Mock Interview (DeLever) - Competencies

Question 1

Building Pathology

Goole - What were your recommendations?

Answer 1

To carry out a hammer test to all the balconies to establish the extent. I advised for repairs where required and to minimise the on-going issue, apply an anti-carbonation paint to the balconies. I also provided the client with costs.

Question 2

Building Pathology

Goole - How were the repairs undertaken; what was the process?

Answer 2

• Remove the spalled concrete
• Clean the exposed steel reinforcement
• Apply anti-corrosion oxide primer
• Install polymer modified repairs mortar (Sika Top)
• Consulted with Sika for advice on the concrete repairs

Question 3

Building Pathology

Withernsea - How did you come to the conclusion it was sulphate attack?

Answer 3

I noted the floor was doming centrally. There was map pattern cracking to the slab. I also noticed there was vertical cracking to the brickwork externally below DPC to the corners of the property. The bricks were pushing outward by 3-4mm.

Question 4

Building Pathology

Withernsea - What causes sulphate attack?

Answer 4

When present sulphates become soluble they travel interstitially into the concrete where a chemical reaction occurs between the sulphate ions with calcium hydroxide and calcium aluminate hydrate to form gypsum and ettringite. The ettringite causes the expansion of the concrete.

Question 5

Construction Technology

Market Weighton - Can you talk me through the problem?

Answer 5

Upon inspection I noted severe vertical cracking to the boundary retaining brick wall. The wall was constructed off a concrete plinth and there was slippage approximately 450mm high from ground level. There were no weep holes and no expansion joints. I identified the bricks to be calcium silicate.

Question 6

Construction Technology

Market Weighton - What works were required?

Answer 6

I gave the client three options following the removal of the brick wall:

1. Engineered brick wall with weep holes and expansion joints
2. Reinforced concrete wall
3. Gabion Stone Basket Walling (Cheaper, short programme, sustainable)

Question 7

Construction Technology

Market Weighton - Why were the gabion baskets the best option?

Answer 7

• Cheaper
• Short programme
• No wet trades involved
• Sustainable and could also be sourced locally

Question 8

Construction Technology

Woodmansey - Explain to me what the thermal improvements were to the main hall?

Answer 8

The main hall was a pitched roof with a suspended ceiling. The clients brief was to remove the suspended ceiling a restore natural character.

Question 9

Construction Technology

Woodmansey - How was the warm pitched roof achieved?

Answer 9

Installed a timber batten to the underside of the rafter for more depth to install 50mm insulation between the rafter with 50mm ventilation gap between the underside of the roofing membrane and the top of the insulation.

I then installed 57.5mm K118 Kooltherm insulation a plasterboard system across the rafters to minimise thermal bridging.

Question 10

Contract Admin

Leconfield Primary School - Why did you use 90% price 10% quality?

Answer 10

I included a price element because we are a local authority and price does matter.

The quality element was due to the specialist work required which was the timber frame structure and new heating system.

Question 11

Contract Admin

What was the quality part?

Answer 11

The quality was marked on the Programme, Method Statement and Employment Skills Plan

Question 12

Contract Admin

Leconfield - Talk me through the process of agreeing the final account?

Answer 12

The final account was easy to agree. Because I used the NEC3 there is an early warning mechanism there, CE’s are done from quotation so when receiving the contractors draft final account there wasn’t really any discrepancy on there so agreeing the final account was quite straight forward.

Question 13

Contract Admin

Burton Pidsea - You advised the client on the NEC3 Short Form; why did you advise this contract for this scheme?

Answer 13

I advised the client to use the NEC3 Short Contract on the basis that the NEC promotes collaborative approach and I feel you have greater cost certainty using the NEC3 Contract.

Question 14

Contract Admin

Roos - Talk me through the process of an interim payment?

Answer 14

Having received the application for interim payment from the contractor I would assess the work the contractor is claiming for against the work completed to date. Should the contractor be found claiming for incomplete work, I would submit a pay less notice to the contractor.

Question 15

Contract Admin

Roos - What time scales are you working towards for delivering the interim payments?

Answer 15

28 days for interim payments.

Question 16

Contract Admin

Roos - Do you know what the due date is?

Answer 16

Last working day of the month

Question 17

Design & Specification

Hallgate - Explain to me what some of those recommendations were?

Answer 17

It was a relatively small room which was used for storage by the school. The school wanted the space to be turned into a disabled toilet and storage room. I provided the school with a couple of designs and costs.

Question 18

Design & Specification

Hallgate - what designs did you provide to the school?

Answer 18

One of the designs the school wanted a shower, disabled toilet, changing bed, storage space. I told the school this option would not be suitable because we would not be able to achieve the spatial requirement for the Doc M package.

I then produced an alternative design for the school, omitting the changing bed and shower room.

Question 19

Design & Specification

Hallgate - Which building bulletin did you refer to; what does it cover?

Answer 19

Building Bulletin 103 covers non-statutory area guidelines specific for school buildings both internally and externally.

Building Bulletin 93 - acoustic guidelines

Building Bulletin 100 - design guide for fire safety in schools

Question 20

Design & Specification

You mentioned fire regulations; what sort of guidance were you using in that regard?

Answer 20

Approved Document B Volume 2,

Building Bulletin 100

BS 9999 - provides recommendations and guidance on the provision of measures to control or mitigate the effects of fire, including business continuity and the environment

Question 21

Fire Safety

What sort of things does the Fire Regulatory Safety Order 2005 impose on people?

Answer 21

It provides a framework for regulating fire safety in all non-domestic premises including workplaces and the parts of multi-occupied residential buildings (Covers England and Wales)

It places a requirement on any person who has some level of control in premises to take reasonable steps to reduce the risk office and make sure people can escape safely if there is one.

The order applies to virtually all premises regardless of whether they are permanent or temporary buildings.

It does not apply to privately owned buildings including individual flats.

Question 22

Fire Safety

Who are the duty holders under the legislation?

Answer 22

If you have control of the premises:

• Business owner
• Employer
• Landlord

Whoever maintains control of the property, you are the ‘Responsible Person’ and are ultimately accountable for the fire safety of that premises and the individuals within it.

Question 23

Fire Safety

Think about your school, who would be responsible?

Answer 23

In a school it’s the headteacher. They may delegate it to a member of staff but ultimately it’s still his responsibility.

Question 24

Fire Safety

What sort of frequency does a FRA need to be undertaken?

Answer 24

• Every 4 years and reviewed every 12 months

Recommend a new FRA following major work.

Question 25

Inspection Sewerby Zoo Block E - In identifying the wet rot and insect attack to the dragon tie and hip rafter, what were your recommendations to the client?

Answer 25

The building was within the curtilage of a grade I listed building so I consulted with CO in the first instance. The CO met with me on-site and it was agreed full length rafter replacement would be done by leaving the original rafter in place and installing a new rafter up against the original. Any damage to the rafters above the purlin were replaced with a new section of timber and the same applied for timber replacement below the purlin. There were no repairs required to the dragon tie.

Question 26

Inspection Sewerby Zoo Block E - How did you present your recommendations to the client?

Answer 26

I produced a report for my client with summary of my findings accompanied with photograph evidence.

Question 27

Inspection School Condition Surveys - Explain to me the process you undertake before you go out and then once you are on-site?

Answer 27

In normal circumstances I would carry out a desktop survey. However, I am familiar with the school building which I look after within my area so a desktop survey is not something I would do for the AMP's. I would take a copy of the previous AMP condition report. Once on-site, I would start externally looking at all elements listed within the condition report and then continue internally.

Question 28

Inspection The condition and priority ratings, what do they look like?

Answer 28

Condition is A-D Priority is 1-4 In line with the DfE.

Question 29

Inspection You have reference here the guidance to surveying safely, what sort of things are covered within that document?

Answer 29

- Responsibilities for members and firms - Assessing hazards and risks - Members places of work - Occupational hygiene and health - Visiting premises or sites - Fire Safety - Residential property surveying - General procurement and managing of contractors

Question 30

Inspection What does it suggest with regards to lone working?

Answer 30

- Reduce the need for lone working if possible - Introduce 'buddy systems' where lone working cannot be avoided - Ensure the surveyor considers there surroundings i.e. cultural difference, animas or unfriendly occupants - RICS firms have procedures for lone working (whether in office or on-site): - What provisions are made for communication - Firms have a record of mobile phone numbers - System in place for monitoring lone working (Booking out system) - Surveyor using their own initiative

Question 31

Legal and Regulatory Compliance Sewerby Zoo - why was listed building consent required because of the services?

Answer 31

The building was original and although was not listed, it does fall within the curtilage of a grade I listed building. The law provides that buildings and other structures that pre-date July 1948 and are within the curtilage of a listed building are to be treated as part of the listed building. For that reason, I advised we consult with the Conservation Officer for guidance in terms of routing the mechanical pipework. The routing of the pipework need to pass through building fabric.

Question 32

Legal and Regulatory Compliance What information did you put together to gain listed building consent?

Answer 32

- Supporting statement from the Conservation Officer - The application itself - Existing and proposed drawings - Heritage Statement

Question 33

Legal and Regulatory Compliance Green Lane - What is a section 78 notice?

Answer 33

Section 78 - emergency measure under the Building Act 1984 Beaches are public and belong to the local authority so they have a duty of care.

Question 34

Legal and Regulatory Compliance Green Lane - Are there timescales related to the notice?

Answer 34

Immediate action to remove the danger by either fencing or demolition in this case.

Question 35

Client Care Molescroft Primary School - What was your agreed brief from the client?

Answer 35

- Scope of works - Fee - Timescales - disbursements

Question 36

Client Care What was your remit in the services you were providing?

Answer 36

- Establishing a design team, - Submitting legislative applications, - Producing and agreeing a design with the client, - Producing the tender documentation and evaluating submitted tenders - Managing the contract - Managing the scheme on-site and the handover process including the defects period

Question 37

Client Care How did you formalise the services you were providing?

Answer 37

If I was working with a client outside the authority, such as an academy, I would issue a letter of appointment. However, given the client is an LEA school it is not necessary to form a legally binding agreement with the school. The works are generally formalised by an email to the school in which they would respond and either accept or raise any queries. All correspondence would be recorded and saved within the project folder.

Question 38

Works Progress and Quality Management Driffield Leisure Centre - Explain to me how frequent your inspections were and when you knew you needed to go to site?

Answer 38

The works were carried out outside of normal working hours and it was essential the contractor had left the site safe before the site opened the following morning. I would go out to site once or twice a week and had an arrangement with the leisure centre manager that if there were any issues with how the contractor had left the site, that I was notified immediately and I would come and make a site visit.

Question 39

Measurement Burton Pidsea Primary School - Talk me through the process of undertaking your measured survey?

Answer 39

I would attend site with an up-to-date asset management drawing of the school which gave me a template for marking up my measurements. I used a disto and tape measure for taken length of the building. For the height, I tend to count 10 courses or more depending upon the height to workout an average and then use that to work out the height of the building.

Question 40

Measurement How do you ensure your disto is measuring accurately?

Answer 40

I would measure against a known distance.

Question 41

Measurement How do you ensure that what you have taken is accurate, do you do any checks, do you do any triangulation?

Answer 41

Triangulation, measuring from corner to corner

Question 42

Inclusive Environments What do you understand by an inclusive environment?

Answer 42

An inclusive workplace is one that makes everyone, regardless of who they are or what they do for the business, feel equally involved in and supported in all areas of the workplace.

Question 43

Inclusive Environments If you go into a building that has been designed specifically for inclusivity, what might you see in that building that you wouldn't see in another?

Answer 43

Larger entrances, ramps, handrails, wide openings, hearing loops, visual aids, contrasting colour

Question 44

Diversity and Inclusion What is the difference between Diversity and Inclusion?

Answer 44

- Diversity is about having a mix of people - Inclusion is about making feeling like they belong Having both will be better for resolving conflicts, innovation, productivity.

Question 45

Diversity and Inclusion If you were going to put a team together, how would you go about thinking the process through?

Answer 45

You could use Belbin team roles which is something I have never used but I am aware of its advantages.

Question 46

Diversity and Inclusion Would you try to build diversity into the team?

Answer 46

Absolutely: - Different perspectives - increased creativity - Better decision making

Question 47

Sustainability What do you understand about sustainability?

Answer 47

Fulfilling the needs of the present without compromising the needs of future generations.

Question 48

Sustainability What does an EPC tell us?

Answer 48

An EPC tells us the energy efficiency and environmental impact rating. It also estimates the energy use, carbon dioxide emissions, lighting, heating and hot water per year with potential annual costs for each. There are no obligations to make the changes, they are guide. If the rating is below an E, then you must carry out improvements.

Question 49

Sustainability What would you expect to find on an EPC?

Answer 49

It tells you how you can make improvements such as insulation, heating systems, LED lighting, upgrade windows etc.

Question 50

Data Management How do you control data; how you manage data within your company?

Answer 50

All data is stored on a secure network server. Only those who need the information have access to it the server.

Question 51

Data Management Suppose you had a laptop with clients information on and you lost your laptop, what would you do?

Answer 51

Information is not stored on my laptop it is stored on a server. However, should sensitive information about a client be stored on my laptop I would notify my IT department and the ICO within 72 hours.

Question 52

Can you tell me how we go about avoiding conflict; what about documentation?

Answer 52

- Good communication - Recording communication i.e. minutes of meetings - Clear documentation - Regular updates to the client and contractor - Good team management

Question 53

Client Care How do you ensure you provide the best client care?

Answer 53

- Agree a brief with the client. - Be understanding and proactively helpful - Maintain good communication - Empathy - 'Read the room'

Question 54

Client Care How do you assess that you're competent?

Answer 54

Skills Knowledge Attitude Training Experience

Question 55

Client Care How do you understand what your client is wanting from the outset?

Answer 55

I would organise a meeting with the client to discuss what their objectives are. I would then read back to them what it is they require whilst recording our discussion. I would go with an agenda to obtain all the information for their proposals to ensure no key items are missed off. Finally, I would email over a list of the discussed items for comment to ensure nothing was misinterpreted.

Question 56

Client Care As a chartered surveyor if you were asked to deliver a project outside of your competence, what would you do?

Answer 56

I would politely decline as it would be outside my competency and expertise and I would not be acting within my clients best interests. I would direct the client to the RICS website to source an RICS Regulated firm who may be able to experienced to deliver the project for them.

Question 57

Business Planning If you opened up a business plan, what would you expect to see in it?

Answer 57

- Executive summary - Company description - Market analysis - Competition analysis - Description of organisation structure - Breakdown of services offered - Marketing plan strategy - Funding requests - Financial records

Question 58

Business Planning If you were going to produce a business plan, how would you go about doing it; what are the considerations?

Answer 58

I would consider if what I was doing was realistic. I would do a SWOT or PESTLE analysis to identify whether business wise what I was thinking or planning on doing was feasible. I would look at resources, financing and any additional requirement. I look also look at my short-term and long-term goals.

Question 59

Accounting Principles and Procedures What is the difference between management and statutory accounts?

Answer 59

Management accounts are prepared for internal use generally to record, plan and control a company’s activities and help with decision making processes such as purchasing new assets or employing staff etc. Company accounts are documents prepared at the end of a financial year which show how a company has performed over the accounting period. All limited companies must deliver accounts to Companies House. It does not matter whether you’ve been successful, breaking even, not trading, or dormant.

Question 60

Accounting Principles and Procedures What might you see in Management Accounts?

Answer 60

Profit and Loss Report Balance Sheet

Question 61

Accounting Principles and Procedures What do we have a cashflow forecast for?

Answer 61

To make sure we have more money coming in then going out.

Question 62

Accounting Principles and Procedures If you become a Chartered Surveyor and set your own business up and you have to register for VAT do you know what point you would have to register at?

Answer 62

£85,000 turnover

Question 63

Rules of Conduct Why does the RICS have rules?

Answer 63

To ensure all members and firms provide a high quality service within the built environment

Question 64

Rules of Conduct How many rules are there?

Answer 64

5

Question 65

Rules of Conduct Can you explain one of them and explain what it means to you?

Answer 65

Professional Competence and Expertise Expand

Question 66

Rules of Conduct Have you ever had to deal with an ethical dilemma before?

Answer 66

Yes. I was asked by a friend to carry out a building survey on house he was looking to purchase. I politely declined as I do not have the necessary Professional Indemnity Insurance. I directed him to the RICS website for an RICS regulated firm/surveyor.

Question 67

Rules of Conduct At what point does a firm have to be regulated for registration?

Answer 67

Firms are required to register if at least 50% of the Firm’s Principals are RICS Members. Firms are eligible to register if at least 25% of the Firm’s Principals are RICS Members.

Question 68

Rules of Conduct Have you heard of the term Responsible Principal; what is his/her duties?

Answer 68

A Responsible Principal will have primary responsibility for ensuring that RICS' professional, technical and ethical standards are applied, upheld and supported by an appropriate assurance framework within a regulated firm.

Question 69

Rules of Conduct What about the contact officer, what is his/her duties?

Answer 69

Deals with the day-to-day stuff

Question 70

Rules of Conduct What are the CPD requirements for a member per annum?

Answer 70

20 hours: 10 hours minimum formal 10 hours minimum informal

Question 71

Rule of Conduct Do we have to do anything else alongside our CPD?

Answer 71

An element of ethical CPD (1 hour) every three years.

Question 72

Rules of Conduct Suppose you became chartered and you set yourself up with your own practice, you have given your CHP to all your clients and a complaint comes in. Can you tell me the timescale requirements for dealing with the complaint?

Answer 72

7 days to acknowledge the complaint A further 21 days to conclude the complaint 28 days in total If they are still not satisfied they can go to the property ombudsman on the RICS ADR

Question 73

Rules of Conduct How would you handle clients money?

Answer 73

- Separate named bank account - Client has access to the account at all times - Interest agreed with the client - Ensure the account is not overdrawn - Keep a log of all transactions - Sign up to the RICS Client Money Protection Scheme

Question 74

Rules of Conduct Your client has £100k in his account and is going away on holiday for a year. He has told you that you can pay the professionals and yourself. How would you pay yourself?

Answer 74

As the client had already agreed their terms on engagement I would to invoice the client against the terms then they can drawdown so I am being transparent and a proper accounting trail is maintained rather than dipping in and helping themselves.

Question 75

Rules of Conduct What is PII insurance for?

Answer 75

To protect the firm/surveyor and client against a claim for negligence.

Question 76

Rules of Conduct Where would you go to buy PI insurance?

Answer 76

RICS has list of approved insurers on their website.

Question 77

Rules of Conduct If your turnover is £105,000 in the first year how much cover would you put in place?

Answer 77

£500,000

Question 78

Rule of Conduct What is run-off cover?

Answer 78

When the firm ceases to trade

Question 79

Rules of Conduct How long would you hold it for?

Answer 79

Minimum 6 years Maximum 15 years

Question 80

Rule of Conduct What level of cover would you need for run-off?

Answer 80

£1,000,000

Question 81

Rules of Conduct You mentioned early a locum arrangement; just describe to me what a locum arrangement is?

Answer 81

To keep your client happy in the event of your incapacitation.

Question 82

Rules of Conduct What if you got killed; what happens to your clients?

Answer 82

The locum would deal with my clients.

Question 83

Rule of Conduct What is suggested that the type of person be for the locum agreement?

Answer 83

A suitable professional i.e. accountant, solicitor or Building Surveying firm

Question 84

Rules of Conduct What would be your policy as a chartered surveyor for accepting a gift?

Answer 84

I would not accept gifts. As far as I am concerned, I am being paid for the service I am delivering so there is no valid reason why I would accept a gift.

Question 85

Rules of Conduct When would you definitely not accept a gift?

Answer 85

If it constituted a bribe.

Question 86

Rule of Conduct If you did accept a gift, what would you do about it; would you record it anywhere?

Answer 86

I would record it in our Gifts and Hospitality register.

Question 87

Rules of Conduct If you provided services to a client and the client wanted to pay you with £5000 in cash, would you take the cash?

Answer 87

I can accept up to £10,000 but I would prefer not to.