Case Study Q&A

Question 1

How did you calculate the £8000 contingency sum for the patch repairs?

Answer 1

I worked with the design team to understand the full scope of works that might be required and build up a cost for the areas including the removal of the top layer, drying out, and the reinstatement of the vapour control layer and the roof tiles including making good to the flashings because the areas were at the corner of the flat roof.

Question 2

Risk allowances and contingency are often used interchangeably but please can you tell me the difference between the two?

Answer 2

Contingency typically for unknown risks, risk allowance typically comes from a risk register of known risks.

Question 3

You had a budget of £8000 to deal with the leakage but the contractor’s cost came to £400k for all the repairs. How did you communicate this to the client?

Answer 3

• I advised the client that the £8k was for patch repairs only and the works would definitely cost more, although at the time I was unsure of the full extent of the scope of works
• Because of the timescales I spoke to the client about the budget we had received as part of the options. Advising them that I do not believe it was a true representation of the costs that would be required.

Question 4

What are the different types of waterproofing?

Answer 4

• Structural / Integrated wtaerproofing
• Barriers, which is what we used on Silbury House
• Cavity drain systems

Question 5

What is a typical build up of a flat roof?

Answer 5

On Silbury House it was:
- Metal roof deck £120 m2
- Vapour control layer
- Insulation
- Waterproofing

Question 6

You mentioned there were 38 EAIs. Can you talk me through why there were so many and the change control process on the project?

Question 7

At what RIBA design stage was the design responsibility shifted to the Contractor?

Question 8

Any allowance for design development risk that would have protected the client from additional costs

Question 9

How did you arrive at the contingency sum of £8000. Did the contractor’s price include for fixing the leak?

Question 10

What was the contractor’s proposal for fixing the leak identified after the first survey.

Question 11

By consulting a specialist roofing consultant, are you acting ethically?

Question 12

What was the scope of works covered under the enabling works? – Why separate?

Question 13

Does the project value reflect the initial works, or the enhanced requirements? How did they differ cost wise?

Question 14

How did you get to your number of £8k for the patch repairs?

Question 15

Do you know why the survey did not pick up the other areas of defects?

Question 16

Was there an option to act on any existing warranties? Late

Question 17

How did the 400k differ from the £180k you advised?

Question 18

Was the 400k a budget or a fixed cost proposals?

Question 19

Was there any differences in the revised value for £60k

Question 20

Was the roofing advisor party to the contract? What would happen if their advise was wrong?

Question 21

How important was cost to the client, given you were paying for all these enhancements to the scope? Were these included within your contingency

Question 22

Did the contractor know about the surveys before they started?

Question 23

In the contract, is there a timeframe for which they have to provide the cost for rectifying the leaks?

Question 24

Is 2 weeks to issue an EAI a reasonable timeframe?

Question 25

Did you include a provisional sum in the contract for roof repairs?

Question 26

Did you provide a budget cost before the contractor issued their cost?

Question 27

Why did you choose a D&B contract for this project?

Question 28

Next time, how could you pass this risk onto the contractor?

Answer 28

- prov sum - competitive price incl. risk.

Question 29

If you passed on the risk through a D&B contract, why were the roof leaks the client’s risk? I think you have to say you would have allowed for a prov sum for unknowns.

Question 30

In general, very good. I’d say you’re well prepared for the final assessment.

Question 31

Why single stage and not two-stage on this project?

Answer 31

Single stage, - clear scope of works - enabling works had already been undertaken so contractors could review the stripped out building Two stage, - could have been useful because contractor could have undertaken surveys etc.

Question 32

Why JCT?

Answer 32

- Standard contract both parties are familiar with - Risk is shared fairly - Comprehensive and covers most potential issue including dispute resolution

Question 33

What was the intent with a light touch refurb?

Question 34

How was the testing done with the rental market?

Answer 34

Agent led

Question 35

Was the roof leak not a contractor D&B risk item and transferred? How was it set out in contract?

Answer 35

Building survey and agreement

Question 36

Building this age not appropriate to assume a new roof needed?

Question 37

How could you mitigate the delay in the contractor issuing cost

Answer 37

- Robust change control (there was one but no penalties for not complying) - EAI

Question 38

How did you get to a cost of £180k vs their £400k – what was main differences?

Question 39

Building fabric not in scope? Why not?

Question 40

There is a heavy focus on the project been sustainable. What practices/schemes are in place to make this project sustainable?

Answer 40

BREEAM RESET FITWELL WELL NABERS

Question 41

Why was there such a big difference between your initial costs (£8,000) and the contractors costs(£400,000) [Scope, rates, quantities, on costs]

Question 42

You state you rejected Option 3 to leave the roof during construction. Would this have complied with building regulations?

Question 43

What preliminary costs did you adjust during negotiations with the contractor for the final firm roofing costs?

Question 44

In your reflective analysis, you mention that this was noted in the risk register? How did assess the risk?(severity, likelihood)

Question 45

What changes did the client have to instruct in order to achieve BREEAM Outstanding over Excellent rating?

Question 46

What are the key cost differences between the 180k and 400k?

Answer 46

£100k for temporary roof £40k for hoist £14k for full time site manager and labourers £8k design twice Overall uplift of prelims, design, and insurance %'s

Question 47

What are the key cost differences between the 400k and 60k?

Answer 47

£95k for type 3 and flashings replacement £14k for prelims £100k for temporary roof £40k for hoist £15k for edge protection £8k double design Overall uplift of prelims, design, and insurance %'s