?
A
Pros
- Single point of responsibility
- Overlap of design and build so time saving
- Buildability input from contractor
Cons
- Less design control
- Harder to compare tenders
- Less focus on quality
- Changes costly post contract
13
Q
What is the difference between Construction Management and Management Contracting?
A
CM involves there being a contractual relationship between the employer and sub-contractor, where as with MC it is through the main contractor.
14
Q
Pros and cons of a two stage tender?
A
Pros
Buildability advice
Maintains competitiveness in first stage
Less risk priced into scheme at second stage as contractor knows scheme and has been involved in design
Cons
Lack of competition during the second stage
2 tender periods makes it a more lengthy process
No cost certainty until second stage contract signed
15
Q
Pros and cons of a negotiated tender?
A
Pros
- Programme Saving
Cons
- No competition
16
Q
What would you include in a tender report?
A
Exec summary and recommendation
Background of tender process
Scope of works
Pre-qual process
Evaluation Criteria
Equalisation and comparison to PTE
Any relevant correspondence/negotiation
Any outstanding package/contract risks
17
Q
What would you include in a Cost Report?
A
Exec summary
Contract sum
Agreed Variations
Outstanding Variations
Risks and contingency balance
Cashflow forecast
Drawdown
18
Q
What are some differences between NRM and IPMS?
A
GEA - IPMS 1 - balconies included in IMPS but not GEA
GIA - IPMS 2 - includes the internal dominant face which is 50% of the SA for each vertical section
NIA - IPMS 3
19
Q
What are the components of the external works in NRM?
A
Site preparation works
Roads, paths, pavings and surfacings
Soft landscaping, planting & irrigation systems
Fencing, railings & walls
External fixtures
External drainage
External services
Minor building works and ancillary buildings
20
Q
What are the timescales for the final account in the JCT and NEC?
A
JCT SBC
The contractor must provide all necessary information for final account within 6 months of PC.
The CA/QS then issues the final account within 3 months of this.
Final date for payment is 28 days from due date.
JCT D&B
Contractor will provide client with their final statement 3 months after PC.
NEC
Essentially a rolling final account and agreed when all CE’s are agreed
21
Q
What are some examples of relevant matters which can result in a loss and expense claim?
A
Failure to give contractor possession of site
Failure to give contractor access to site
Delay in issuing instructions
Discrepancies in contract docs
Disruption caused by works being carried out by client
Failure of client to supply goods or materials
Instructions relating to variations and expenditure of prov sums
Issues relating to CDM
22
Q
What is the TPI?
A
Tender price index - measure of movement in prices between clients and contractors when tender is accepted
Typically used for adjusting estimates and budgets to different dates
Available on BCIS
23
Q
When can the JCT minor works be used?
A
Typically non-complex works less than £500,000 in value.
24
Q
What are the building regulations?
A
Part A: Structure
Part B: Fire safety
Part C: Site preparation and resistance to contaminants and moisture
Part D: Toxic substances
Part E: Resistance to the passage of sound
Part F: Ventilation
Part G: Sanitation, hot water safety and water efficiency
Part H: Drainage and waste disposal
Part J: Heat producing appliances and Fuel storage system
Part K: Protection from falling, collision and impact
Part L: Conservation of fuel and power
Part M: Access to and use of buildings
Part N: Glazing - Safety in relation to impact, opening and cleaning
Part O: Overheating
Part P: Electrical safety
Part Q: Security - Dwellings
25
What would you find in a construction phase plan?
Project information
Project Team member details
Key dates and phases
Site Rules
Welfare
Induction details
Fire and emergency arrangements
H&S arrangements
High risk tasks e.g. ACM, high voltage power lines, hazardous substance
26
Name some dispute Resolution Techniques
Negotiation - low cost, quick, non-binding, non-adversial
Mediation - Formal, neutral third party, can be binding
Expert determination - Not possible to appeal, binding
Adjudication - JCT standard, introduced in the construction act 1996, can only be overturned by arbritration or litigation, binding and enforceable by technology and construction court
Arbitration - more formal and costly, binding through courts
Litigation - lengthy, costly, not confidential
27
What is the standard JCT timeline for adjudication?
Party issue a notice of dispute - adjudicator appointed in 7 days - then has 28 days to issue decision, can be extended to 42 days if both parties agree.
28
What is contained in a consultant appointment document?
Work/scope
Agreed fee and payment terms
Terms of business
Contract amendments
Contact details
29
What are the main types of ratio analysis used to assess a company?
Liquidity ratios - current ratio, Acid test,
Working capital Ratio - (assets-liabilities/turnover)
Profitability ratios - ROE,
Financial Gearing radios - debt/equity
30
What is a business plan and what would you expect to find in one?
An overview of the business goals and how these are to be attained.
Vision (strategic)
Objectives and goals
Strategies and actions
31
Name some key sustainability regulations which impact construction
Building regs - Part J: Heat producing appliances and Fuel storage system
Climate change act 2008 - cut greenhouse emissions compared with 1990 levels by 80% by 2050
Energy performance of buildings regulations 2012 - required EPC for buildings, quantifying energy efficiency - rated A-G
32
What are the principals/pillars of sustainability?
Social - building healthy communities with sufficient numbers and range of buildings
Economical - strong, responsive, competitive economy with land rights and types
Environmental - protecting and enhancing natural, built and historic environment
33
What is Passivehaus?
A fabric first approach with the intention of no requirement for space heating through good insulation, air tightness and solar gains.
34
What is an LLP?
A partnership where members share liability for each others actions. Limited liability partnership
35
What is included in the Data Protection act 2018?
That information be used lawfully, collected for legitimate purposes. Information is accurate and up to date and kept for no longer than necessary.
Individual rights:
Right to:
be informed
access
rectification
erasure (remove)
restrict processing
data portability
object
automated decision making and profiling
36
What are the different types of provisional sum?
Defined - time allowance for prelims and programme
Undefined - no allowance for prelims and programme
37
What are the different types of fitout?
Shall and core - structure, envelope, common areas such as reception, lobby corridor etc
Cat A - Tenants own space fitted out so surface finished, MEP, raised floor suspended ceilings, and blinds completed
Cat B - full fitout including install of all finished, kitchens, IT equipment, furniture
38
What are S106 and S278 agreements?
Agreements between a developer and a local authority which may commit the developer to contribute to publicly funded institutions such as infrastructure, education, housing, town centre, health. S278 applies specifically to highways.
39
When is a project notifiable? and how do you notify it?
When construction is scheduled for more than 30 days and/or will have more than 20 workers at any point, - or has more than 500 person days. notified to HSE via online F10
40
How does an ASHP work?
Pump takes air from outside to heat a liquid refrigerant, the pump compresses liquid to increase temperature, heat then sent to radiators/underfloor heater and remaining hot water stored for showers etc
41
How does a GSHP work?
By absorbing heat from ground via an array of pipework in the ground or water, compressing and condensing this energy into a higher temperature and transferring this to the buildings heating or hot water system.
42
What is the Scheme for Construction Contracts?
A scheme for projects which don't comply with the Housing Grants, Construction and Regeneration Act (Construction Act 1996)
43
What is a performance bond?
Insures the client against the risk of the contractor not fulfilling obligations, e.g. a contractor becoming insolvent
44
What are liquidated damages in construction?
Costs which the client claims back from Contractor for any delays which arise as a fault of the contractor
GENUINE PRE ESTIMATE OF LOSS
45
What are specified perils?
Significant events that can cause significant damage e.g. fires, explosions, earthquakes and flooding.
46
Stages of the RIBA PoW
0 - stategic definition
1 - preparation and breifing
2 - concept design
3 - Spatial coordination
4 - technical design
5 - manufacturing and construction
6 - handover
7 - use
47
What are the five rules of conduct?
1. Members and firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS.
2. Members and firms must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
3. Members and firms must provide good-quality and diligent service.
4. Members and firms must treat others with respect and encourage diversity and inclusion.
5. Members and firms must act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession.
48
What does BREEAM stand for and what are its criteria?
Building Research Establishment Environmental Assessment Method
1. Energy
2. Land Use and Ecology
3. Water
4. Health and Wellbeing
5. Pollution
6. Transport
7. Materials
8. Waste
9. Management
49
What is a smash and grab adjudication?
When a CA/EA/client doesn't issue a payment cert or a pay less notice and is liable for the full amount of the contractor's application for payment.
50
Which external sources are used to gauge steel price fluctuation?
BCIS Material Cost Index, internal market reports,
51
What are some of the differences between an EA and CA?
EA is used in D&B contracts and CA is in Traditional contracts. EA is usually involved earlier than a CA and helps to prepare documents such as the ER.
CA acts more impartially whereas EA more sides with client
52
What are some key building metrics?
Wall to floor ratio (internal and external), net to gross ratio, GIA:GEA, site usage %, average unit NIA, glazing ratio,
53
What risks occur from a separate contractor carrying out the demo works?
Risk of delaying the MC works.
Risk of works not being carried out to an acceptable standard i.e. failing to recognise and remove contaminated material in the ground
54
What can be done to mitigate the risk of the demo contractor not performing ahead of main contract?
Liquidated damages / Delay Damages
Novating Enabling works contractor into main works contract
55
Difference between secant wall system and sheet pile wall system?
A secant wall system has alternating reinforced and non reinforced concrete piles, non-reinforced piles are install followed by the reinforced piles to form a watertight basement. Sheet piles are driven into the ground using a hydraulic rig before the basement can be excavated.
56
How would you manage going out to tender with an incomplete S2 design?
Factor in the risk and include all elements in equalisation process.
57
How is a CFA pile constructed?
Pile mat installed, piling rig brought on site, hole bored with auger, while auger withdrawn, concrete pumped in, moving soil upwards. Cage then dropped in.
58
What issue would you experience with a high staff turnover?
- Increased recruitment costs
- Increased training costs
- Inconsistent production/performance
- Poor staff morale
- Reputational damage
- Loss of customers/repeat business
59
Give me some examples of fee earning v non fee earning staff at your company?
- Fee earning
o Qs
o Architects
o PM
- Non fee earning
o Admin staff
o Business Development Managers.
60
If you chair a meeting, how do you make it effective?
1. Set an agenda and keep the meeting on track.
2. Prepare for it in advance, have documents, information and visuals ready.
3. Be punctual for the meeting.
4. Take minutes.
5. Give everyone the opportunity to speak and contribute.
6. Understand the body language.
61
What key things do you need to think about before entering a negotiation?
1. To what level I'm authorised to negotiate (for example, up to £250k)
2. My (and my client's) red lines.
3. Do I have sufficient facts and information.
4. The character of the person I'm negotiating with.
5. What I want the outcome to be.
6. Areas where I'm willing to compromise.
7. The structure of the negotiation.
62
When faced with a challenging negotiation, how do you conduct yourself in a fair and professional manner?
1. I always stay objective and enter the negotiation with the mindset of funding a resolution.
2. I carry out my work ethically and to the required standards.
3. I am always respectful to the other side and endeavor to understand their position.
63
What is workplace diversity?
Diversity in the workplace means that a company hires a wide range of diverse individuals.
Diversity is often misconceived as solely multicultural matters; however, it also applies to diversity of gender, race, ethnicity, age, sexuality, language, education, background, etc.
64
How would you go about selecting the right people to join your team?
Firstly, understand the task and identify what skills and experience is required
Review the existing team to understand the skills and experience already available
Select new team members to fill the shortfall; the dynamics of the existing team should be considered to ensure the new people 'fit' with the existing team
65
What is a relevant matter?
The client is responsible for these. They allow loss and expense.
• Failure to give possession of the site
• Delays receiving instructions
• Discrepancies in the contract documents
• Failure to give the contractor access to the site
• Issues relating to CDM
• Instructions relating to variation and expenditure of prov sums.
66
What are the risks with framework contracts?
They can suppress competition. If you are moderating how you test a market, that instrument by its very nature, is going to have the potential to prevent and stymy competition. ...
There are too many of them. ...
They lack transparency. ...
Evidence of value is weak.
67
What are the consequences of a non-completion certificate?
JCT
The employer has the right to withhold liquidated damages (A pay less notice is also required)
- Certificate of non-competition is required
- Employer must write to contractor notifying them of the intending to withhold LDs
- Employer to issue pay less notice
NEC
Delay damage amounts are included within the assessments post completion.
68
What is the procedure for claiming an extension of time?
- As soon as it is reasonable apparent that a delay is or is likely to occur, they should write to the contract administrator to notify them
- This should identify the cause of the delay and if any of the causes are a relevant event and give and indication of the extent of the likely delay
- They should give any other further information requested by the CA
- The CA must notify the contractor in writing of their decision
- Contractor must make all efforts to mitigate the effects of delay
69
What regulations and codes of practice govern the construction industry’s approach to sustainability?
Are they fit for purpose?
Building regs - Part J: Heat producing appliances and Fuel storage system
Climate change act 2008 - cut greenhouse emissions compared with 1990 levels by 80% by 2050
Energy performance of buildings regulations 2012 - required EPC for buildings, quantifying energy efficiency - rated A-G
70
What is the difference between a balance sheet and a profit and loss account?
The Balance Sheet reveals the entity's financial position, whereas the Profit and Loss account discloses the entity's financial performance.
71
Can you explain the differences between Conflict avoidance & Dispute resolution
Conflict avoidance is about preventing a dispute and dispute resolution is recognising there is a dispute and trying to resolve it.
72
What procedures does your company have in place to ensure Data Security?
Locked screen policy, clear desk policy, Data Protection Training
73
Who are the CDM Duty Holders?
Commercial Client, Designers, Principle Designers, Principal Contractor, Contractor, Workers
74
How have the rules of conduct for members and firms changed?
the two separate rules have been merged to form one set of rules for both members and firms.
75
What are the five rules of conduct for members and firms?
1. Be honest, at with integrity amd comply with professional obligations
2. Maintain Professional Competence and ensure services are carried out by competent individuals
3. Provide good quality and diligent service
4. treat other with respect and promote diversity
5. act in public interest and take responsibility for actions to maintain public confidence
76
What is the Bichard Review and some of its recommendations?
An independent review carried out by Lord Bichard on the RICS's purpose, governance and strategy. It proposed recommendations such as putting more emphasis on the young of the organisation through the matrics group. Reaffirm commitment to working in the public interest. Review of governance and emphasis on returning control to members. Focus on devolution to regions and boards and encourage networking between these.
77
Name some other Sector Pathways
Building Surveying,Valuation, Project Management, Facility Management, Building Control
78
What is needed to form a contract?
Offer, acceptance, consideration, intent
79
How is a contract under hand different from a deed?
"A Deed is signed by a witness & traditionally authenticated by a seal. Imposes
greater legal obligations
Limitation period - Under Hand is 6 years, Deed is 12 years."
80
What are the standard forms of NEC contract?
Option A: Priced contract with activity schedule
Option B: Priced contract with bill of quantities
Option C: Target contract with activity schedule
Option D: Target contract with bill of quantities
Option E: Cost-reimbursable contract
Option F: Management contract
81
Name the 9 sections of the JCT contract
1. Definition and interpretation
2. Carrying out the works
3. Control of the works
4. Payment
5. Variations
6. Injury, damage and insurance
7. Assignment, Third Party Rights and collateral Warranties
8. Termination
9. Settlement of disputes
82
What are the main parts of the JCT contracts?
Recitals, Articles, Contract Particulars, Attestation, Conditions (9 sections, 7 for minor works), Schedules
83
What is a latent defect?
Latent defects are defects which are not readily identifiable upon inspection &
only come to fruition some time after building completion & may take many years.
A claim in contract can only be brought about within the limitation period of the
contract (6 or 12 years). Otherwise, a claim may be brought in Tort for
negligence providing there has been actual damage & not economic loss.
84
Types of excavation?
Open – use battered excavation sides cut back to a safe angle, eliminates the need for temporary support work, can easily construct basement walls and fall BUT extra excavation costs and need a lot of free site space
Perimeter Trench Excavation – trench dug wide enough to form basement walls, this is supported as required – basement walls are constructed and then the inside of the basement is excavated.
Complete Excavation – used in firm subsoils. The Centre of the basement is excavated first, then the basement slab cast while the sides of the excavation are supported by struts
85
What is/was the impact of covid 19 on construction?
material shortages and inflation.
86
What led to the Bichard Review?
A recommendation in the Levitt Review that an external review should take place specifically on purpose, governance and strategy
87
What are some of the implications for the construction industry in the aftermath of Grenfell?
Many architects and builders were forced to review and update their practices, with a focus on fire safety and building regulations compliance. This led to increased costs and greater complexity in the design and construction process.
88
What are the implications of the Bribery Act (2010) for construction?
Businesses should be aware that failing to prevent bribery is a strict liability offence. The only defence available is if the company can show that it had "adequate procedures" in place to prevent bribery. Can lead to 10 years in prison.
89
What are the professional obligations to the RICS for members?
CPD
cooperate with the RICS
Provide information reasonably requested to standards and regulation board
90
What are the professional obligations to the RICS for firms?
Complaints-handling procedure, including an alternative dispute resolution provider approved by RICS, maintain a complaints log.
All previous and current professional work is covered by adequate and appropriate professional indemnity cover that meets the standards approved by RICS.
Firms with a sole principal must make appropriate arrangements for their professional work to continue in the event of their incapacity, death, absence from or inability to work.
Cooperate with the RICS.
Firms must promptly provide all information reasonably requested by the Standards and Regulation Board, or those exercising delegated authority on its behalf.
Display they are regulated by RICS.
Firms must report to RICS any matter that they are required to report under the Rules for the Registration of Firms.
91
When can a firm register for RICS membership?
25% of a firms principals are members
92
When must a firm register for RICS membership?
When providing surveying services to the public
When operating in regulation zone A
When 50% of principals are MRICS
93
How much PI does a firm need?
Depending on turnover:
£100,000 or less = £250,000
£100,001-£200,000 = £500,000
£200,001 + = £1,000,000
94
What are the RICS requirements for a CHP?
provide details of access to alternative dispute resolution provider if the firm cannot resolve the complaint
made available to all staff – a CHP is intended to provide clarity and consistency to staff and clients
be regularly reviewed at a senior level – record evidence of review, to include reviewer details and review date
be agreed with PII brokers/provider(s) – the CHP should reflect processes that do not compromise PII cover
95
What should be done when you receive a complaint?
Record it and all the details promptly
Assure the client that it will be dealt with
Notify PI if necessary
96
What are the ethical principles which the Rules of Conduct are based on?
Honesty, integrity, competence, service, respect, and responsibility
97
What is covered in Surveying Safely?
Guidance for visiting sites, assessing risks and hazards
98
What is Value Management and how does it differ to Value Engineering?
Value Management takes place at the early stages of a project. Its job is to consider the overall function of the building and what the client requires, cutting unnecessary items and focusing on the elements which form part of the clients brief. Value engineering take place after this and looks to maintain the scope function of an element while reducing the cost.
99
RIDDOR
Reporting of Injuries, Diseases and Dangerous Occurrences Regulations
100
COSHH
Control of Substances Hazardous to Health
101
Requirements to form a contract and their meaning?
Offer - offer to perform an act if the other party promises to do something in return
Acceptance -
Consideration - goods exchanged ie money
Capacity - legal capacity to form the contract - status of the coorporation
Intention - intention to make it a legally binding contract
102
How would you advise the client on what JCT contract to use?
JCT Flowchart
103
What is the difference between a Bond and PCG?
bond is a surety that is provided by a 3rd party (insurance company), whereas a PCG is a guarantee provided by a holding company
104
What mechanisms are you aware of that protect the contractor?
Payment
Extension of time
Loss and Expense
Termination
Insurances
Disputes
105
What needs to be in place to enable payment for materials off site?
Vesting agreements
106
What is a good wall to floor ratio and how is it calculated?
between 0.4 and 0.5, depending on the building shape - caculated by measuring the floor area and the EXTERNAL wall
107
What is the difference between how a floor area is measured in NRM and IPMS?
NRM is to the finished surface, IPMS is to the internal dominant face, which could omit plasterboard etc. The internal dominant face is the sirface which take up 50% of the vertical elevation
108
What would you advise if a cash flow was more than anticipated?
Contractor could be front loading costs due to financial issues
109
Can you explain the difference between procurement and tendering?
Tendering is part of the procurement process of going out to bidders and awarding the contract. Procurement is the overall act of obtaining goods or services.
110
What are the key factors to be considered when advising on procurement? What does T, C and Q mean?
Time – time to site
Quality – control of design
Cost – Certainty at contract
111
How did you advise your client regarding procurement and tendering? What was included in this?
I produced a procurement report in which i outlined the procurement strategy, tender strategy and contract type
112
When receiving tenders, what would you do if you found an error?
Give the contractor the opportunity to amend that error, or give them the chance to stick by it. Decision made by client.
Under Alternative 1 correction of the tender price is not permitted and under Alternative 2 correction of the tender price is permitted.
113
What is negotiation?
A way of conferring with others in order to reach a compromise or an agreement
114
Can you tell me the different approaches to negotiation you are aware of?
Compete (I Win- You Lose) Competitive negotiators pursue their own needs and give little to others. ...
Accommodate (I Lose – You Win) ...
Avoid (I Lose – You Lose) ...
Compromise (I Lose / Win Some – You Lose / Win Some) ...
Collaborate (I Win – You Win)
115
Can you name me some conflict avoidance techniques?
Good management
Clear contract documentation
Record keeping
Regular reporting and proactivity
116
Can you name me some dispute resolution techniques?
Negotiation
Mediation
Arbitration
Litigation
117
What is the process of adjudication?
the final outcome is determined by a third party who does impose a
binding decision on the parties
118
What are the timescales for adjudication?
If the Act applies to a contract then either party may request the appointment of an adjudicator to be made within seven days of serving a Notice of Dispute, and the adjudicator has 28 days from issue of the Referral within which to issue a decision.
119
Is adjudication binding?
That decision will bind the parties and in most cases be readily enforceable in the Technology and Construction Court (TCC). The TCC is the part of the High Court that deals with
construction related litigation.
120
What value of risk allowance was included in your LTH S2 cost plan?
£700k - 5%
121
How much were prelims in your LTH S2 CP?
£2m - 15%
122
What are the types of business plan?
Corporate
Strategic
Operational
Divisional
123
What are the key/main components of a business plan?
- Method Statement.
- Goals and Objectives.
- SWOT analysis.
- Key Performance Indicators.
124
Difference between an OCE and Cost Plan?
OCE is high level early on in a project based on clients fundamental requirements. Begins prior to process of cost planning with more detailed design drawings and spec.
125
Difference between NEC and JCT
JCT - CA - act impartially between parties
NEC - PM to manage project, collaberating between client and contractors
JCT - Master programme
NEC - Continually updated every month and a contractual doc
JCT - time and price dealt with separately in events and matters
NEC - both with CE
126
Types of JCT Contract?
Standard Building Contract
Intermediate Building Contract
Minor Works Building Contract
Major Project Construction Contract
Design and Build Contract
Management Building Contract
Construction Management Contract
127
What are the BREEAM ratings?
unclassified, pass, good, very good, excellent, outstanding
128
What should be included in a complaints handling procedure?
redress mechanism
complaint investigated in 21 days
must make aware PI company if necessary
all complaints recorded with their progress
Process has two stages as a minimum: 1. consideration of complaint by senior member ot complaints handling officer 2. Referred to an independent third party with the authority to award redress
129
What is the water table?
The level at which the ground below is permanently saturated.
130
Types of business plan?
Strategic - overall goals, SWOT
Departmental - focused on specific department
Operational - work planning - work delivery
Corporate - vision - mission - resources - objectives - strategies
131
Types of organisational structure?
Functional - hierarchical
Divisional - separate divisions and function within each (admin and finance)
Matrix - project based (mace)
Flatarchy
132
Three ways to waterproof a basement
A:: Barrier system - tanking
B: Structural - basement design to be unermeable through concrete spec and structure
C: drained cavity, water allowed to gather at the bottom to drain naturally or be pumped away
133
Grades of basement
1: some seepage and leakages allowed: plant room, non electrial, car park etc
2: no leakages or seepage but some damp patches allowed. used for workshops, some plant rooms and storage
3: completely dry and habitable, bedroom, kitchen, office etc
4: specialist, archives etc
134
Difference between relevant event and relevant matter?
Relevant event is one which causes delay to the completion date, caused by the client or a neutral event.
e.g. variation
adverse weater
terrorism
failure to provide information
specified peril e.g. flood
changes in statutory requirements
Relevant matter is one which causes a material disruption to progress of the works, enabling a contractor to claim for direct loss/ ad or expense
Failure to give contractor access/possession
delay in giving instruction
discrepencies in contract docs
CDM issues
135
What would you expect in a contractors tender return?
Contractor's proposals
Response to ITT
CSA
Signed form of tender
Method statement
Health and safety
136
When was surveying safely last updated?
2019
137
What is the RICS Building Carbon Database?
A database of carbon emissions from a buildings life cycle
138
What is a typical net to gross ratio for a resi building?
75%
139
Typical glazing ratio?
30%
140
Types of sanctions by the RICS
141
What certifies the release of retention?
Completion of making good defects certificate
142
CSA?
Contract sum analysis- breaks down costs from the contractor which forms part of their tender.
143
When did RICS get its Royal Charter?
1881
144
What is involved in the RICS Governance structure?
Under the Royal Charter, RICS’ governing body is the Governing Council, which is responsible for approving RICS strategy and vision, overseeing the effective delivery of the strategy’ as well as standards and regulation. Governing Council is also responsible for approving changes to RICS’ constitution. Governing Council is supported by the Executive Board and expert governance bodies populated by active RICS members, RICS employees and independent non-executives.
145
What is provided at stage 1 of a two stage tender process in the tender return?
OH&P, prelims, design fee's, design risk premium
146
What insurances does a contractor require?
Private indeminity, Employers liability, Public liability, Contractor's all risk insurance to insure the works.
147
What guidance is available on conflicts of interest? When issued?
Global professional standard - Issued 2017 but reissued as standard 2023
148
What risks does NRM 1 recommend making allowances for?
Design development risks
Construction risks
Employer change risks
Employer other risks
149
what were some of the exclusions from your cost plan?
land acquisition costs, legal fees, professional and development management fees
150
Name some docs in the RICS Black book
Cost reporting, commercial management, value management and value engineering, subcontracting
151
What would you include within a procurement report?
Client priorities
Overview of procurement routes Inc advantages and disadvantages
Matrix showing client priorities and procurement routes
Recommendation of procurement route
152
For LTH, does the contractor take responsibility of design before they were appointed e.g. RIBA 1-3?
In an unamended JCT contract, the contractor does not take responsibility of design, however a contract amended can be included to say the contractor is responsible for design.
153
What is the issue with included an amended to state that the contractor is responsible for previous design before they were appointed?
They would include a 2-3% D&B risk premium, typically.
154
You mention the RICS Rules of Conduct, could you please tell me one of the rules and give me a couple of example behaviours?
RULES
Rule 1 - Members and firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS.
Rule 2 - Members and firms must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
Rule 3 - Members and firms must provide good-quality and diligent service.
EXAMPLES
Rule 1 - Turning down a dinner at a nice restaurant in Mayfair during final account discussions
Rule 2 - Updating my CPD hours accordingly
Rule 3 - Understanding the scope of service before I begin working on a project/for a client
Rule 4 - Reporting any modern slavery that may be suspected
155
Do you know which obligations are mandatory for RICS-regulated firms?
Firms must public a complaints handling procedure, which includes an ADR provider approved by the RICS
Must ensure that all previous and current work is covered under adequate and appropriate PI cover
Must cooperate with RICS
Must provide all information requested by the standards and regulation board
Must display on their business literature that they are regulated by RICS
156
What are the four primary offences under the Bribery Act 2010?
Offering, promising or giving of an advantage
Requesting, agreeing to receive or accepting an advantage
A discrete offence of bribery of a foreign public official
A new offence of failure by a commercial organisation to prevent a bribe or a business advantage
157
Do you know if RICS produces any documents in relation to Bribery?
Countering bribery, corruption, money laundering and terrorist financing – RICS professional standard.
158
You mention in this section that you understand scope of services set out at appointments. Once you became chartered you will need to get involved with creating these appointments. What is a standard form of a consultancy appointment and what should be included?
Youcan find standard form of consutlancy appointment on RICS website, it includes:
Defnitions and interpretation
Appointment information
Consutlants requirements
ADR information
Limitation of Liability
Fee and payment information
159
You mention CDM regulations and changes. There have been some other notable changes apart from CDM Advisor being named Principal Designer. Could you tell me a couple more?
- Extending the scope of the regulations to include domestic clients;
- Removing the role of the CDM Co-ordinator;
- Introducing a new duty holder, the Principal Designer;
- Appointment of principal designer and principal contractor if two or more contractors are on site
- Changing the HSE project notification threshold(includes 30 days and more than 20 people on site for domestic and non domestic).
160
Could you tell me a few example of how conflicts can be avoided in the first instance?
1. Clearly state in all tender documents exactly what is required from all parties
2. Ensure continuous, effective commmunication between all parties
3. Record everything (put it in writing)
4. Follow company procedures and policies
5. Follow RICS guidance.
161
In Quayside Lodge project, in giving your advice, could you please clarify what enabling works you identified?
Enabling works included:
* Demolition of existing 5 storey office building
* Overall site clearance
* Excavation to 0.3m below ground level
* Installation of piling matt using 6F2
162
QSL - At what point did you become aware of this programme issue and was there enough time to prepare for the tender process?
It was evident early on due to it being included as a planning condition and therefore the requirement was well known from the outset.
163
How were the enabling works tendered? What was the value of the enabling works?
Used a selective tendering strategy which was single stage. The value of the works was £450k.
164
On your Lemon Tree House project you mentioned this is a new project, could you please explain what were the complexities of the existing basement and how you were propose to transfer risk to the contractor with a Design and Build procurement?
Yes the complexities was surrounding the existing basement that had been kept during the previous construction, it was infilled with a material and therefore not used, the design included to pile through the existing basement.
165
In your 200 Buckingham palace road you mentioned you prepared a report which outlined the differences in materiality, performance and cost difference between green and blue roofs to aid decision making by the client. Do you think that you have you been acting outside your professional competence and PI by providing information on materiality and performance?
No not at all, I used design team members such as structural engineers, architects as well as bauder (specialist flat roof supplier) to gather the performance data such as water discharge rate and performance against storm events etc.
166
Carrying on could you please explain the typical build-up of a green roof, what elements are comprising the build-up and what you need to take into account when pricing this roof?
1. Green roof layer
2. Filtration layer
3. drainage layer
4. protective membrane
5. Insulation
6. Vapour barrier
7. Substrate
167
On your West Ham Bus Garage you mention that you identified the preferred option though a Stage 1 report, but at PCSA period the contractor selected a different option. At what stage did you tender this job and what information did the contractor used leading him to miss this important information in the reports?
It was tendered at stage 3 and this was a stage 1 report.
It was not understood how the contractor missed this information but they did not include it when forming their tender.
168
Continuing with the same project this appears to be a £3.1m job only and relative easy, why did you select to bring a contractor early on with a PCSA?
Yeah agreed, however by using the framework there was only a requirement for two stage and also it was useful to get contractor buildability input from the initial engagement.
169
In your Lemon Tree House you mentioned you carried out a benchmarking exercise. What is benchmarking and what items do you need to take into account to compare projects on a like for like basis?
Benchmarking in a project perspective is the act of comparing building performance (costs or design ratios in this case) to projects of a similar size and nature to see how the project compares against what is considered 'normal'.
What I need to take into account is similar size and nature e.g. 9 storey 100% affordable resi scheme.
170
In your 200 Buckingham Palace Road project you mentioned you carried out a cost analysis of different timber panelling options. When in your opinion V.E. is more effective?
In my opnion VE is more effective when:
* The design is developed to a point where individual cost components can be scrutinised
* The design team adopt a proactive approach in VE and provide own thoughts/ideas.
171
(200 Buckingham Palace Road) In this project you also say that the Cost Plan was over budget – at what point during Stage 2 have you noticed there was a budget problem and what did you do to mitigate this?
By using a rolling cost reconciliation per element to see if there are any big increases.
Important to communicate early on with the client to share the news.
Also once issue of the cost plan has happened, important to follow up with a presentation to show key cost drivers.
In order to mitigate this, I would provide initial cost reconciliation as well as initial VE opportunities
172
(200 Buckingham Palace Road) Continuing with this project you also state that there was a saving of £175k. Did this provide all the cost saving required to bring the project withing the budget? Could you tell us any other examples?
The cost plan was £300k over the budget, there were other examples:
Reduce amount of glazed partioning to only front faces of meeting rooms (£80k)
Tape and joint plasterboarding in leiu of skim (£50k)
173
(200 Buckingham Palace Road) Finally, could you explain why this change couldn’t be accommodated by the Risk Allowances? Such as the design development for example?
This change would amount to 1% of design devlopment being omitted. There was still a requirement to keep some amount of design development for the next RIBA stages.
174
Could you tell me on your Lemon Tree House what was the level of contingency you advised the client to hold for this project?
I advised on Design Development risks and contractor risk based on projects of a similar size and nature.
Employer change and employer other contingency was not included within the CP, the client held that somewhere else.
175
Could you tell me under what category the vibration mitigation measures fells and what exactly does it include?
I would include it within design development risks.
176
(CASE STUDY) Project Background: What was the key reason for converting the West Ham Bus Garage into a new location for TfL's Lost Property Office (LPO)?
As their exisitng lease was running out so had to move, it had to handle the amount of lost porperty that came through the door and West Ham managed this.
177
(CASE STUDY) Project Budget: What was the total budget for the West Ham Bus Garage project, including the client's contingency?
Net Construction Cost: £2.1m
Prelims, OHP and Contractor Risk: £620k (prelims 18%, OHP 6%, Contractor Risk 3%)
Contract Sum Value: £2.72m
Design Development Risk: £120k (4.5%)
Client Contingency: £270k (10%)
Inflation: £70k
178
(CASE STUDY) Contractor Procurement: Why was the NEC4 Option A contract form chosen for this project?
NEC option A was chosen as:
* Offered cost certainty as it was a fixed price lump sum contract
* clients procurement team did not like option C
179
(CASE STUDY) Project Challenges: What was the key risk or issue identified during the project, and how did the project team propose to address it?
Aside from the main project risk of not achieving the required completion date:
Biggest risks that were faced were the additional scope items that were included within the works post contract. As there was a danger of overrunning the completion date.
180
(CASE STUDY) Client Priorities: What were the top two client priorities for the project, and why was time considered more critical than cost?
TIME
COST
QUALITY
181
(CASE STUDY) Stakeholder Engagement: What were the key internal stakeholders within TfL, and what were their roles in the West Ham Bus Garage project?
Client
Procurement Team
End User Team
Building Management Team
182
(CASE STUDY) Selected Procurement Method: Why was the direct award two-stage design and build procurement method selected as the best option for this project?
Framework allowed direct two stage award process
183
(CASE STUDY) Project Success Factors: What were the primary factors used to measure the success of the project, and how did they align with the client's objectives?
Primary factors were:
1. Time: Priority needed to be out of the existing facility by 22nd September 2023.
2. Cost: cost certainty 2nd and cannot go over budget of £3.18m.
184
(CASE STUDY) Budget Analysis: Analyze the relationship between the project budget, the contract sum, and the final account. How do these figures reflect the project's financial management?
Project Budget (OCE) as Contract Sum: £2.72m
Contract Sum: £2.66m
Contingency Allowance (Design Development & Client Contingency): £380k
Inflation Allowances: £80k.
185
(CASE STUDY) Stakeholder Coordination: Considering the various stakeholders involved, what strategies were likely employed to ensure effective communication and coordination during the project?
Regular design team meetings that included all stakeholders to ensure quality and client requirements were being achieved.
186
(CASE STUDY) Impact of Delays: Discuss the potential implications of failing to complete the project by the 22nd September deadline. How did this impact the decision-making process for the project's execution?
Cost implications (lease extension charges)
Operational implications (LPO team needing to be business as usual)
Relationship implications with existing landlord for existing facility
187
(CASE STUDY) Quality Versus Cost: Given that quality was not a top priority for the client, how did the project team ensure an acceptable level of quality while keeping costs within budget?
regular meetings with the end user team to ensure requirements were being met.
188
(CASE STUDY) Operational Continuity: Given the need for the LPO team to continue 'business as usual' during the move, what logistical challenges might have arisen, and how were they addressed?
Moving 300,000 items and keeping a log of where they are stored, adressed using the large space outside to store the lost property.
189
(CASE STUDY) Direct Award Mechanism: Explain the concept of a direct award two-stage design and build. How did this method contribute to achieving the project's objectives, particularly in terms of time and value for money?
Using the framework, the client could engage with the contractor (via direct award), contractor would produce a free feasibility study based on the design information given (stage 1 info). Then if client was appy with feasibility they could enter a PCSA stage then go onto second stage.
190
(CASE STUDY) Cost Control Techniques: The report mentions "open book" processes and a requirement for at least 3 tender returns per package. How do these techniques contribute to cost control, and what are their benefits and potential limitations?
It was communicated that at least 3 returns should be recieved and also the pricing schedules should use the descriptions and unit of measure, to compare easier.
191
(Sustainability) Cost of an EV charging point within your cost plan?
providinal allowance of £10k per space (dual port).
192
(Sustainability) Can you explain how does the ground granulated blast furnace slag works when mixed with Portland cement? What were the cost differences?
Added at the mixing stage and would using be a percentage replacement of the portland cement. Typically the percentage replacmeent would be 30 - 50%.
At the point of exploring this option, the supply change fed back that the cost difference was circa £15/m3 higher than typical 100% portland cement.
193
(Sustainability) Are you aware of recent updates to regulation regarding sustainability and how this affects the cost of projects?
Part L (Conservation of fuel and power) was updated in early 2023.
Leading to increased emphasis on 'fabric first' meaning that external walls will be thicker so further cost.
194
(PF) WH - You had compensation events and early warnings - what other pots of money did you have on your cost report?
ANSWER about having funding streams like building management and end user requirements.
195
(PF) WH - What were all the different columns on your cost report?
Approved Budget
Approved Changes
Unapproved Changes
Forecast Project Cost
Variance to Budget
Movement in Period
196
(PF) On quaysides how did you prepare the cashflow forecast?
Package returns against contractor programme
197
(PF) 31 borough - What were the risks of procuring the non-stat signage outside of the main contract? What type of contract was this and how could you omit scope?
Risk was that if it was on the critical path than it could be issue but it wasnt.
Other risk would be additional monies due to additional prelims after being done possibly out of hours.
Omitted scope through comp events
198
(Q&C) When doing the add and omit exercise on 31 borough what elements and components did you measure? How was this measured using NRM1?
Internal walls and doors
Internal walls measure centre line with no deduction for openings, included wall height.
199
(Q&C) On quayside lodge when assessing the pile caps, how did you carry out your assessment using first principles?
First principle takes the assessment back to assess labour, material and plant to assess works.
Stripped back to the components of the pile cap, where in terms of cost:
10% for excavation and disposal
20% for concrete
35% for reinforcement
35% for formwork
200
(Q&C) What type of pricing document did you use for the valuation? How was this piling element broken down?
Used the CSA from the tender, it was broken down in NRM1 format, this meant that the pile caps themselves were measured per number with a composite rate for them.
201
(Q&C) On lemon tree house how were the upper floors measured? Was it the same as the GIAs?
Measured as per GIA, no deductions for openings like lift or stair cores.
202
(Q&C) What were the cost differences between aluminium and aluminium composite?
200BPR Aluminium Composite was £600/m2
Aluminium was £1250/m2
203
31 borough - can you explain the z clause and what it can be used for?
A Z clause is a contract amendment to the standard core clauses within the NEC contract.
204
What is a collateral warranty and whats an alternative to collateral warranties
A collateral warranties provides a contractual reltationship between a party within the main building contract and a 3rd party outside the main building contract. An alternative to a collateral warranty would be to use the contracts (rights of third parties act) 1999?
205
(CP) On west ham what was included in your contract docs?
Included was:
NEC Option A
Contract Data P1
Contract Data P2
Scope
Site information
Activity Schedule
Programme
Early Warning Register
206
(CP) What were the valuation dates you agreed to?
Agreed based on the assessment date which was stipulated in contract data P1 (28th of every month).
What was agreed was if it fell on a weekend, then we would use the closest working day before.
207
(Case Study) What were the main reasons for the increase from contract amount and final account?
There were a number of increases which included:
Access control and CCTV package
Fire alarm complete replacement instead of upgrade only
Full refurbishment of large WC area instead of clean.
208
(Case Study) On option 1 what did you include in your cost benefit analysis?
I offered but client didnt require a cost benefit analysis.
What I would include within my CBA:
Cost of overrunning lease (£100k)
Vs
Procurement routes in terms of on costs / competition / PCSA fees
209
(Case Study) On your OCE stage why did you assume the preliminaries would be double (option 2)?
Fixed prelims would be double as there would have to be double of site set up etc.
Also feedback from recent returns for smaller contractors carrying out work meant that more OHP would be incurred (higher percentage)
210
(Case Study) Option 3 - what is a public sector framework and how do they work?
An umbrella agreement that establishes giverning terms with suppliers that public sector clients can use to procure contractors for work, while complying with public sector procurement rules and regs.
211
(Case Study) As transferring risk was not the main priority did you consider other procurement methods?
CM was considered but due to client not having experience and cost certainty was key which would not be achieved using CM as all trades need to be let for cost certainty.
212
(Case Study) Was the 3.18m the budget set in your OCE?
Yes the client required a number to secure before the financial year ended.
213
(Case Study) What can be the risks if the budget is too high compared to the tendered figure?
If the budget is fixed (like many public sector entities budgets) then it means that a portion of the budget could have been been allocated elsewhere on other projects
214
(Case Study) NEC - Why was this option chosen? did you recommend this?
Option A was chosen as it offered cost certainty.
215
(Business Planning) Does the RICS have a business plan?
Yes it does it covers years 2021-2024 and covers finanacial goals until 2024.
216
(Data Management) What are the aims and benefits of GDPR?
One of the purposes of the General Data Protection Regulation (GDPR) is to protect individuals' fundamental rights and freedoms, particularly their right to protection of their personal data.
217
(Diversity, inclusion and teamworking) What did you learn from the gleeds diversity and inclusion training?
I learnt about regulations that govern diversity and inclusion. (Equality Act 2010)
About the benefits of having a diverse and inclusive organisation
How equality, diversity and inclusion can increase staff engagement, retention and productivity
218
(Accounting) what is profit and loss statement and difference to balance sheet?
P&L overview of a companies financial performance over a period of time
Balance sheet is a snapshot of a companies overall financial position at a point in time.
219
(Inclusive) What is part m and can you name an example from your project?
building regulation that relates to accessible building design and DOc M packs would be a good example.
220
(Ethics) If you were setting up your own practice, what are the requirements of a complaints handling procedure?
ANSWER
221
(Client Care) What would you do if, in your role at Gleeds, a client wished to make a complaint?
I would make them aware of the complaints handling procedure my company has.
222
(Communication and negotiation) Describe 4 methods of dispute resolution, and rank them in order of severity
4 methods:
Negotiation
Mediation
Adjudication
Litigation / Arbitration
223
(H&S) Whose responsibility is health and safety on site?
Everyone must hold responsbility of health and safety on site.
224
(Accounting Principles and Procedures) Define a balance sheet, profit and loss statements and cashflow and when they should be used?
Balance Sheet: Snapshot in time of a companies overal financial position in regard to assets and liabilities, should be included within annual reports.
P&L: An overview typically over a year to show a companies financial performance over a period of time, whether profit has been made or a loss has been made.
Cashflow: A tool to show money going in and out of a business / project, it measures cash coming in and going out. Good for finanial planning / spend planning.
225
(Business Planning) What are Gleeds objectives as stated in the most recent accounts?
dont have one unfortunately. 77m revenue for gleeds cost management uk ltd
226
(Conflict avoidance, management, and dispute resolution procedures) Can you name some key features of the Construction Act 1996.
The right to be paid in interim, periodic or stage payments.
The right to be informed of the amount due, or any amounts to be withheld.
The right to suspend performance for non-payment.
The right to adjudication.
Disallowing pay when paid clauses.
227
(Inclusive environments) How would you act if someone in your team was being excluded?
* Acknowledge the situation
* Make sure that they are actively included in the future
* Support and advocate for them
228
(Sustainability) What are the 3 pillars of sustainability?
Social
Economic
Environmental
229
(Design Economics) Difference between value engineering and value management?
Value Management is proactive, conceptual, overarching, and strategic. Its benefits are maximized at the beginning of a project but are experienced throughout construction and beyond. Value Engineering is reactive, specific, and immediately practical or technical.
230
(Design Economics) For 31BHS OCE, Which measurement standard did you use? Why?
NRM1 as it related to cost planning and cost estimating
231
(Design Economics) 31BHS OCE, other than net construction cost (measured works) what other costs had to be considered?
Preliminaries
OHP
Risks
Inflation
232
(Design Economics) LTH S1 OCE, what is a good wall to floor ratio? What did yours begin with and what did you change it to?
Good wall to floor ratio is 0.45-0.55
Wall to floor was 0.58 and after change to FFL to FFL it was 0.56
233
(Design Economics) LTH S1 OCE, What implications would changing the exterior of the building have?
Could have:
Cost implications
Planning Implications
Structural Implications
Overheating issues
234
(CP) What is the characteristics of option A? How does if differ to other NEC contracts?
Option A
Fixed price lump sum
Activity schedule ( activities need to be 100% complete and free of defects)
TALK ABOUT DIFFERENCES BETWEEN OTHER FORMS
235
(CP) What is the purpose of a collateral warranty, what is your role in this?
Contractual relationship outside main contract
QS role to abide by contract but not amend CWs
236
(CP) What would your response be if a client asked you to amend the collateral warranty template?
I would advise they speak to a legal team and amending a CW template is outside my scope of competence.
237
(CP) Who would be liable for any incidents taking place during this time ? What insurances should be in place?
Outside of scope of competence to advise on insurances BUT
For Client:
Contents insurance
Building insurance
Public Liability Insurance
Employers' liability insurance
238
(Con Tech) LTH MMC Comparison - Aside from material cost for pre cast brick slip vs traditonal, what would you have to take into account for this comparison?
speed of install (programme saving)
quality considerations
life expectancy
239
(Con Tech) LTH MMC Comparison - What are the environmental implications of a precast frame as opposed to in situ ?
Ifits made in a factory there would be less wastage therefore less of an environmental impact.
240
(Con Tech) - Stage 1 200BPR Blue Vs Green Roof - What are the differences? Why would you use one as opposed to the other?
blue roof for attenuation reasons, could be used instead of an attenuation tank.
241
(Con Tech) Level 3s, are you confident you didn't advise on the design in your level 3s?
I checked it with the structural engineer for both examples, I did not advise without the structural engineers input
242
(P&T) What is included within your PQQ? What are you trying to understand?
financial information (previous record)
H&S record and information
Insurance information
questions relating to project
Assessing capability and suitability of contractors to take forward to the tender stage
243
(P&T) 200BPR Two stage package returns - What would happen if the contractor and you have different recommendations?
If we have differing views on subcontractor I would look to understand whether it’s a commercial reason or quality reason. I would look to understand why they haven’t chosen the most cost effective subby and make a judgement.
244
(P&T) LTH Transferring of Design Risk - How can you ensure the client initial design intent is delivered and the contractors doesn’t adapt the design?
You ensure this doesn’t happen by analysing the contractors proposals in detail and ensuring they align with the employers requirements.
On top of this make sure you have robust ERs at point of tender.
245
(P&T) LTH D&B - What is the risk of D&B contracts? Take into account recent examples of companies entering financial issues off the back of these, how can you, in your role help prevent this?
Risk of D&B contracts:
Risk of contractor taking on too much design risk, make sure that the CPs accurately reflect the ERs, this can be done through clarifications in the post tender queries.
246
(PF) QSL Anticipated Cashflow - How is this prepared? How would you advise your client if actual greatly exceeds anticipated?
Cashflow worked out by taking the package returns back from the contractor and mapping them against their construction programme. If they are ahead of their cashflow this could indicate they’re either ahead of programme or over claiming
247
(PF) 31BHS Scope Omission - What’s the difference between statutory and non statutory signage? Give examples of both
Statutory signage are signs that are required to be installed in buildings (BS 5499) e.g. fire exit signs
Non statutory are signage items that are not a requirement, more like a nice to have e.g. manifestations to walls
248
(Quant Costing) Name some differences between NRM and IPMS, what are the updates to IPMS?
Speak about internal dominant face
Standard facilities for NIA
249
(Quant Costing) 200BPR Aluminium to Alu Comp - Aside from cost, what would have to be considered for this design change?
Planning
Life expectancy
Warranty issues
250
(Quant Costing) LTH Rate for Upper floors - How did you factor in risk for reinforcement fluctuations?
Factored this in by ensuring that my reinforcement rates were recent (within the last quarter)
251
How do you ensure that you are meeting your clients requirements on a project?
Regular reviews / feedback sessions / getting the client to fill out client satisfaction surveys
252
What does client care mean to you?
Continuous understanding of clients requirements, suggestions, complaints and analysing these to enhance service delivery.
Important to me as it can be used to retain existing clients and secure repeat business, reduce likelihood of conflict and maintain strong reputations within the industry.
253
When have you asked clients to fill out satisfaction surveys?
At key milestones within a project, e.g. end of pre contract stages / end of construction stage.
254
Do you have differing types of negotiating style pre and post contract?
Pre contract can be a bit more bullish as you’re not in a contractual relationship with the contractor and want to secure best price for client.
Post contract bit more conservative as contractual relationship in place
255
When you presented your S2 cost plan for LTH, did you think a teams call was the most suitable method?
It was during Covid so teams call was the only way.
The help of visual aids (PowerPoint slides) helped with conveying the message.
256
What is the minimum height needed for a ladder when working from height?
There isnt one, up to you to do an individual risk assessment for each case.
257
Name 5 point PPE?
Helmet
Hi Vis
Steel toe cap boots with midsole protection
Glasses
Gloves
258
QSL Safety Caps - What happened next when you notified the hazard?
The works in that immediate area stopped, I stayed present in the area until the hazard was rectified, works then progressed after the risk was mitigated.
259
How does a balance sheet differ to a profit and loss statement?
Balance sheet snapshot in time showing overall companies financial position including assets and liabilities
Profit loss overview of financial performance over a period of time
260
Can you name some VE that you considered within Lemon Tree House S2?
Aluminium composite to UPVC windows (£125k)
Tape and Joint over Skim coat Drylining (£40k)
Reduce width of Parapet Coping (£30k)
260
When was the existing LTH building built?
2007
260
Can you outline what credit checks can be carried out to assess a contractors financial position?
Dun and Bradhseet
Experian Credit Check
260
Can you name the RIBA Stages?
0 - strategic definition
1 - preparation and brief
2 - concept design
3 - spatial coordination
4 - technical design
5 - manufacturing and construction
6 - handover
7 - use
261
What does SWOT and PESTLE stand for?
Strengths, weaknesses, opportunities, threats
Political, environmental, social, technological, legal and economical
261
What is RIBA Stage 6?
Handover stage
262
What was the frame / facade of WHBG?
Frame was a mix of a steel frame with glulam beams
Aluminium facade with green roof
263
Existing WHBG when was it built?
Built in 2010
263
How did you prepare an estimate for the M&E works on 200BPR?
Cost/m2 basis for each sub element carried out by M&E surveyor
263
What would a good wall:floor be for resi and office?
Resi and Office: 0.45 - 0.55
263
What usually comprises of JCT contract docs?
Contract with amendments
Contractors proposals
Maybe ERs
Contract sum analysis
263
What are the main differences between JCT and NEC?
JCT has separate contracts for D&B and Traditional, same contract for each procurement route for NEC
NEC includes contractural mechanism for Early Warnings
Jct splits relevant events and masters while jct has compensation events that cover both time and cost
Programme is a contractural document within NEC
264
Can you outline what a collateral warranty is?
Answer
264
What is a compensation event named under the JCT? Examples of them?
Either treated as a relevant event (time only EoT) - Exceptionally adverse weather, forec majeure
Relevant matter (Claim for loss and expense) - delay in receiving instruction.
265
Can you give an example of the certain trades that would not sign a collateral warranty?
Decorations, floor finishes etc
Ones that dont carry design responsibility
266
What are the main advantages and disadvantages of MMC?
Advantages of MMC include faster construction, fewer defects, and reductions in energy use and waste.
A significant disadvantage to MMC is the higher upfront cost required. Longer lead items and orders have to be placed early. No real cance for bespokeness
266
Are you aware of what an EPC is?
An Energy Performance Certificate (EPC) is a legally valid document which provides an energy efficiency rating (displayed on an A-G scale) in relation to a property’s running costs.
266
Types of piles
Strip
Pad
Raft
Piled (bored and driven)
Secant
Sheet
266
What is a z clause within the NEC contract?
Amendment to core clauses within te contract
266
Can you give me examples of MMC?
Bolt on balconies
Bathroom pods
pre cast brick slip panels
Pre cast frame / substructure
267
What is MMC?
using modern technology, materials and methods to improve efficiency of construction.
267
What are the main types of roof covering you can get?
Green
Blue
Brown
Single ply
Hot melt
267
Can you compare a concrete frame to a steel frame?
concrete: requires a more structure grid
already has fireproofing qualities
price not as volatile as steel
good accoustic qualities
Steel: Quick to install
Can have long lead times
Price can be volatile
Can have more open plan space / footprint
Can be installed all weathers
267
What is embodied carbon?
embodied carbon is carbon that is emitted from a material throughout the whole lifecyle (cradle to grave)
267
(CASE STUDY) What was your OCE Excluding Client Contingency?
Excluding client contingency and inflation to mid point, it was circa £2.8m
267
Are you aware of any safety measures regarding EV charging points?
Maintain a Clear Area. Ensure that the space around your EV and the charging station is free from flammable materials, water puddles, and general clutter.
267
(CASE STUDY) What were your inflation allowances?
They were to mid point of construction (3Q 2023), at the time it was circa 5% year on year so used 3/4 of the 5.5% for the cost estimate.
267
Can you name me types of foundations?
Strip
Raft
Pad
Piled
Secant
Sheet
267
What was the projects EPC for Lemon Tree House?
EPC A was the target
268
(CASE STUDY) What was the client contingency that formed the budget?
Was based off client recommendation of 10% (circa 270K)
268
(CASE STUDY) Overall breakdown of OCE cost that formed budget?
Net Construction Cost: £2.1m
Prelims, OHP and Contractor Risk: £620k (prelims 18%, OHP 6%, Contractor Risk 3%)
Contract Sum Value: £2.72m
Design Development Risk: £120k (4.5%)
Client Contingency: £270k (10%)
Inflation: £70k
268
(CASE STUDY) How did your job as a QS affect time?
Procurement route taken, requirement for anaylsing returns etc
268
(CASE STUDY) What was prelims percentage & run rate per week in OCE?
18% it was circa £20k per week.
268
(CASE STUDY) Did you prepare an OCE for the various routes?
No only for single stage design and build as set out in the scope of service
268
(CASE STUDY) For option 1, why wasnt the temporary use facility not preferred?
Because they would:
A) Have to find a temporary facility
B) Move 300,000 items of lost property there and all accounted for
C) They wanted a smooth transition, wouldnt get that with a temp fac
268
(CASE STUDY) Option 2, can you explain the preference for a single contractor?
TfL contract award process and internal sign off preferred single contractor for the works.
268
(CASE STUDY) Was it considered to use option 1 even if it was £200k cheaper in terms of overall cost to use single stage design and build?
It was considered, however within the clients priorities it was outlined that a 'smooth transition' between facilities was required.
269
(CASE STUDY) What are the benefits of using a framework?
Pre agreed rates on OHP and people (competition)
No requirement for PQQ or a competitive tender period in this case
Access to industry leading contractors
Conforms with public sector procurement regs.
269
(CASE STUDY) Option 3 - Is obtaining 3 quotes enough for value for money?
As you can see, the contract sum went down from free feasibility to contract sum.
But yes, I think the open book process and also the use of pricing using my pricing schedule was extremely beneficial, it allowed me to compare tenderers with projects of a similar nature.
269
(CASE STUDY) Was there favourable rates within a framework?
Very favourable rates for people and for OHP, 3% whcih was considered extremely competitive.
269
(CASE STUDY) What additional scope items were included to drive the cost at final account up?
Access control and CCTV
Fire Alarm Package
Refurb of existing toilet.
270
What’s the pros and cons of glulam beams
Pros - better for environment, good fire resistance, can be made into different shapes for beams
Cons - not cost effective,
271
Can you name some X Clauses you are aware of in the NEC contract?
Option X1: Price adjustment for inflation
Option X4: Ultimate holding company guarantee
Option X5: Sectional completion
Option X6: Bonus for early completion
Option X7: Delay damages
Option X8: Undertakings to the client or others
Option X13: Performance bond
Option X15: The contractor’s design
Option X16: Retention
272
What if a contractor does not accept the novation of the enabling works contractor?
You make it very explicit that this is the plan in the PQQ and tender process, if they still refuse, go to another tenderer
273
What if a contractor does not accept the novation of the enabling works contractor?
You make it very explicit that this is the plan in the PQQ and tender process, if they still refuse, go to another tenderer
274
Do you know any case law relating to collateral warranties?
Park wood Leisure Vs Laing O'rourke
In light of particular wording that was used in the CW, there was no doubt that it should be treated as a construction contract under section 104 of the Housing, Grants, Construction and Regeneration Act 1996.
275
(DE) Aside from the timber cladding, what were the other cost drivers of the 200 Buckingham palce road, how could you rationalise these if you needed to?
Glazed partitioning - change from all of meeting room to only front faces of meeting room.
Skim plastering - Use tape and joint over skim
276
How do you measure upper floors?
Measure by the surface area of the floor slab that is shown on plan, no deductions made for voids that are less than 1m2
