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RICS APC Building Surveying - Technical Competencies > Mock Interview (DeLever) - Competencies > Flashcards

Mock Interview (DeLever) - Competencies Flashcards

1
Q

Building Pathology

Goole - What were your recommendations?

A

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.

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2
Q

Building Pathology

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

A
  • 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
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3
Q

Building Pathology

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

A

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.

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4
Q

Building Pathology

Withernsea - What causes sulphate attack?

A

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.

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5
Q

Construction Technology

Market Weighton - Can you talk me through the problem?

A

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.

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6
Q

Construction Technology

Market Weighton - What works were required?

A

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)
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7
Q

Construction Technology

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

A
  • Cheaper
  • Short programme
  • No wet trades involved
  • Sustainable and could also be sourced locally
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8
Q

Construction Technology

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

A

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

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9
Q

Construction Technology

Woodmansey - How was the warm pitched roof achieved?

A

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.

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10
Q

Contract Admin

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

A

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.

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11
Q

Contract Admin

What was the quality part?

A

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

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12
Q

Contract Admin

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

A

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.

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13
Q

Contract Admin

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

A

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.

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14
Q

Contract Admin

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

A

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.

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15
Q

Contract Admin

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

A

28 days for interim payments.

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16
Q

Contract Admin

Roos - Do you know what the due date is?

A

Last working day of the month

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17
Q

Design & Specification

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

A

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.

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18
Q

Design & Specification

Hallgate - what designs did you provide to the school?

A

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.

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19
Q

Design & Specification

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

A

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

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20
Q

Design & Specification

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

A

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

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21
Q

Fire Safety

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

A

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.

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22
Q

Fire Safety

Who are the duty holders under the legislation?

A

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.

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23
Q

Fire Safety

Think about your school, who would be responsible?

A

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

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24
Q

Fire Safety

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

A
  • Every 4 years and reviewed every 12 months

Recommend a new FRA following major work.

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25
Q

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?

A

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.

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26
Q

Inspection

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

A

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

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27
Q

Inspection

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

A

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.

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28
Q

Inspection

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

A

Condition is A-D
Priority is 1-4

In line with the DfE.

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29
Q

Inspection

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

A
  • 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
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30
Q

Inspection

What does it suggest with regards to lone working?

A
  • 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
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31
Q

Legal and Regulatory Compliance

Sewerby Zoo - why was listed building consent required because of the services?

A

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.

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32
Q

Legal and Regulatory Compliance

What information did you put together to gain listed building consent?

A
  • Supporting statement from the Conservation Officer
  • The application itself
  • Existing and proposed drawings
  • Heritage Statement
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33
Q

Legal and Regulatory Compliance

Green Lane - What is a section 78 notice?

A

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.

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34
Q

Legal and Regulatory Compliance

Green Lane - Are there timescales related to the notice?

A

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

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35
Q

Client Care

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

A
  • Scope of works
  • Fee
  • Timescales
  • disbursements
36
Q

Client Care

What was your remit in the services you were providing?

A
  • 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
37
Q

Client Care

How did you formalise the services you were providing?

A

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.

38
Q

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?

A

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.

39
Q

Measurement

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

A

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.

40
Q

Measurement

How do you ensure your disto is measuring accurately?

A

I would measure against a known distance.

41
Q

Measurement

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

A

Triangulation, measuring from corner to corner

42
Q

Inclusive Environments

What do you understand by an inclusive environment?

A

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.

43
Q

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?

A

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

44
Q

Diversity and Inclusion

What is the difference between Diversity and Inclusion?

A
  • 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.

45
Q

Diversity and Inclusion

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

A

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

46
Q

Diversity and Inclusion

Would you try to build diversity into the team?

A

Absolutely:

  • Different perspectives
  • increased creativity
  • Better decision making
47
Q

Sustainability

What do you understand about sustainability?

A

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

48
Q

Sustainability

What does an EPC tell us?

A

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.

49
Q

Sustainability

What would you expect to find on an EPC?

A

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

50
Q

Data Management

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

A

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

51
Q

Data Management

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

A

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.

52
Q

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

A
  • Good communication
  • Recording communication i.e. minutes of meetings
  • Clear documentation
  • Regular updates to the client and contractor
  • Good team management
53
Q

Client Care

How do you ensure you provide the best client care?

A
  • Agree a brief with the client.
  • Be understanding and proactively helpful
  • Maintain good communication
  • Empathy
  • ‘Read the room’
54
Q

Client Care

How do you assess that you’re competent?

A

Skills
Knowledge
Attitude
Training
Experience

55
Q

Client Care

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

A

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.

56
Q

Client Care

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

A

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.

57
Q

Business Planning

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

A
  • Executive summary
  • Company description
  • Market analysis
  • Competition analysis
  • Description of organisation structure
  • Breakdown of services offered
  • Marketing plan strategy
  • Funding requests
  • Financial records
58
Q

Business Planning

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

A

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.

59
Q

Accounting Principles and Procedures

What is the difference between management and statutory accounts?

A

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.

60
Q

Accounting Principles and Procedures

What might you see in Management Accounts?

A

Profit and Loss Report
Balance Sheet

61
Q

Accounting Principles and Procedures

What do we have a cashflow forecast for?

A

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

62
Q

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?

A

£85,000 turnover

63
Q

Rules of Conduct

Why does the RICS have rules?

A

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

64
Q

Rules of Conduct

How many rules are there?

A

5

65
Q

Rules of Conduct

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

A

Professional Competence and Expertise

Expand

66
Q

Rules of Conduct

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

A

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.

67
Q

Rules of Conduct

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

A

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.

68
Q

Rules of Conduct

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

A

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.

69
Q

Rules of Conduct

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

A

Deals with the day-to-day stuff

70
Q

Rules of Conduct

What are the CPD requirements for a member per annum?

A

20 hours:

10 hours minimum formal
10 hours minimum informal

71
Q

Rule of Conduct

Do we have to do anything else alongside our CPD?

A

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

72
Q

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?

A

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

73
Q

Rules of Conduct

How would you handle clients money?

A
  • 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
74
Q

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?

A

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.

75
Q

Rules of Conduct

What is PII insurance for?

A

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

76
Q

Rules of Conduct

Where would you go to buy PI insurance?

A

RICS has list of approved insurers on their website.

77
Q

Rules of Conduct

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

A

£500,000

78
Q

Rule of Conduct

What is run-off cover?

A

When the firm ceases to trade

79
Q

Rules of Conduct

How long would you hold it for?

A

Minimum 6 years

Maximum 15 years

80
Q

Rule of Conduct

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

A

£1,000,000

81
Q

Rules of Conduct

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

A

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

82
Q

Rules of Conduct

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

A

The locum would deal with my clients.

83
Q

Rule of Conduct

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

A

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

84
Q

Rules of Conduct

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

A

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.

85
Q

Rules of Conduct

When would you definitely not accept a gift?

A

If it constituted a bribe.

86
Q

Rule of Conduct

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

A

I would record it in our Gifts and Hospitality register.

87
Q

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?

A

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

RICS APC Building Surveying - Technical Competencies (32 decks)

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