Case Study Related Questions

Question 1

What building services are being upgraded?

Answer 1

HVAC systems to BREEAM Excellent standards
LED lighting with smart controls (CIBSE Code)
Fire safety systems (BS 5839/9999)
Electrical distribution (18th Edition)
Building management systems
Accessibility upgrades (BS 8300)

Question 2

What is shell and refurbished floor?

Answer 2

Shell: Basic envelope with core services, no fit-out
Refurbished floor: Stripped back with new services distribution, ceilings, basic M&E ready for tenant fit-out

Question 3

What should you be doing during design progression?

Answer 3

Monthly cost monitoring and reporting
Track design changes and cost impacts
Maintain risk registers
Regular design team liaison
Continuous benchmarking
Client briefings on cost implications

Question 4

What is an agreement-for-lease?

Answer 4

Legally binding contract where tenant commits to take lease once conditions met, landlord commits to grant lease on completion. Made project cancellation impossible - had to find cost solutions.

Question 5

What is an appraisal?

Answer 5

Financial feasibility study comparing costs vs projected income/value to determine viability and return on investment.

Question 6

How did you rationalize steel beam interventions?

Answer 6

Reduced from 63nr to 12 locations per floor by:

Optimizing services routes with M&E team
Using surface-mounted services where possible
Re-examining actual vs assumed loading
Combining multiple small interventions
Saved £1.25m

Question 7

What plant did you retain?

Answer 7

Air handling units: £180k saving
Chiller components: £220k saving
Electrical switchgear: £150k saving
Lift systems: £100k saving
BMS infrastructure: £80k saving
Total: £730k of £1.25m saving

Question 8

How did you identify service charge items?

Answer 8

Worked with Building Manager on:

Planned maintenance items (BMU scheduled for replacement)
Common area improvements benefiting all tenants
Compliance works required regardless
Reviewed lease responsibilities and service charge budgets

Question 9

What is a cost plan?

Answer 9

Detailed construction cost estimate aligned with design stage, providing elemental breakdown, cost targets, risk assessment, and cash flow projections.

Question 10

How do you prepare a cost plan?

Answer 10

Gather information (drawings, specs, site data)
Measure using NRM1 rules
Price using databases and market rates
Assess risks and contingencies
Report in standard format

Question 11

Information requirements source?

Answer 11

RICS NRM1 Appendix A, RIBA Plan of Work, RICS guidance notes, client EIR for BIM projects.

Question 12

Two design efficiency ratios:

Answer 12

Wall to Floor Ratio: External wall area ÷ GFA (target 0.35-0.45)
Net to Gross Ratio: Net area ÷ GIA (target 80-85%)

Question 13

Calculate inflation:

Answer 13

Tender: Base Cost × (1 + rate)^years to tender
Construction: Cost × (1 + rate)^(0.5 × construction period)

Question 14

What is TPI?

Answer 14

Tender Price Index - BCIS measure of tender price changes over time, reflecting market conditions and cost trends.

Question 15

Design development risk:

Answer 15

Cost increases from design refinement, specification enhancement, coordination issues. Typically 5-10%, reducing as design matures.

Question 16

NEC stands for

Answer 16

New Engineering Contract

Question 16

Contract suites:

Answer 16

JCT, NEC, FIDIC

Question 17

Office estimate requirements:

Answer 17

Brief, site information, program, market conditions, benchmarking data, statutory requirements.

Question 18

JCT standard forms

Answer 18

standard d and b intermediate trad minor

Question 19

D&B key principles

Answer 19

Single point responsibility, Employer’s Requirements, Contractor’s Proposals, design warranty, risk transfer, lump sum pricing.

Question 20

QS role in JCT D&B

Answer 20

not named however apointed to do Cost ER, evaluate proposals, advise on terms
Post-contract: Valuations, variations, financial monitoring, final account

Question 21

D&B valuation process:

Answer 21

Contractor applies for payment
Assess work done
Value including variations
Deduct previous payments/retention
Issue certificate within 5 days
Payment due 14 days later

Question 22

Assess variations

Answer 22

Hierarchy: Contract rates → analogous rates → daywork

Question 23

Extension of time:

Answer 23

Additional time for Relevant Events beyond contractor’s control. Maintains liquidated damages entitlement.

Question 24

EoT assessment

Answer 24

Check entitlement → causation → programming analysis → mitigation → concurrent delays → award fair extension

Question 24

Relevant Events examples

Answer 24

Variations, late information, employer default, adverse weather, statutory changes, force majeure, strikes, etc.

Question 25

Design change vs development

Answer 25

Development: Natural design evolution, contractor's responsibility, no extra payment Change: Alteration to ER, constitutes variation, additional payment due

Question 26

Collateral warranty

Answer 26

Contract between contractor/consultant and third party (tenant/funder) providing direct contractual rights and design warranties.

Question 27

should you Amend standard forms:

Answer 27

Possible but risky - lose tested framework, create uncertainty, increase disputes, higher legal costs. Minimize amendments.

Question 28

D&B insurance requirements

Answer 28

Public liability (£2-10m), employer's liability (£10m), professional indemnity (£1-10m), works insurance (all-risks)

Question 29

Concrete advantages

Answer 29

Fire resistance, thermal mass, acoustic performance, durability, design flexibility

Question 30

Concrete disadvantages

Answer 30

Slow construction, heavy weight, skilled labor needs, weather sensitivity

Question 31

Steel disadvantages

Answer 31

Fire protection needed, thermal bridging, corrosion risk, vibration

Question 32

Steel prices

Answer 32

Fabricated: £2,800-3,200/tonne Basic sections: £1,800-2,200/tonne Forecast: Stabilizing short-term, gradual increase medium-term due to decarbonization costs

Question 32

Steel advantages

Answer 32

Speed, precision, long spans, easy modification, recyclable

Question 33

What specific cost planning methodology did you use for the Belgrave House project?

Answer 33

I followed the RICS New Rules of Measurement (NRM1) for order of cost estimating and cost planning. I used the elemental method of cost planning, breaking down costs into the standard NRM1 elements such as substructure, superstructure, internal finishes, fittings, services, and external works. I also incorporated the RIBA Plan of Work stages to align cost planning with design development, ensuring cost plans were appropriate for each design stage.

Question 34

2. How did you structure your Stage 3 cost plan? Walk me through the elemental breakdown.

Answer 34

Group 0: Facilitating Works - including strip-out and enabling works Group 1: Substructure - minimal as this was a refurbishment Group 2: Superstructure - structural interventions, floor finishes, internal walls Group 3: Internal Finishes - wall finishes, floor finishes, ceiling finishes for office areas Group 4: Fittings - built-in furniture, reception upgrades Group 5: Services - M&E upgrades, new installations for levels 3-5 Group 6: External Works - Level 5 terrace works, BMU replacement Group 7: Main Contractor's Preliminaries - calculated as percentage of construction cost Group 8: Main Contractor's Overheads and Profit

Question 35

What benchmarking data or cost databases did you use to validate your rates?

Answer 35

Similar projects, market testing

Question 36

How do you typically account for risk and contingencies in your cost plans?

Answer 36

Design Development Risk: 3-5% at Stage 3 to account for design refinement Construction Risk: 5-7% for construction-related risks Client Changes: 2-3% for potential client-driven changes Inflation: Time-related inflation based on project duration and tender timing Risk Register: I maintain a detailed risk register with quantified cost impacts for major risks

Question 36

How do you typically account for risk and contingencies in your cost plans?

Question 37

How did you present the cost overrun to the client? What documentation did you provide?

Answer 37

Reconciliation of all the cost movements

Question 38

Advantages and disadvantages of two-stage D&B compared to single-stage or traditional procurement?

Answer 38

Advantages: Early contractor involvement in design optimization Better buildability and cost planning through contractor expertise Faster overall program through design/construction overlap Single point of responsibility for design and construction Reduced client risk through contractor design warranties Disadvantages: Limited cost competition in Stage 2 Potential for cost escalation between stages Complex contract administration Client has less control over design development Risk of contractor taking advantage of preferred position

Question 39

Why was two-stage design and build chosen as the procurement route for this project?

Answer 39

Early Contractor Involvement: Allowed contractor input during design development to optimize buildability and cost Program Benefits: Enabled overlapping of design and construction phases Risk Management: Contractor takes design responsibility while client retains some control through the two-stage process Cost Certainty: Stage 1 provides indicative costs, Stage 2 delivers fixed price Complexity: The building services upgrades and structural interventions required specialist contractor expertise early in the process

Question 40

How does the JCT Design and Build 2024 contract differ from previous editions?

Answer 40

Updated payment provisions reflecting recent legislation Enhanced provisions for digital information management Clearer definitions around design responsibility and copyright Improved dispute resolution procedures Better alignment with CDM 2015 regulations Enhanced provisions for dealing with unforeseen ground conditions Updated insurance requirements and third-party rights provisions

Question 41

Can you explain your value engineering methodology in detail?

Answer 41

1. Information Phase: Gather all relevant project data, specifications, and cost information 2. Analysis Phase: Break down each element by function, cost, and value contribution 3. Creative Phase: Generate alternative solutions through brainstorming with the design team 4. Evaluation Phase: Assess alternatives against criteria including cost, performance, program impact, and client objectives 5. Development Phase: Develop preferred alternatives with detailed cost and technical analysis 6. Presentation Phase: Present recommendations with clear cost/benefit analysis 7. Implementation Phase: Implement approved changes and monitor outcomes

Question 42

How did you prioritize which elements to target for value engineering?

Answer 42

Cost Impact: Elements with highest cost contribution Design Confidence: Areas where design had changed significantly from Stage 2 Buildability: Elements that could be simplified without compromising function Client Priorities: Understanding which elements were essential vs. desirable Risk Profile: Elements carrying highest risk or uncertainty

Question 43

What criteria did you use to assess whether design changes from Stage 2 to 3 were 'unreasonable'?

Answer 43

Functional Necessity: Whether the change was essential for building performance Client Brief: Whether it aligned with original client requirements Best Practice: Whether it followed established design standards Cost/Benefit: Whether the cost increase was justified by performance improvement Alternative Solutions: Whether less expensive alternatives could achieve the same outcome

Question 44

You mentioned structural beam interventions - what were these, and why were they needed?

Answer 44

Beam Strengthening: Upgrading existing beams to accommodate increased loading from new M&E services New Openings: Creating openings through beams for services distribution Steel Reinforcement: Adding steel plates or sections to existing concrete beams Temporary Works: Propping and support during intervention works

Question 45

What investigations were carried out during the strip-out, and how did this inform your decisions?

Answer 45

Existing Plant Surveys: Detailed condition assessments of HVAC equipment Structural Investigations: Opened up ceiling voids to verify beam positions and conditions Services Mapping: Traced existing services to understand what could be retained Asbestos Surveys: Detailed asbestos identification and quantification Building Fabric Assessment: Condition of existing elements

Question 46

You mentioned better client communication - specifically, what would you do differently?

Answer 46

Stage Gates: Formal cost approvals at each design stage before proceeding Regular Cost Reviews: Monthly cost updates showing trend analysis Risk Registers: Shared risk registers updated throughout design development Clear Reporting: Standardized cost reporting showing budget vs. current estimate vs. committed costs

Question 47

How would you respond if the remaining £3.2m deficit became a project showstopper?

Answer 47

Scope Reduction: Identify additional scope that could be deferred or eliminated Phasing Strategy: Investigate splitting the project into phases Alternative Funding: Explore different funding mechanisms or extended service charge recovery Market Testing: Consider alternative procurement strategies Client Consultation: Work with client to redefine priorities and acceptable outcomes

Question 48

What if the contractor comes back saying your cost reductions are unachievable?

Answer 48

Review Evidence: Examine their technical reasoning and cost substantiation Engage Specialists: Bring in independent technical experts if needed Negotiate Solutions: Work collaboratively to find alternative approaches Prioritize Savings: Focus on the most achievable savings first Document Decisions: Ensure all decisions are properly recorded and client-approved Contingency Planning: Have alternative cost reduction strategies ready

Question 49

What inflation assumptions did you include in your cost plans?

Answer 49

Tender Date: Costs to tender date (6 months hence) - 2.5% annual inflation Construction Period: 18-month construction period - 3% annual inflation on labor, 4% on materials Regional Factors: London location factor of 1.15 applied to base rates Sector-Specific: Higher inflation for specialist M&E works (5% annually) Risk Contingency: Additional 1% inflation risk contingency given market volatility