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APC QUESTIONS BASED UPON RICS SUBMISSION > Critical Analysis > Flashcards

Flashcards in Critical Analysis Deck (29):
1

Who prepare the LL SoC?

The landlords property surveyor

2

Were you involved in checking it?

No, as this had already been undertaken prior to my involvement.

3

What were you looking for?

At first I wanted to check what the LL report included, so I could cross reference it with my report, however, it was at this stage I identified the issue with progressing with the LL chosen method of construction.

4

Why was the Conservation Case Officer involved?

As part of the expansion project, we was also instructed to replace the existing shop front window.

As the property is located within a conservation area, we needed to apply for planing permission for approval.

5

M & E & SE procurement – how done?

A service-level agreement between the my client and consultants, for one of projects. Their fee is then negotiated, depending of the size and complexity of the project.

6

Level of involvement? What service did they provide?

The structural engineer provided his service for inspecting the property (area of works) completing a design and specification for the works, and they for signing off the works on site.

7

How instructed?

???

8

What was level of PI required?

5m

9

How was is it checked?

as they are approved consultants for NFUM, they had already undergone dul, which included having a copy of the most recent insurance documents on file.

10

What other procurement methods are available?

???

11

How was the liquidated damages calculated?

???

12

What happened between end of tender adjudication 13.1.17 to 5.08-1.3.17 (6 weeks)

???

13

Staff in occupation? Temp accommodation provided?

No, we had a separate entrance, so we were able to

14

What were Party Wall issues to consider?

the right notice to used, the timescale involved, the award needed.

15

What investigations were undertaken to the floor and when?

we allowed for opening up the floor in a 5-6 locations, to establish the condition of the sub floor and void.

16

Why was Option 3 better than Option 1?

less disruptive, required less storage of materials, existing, quicker to installed, given the access restrictions.

17

What was the required floor loading?

Historically, UK office buildings have been designed and marketed with live loadings significantly higher than the British Standard loading threshold of 2.5 kN/m2 (typically 3.5–4.0 kN/m2).

18

What were the Party Wall issues?

Replacing a rear outbuilding asbetos roof covering, that bridge the adjacency property owners building.

19

What measures could be taken/did you take to ensure variations were competitively priced by the contractor?

Bench marked the costs using a BCIS, and cross referenced the project cost against other like projects.

20

What is the difference between a PS and Contingency? (Insufficient contingency in the tender).

???

21

What was the difference between programme Options 1 and 2 (Client variation?).

Option 1 Programme 6 weeks
Option 2 Programme 8 weeks
2 weeks were included to allow for the clients variation.

22

How was the PW issue addressed?

Via communication with the adjacent property owner, and discussed about the works. we established that a section two notice would be required (party structure notice).

23

What were the issues regarding lines of communications?

???

24

Asbestos issues and Landlord?

???

25

What were the floor defects?

on inspecting the floor void, it was established that the reason for the deflection was due to over notching of existing timber joists, and then being historically overloaded.

I was expecting to find the existing timbers being built into the wall, however, then were built on a supporting honeycomb wall.

There was no signs of decay or attacking insects or any signs or rodents.

26

What was the cause of the rodent infestation?

It was thought that the existing floor void was being used as a rat run/den. however, on opening the floor void, there was no supporting evidence to prove that this was the case.

27

Window timber decay – wet or dry? Explain repairs undertaken.

It was wet rot, as the decaying timber was isolated to external areas only and localised to unprotected timber only.

cut back and removed areas of rotting timber, until reach sound timber and cut and spliced in new treated timber to match same profile. all timber were then treated, prior to decorations.

28

What fire protection required to the new studs?

Our internal partitioning are tested for a fire rating of 30 minuets. the partitioning are taken up to ceiling, or if there is a suspended ceiling, we form a stud bulkhead above the ceiling to ensure the partition has continuous protection.

It also helps with acoustics, as we can achieve 49dB (Rw).

29

Please explain the Client variation.

The client asked for some additional alterations to the ground floor, as they were looking to take on additional staff in the near future. however, this would result in structural supporting walls being removed to form the open plan office feel.