Level 2 Questions - 100 Liverpool Street (Interim Valuations & cost report) Flashcards Preview

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Flashcards in Level 2 Questions - 100 Liverpool Street (Interim Valuations & cost report) Deck (22)
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How did your interim valuation contribute to cost control?

- Update cash flow and compare to forecast, allowing me to raise any issues early with the client

- Ensures the client doesn't overpay for the works


What was the process of agreeing the interim valuation on 100LS?

1) On 100LS I oversaw the MEP items within each AFP

2) Receive contractors application on the IVD

3) Review items being applied for in month

5) Organise site visit with contractor / required subcontractors

6) Marked up drawings / took pictures to assess works

7) Returned to office to complete valuation

8) Set up a meeting with the contractor to discuss the assessment and reach an agreement

9) Preparation of paperwork on or before the due date

10) Issue to EA


How did your interim valuation assessment feed in to the cost report?

Once the works had been certified and the relevant documentation issued to the EA for confirmation, the amount certified to date could be updated in the cost report to reflect the current position


How did you ensure the progress of works on site was on track?

By assessing the works on site, I could then align monthly valuations with the cash flow to understand progress


Give me an example of an item you assessed and how did you do this?

1) Check application, see how much of the ventilation system they are applying for

2) For ductwork, I would assess all ductwork through the risers as well as horizontal runs

3) Went to the roof to review the AHUs and associated ductwork

4) Marked up ductwork drawings to represent installed works

5) Checked any materials off site

6) Return to the office and complete my assessment


What are the timescales for payment?

• SBC 2016: Interim Valuation Date stated in the Contract Particulars
o If no date is stated, the first Interim Valuation Date
is one month after the Date of Possession

• DB: interim payments are to be made in accordance with Section 4 and whichever alternative applies:
o Alternative A – staged payments
o Alternative B – periodic payments

1) Interim Valuation Date (7 days before DD)
2) Due Date
3) Payment cert issued by CA/EA (5 days from DD)
4) Final Date for Payment (14 days from DD)
5) Payless notice to be issued no later than 5 days before the final date for payment


What happens if the contractor does not issue a payment application?

SBC: CA will request that the QS still undertakes a valuation of the works and the process will continue as normal, just without the contractor’s input.

D&B: The process will slide back (same time frames) from the date the contractor issues their application


What happens if the CA/EA does not issue the Payment Certificate?

Where the contractor has made a payment application, he will subsequently issue a payment notice. If unreasonable then the client can issue a payless notice. If NO payless notice is issued then then amount due is the sum in the contractor’s application

Where the contractor has not made a payment application he may at any time after the last date for issue of the Payment Certificate give a Payment Notice to the QS stating the sum he feels due and the basis of which it has been calculated. The process / timeframes will slide back from that date.


What is a Contractor’s Payment Application?

• SBC Clause 4.10

• Details work and entitlement up to the Interim Valuation Date

• Must include:
o Gross valuation and net valuation
o Details showing how the sum has been calculated
o Deduction of retention
o Deduction of advanced payments
o Deduction of sum of previous certificate and any other payments


What is the Interim Valuation Date?

• SBC Clause 4.8 in 2016 / SBC Clause 4.9.1 in 2011 / DB Clause 4.7.1 – 4.7.2 in 2016

• Total value of the works executed and materials on site and any other amounts specified as being payable under the contract

• Made by the QS to provide advice to the certifier (CA/EA) for the issue of interim certificates and payment notices

• Conducted on a gross basis (Full value before deductions)


Process of assessing an interim valuation?

• Receive contractor’s interim application

• Ascertain works are in accordance with the contract (Written consent by EA/CA)

• Complete comp check of contractor’s application

• Make fair assessment of the works (inspect site with contractor’s QS and take photos)

o Works could include (Prelims, main contract works / measured works, materials on site, materials off site, agreed variations, agreed claims for L&E, fluctuation payments, retention, amount previously paid)

• Ascertain valuation (gross value, net value and balance due)

• Check valuation (comp check)


• Assemble documentation (letters to employer & contractor)

• Issue recommendation to EA/CA

• Maintain records


How do you value Prelims?

Assess both fixed and time related prelims

Each item is valued individually on merit

Timesheets can be used for workman prelims


How do you value Measured works?

PQS attends site and physically measures each item of the valuation alongside drawings

PQS does NOT check works are in accordance with the contract, the EA/CA is to do this


How do you value Materials on site?

• Amount of materials delivered to site for the purpose of the works

• PQS physically measures each item

• Contractor should have prepared a list with delivery notes

• Exclusions include:
o Materials that are not protected
o Damaged materials
o Quantities in excess


How do you value Materials off site?

Items which have not yet been delivered to site but are required (e.g. Swichgear)

Items must be included in the contract as LISTED ITEMS

Must be in accordance with the contract (CA/EA to determine)

Proven that the contractor has the title to the goods (VESTING CERTIFICATE)

Items must be set aside, visible, identifiable, appropriately marked with the employer’s name and address

Items must be insured by the contractor AGAINST SPECIFIED PERILS (until delivery)

Bonds should be provided for listed items and uniquely listed items



What is a vesting certificate?

a dated certificate from the supplier with the details, value and pictures of the goods. Upon payment by the employer, the ownership of the goods will be passed onto the employer


What are specified perils?

Specified perils tend to be significant events that would cause very significant damage, such as fire, explosions, earthquakes, flooding and so on.


What is the Due Date?

Simply triggers the payment process

The agreed contract, or time frame detailed in the scheme for construction contracts, will define the due date


What is an Interim Certificate?

Provide a mechanism for the client to make payments to the contractor before the works are complete
Issued by the CA/EA

Must be issued within 5 calendar days from the due date (this is statute set by the HGCRA and LDEDCA)



What is the Final Date of payment?

The final date of payment is 14 days after the due date (JCT 2016)

Date that actual payment is received

This date can be amended (21 or 28 days)


What happens if the Employer fails to pay by the Final Date of Payment?

SUSPEND: Right to suspend the works for non-payment. Contractor must give 7 days notice of their intention to suspend the works (Construction Act)

TERMINATE: Right to terminate the works


What is a Payless Notice?

Method of notifying the other party that they intent to pay less than the sum stated in the interim certificate

Issued 5 days before final date for payment