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APC QUESTIONS BASED UPON RICS SUBMISSION > CORE COMPETENCIES > Flashcards

Flashcards in CORE COMPETENCIES Deck (36):
1

Pathology:

• Distinguish between penetrating damp, rising damp and condensation.

Condensation:

1) Wall has a 'misty' surface

2) Stains or streaks of water running down a wall (particularly in bathrooms, kitchens and below windows).

3) Damp patches with no definitive edge.

4) Dampness behind wall cupboards or inside wardrobes against external walls (area where air circulation is restricted).

5) Localised dampness at potential 'cold bridges'.

6) Patches of mould growth.

7) Humidity (measured using a hygrometer), insulation and ventilation level as well as heating and living patterns must also be taken into account.

Penetrating Damp:

1) Distinct damp patches with well-defined edges.

2) Often in localised areas.

3) Moisture readings show sharp change from wet to dry.

4) Patches of efflorescence ( crystallisation of sulphates and carbonates present in building materials).

5) Timber in area of damp has high moisture content.

6) External inspection may reveal obvious defects (e.g. cracked render/brickwork, damaged downpipes etc.)

7) Deep wall probes indicate high reading in centre of wall.

8) Line of dampness on internal plasterwork corresponding with mortar joints where cement mortar / dense wall materials have been used.

9) Measure wall temperature, air temperature and RH to eliminate condensation.

10) Salt analysis shows zero level of nitrates and chlorides eliminating rising damp.

Rising Damp

1) Visual inspection of possible causes (lack of / bridging of DPC/DPM etc.)

2) Characteristic tide mark hat does not extend beyond the lower part of the wall.

3) Damp contours can be pinpointed with a moisture meter.

4) Damp limited to usually 1m - 1.5m above ground and reading above peak will drop quickly.

5) High percentage of moisture content in timber skirtings.

6) Saltanalysis using a calcium carbide meter determines a high level of nitrates and chlorides, which are contained naturally in the subsoil.

7) Areas of dampness appear to get wetter in humid conditiond due to hygroscopic salts (nitrates and chlorides) brought up from the ground, which attract water in from the atmosphere.

8) BRE Digest 245 (Rising Damp in Walls- disgnosis and Treatment) contains detailed guidance on rising damp identification and remediation.

2

Pathology:

• What led you to identify the defects @ Royston?

Historic removal of a internal supporting wall, and incorrect sized timber joists. joists where deflecting.

3

Pathology:

• What were the remedies you recommended?

Structural engineer to investigate, and followed their recommendations for the repair.

4

Const Tech:

• RIBS Work Stages – what are they 0-7?

‘Strategic definition’ is a stage referred to in the Royal Institute of British Architects (RIBA) for their 2013 Plan of Work. This plan comprises eight work stages, and introduces new terminology, and a new stage referencing system:
0 - Strategic definition.
1 - Preparation and brief.
2 - Concept design.
3 - Developed design.
4 - Technical design.
5 - Construction.
6 - Handover and close out.
7 - In use.

5

Const Tech:

• What is the guiding legislation for BS8300?

Equality Act Doc M BS-8300 | Standards & legislation

6

Const Tech:

• What procedures do you follow when implementing BS8300?

Access in and around building, Accessible W/C's, what is deemed reasonable.

7

Const Tech:

• On roof project @ St Peters – what other issues did you need to consider?

Roof-lights
Extract vents
Cladding
different roof heights
Water tanks

8

Const Tech:

• When undertaking measured surveyors how do you check the calibration?

Once safe access is obtained, all areas of the roof covering should be inspected. It is advisable to pay attention to the following area;

1 - roof lights and up-stands
2 - Condition of Parapet walls and copings
3 - Verges, eaves and edges trims details
4 - Abutments with adjoining roof features (such as pitched roof slopes and walls.
5 - Movement joints
6 - Expansion joints
7 - Ventilators
8 - Vent pipes to above ground drainage systems
9 - Roof vent pipes
10 - Steps and changes in levels
11 - Flashings
12 - Make safe systems
13 - Lighting conductors and aerials
14 - Parapet gutters
15 - Ventilator and air conditioning equipment
16 - Method of surface water discharge and the route it takes.
17 - Number, location and size of rain water outlets.
18 - it is not always possible to know what the roof deck is made up of; e.g. plywood, timber boarding, oriented strand board (OSB), reinforced concrete pre-cast and in situ pre- stressed, profiled metal and wood wool slabs/

9

Const Tech:

• Why are diagonal checks necessary?

It is wise to take a few diagonal measurements to help with accuracy and determining the angel of the wall.

10

Const Tech:

• What were the discrepancies in the Lincoln office?

Partitioning layouts, the contractor did not install them as per the client layout drawing, and therefore had to amend the layout, as their own costs and time.

11

Const Tech:

• Why weren’t they picked up during works?

they were, the partitioning systems are pri made, and installed within 2 - 3 days on site. by the time i have conducted my site inspection, the partitions had already been installed.

12

Contract Admin:

• Case Study – how did you value work done?

Crossed reference the contractors claim, against the works undertaken on site.

13

Contract Admin:

• What Certificates did you issue and what format?

Payment certificates every month
Contract instruction as required
Practical Completion Certificates, as the end of the project.

14

Contract Admin:

• What was the retention?

5% up to PC, then 2.5% at PC.

15

Contract Admin:

• Why is there a retention?

Provides a level security to the client if things go wrong, and provide a incentive for the contractor to rectify the issue.

16

Contract Admin:

• Does retention change?

Yes - standard 5% up to PC, then reduced to 2.5% at PC.

17

Contract Admin:

• When is retention released?

50% at PC, then the other 50% is released at the end of the rectification period.

18

Contract Admin:

• What is the process?

???

19

Contract Admin:

• What were the non-compliant works?

Yes - contractor installed the wrong spec hand dryers - was at first reluctant to change, but as I (CA) had not agreed to the change in spec, he really did not have a chose.

20

Contract Admin:

• Could it be different if it was a CDP (Contractor Design Portion)

Possibly; however, if the contractor deviated away from when he had agreed to delivery, even if he was the designer, my response would have been the same.

21

Design & Spec:

• As a designer what are your responsibility under CDM?

The duties of designers include:

Ensuring they have the necessary skills, knowledge and experience.

Not commencing work unless they are satisfied that the client is aware of their duties under the regulations.

Cooperating with others involved with the project or any project on an adjoining site.

Reporting instances where they or others are working in a way that puts them or anyone else in danger.

Providing information to other members of the project team to help them fulfil their duties.

Taking account of the general principles of prevention and the pre-construction information, with the aim of eliminating foreseeable risks.

Where this is not possible, taking steps to reduce the risks or control them through the design process, and providing information about the remaining risks to other dutyholders.

Where it is not possible to eliminate health and safety risks when preparing or modifying designs, designers must ensure appropriate information is included in the health and safety file about the reasonably practicable steps they have taken to reduce or control those risks.

Agreeing with the principal designer the arrangements for the sharing of information to avoid omissions or duplicated effort.

Ensuring that any information they provide is easy to understand and provided in good time.

22

Design & Spec:

• What do RICS D & S notes cover?

Provides professional practitioners with best practice guidance relevant to the tasks and processes of design and specification for small to medium-size construction projects.

Topics addressed include:

Design and the lead consultant

Principles behind the role

Design process management

Establishing the project

Outline design and specification

Preparing for detailed design

Design production; and
Towards building occupation

23

Design & Spec:

• How do you liaise with Planning, Conservation & Building Control?

????

24

Design & Spec:

• What form of Contract used at Oxted?

JCT MW

25

Design & Spec:

• Who was responsible for M & E co-ordination?

Our in-house team, i used the support of our in-house building service specialist to manage the M&E on this project.

26

Inspection:

• What is your approach to a building survey?

??

27

Inspection:

• Why did the property at Wooton-under-Edge require a SoC?

??

28

Inspection:

• What documents did you require to prepare the SOC?

??

29

Inspection:

• Where there are any contentious items?

Yes the roof was quite bad, both pitch and flat roof

30

Inspection:

• How were they resolved?

We undertook a new lease with a IRL only, and as part of the deal, the landlord agreed to undertake the necessary roof repairs.

31

Inspection;

• What docs are required to make a Planning Application?

??

32

Inspection:

• Difference between Approved Inspectors and BCO?

??

33

Inspection:

• At Ruthin what were the H & S issues?

??

34

Inspection:

• What were the H & S issues of the temporary accommodation?

??

35

Inspection:

• Were there any other issues? – what were they – how were they overcome?

??

36

What are the mains of the Housing Grant, Construction and Regeneration Act 1996 and modified
by the LDEDCA 2009???

The Main Aims of the Act are:

To improve the payment process

To provide a quick and straightforward dispute resolution process (adjudication)