Case Study

Question 1

What were the Construction Methods of the Building in your case study?

Answer 1

Piled foundations with supporting ground floor RC slab

Basement below – RC concrete slab (75mm cover)

Post tension slab above 3rd Floor

RC Columns supporting floors

Exterior brickwork walls with steel curtain walling infill

Question 2

What is your understanding of piled foundations?

Answer 2

Piled foundations are typically reinforced concrete elements, that are typically used to transfer through low bearing capacity soils to more suited strata at depth. Used for larger buildings)

These can either be driven (pre-formed, displacement) or bored (poured in situ, replacement)

Can either be end bearing or friction

Question 3

What is a post-tension slab? How is this different to a pre-tension slab?

Answer 3

Pre-Tension - RC Strands are under pressure before placement in the slab.

Post-Tension - Tension is applied to RC elements once concrete has reached its strength

Post-tension is typically used for larger building elements.

Question 4

Can you describe the curtain wall system? What other types of curtain walling are you aware of?

Answer 4

Stick Facade - erected on site, faster on site assembly

Unitised - Large, pre-assembled units, more economical in a larger scale

Power coated aluminium frame, toughened glass, Argon cavity, safety glass
Brick 
Cavity
Duoslab insulation
EPDM
Cement Board
Insulated SFS
Cavity, rockwool insulation
VCL 
2 layers of plasterboard

Question 5

What are the other RIBA Stages of Work?

Answer 5

Stage 0 - Strategy Definition
Stage 1 - Preperation and Briefing
Stage 2 - Concept Design
Stage 3 - Developed Design
Stage 4 - Technical Design
Stage 5 - Construction
Stage 6 - Handover
Stage 7 - In Use

Question 6

What was included within your Stage 2 Summary / Feasibility Report?

Answer 6

Introduction
Existing Land & Building Use
Client Brief
Proposed Scope of Works
Proposed Budget
Proposed Programme
Procurement Strategy
Project Constraints / Risks
Proposed Project Team / Further Appointments Required

Question 7

What is an Agreement for Lease, and what would you expect to be contained within?

Answer 7

A contractual agreement between parties to enter into a lease, subject to satisfaction of defined conditions prior to lease completion.

If lease is to be entered to at a later date, give comfort to each party. (For example, can condition landlord works)

Head of Terms – sets out main terms of commercial agreement

Question 8

What are some typical terms you would expect to encounter when reviewing an Agreement for Lease?

Answer 8

Details of the parties
Details of the premises
Define the agreement
Details of conditions to be satisfied

Question 9

What tender processes did you use? Were there any other options available? Did you consider these? Why / Why Not?

Answer 9

Issue of Form of Tender based on rates for OH&P, management costs and labour costs
Issue with design information, and estimate values
Tender returns based on value
These were based on schedule of rates.

Question 10

How did you carry out the pre-construction assessment? What were your findings?

Answer 10

Reviewed Base Build information provided by Client to familiarise
Attended site, review locations of incoming services against base build design
Assessed any defects to curtain wall, fire stopping, screeding etc.

Question 11

How does a Prime Cost differ from other JCT Forms you have have used? Minor works, intermediate, D&B etc

Answer 11

Prime Cost vs Fixed Sum - Prime cost was based on QS’s latest cost planning

Contractor Fee based on fixed schedule of rates agreed at tender stage

Information Release Schedule

Question 12

How were the LADS calculated?

Answer 12

A genuine pre-estimate should a Contractor exceed the Contract Complete date (relevant event)

Typically defined per day or per week

Client should advise on value based on genuine estimate

Courts may not uphold if used as a penalty

Question 13

What was the specification of the cooling plant? What key considerations were there?

Answer 13

Was specified by the MEPH as they were named in the Contract, however Operator’s team assisted in preparation.

Hygienic Requirements (due to food storage)

Required to be at 8 degree - U values considered for thermal loss

Upgrading of Insulation to Walls & Ceiling - vapour barrier on ‘warm side’ to prevent condensation

Split AC System, with external condenser - system needed to support length of run to roof.

Question 14

What was the specification of the curtain walling specified

Answer 14

Was a stick curtain wall system, assembled on site.

A unitised system would not have been suitable for the small scale. Accelerated programme due to assembly on site.

Question 15

What other duties did your Client have under CDM?

Answer 15

Make necessary appointments to complete design, ensure necessary, skill experience competence

Sufficient time & resource at each stage

Ensure Principal Designer & Contractor carry out duties

Ensure suitable welfare facilities are provided

Maintain & review management arrangement for project duration.

Provide Pre-Construction information to designers and Contractors

Ensure Contractor carries out CPH&S Plan

Ensure H&S File is prepared and revised as necessary. Make available once drafted.

Question 16

What were your duties under CDM?

Answer 16

Designer – as we arranged and instructed others to produce design

Eliminate risks where possible, reduce / control where not

Risks include carrying out the works and building in use.

Ensure Client is aware of their duties

Take into account Pre-Con Info provided in design

Provide information for the Principal Designer for PCIP & H&S File

Communicate and coordinate with other designers and contractors.

Question 17

What is a Collateral Warranty? What there one in place?

Answer 17

Forms a contractual relationship between a party to the Contract and a third party.

JCT offer Standard Forms for Funders, Tenant’s or Purchasers

Warranty from Management Contractor, Works Contractor, Sub-Contractor, Construction Manager

Question 18

How did you calculate the thermal performance of the facade system?

Answer 18

I was not acting as a designer so this wasn’t under my remit.

This duty was with the Client, who would have calculated the the thermal loss (U-Value) to ensure the temperature could be maintained.

Question 19

What was the build up of the acoustic ceiling?

Answer 19

2 x 15mm Soundbloc
50mm Mineral Wool in Ceiling Void
200mm (minimum) void
Edges sealed to walls with mastic
Minimalize Penetrations
On Acoustic resilient hangers

Question 20

What is a mass barrier ceiling?

Answer 20

Ceiling formed of layers of acoustically rated plasterboard, insulation and a void.

On metal framed system on anti-vibration hangers.

Blocks or absorbs the sound and vibrations. Prevents these being passed into the space above.

Question 21

How did you assess the Contractor’s Claim for an Extension of Time?

Answer 21

Reviewed Contractor’s Submission
Considered whether the items claimed would constitute a relevant event.
This was supported by review of context against own records of event
Where considered a Relevant event, compared timescales against those presented by Contractor.

Question 22

How did you manage Loss & Expense claimed by the Contractor? Was time & cost a consideration?

Answer 22

For the Keg Room Variations, delay was incurred to works not directly impacted by the Employer’s Variations.

Delay was accepted to the keg room update works, however Contractor did not make sufficient progress

Time was awarded, but not full cost as Contractor did not continue to make good progress on unaffected elements.

Question 23

We note you have listed a 14 week construction programme; is this sufficient for a 3,500 sqft commercial space?

Answer 23

This timescale is for Construction Period only, and does not include Contractor’s Lead-In.

The estimate was based on similar units undertaken on the development, and the timeline was corroborated by the Contract Programme produced by the Contractor.

Question 24

What is your understanding of the term Principal Contractor?

Answer 24

The Principal Contractor is appointed by the Client to control the construction phase of a project involving more that one contractor.

Duties defined under the CDM Includes
plan, manage, monitor and coordinate the entire construction phase
take account of the health and safety risks to everyone affected by the work (including members of the public), in planning and managing the measures needed to control them
liaise with the client and principal designer for the duration of the project to ensure that all risks are effectively managed
prepare a written construction phase plan (PDF) before the construction phase begins, implement, and then regularly review and revise it to make sure it remains fit for purpose
have ongoing arrangements in place for managing health and safety throughout the construction phase
consult and engage with workers about their health, safety and welfare
ensure suitable welfare facilities are provided from the start and maintained throughout the construction phase
check that anyone they appoint has the skills, knowledge, experience and, where relevant, the organisational capability to carry out their work safely and without risk to health
ensure all workers have site-specific inductions, and any further information and training they need
take steps to prevent unauthorised access to the site
liaise with the principal designer to share any information relevant to the planning, management, monitoring and coordination of the pre-construction phase

Question 25

What did your feasibility advise the Client in respect of Statutory Considerations?

Answer 25

Advised on the appointment of an Approved Inspector for Building Regulations Approval. Reviewed whether use class was applicable to proposed used. Reviewed whether any relevant discharges of conditions were applicable. Necessity to make an application for Consent to Display Advertisement.

Question 26

How did you input on the design? Can you give an example of a comment you gave?

Answer 26

My role was principally as Contract Administrator, therefore design was undertaken by specialist consultants. I commented on design to ensure Client brief was met, and commented on any risks to this. For example, procurement risks of ordering equipment from Europe.

Question 27

How did you manage change control on the project?

Answer 27

Traditional Form - so Employer carried variation risk (as oppose to D&B). Prepared Variation Tracker Document for issue of instructions and variations. This documented (for example) where a change had been agreed but was awaiting design information for formal instruction. Any matters agreed on site verbally were formally instructed either on site or immediately upon return. During every site visit, reviewed with Contractor whether any formal instruction was awaited.

Question 28

Please could you advise on the Certificates you issued during the Contract?

Answer 28

Payment Notices (Certificates for Payment) Extension of Time Certificate Practical Completion Certificate Certificate of Making Good Defects

Question 29

What stakeholders were involved in the project? How did you identify them?

Answer 29

Employer - Developer and Building Owner, Employer under the Contract, and formally appointed all parties Operator - End-User, not a party to the Contract. Was able to comment on drawings but any substantial cost or programme implications were to be approved by Employer Design Team Facilities Management Team - on site management, responsible for cooridination with on site team. Residents.

Question 30

What was the operators powers to instruct?

Answer 30

Any variations requested by the Operator were to be agreed with the Employer prior to formal instruction, unless no impact on cost or programme.

Question 31

What is a Prime Cost? How is the Contract Sum formed in this form of Contract?

Answer 31

``` Estimated Cost including Contractor's Staff on Site Contractor's Direct Workforce Materials & Goods provided by the Contractor Plant, Services and consumable stores Sundry Costs Sub-Contract Works ``` Project fee was then defined using appended schedule of rates.

Question 32

What is the rectification period? When is this triggered?

Answer 32

The rectification period is triggered by issue of the Practical Completion Certificate. The Contractor is responsible to rectify any Defects in the Contractors works, as notified by the CA. No later than 14 days following expiry of the Rectification Period.

Question 33

If you had proceeding with the Traditional route. what Contract form would you have selected? Why?

Answer 33

JCT Intermediate Involve all recognised skills & trades No complex building services installation or specialist works. Exceed recommended values of JCT MW.

Question 34

What are the main risks for Prime Cost form?

Answer 34

Cost Risk (as noted within presenation) Final sum not known until final package has been priced. Programme Risk - Information Release Schedule, if Employer (or team) fail to deliver, this will constitute a relevant event.

Question 35

If you had proceeding with D&B, how would the Contract Documents have differed?

Answer 35

Employer's Requirements vs Full Specification

Question 36

How did you analyse the Programme and methodology elements of the tender?

Answer 36

Compared programme's submitted and noted where time allowances may be insufficient Reviewed case studies and experience Reviewed proposed team structure Reviewed proposed logistics and methedology.

Question 37

Who had the ultimate responsibility for specifying the variations requested by the Operator?

Answer 37

Operator was not party to the Contract. Designer's prepared variations to design, and CA issued instruction. Any impact from variations was ultimately the responsibility of the Employer.

Question 38

Who designed the upgrade works to the keg room?

Answer 38

The design was undertaken by the Architect and MEPH Engineer. I was involved in design meetings and assisting with coordination, along with the Operator and their suppliers. However, design responsibility was with Consultants appointed.

Question 39

How did you take the Client brief?

Answer 39

Main Function and Operation of Completed Unit Clarified any specific design requirements Establish Budget Establish Timescales Client brief was formulated following meeting, and issued to all team members. Formulated fee tender forms

Question 40

What was your role in Final Account Negotiations? Were these successful?

Answer 40

I provided support to the QS on works progress matters relevant to final account negotiations, and support on instructions issued. We were able to successfully negotatie.

Question 41

What Health & Safety issues did you raise on site?

Answer 41

During COVID, Contractor's not wearing masks. | Not wearing correct PPE.

Question 42

Your Summary of Experience states your Specified works?

Answer 42

My apologies if this was misleading. My role was in Contract Administration, with design duties falling on appointed Consultants. I instructed the variations, and commented on design, but ultimate responsibility with Consultants.

Question 43

How did you identify the requirements for an acoustician?

Answer 43

Base Build Acoustician's report noted first floor slab to residential was suitable for bar & restaurant use with no amplified music. Operator advised they would wish to play amplified music, therefore acoustician was appointed to assess.

Question 44

Was a Letter of Intent in place? Was that a risk?

Answer 44

There was a Letter of Intent in place for a brief period at the point of instruction, to allow Contractor Mobilisation. This is generally not advised, unless the Contract Terms are fully agreed. As presents risk and uncertainty. Contract was agreed and signed shortly after, once Final Contract had been drafted, printed and signed.

Question 45

What is retention?

Answer 45

Retention is a fixed percentage of monies held back from interim payments made to the Contractor - its purpose is to ensure the Contractor carries out their duties under the Contractor. Half is released upon PC, with the second half released upon issue of a Certificate of Making Good Defects.

Question 46

What works required Planning Consent?

Answer 46

Advertising Consent

Question 47

How did you undertake your interim inspections? What was included in your report?

Answer 47

``` Date and Time of Inspection Labour on Site Summary of Progress Against Programme Key Issues Raised (Quality / Compliance) Statutory Matters Cost Matters Instructions Required Information Required Supporting Photographs Date of Next Meeting ```

Question 48

How did you assess works progress?

Answer 48

Progress assessed against Contract Programme Progress of Activities on site measured against works due on Contract Programme. Gant chart for ease of comparison. Any concerns on progress raised with Contractor, and noted in site report. Contractor asked to confirm any delays, and advise how to be rectified.

Question 49

How did you assess works quality?

Answer 49

Review of works against Specification. Contractor required to undertake works in good and workmanlike manner Supported by specialist designers.

Question 50

What Insurance Option did you use?

Answer 50

Option C "Joint Names by the Employer of Existing Structure and Works in them" (Option A - New Buildings by the Contractor Option B - New Buildings by Employer)

Question 51

Why are the JCT Insurances for Joint Names?

Question 52

What is novation?