Competency Q&A Flashcards
1
Q
You talk about the contractor ceasing trading on the Arts Council of England project, can you talk me through the value engineering options provided by the contractor and the process you followed?
A
- A Value Engineering workshop was held which was contractor led.
- 3 alternative doors than the originally specified tulip door were presented. These work
- American oak
- tulip door from other suppliers
- Timber door with a tulip veneer to match existing - Upon review on time, cost and quality implications, i summarised them within a report with a recommendation to the client.
2
Q
Can you talk me through the phases of a value engineering process?
A
- Information Phase
- Speculation Phase
- Evaluation Phase
- Development Phase
- Presentation Phase
3
Q
Can you elaborate on the VE processes?
A
- Information Phase is understanding the clients objectives around value
- Speculation Phase is listing creative ideas with a lesser capital which are more efficient
- Evaluation Phase - Ideas from the speculation phase are more defined such as what cost / programme savings they offer and the other ones are discarded
- Development Phase is where the ideas retained from the Evaluation Phase are expanded into workable solutions
- Presentation Phase is what you present to your client and the justifications
4
Q
What option did you present to the Arts Council of England client regarding the value engineered door and why?
A
I recommended the Timber Door with a tulip veneer as the prime objective was for aesthetics and due the the programme and cost implications, this door was cheaper and quicker than the alternatives provided
5
Q
What two options did you evaluate for the external works and public realm on Bury College Histem?
A
It was a cost benefit analysis I undertook for a landscape architect to assist in determining a level of specification for the client on 2 landscaping proposals, soft heavy and hard heavy.
6
Q
Can you tell me types of soft / hard landscaping used on bury college Histem?
A
Both proposals had a mixture of hard and soft landscaping however, one with more hard landscaping and the other with more soft landscaping.
The hard landscaping included items such as decking, imprinted driveways and rubber walkways
The soft landscaping included items such as grass, shrubs, hedges and trees.
7
Q
From the cost benefit analysis on bury college Histem landscaping works, what was more expensive?
A
The soft landscaping was more expensive as the vegetations and shrubbery chosen was ornate.
I also advised that this would add increased costs to the maintenance
8
Q
You mention on Wythenshawe hospital, you explored obscure materials, can you elaborate?
A
I explored materials such as Altro Whiterock cladding and anti slip clinical vinyl flooring as these were proven to be hygienic and easy to clean.
Other items which were explored were bumper rails and corner protection.
9
Q
What we’re the different types of canopies you compared on North Chadderton Highschool?
A
They were both types of a monopitch canopy, one which was galvanised and the other powder coated.
The structural arrangements were different with one having a better provision for lighting.
10
Q
What is galvanising?
A
A finish to construction materials by applying zinc onto a surface for protection.
11
Q
What is powder coating?
A
A durable factory applied coating on metals which is available in many colours.
It is sprayed on.
12
Q
What are the different types of cladding systems?
A
- Stick systems
- Mullions and glass or opaque panels connected piece by piece
- Allow for integration with other systems such as sliding doors / windows
- more time to instal due to sealing issues - Panellised systems
- constructed in factory to improve quality control and speed of erection
- connected to structural columns or floor slabs - Unitised system
- narrow width panels pre assembled under factory conditions
- craned into positions with brackets to attach to floor slab or frame
- higher direct costs but reduced install costs
13
Q
What are types of cladding?
A
- Rainscreen cladding
2. ACM cladding
14
Q
Describe a rainscreen cladding detail?
A
- Provides a high screening function rather than enclosure in its own right
- Used to shield a wall
- Design to permit some controlled leakage with main function to resist air and water to the wall behind
15
Q
What is ACM cladding?
A
Aluminium composite material
Consists of 2 skins of aluminium bonded to either side of a lightweight core or material such as polyethylene or a mineral core aimed to provide insulating properties
16
Q
What is the significance of ACM in relation the Grenfell?
A
The ACM cladding in use was though to contain combustible materials that contributed towards the spread of fire across the external elevation of the building.
As a result, the UK government has now banned the use of combustible materials on high rise homes from 29th November 2018
The ban means that combustible materials are not permitted on the external walls of new buildings above 18m.
Local authorities need also need to undertake remediation works to replace dangerous ACM cladding on existing buildings.
17
Q
Following the Grenfell Disaster are you aware of any guidance the RICS has published to support fire safety?
A
I am aware that the RICS has published the Guidance Note ‘Cladding for Surveyors 1st Edition March 2021’ to support surveyors working on Multi-Storey and multi occupancy residential buildings.
The document aims to improve surveyors knowledge of external wall cladding systems that may be considered within the external wall fire review.
18
Q
What is an EWS1?
A
An external wall system fire review certificate
It is applicable for a multi storey residential property to be bought, sold or re-mortgaged.
19
Q
What is the new fire safety act 2021?
A
It was introduced in March 2020 and holds significant legal obligations of organisations deemed to be responsible persons.
It is an update from the fire safety order 2005.
It is an update to clarify that it will apply to any external envelope elements
Forces owners, landlords and managing agents of multi-occupied residential buildings to take precautions to identify dangerous cladding and remediate them
20
Q
What are the stages of the RIBA Plan of Work?
A
0 - Strategic Definition 1 - Preparation and Brief 2 - Concept Design 3 - Spatial Coordination 4 - Technical Design 5 - Manufacturing and Construction 6 - Handover 7 - Use
21
Q
What are types of construction methods?
A
- Top Down Construction
2. Bottom Up Construction
22
Q
What is Topdown Construction?
A
- “Top down” is used to speed up the construction process of a building with basement levels.
- The ground floor slab is cast with an access hatch.
- The ground below is excavated and another slab is formed. If there is another level, the process is repeated. Piles are usually used as foundations and also act as retaining walls. It allows the building above to be constructed at the same time as the basement.
23
Q
What is Bottom Up Construction?
A
- “Bottom up” forms the basement and then works upwards in a traditional manner. This offers a simpler construction than top down methods of construction but will often carry a longer programme duration.
24
Q
What are the elements in a construction project?
A
Substructure
- Excavation
- Disposal
- Foundations
Superstructure
- Frame
- Upper Floors
- External Walls
- Roof
- Internal Finishes
- Services
- External Works
25
What is lean construction?
It is a process to maximise value and minimise waste
26
What are the principles of lean construction?
1. Value
2. Value Stream
3. Flow
4. Pull
5. Perfection
27
What are Life Cycle Costs?
The costs that will be incurred over a defined period of operating and maintaining a building or an asset including repair, maintenance, replacement, cleaning, decorating, services provision and disposal.
28
What are the advantages of Life Cycle Costs?
1. Allows for consideration of the long term implications of a decision
2. Enables informed decision to be made on material selection
3. Can result in lower operational, maintenance and replacement costs
4. Used to plan future maintenance requirements
29
What are the disadvantages of life cycle costs?
1. Future costs are optional and the costs of maintenance can always be deferred
2. Components are not always replaced due to end of life which is possible to determine at design stage
3. The cost of defects, bad workmanship and design faults cannot be predicted
4. It is hard to predict life spans, inflation and maintenance requirements over long periods
30
What should be considered in life cycle costs?
1. Capital Costs
2. Operational Costs
3. Maintenance Costs
4. Replacement Costs
5. Disposal Costs
31
Why would you take out insurance options in joint names?
1. Where the employer and the contractor are insured under the same policy.
2. It stops the insurer having the right of subrogation against the other party if they caused the loss
32
You have acted as a CA / EA in your experience, can you tell me the difference?
A CA is a Contract Administrator under a traditional form of JCT Contract
An EA is an Employer’s Agent under the JCT Design & Build Contract.
Both are to act impartial under the contract.
33
Can you talk me through a payment certificate and when you would issue one?
Under a JCT Traditional Contract, a interim payment certificate is to be issued no later than 5 days from the due date.
Under a JCT Design & Build, a payment notice is to be issued no later than 5 days from the due date.
An interim certificate or notice consists of
- key project, employer and client references
- the gross and net amount to be paid as recommended by the Quantity Surveyor
- the timescales of payment to be made
34
What are the payment dates under the JCT Contract?
If it is a traditional JCT form of Contract
7 days after the Valuation Date is the Due Date
14 Days after the Due Date is the Final Date for Payment
Not less than 5 days before the final date for payment a pay less notice should be issued
35
Under a JCT D&B Contract, if the Contractor does not submit his application, what happens?
Under a D&B, it is a contract led payment therefore, the dates would start from when the application is received by the employer
36
Can you talk me through the change control procedure applied in the Arts Council of England Project?
All client or contractor changes were tracked on a change control spreadsheet which included:
1. The reason for change
2. Who requested the change
3. The consequences of the change in regards to time, cost, quality and H&S
4. The risks associated with the change
5. Alternatives to the proposed change
6. Time by which the change should be instructed
37
Why would you issue a pay less notice?
A pay less notice is issued to a Contractor not later than 5 days before the final date for payment stipulating reasons as to why he will not be paid a sum of money.
This is usually after the payment notice has been issued and a loss and expense or outstanding information required has not been given between the payment notice and final date for payment period.
38
You state that on the ITV Camera Store project, the contractor failed to achieve the installation date set in the contract. Why did you provide the options that you did to the client?
Well under the contract, the Employer would be able to levy damages per week for the contractor not completing on the specified date.
However, to avoid destroying a good pre-existing relationship that the client had with the contractor, I advised that they could adjust the completion date due to the requirement of a police escort for the delivery of the modular unit.
39
You state that the new adjusted completion date was not met on the ITV camera store project, can you talk me through the process of what you did?
I advised the client and issued a non completion certificate which triggered the liquidated damages mechanism.
40
What would constitute to an extension of time under the JCT Contract?
Under the JCT an extension of time can be requested for under a Relevant Event. Examples are:
- Variations
- Instructions
- Deferment of possession
- Suspension by the Contractor for non payment
- the carrying out of work by statutory authorities
- Exceptionally adverse weather conditions
- Force Majeure
41
Can you talk me through some of the key contractual mechanisms in a JCT contract?
1. Payment
2. Practical Completion
3. Relevant Events
4. Relevant Matters
5. Novation
42
What are the main provisions under the JCT contract?
1. Definitions
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
43
What is the format and structure of a JCT Contract?
1. Articles of Agreement
2. Contract Particulars
3. Conditions of the Contract
4. Schedules
44
What is novation?
Contractual rights and obligations are transferred from one party to another
45
If there are problems with the design, after novation of the architect, will go would be responsible?
At the point of novation, the client would agree the level of design that was satisfactory and would be signed off by all parties
The contractor would then become responsible for the architect and his design should any problems arise during construction
Disputes can arise from this due to the transfer of services
46
Can you tell me the difference between novation and assignment?
Novation is a mechanism where one party can transfer obligations under a contract and all benefits arising from that to a third party.
Assignment is where contractual benefits are assigned however contractual burdens cannot be transferred
47
What is set off?
Money owed to the employer by the contractor which are deducted against payment due to the contractor
48
Describe the differences between statutory provisions and contract provisions?
Statutory provisions are set out by law and must be complied with
Contract provisions relate to the contract in question and project specifics
49
After a valuation and certificate are issued, the client advised that they don’t have sufficient funding to make the payment. What would you do?
The client is contractually obliged to honor payment once the certificate has been issued.
In this situation, I would contact the client and contract asap to arrange some sort of payment.
Failing to do this, the contractor would need to find additional finance to honor payment
50
What is the difference between NEC and JCT?
It’s usage
NEC can be used within the building and civil engineering projects whereas JCT specifically only for building projects
NEC can be adopted to a number of bespoke contract strategies due to the various options available whereas JCT has standard set clauses
51
How is contract under hand different from a deed?
A deed is signed by a witness and traditional authenticated by a seal
The limitation period for under hand is 6 years and deed is 12 years
52
What is a Provisional Sum?
A sum of money included in the contract for works that cannot be fully designed and costed at the time of the tender or contract agreement
53
What types of Provisional Sums are there?
Defined and undefined
54
Where are provisional subs defined?
NRM
55
What is a defined provisional sum?
An allowance included within the contract sum for certain specified information that can be given about the works and the contractor can programme and allow for preliminaries
56
What is an undefined provisional sum?
An allowance included in the contract sum for work which has minimal information and the contractor cannot programme for it
57
What are the main suites of construction contracts?
1. JCT
2. NEC 3 & 4
2. FIDIC
3. ICE
4. ECC
58
How many sections are the conditions in the JCT Contract divided into?
9 however in minor works it’s 7 with the exclusion of assignment, third party rights and collateral warranties and variations located under the control of the works
59
What are the advantages NEC and JCT?
JCT Advantages:
- Industry Standard
- cover most forms of procurement
- comprehensive in detail and considered to be fair
NEC advantages:
- Applicable to a variety of procurement strategies
- Simple language is used
- Act as a stimulus for good management
60
What are the disadvantages of NEC and JCT?
JCT Disadvantages:
- long and unnecessarily complex
- they are sometimes thought to compromise conditions to satisfy all parties
NEC Disadvantages:
- Often considered to be used for civil engineering projects or partnerships
- Limited exposure on the market so not fully tried and tested with case law
61
What are the key differences between NEC and JCT?
1. NEC is concise and written in plain English
2. NEC has optional clauses reducing the need to amend contracts like JCT
3. Provisions of early warning procedures encourage a proactive approach in NEC
4. NEC has compensation events which deal with both money and time
5. There is not QS or EA in NEC, only a project manager who takes on both roles
62
What is a compensation event?
Events that entitle the contractor to be compensated on programme and cost if the contractor is not at fault
There are 19 compensation events listed in clause 60.1
63
What are early warning notices under an NEC contract and what’s their purpose?
Notices given by the PM or contractor of any matter than could potentially have an impact on time, cost or quality.
64
What are some types of teams?
1. Office teams
2. Project teams
3. Design teams
65
What are some examples of team working you have demonstrated?
I have engaged with building surveyors and M&E specialists and harnessed their knowledge and expertise when I don’t understand technical aspects of a project.
66
What is the aim of diversity and inclusion steering groups?
It’s a group which supports and encourages underrepresented groups into construction. I have personally been involved in undertaking talks about Quantity Surveying to schools, colleges and university’s.
67
What is workplace diversity?
The acceptance and inclusion of employees of all backgrounds, acknowledging that everyone has a strength they can provide
68
What are some advantages of a diverse team?
1. Increased productivity
2. Increased creativity
3. Improved cultural awareness
4. A positive reputation
69
On bury college external works, you advised the client on the most cost effective solution. Why was the chosen option more cost effective that the others?
Because the hardscaping would provide alleviate the need for regular maintenance, irrigation and replacement whereas the hardscaping was more hard wearing
70
On the arts council project, you advised the client following a door comparison exercise. What we’re the cost and quality benefits of the chosen product over the others?
1. American oak
- most expensive
- Highest quality
- quick lead time
2. Tulip door from other suppliers
- cheapest option
- low quality
- difficult to match existing and varnish
- long lead time
3. Timber door with a tulip veneer to match existing
- medium cost
- good quality for clients purpose
- quick lead time
71
And how did you ensure the quality of the new product on the arts council of England scheme was similar to the original door specification?
Obtained samples from the supplier for the client and architect.
Once the client was happy, the architect signed them off.
72
You took part in a VE meeting to discuss soundproofing meeting rooms. What methods were proposed to achieve the soundproofing requirements?
Yes to try and achieve a Speech Privacy Level of 75, the architect explored:
1. 45 DB Sound Proof Insulation
2. Double layered acoustic plasterboard
3. Sound deflectors / sound proofing panels as a design
4. Sound attenuator through the HVAC system
73
What needed up being the most cost effective / value engineered solution on sound proofing?
As the clients requirement was not a fully sound proofed meeting room, just to muffle noise, double layered sound proof board was the best and most cost effective solution.
74
Thinking about your knowledge of the RIBA plan of work, can you talk me through the various outputs from yourself as a quantity surveyor at the respective stages?
Stage 0 - 1 - Feasibility cost advice / Order of Cost Estimates
Stage 2 - 4 - Formal Cost Planning and advice on procurement route / contract selection
Stage 4 - Pre Tender Estimates, undertake tender analysis and advise on award
Stage 5 - Valuations, cost control
Stage 6 - Final Account
Stage 7 - Retention release rectification period
75
On Wythenshawe additional theatre scheme you were looking at various materials due to high hygiene requirements. Can you tell me about one or two design features you noticed on this project that were directly attributable to the buildings function?
1. Hygienic material choose such as Whiterock wall cladding and clinical vinyl flooring that was easy to clean
2. The design and route of 2 corridors named a dirty corridor and clean corridor
76
On east float, why did you advise the client to proceed with a schedule of works over a bill of quantities?
It was due to the level of information we had at the time of tendering and the limited amount of time we were given to produce the information
77
What are some of the advantages and disadvantages of using bill of quantities?
Advantages:
1. Accurate price from completing the building works
2. Valuing extent of work completed, for purposes of payment
3. Strong base for budgetary control and cost reporting I.e. valuing variations
4. Saves contractors time to measure
Disadvantages:
1. Risk is with the client
2. Lengthy to produce and require all the detail from the design team
78
When you were preparing you schedule of works on east float, what kind of measurement rules did you refer to?
NRM2
79
How does NRM2 say you should measure steelwork?
You should measure it in tonnes.
It’s calculation is measuring the length of let’s say a beam or column, getting the weight specified, and converting into tonnes
SPONS has useful conversion tables for this
80
On India buildings, you advised the client that a variation should be priced in accordance with the JCT valuation rules. What was your advice?
Under the D&B Contract the valuation rules have a clause for measurable work and daywork.
My advice on India Buildings when valuing some additional resurfacing works were to use valuation rules for measurable work.
2. Should the change have been significantly different from the schedule of works, dayworks would have had to have been used on a prime cost basis and daywork vouchers.
81
When you were doing your own assessment of cost for this variation on India buildings, where did you go and get your cost information?
I went to see some recent benchmarked data in which there was a breakdown of costs and a build up of resurfacing works.
82
When you’re costing works using in house or previous project data, what are some of the checks you need to carry out first before you use the rate?
1. As per the RICS cost analysis and benchmarking guidance, you need to check
- adjustments for location and pricing conditions are correct
- special features that may distort the like for like comparison
- the type of project that the data was used on
- reference to any particular market conditions at the time
83
Talk me through briefly how you quantify and cost preliminaries when you’re cost planning?
They should be added as a percentage of the total cost of building works as per NRM1.
The percentage can be derived from benchmark data on similar schemes with considerations to the programme.
84
Explain to me the typical contents of a cost report you have recently issued?
I issued a cost report on East Float and it contained
1. Executive Summary
2. Expenditure of Provisional Sums
3. Anticipated instructions
4. Contract Instructions
5. Cash Flow Forecast
6. Professional Fees
7. Risk and Contingency remaining
85
In terms of advising the client regarding exclusions from cost reporting. What are some items you typically advised you have excluded?
1. The treatment of VAT
2. Capital Allowances
3. Direct works
86
You say that you’ve carried out the role of Employer’s Agent and Contract Administrator. How did you act differently in the 2 roles?
The roles are very similar however as an EA under the D&B contract, action is taken on behalf of the employer and to the employers benefit. I was to remain impartial in respect of certifying payments.
As a Contract Administrator under a traditional contract, I am to remain impartial throughout.
87
You have experience in issuing payment certificates. If your client then wanted to go ahead and issue a Payless notice, how would this be done?
Under the JCT D&B contract, a pay less notice must be issued not later than 5 days before the final date for payment.
It should state the basis on which the pay less sum has been calculated.
If a pay less notice is not issued and the client doesn’t pay the contractor, the contract can issue an intention to suspend his contract obligations. If after 7 days of the suspension notice the client has still not paid, the contractor has a right to suspend.
88
What are some of the main reasons for issuing a pay less notice?
89
On Arts Council, you’ve issued instructions. Could you tell me about a particular instruction you issued and the implications of doing so?
Issued an instruction to install a glazed screen around the reception desk.
This had a cost implication of £1000 however, this cost was recovered with the instruction of the omission of feature wallpaper.
90
On the ITV Camera Store Project, you mention either deducting damages or granting an extension of time. If the delay was caused by the contractor, is it possible to grant an extension of time.
Apologies, that was an oversight in my submission.
If the delay is due to a relevant event under the JCT Contract, the contractor can request an Extension of Time.
If it does not, and the contractor does not meet the date for completion, the client can levy damages.
However, on this project, due to the good pre existing relationship between the client and the contractor, the client did not want to levy damages therefore, instructing me to adjust the completion date.
However, due to the contractor not meeting the new completion date, the client levied damages.
91
On the Arts council project, you mention the risk around negotiating and agreeing contract terms. What impact, in terms of risk, could this have had on the project?
I facilitated the negotiations between the client, the clients solicitor and the Contractor.
It was to do with a covid-19 clause that the Contractor wanted to add into the Contract under a relevant event and relevant matter.
The solicitor and contractor agreed that it was fair to have a covid-19 clause under a relevant event but not a relevant matter.
92
What was your role in the negotiation of the Arts Council Contract terms?
I facilitated the negotiation between the clients solicitor and contractor. However, it was the solicitors role to agree the contract terms.
93
You mention in your documents about the NRM risk categories. Thinking about quantifying risk allowances for one of your cost plans, talk me though how you have done that?
I was involved in a risk workshop with the design team and the client.
In the workshop, we identified the risks associated with the project, the likelihood and impact of them, and assigned a number to them using a heat diagram.
Potential mitigation strategies, risk responses and the owner of the risk were discussed.
94
On a risk register like the Royal George Village one, how do you determine who should own the risk?
The owner of a risk should be the best person to deal or mitigate that risk.
95
Thinking about the risks you had on the Royal George Village risk register, choose one and in terms of managing the risk, how you decide which risk mitigation strategy you should employ?
A risk was unstable ground conditions for the installation of foundations.
The mitigation strategy was to undertake a site investigation survey for trial pit holes to check the conditions of the ground.
96
Thinking about risks associated with a procurement route. What risks does the contractor own under a traditional procurement route.
1. Adhering to the construction programme
2. Cost Certainty
3. Performance of sub contractors
4. Quality of construction
97
What is the RBS breakdown structure?
It aims to assist in identifying risk in 7 risk environments:
1. Natural
2. Economic
3. Government
4. Societal
5. Client
6. Construction
7. Project
98
What can you tell me about the differences between the risk categories?
Design Development Risk - changes to estimating data and third party risks such as planning or environmental issues or statutory requirements, delays
Construction risks - site conditions, ground conditions or delays by statutory undertakers
Employers change risks - employer driven changes I.e change to scope
Employer other risks - early handover, availability of funds
99
What is a good net to gross area?
It would depend on the building however a general rule of thumb is 70-85% with 70% being the least efficient and 85% being the most efficient.
If it was residential, you would aim to achieve 85% net lettable area.
100
How would you improve a net to gross area.
This would be discussed with the architect however, having less circulation space or back of house spaces.
101
What are the fluctuation options under the JCT Contract?
Option A - adjustment of contract sum in respect of changes to tax, levies and contributions
Option B - adjustment of contract sum in respect of changes to price of labour and material costs
Option C - formula led adjustment to the contract sum
No fluctuation provisions apply
102
What are the two types of BoQs?
Firm BoQ’s
Approximate Quantities BoQ’s (used for a remeasurable contract)
103
Why did you choose pricing option A - can you talk me through this?
Pricing Options is the fourth recital under the JCT intermediate contract, with contractors design.
I chose the works schedules as it was the most appropriate given the timescales that we had to produce it.
104
What are the differences between NRM?
NRM1 is for order of cost estimating and cost planning for capital building works
NRM2 is for detailed measurement for building works
NRM3 is for order of cost estimate and cost planning for building maintenance works
105
What is IPMS?
International Property Measurement Standards
The best practice guidance to implement international standards for measuring property
They have different guidance for different sectors such as industrial, office, residential, retail
106
What are the various elements of a cost plan?
1. Executive Summary
2. Assumptions & Exclusions
3. Elemental Summary
4. Detailed Estimate
5. Area Schedule
107
What is the current cost of steelwork per tonne?
£3000-£5000 per tonne
108
Who would be responsible for administering JCT, FIDIC and NEC?
The JCT would be the EA or CA depending on contract
FIDIC it would be employers representative or contract admin
NEC it would be project manager
109
What are the employers and contractors obligations under the contract?
Employer is to pay the contractor once payment has been certified
Contractor is to complete the works as per the contract and fulfil obligations under the contract
110
What is the role of a Quantity Surveyor under a JCT Design & Build Contract?
QS is not defined in the JCT D&B Contract, but is usually fulfilled under the EA role
111
What are some different types of instructions that can be issued?
1. To vary works
2. Postpone works
3. Sanction a variation made by the contractor
4. Carry out tests
5. Expenditure of provisional sums
112
What is the difference between a final certificate and final statement?
Certificate is standard building contract
| Statement is D&B
113
What’s the difference between partial possession and early use?
Both are requests that the employer makes to the contractor to use a part of the site earlier than PC stated within the contract.
Early Use - the contractor is at risk and no consequences for the employer
Partial possession - employer at risk and that part is deemed to be PC.
114
What is the current inflation running at?
From 2022 - 2023 it could be 10-14%
115
What needs to be in place for you to include for materials on site?
1. Materials should be for the works only
2. They should be adequately protected
3. Delivered to programme
4. In a reasonable quantity
116
What needs to be in place for you to include for materials off site?
1. Proof that ownership will transfer to the employer upon payment (vesting certificate)
2. Insurance until materials arrive at site
3. Materials are clearly labelled as for the site and set apart from other materials
4. A materials off site bond has been provided if required
5. Listed within the contract
117
For the Stockport college project where you advised a change control procedure be put in place, how did this help you with you financial control and reporting?
It assisted with the flow of information so that all changes could be captured within a timely manner and processed / evaluated quickly.
This could then be tracked and reported in the monthly cost reports on the change status, cost, time and risk implications
118
Give me a project specific example of how you’ve produced a cash flow for your report?
On India Buildings, I had a 1 graph showing 2 sets of data from a table below.
The table below had the contractors anticipated expenditure in months and the actual expenditure which was drawn from the valuations.
To 2 S curves could show any short falls or overspends, leading to the contract sum.
119
How do you use a cash flow to provide advice?
The cash flow can identify what is the anticipated expenditure on a project. Therefore, once undertaking valuations, and knowing the actual amounts claimed for, you can advise the reasons for overspends or underspends - giving better financial control and identifying financial risks.
120
In terms of advising the client regarding the cost of advanced warnings on your projects and instances where you haven’t had market feedback, what advice would you provide to the client?
I would make due allowances utilising benchmarked data or BCIS and advise the client that this would be subject to change once details have been verified???
121
Give me an example of both a short term and long term goal.
Short term goal - obtaining an MRICS status
Long term goal - developing my career from business development aspects and bringing business for my company
122
How does your organisation evaluate itself against its business plan?
It uses a SWOT analysis outlining its strengths and weaknesses against competitors and the opportunities and threats they have.
They have short term and long term goals which they measure against on a monthly basis and put the necessary actions in place to try to achieve them.
123
What kind of tools can you use to analysis the market and competition?
1. Porters 5 forces (intensity of industry rivalry, threat of potential entrants, bargaining power of suppliers, bargaining power of buyers, threat of substitute goods/services)
2. PEST Analysis (political, economic, socio demographic, technological)
3. SWOT Analysis
124
What is the difference between a partnership and a limited company?
The structure.
Owners of a partnership are liable for company debts whereas in limited, directors are not personally responsible
125
What does organisational structure do for a team?
1. Addresses how work is delegated providing efficiency
2. Provides a hierarchy for support and assistance
3. Outlines strengths and weaknesses of each team and areas for improvement
126
What are some of the things you might do to build team spirit?
1. Organise out of work social activities
2. Provide support and assistance if I have the available skills and capacity
3. Promote open communication
127
What is the difference between diversity and inclusion?
Diversity is the what - focusing on the make up of the workforce, such as gender and race
Inclusion is the how - the measure of culture that enables diversity to thrive
128
What kind of policies does a company need in relation to diversity and inclusion?
1. Diversity and inclusion policy
2. Recruitment & selection policy
3. Work life policy
4. Flexible working policy
6. Disability and reasonable adjustments policy
7. Whistleblowing policy
8. Dignity at work / harassment, bullying and discrimination policy
129
Can you tell me about a current RICS initiative relating to diversity and inclusion?
Yes DEI.
The governing council has established a strategic oversight group to steer Diversity, Equity and Inclusion initiatives.
130
Thinking about inclusive environments, what’s the difference between an ethical issue as opposed to legal requirement?
An ethical issue is based on moral values which may not be punishable.
A legal requirement is based on law which everyone must adhere to.
131
Can you tell me some of the Equality Acts protected characteristics?
There are 9 some of which are
1. Disability
2. Race
3. Age
4. Religion or belief
132
Aside from reference to Part M of the building regulations, give me an example of an inclusive design feature you’ve come across recently?
Signage which promotes transgender therefore, providing a unisex WC
133
In your day to day role as a QS, how do you effectively use graphical communication?
When I am measuring a plan or explaining a specific location of a dwg to a client, I often use photographs or Google maps to put the explanation point into context.
This provides clarity to all parties.
134
Can you give me an example of when you have had to negotiate something?
I had to negotiate the price of a steel staircase to a contractor over the phone.
After receiving a few quotes, from suppliers and comparing the costs, I believed that the contractors price was excessive.
135
How did you prepare yourself to negotiate?
I discussed my arguments with the client which formed the basis of the argument.
I then presented my argument and listened to the other party’s arguments.
136
There has been a recent introduction of teams and zoom. How do you feel these are of greatest benefit to you?
I believe that I can prepare myself better for meetings and undertake any actions quickly and efficiently after the meeting has taken place.
This ensures the best service provided to the client as there is no longer the stress levels of travelling, parking and finding a specific venue.
137
What are some of the principles of the data protection act?
1. Personal data must be fairly and lawfully processed
2. Personal data must be obtained for a specified and lawful purposes
3. Personal data must be adequate, relevant and not excessive
4. Personal data must be accurate and kept up to date
5. Personal data must be held securely
6. Personal data must not be transferred out of the European Economic Area unless this countries have similar DPA Laws
138
What happens in the event of a suspected personal data breach?
Depends on the nature of the breach and if you notify the Information Commissioner Office in a reasonable time otherwise some typical penalties are:
1. Warnings by the ICO
2. Fines by the ICO (17.5million or 4% of annual global turnover - whichever is higher)
3. Bans on processing or data transfers
4. Compliance orders
139
Thinking about GDPR, what does the right to be forgotten mean to you?
Right to be forgotten or also Right to erasure means means I or anyone else has the right to have their personal data erased from the internet or a system if we wish to do so.
140
When you are accessing and planning to use historic cost data, what are some of the things you need to bear in mind?
1. The relevance of the data
2. The necessary inflation or location factors
3. External factors influencing the data such as the market conditions at the time to now
141
What are your duties under CDM?
1. Adequately inducted
2. Coordinate with PD & PC
3. Wear appropriate PPE
4. Adhere to the CDM Regulations
142
Can you name a project scenario where cdm would not apply?
1 contractor - house builder
143
How do you know what is the most appropriate in terms of PPE for a site at a specific moment in time?
Undertake a pre assessment of risk prior to entering site and list the required PPE.
144
Typically, what are some of the greatest and most common construction accidents?
1. Falling from heights
2. Slips, trips and falls
3. Electrocution
4. Overexertion
145
The RICS Surveying Safely Guidance. What do you do if you’re in a position of lone working?
1. Ensure that I am following company procedures on Lone working
2. Ensure provisions for communication is made in case of an emergency
3. Ensure a record is kept of my lone working with times
4. Have regular check in calls
146
You say you’ve taken part in an asbestos awareness course. If you were to encounter asbestos within a building, where are some of the prime areas it may be identified.
1. Sprayed around pipes for lagging
2. Insulation
3. Ceiling tiles
4. Textured coatings
147
What would your steps be if you found asbestos on site?
Stop work immediately, warn others and inform site manager.
Secure the site and ensure the asbestos is not disturbed.
148
On Gately Hill, you gave the client advice regarding contingency and risk allowances. Can you tell me what advice it was you gave?
It was regarding the refurbishment of the doors - once stripped back it was not guaranteed that the all will provide the same finish as required or some may have been damaged in the process.
Also stripping back a fire door would reduce the fire integrity therefore an allowance was made to replace a certain amount of doors
149
You say that for projects that are due to commence in the future, you have applied inflation to your cost plan. How does NRM1 say you should do this?
There are 2 types of inflation that you can apply to a cost plan:
1. Tender Price Inflation - the period from the estimate base date to the date of tender return
2. The period from the date of tender return to the mid point of the construction period
The percentage of inflation can be calculated by using published indices like BCIS
150
Can you tell me the name of the project you lady produced a cost plan for? And when you were producing that cost plan, what kind of prevalent market factors did you account for?
1. Project is confidential but it was for a sports and social club.
2. I accounted for fluctuating costs of materials daily by allowing for a suitable inflation.
151
On the Bury College cost plan, you mention raising queries to the design team for further clarity. Can you give me an example of one of the items you queried and how this affected your cost planning?
I queried a void feature on the first floor that was shown as just a void on the drawings or a square aperture on the first floor.
After understanding the purpose of the void, to act as a feature, the need for glazed balustrading and imprinted wallpaper surrounding the void, the the costs increased.
152
On the ITV municipal project, you gave the client advice regarding retention. What are the various ways in which retention can be held?
1. Percentage agreed in the contract usually 3-5% and retained by the client on the amounts due in the interim certificates
2. Retention Bond - this avoids retention recovery problems and assists a contractors cash flow however, client has to pay the premium.
153
And then you mention that half of the retention gets released at practical completion. Can you describe to me what constitutes practical completion of a project.
Under a SBC where an architect or CA in his or her opinion believes the works have been completed as per the obligations under the contract
Under a D&B when the contractor has provided the as built drawings and has complied with the CDM regulations and provided the health and safety file.
A practical completion certificate must be issued and half retention released.
Liquidated damages cannot be levied.
Insurances are passed onto the client.
154
Following on from practical completion, as a quantity surveyor, how often are you obliged to carry out valuations?
As defined under the contract, usually on a monthly basis.
155
What are your timescales for agreeing a final account?
12 weeks after receipt of the contractors documents for the final account.
Contractor must provide QS with documents not later than 6 months from Practical Completion
156
You mention that you have drafted letter of intents before. Who signed these?
I have drafted templates of LOIs used on previous schemes to assist a client and their solicitor however, it is always finally drafted by the clients solicitor.
The client and contractor have always signed these at time of execution.
157
And can you give me project specific example of the information you included within one of these letters?
ITV Municipal Building for placing orders of materials and long lead time items.
1. Project information
2. Client and Contractors information
3. The work to be undertaken under the letter of intent
4. The value of the letter of intent (amount that can be drawn / instructed by)
5. Insurances
6. Signature of both parties
158
You have experience in carrying out valuations. Can you tell me how you deal with materials off site?
1. I ensure a vesting certificate is in place and that ownership will transfer to the client once they have been paid for.
2. I ensure that they are labelled and adequately protected
3. I ensure they are labelled and kept separate from other materials
4. I ensure they are listed within the contract.
5. A bond may be required.
159
You have experience in carrying out valuations. Can you tell me how you deal with materials on site?
1. I go to site and count the items to check whether the claim on the valuation is correct
2. I ensure that works utilising those materials are to be undertaken now and the contractor is not front loading
3. I ensure that they are secure and protected on site.
160
Can you tell me the NEC Main Option Clauses?
7 Options which determine how work is paid to a contractor:
A - Lump Sum Contract (activity schedule - bad cash flow)
B - Lump Sum Remeasure (using BoQ - cash flow flexibility)
C - Target Cost (activity schedule - pain & gain share)
D - Target Cost (BoQ - pain & gain share)
E - Cost reimbursable (cost plus / open book)
F - Management Contractor (Cost Reimbursable)
G - Consultants Contract (Task Schedule)
161
What are some of the secondary option clauses of the NEC?
Z Clauses - used to amend the standard NEC standard clauses
X Clauses I.e. inflation, law changes, payments
162
What is the difference between Third Party Rights and Collateral Warranties?
Collateral Warranties are separate agreements under their own primary contract.
Third Party Rights are written into the building contract to allow a third party to have interest. The whole contract will not apply, only terms will.
163
What are the types of Collateral Warranties?
Contractor collateral warranty for funder
Contractor collateral warranty for purchaser or tenant
164
Can you give me an example of what a third party right may include?
It could express the term of quality of materials. Protecting the third party on the quality of material chosen / used by the contractor in the event that it is not fit for purpsoe
165
What is the standard size of a brick?
215 x 102.5 x 65mm
166
Who submits the CPP on a project?
The Principal Contractor
167
Can you tell me the document you would refer to for Asbestos?
Control of Asbestos Regulations 2012
168
What are the sustainability pillars in construction?
1. Social
2. Economic
3. Environmental
4. Cultural
169
Can you tell me about embodied carbon and operational carbon?
Embodied is the Co2 emitted in the production of the building and it is locked.
Operational carbon is the carbon released throughout the ongoing operation of the building. This can be reduced.
170
Can you walk me through the process of levying damages?
The CA must issue a non-completion certificate of works
The employer must notify the contractor before the final certificate that he may require payment, withhold or deduct liquidated damages.
171
How is a BoQ broken down and what are some of the packages you would likely see in a BoQ?
It’s broken down into work packages such as:
1. Main contractors preliminaries
2. Intrusive investigations
3. Demolition works
4. Ground works
5. Piling
6. Concrete works
7. Roof coverings and roof drainage
8. External and internal structural walls
9. Cladding
10 windows and external doors
Etc…
172
What would you refer to in respect to fire safety for cladding?
Part B: Fire Safety of the Building Regulations
173
What risks would you consider / allow for in cost planning when excavating?
Bulk Factor
| Workspace allowance
174
What would you do to ensure that conflict is avoided?
1. Keep / maintain records of everything
2. Advise on the most appropriate procurement route and contract selection
3. Understand the clients brief
4. Proactive risk management
175
Can you name some overheads that your company has?
1. Rental for the office
2. Management & Staff
3. Electricity and water bills
4. Rental of cars
176
What is the purpose of a fish one diagram?
To identify the root cause of a risk
177
Name some Relevant Matters under the JCT Contract.
1. Variations which have not been agreed
2. CA instructions excluding expenditure of provisional sums
3. Opening up works
178
What are a Principal Designers duties under the CDM Regs 2015?
1. Plan, manage, monitor and coordinate health and safety (preconstruction)
2. Identify, eliminate or control foreseeable risks
3. Ensure client and designers are aware of their duties and advise the client on bringing the PCI together
4. Provide relevant information to duty holders
5. Liaise with Principal Contractor in managing the construction phase
179
What are the clients duties under the CDM Regs 2015?
1. Appoint competent duty holders
2. Allow sufficient time and resources
3. Prepare and provide relevant information to duty holders
4. Ensure the Principal Contractor and Principal contract carry out their duties
5. Ensure welfare facilities
180
What are the differences between IPMS and NRM?
The NRM states that it incorporates the IPMS therefore, there are very little differences.
However, the NRM includes the RIBA plan of work.
181
Name some of the BREEAM criteria which it is assessed on?
1. Land use and ecology
2. Energy
3. Water
4. Health and well-being
5. Pollution
6. Transport
7. Materials
8. Waste
9. Management
182
Can you talk to me about a current legislation?
Fire Safety Act 2021 amends the Fire Safety Order 2005 following the Grenfell disaster to improve fire safety in multi occupancy domestic premises.
It’s outlines responsible persons such as building owners, management agents or landlords and them to get a fire risk assessment done
183
Why did you advise the client to use the JCT ICD Contract for the ITV Municipal Building Project?
As there were complexities in the design elements such as a steel staircase and M&E therefore, this was the CDP.
The project also required collateral warranties with the steel subcontractor.
The projects value was £850k.
184
What advice did you provide the client on retention?
I advised that a percentage of the contract sum should be retained subject to any making good required after practical completion.
In accordance with the ICD contract, I advised 5% retention should apply.
185
What are the differences between ICD, IC, MWD and D&B?
All forms of JCT Contracts.
ICD
- Complex schemes with Contractors Design Portion
IC
- Complex schemes however, traditional form of contract
- Risk on client
MWD
- simple scheme
- no requirement for collateral warranties or sectional completion
- element of CDP
D&B
- Contractor Designs & Build
- Risk on Contractor
