MOCK QUESTIONS Flashcards
1
Q
CASE STUDY: At the point in time where you advised a £10k PSUM, do you think that was reasonable? What was this envisaged to cover?
A
This was envisaged to cover unknowns from the remaining survey results.
It was believed to be sufficient as in house project data at the same campus suggested results from similar surveys and indicated this would be sufficient.
Perhaps in the future this may have to be revised but it was recognised as a risk.
2
Q
CASE STUDY: What was the cost limit and who produced it? Who produced the cost limit?
A
Cost limit was set at £1.025m
3
Q
CASE STUDY: You said the funding was £1.02m, what did this include for, does this mean there is £700k of fees and surveys?
A
There was £150k prof fees
£25,000 allowance for planning
£125,000 client direct cost for the migration and decant for the relocation of the specialist equipment
£90,000 contingency
4
Q
CASE STUDY: Why was a JCT D&B chosen?
A
Contractor involvement: specialist Demolition contractor
Earlier start on site
Risk transfer to the contractor, amended to maintain ERs
Client most familiar with this contract type
5
Q
CASE STUDY: Can you give me any other examples of VE/Scope reduction that was explored?
A
SR: omit demolition of one of the buildings, omit the works in the badger exclusion zone altogether
VE: Difficult to come up with VE for demolition project, smaller plant etc but all these had been previously explored
6
Q
CASE STUDY: What is the risk of VE?
A
The risk is that it may not always offer a cost saving, just add value. Is not always about finding the cheapest option. Also dependent on project, may not be any suitable alternatives. Dependent on entire project team being aware of potential VE.
7
Q
CASE STUDY: How was responsibility of noise captured contractually, i.e. why is it contractually the client’s fault?
A
Prelims
8
Q
CASE STUDY: Why was meeting the completion date; even by 4 days, such a big factor to the client?
A
Expiry of the badger licence
University Campus being live
Handover for new build
9
Q
CASE STUDY: What is programme float?
A
Time built in around the critical path that can be utilised instead of an extension of time in the event of a delay.
10
Q
CASE STUDY: Why was there limited float in the programme?
A
Due to the requirement of the site being handed over
11
Q
CASE STUDY: Why didn’t you propose doing sectional completion, why partial possession?
A
Already in the contract
12
Q
CASE STUDY: What types of thing would you expect to see in a standard acceleration quotation?
A
You would typically expect to see labour quant and costs, weekend working hours and the cost, any additional plant hire etc
OH&P on top
1. Revised Project Schedule:
It will detail how the contractor plans to achieve the earlier completion date(s).
2. Explanation of Acceleration Methods:
3. Price Adjustment:
The quotation must include the financial implications of the acceleration, which is typically an increase in the total cost.
This will detail the additional costs associated with the acceleration measures (e.g., overtime, extra labor, equipment rental).
It should be transparent and clearly explain how the additional cost is calculated.
Any additional info and concessions
13
Q
CASE STUDY: How did you provide your advice to the client in regards to acceleration?
A
I advised my client initially that they may not be taking the most suitable approach.
With regards to the EOT, stoppages for noise would only be a relevant event if the contractor had not complied with the contractual requirements for noisy working.
With this project, this may not have been the case. The client had been responsible for some of the accumulated delay. This was therefore a risk that it may not have been an EOT or vice versa.
I advised acceleration may not be the best route however my client was keen to take this approach. Therefore I advised the cost of the acceleration was fair and in line with the rates in the contract.
14
Q
CASE STUDY: What happens if the contractor accelerates but the completion date is not met, are LAD’s applicable?
A
Yes, acceleration does not contractually change the completion date. If the contractor does not meet the completion date, the employer would be able to issue notice of non completion and charge LADs.
15
Q
CASE STUDY: What does VFM mean to clients?
A
Value for money means the client is meeting their requirements at the highest value for the cost. Getting the most for their money.
16
Q
CASE STUDY: If you could go back and change any of the options selected what would you change in your approach?
A
I personally would not change any of my options. I would in the future strongly advise acquiring full planning permission prior to tender to limit the chances of these occurring.
17
Q
CONSTRUCTION TECH: on the NCDH when doing cost benefit analysis, what did you advise the client in regards to the benefits of timber frame to the others? What was the building? Was timber really applicable/worth looking at?
A
18
Q
CONSTRUCTION TECH: when doing the cost comparison on Loughborough library, what considerations did you make to the options, and how did you price them? - also how did you price modular?
A
19
Q
PROCUREMENT AND TENDERING: On the DMU energy centre how did you ensure a like for like comparison process?
A
I did this by initially carrying out a basic arithmetical check to check for any key noticeable errors in the tender.
I would then produce a tender reconciliation document to compare the returned pricing documents line for line to be able to carry out a like for like comparison.
I would produce a tender clarification log for each tenderer to clarify any errors, noticeable differences in pricing, clarify where items are missing or any other queries that may have come apparent from the tender return and review period.
This enables a fair comparison to be made and ensure a like for like comparison is made before making any commercial recommendations.
20
Q
PROCUREMENT AND TENDERING: on the le gros clark project, why did you suggest an enabling works contract? What other methods are available? - why not an LOI? Why not a 2 stage tender with PCSA and early works?
A
The funding was separated and the contracts were separated in accordance with this. The reason was the client had a strip out contractor they were familiar with and wanted to use. I would not advise using a letter of intent and two stage can sometimes not be suited. This would also speed up the time meaning construction could start whilst design was still progressing so overall, possession of site could be met earlier.
21
Q
PROCUREMENT AND TENDERING: on the NCDh project, how did you decide on the 60/40 quality cost ratio?
A
For this project, the client had requirements of net zero sustainability and overall wanted to ensure the contractor, due to the specialist nature of some of the works, and the requirement of innovations and sustainable construction techniques, had the desired capabilities. It is a similar prinicple to changes to the procurement act, my client wanted to prioritise both quality, value for money as well as cost - MEAT TO MAT
More holistic
22
Q
PROCUREMENT AND TENDERING: on NCDH, what questions/parameters were analysed as part of the qualitative assessment? - and why?
A
Quality-focused tender questions aim to assess a supplier’s ability to consistently deliver high-quality goods or services, often including aspects like service delivery, workmanship, and materials
Questions that were analysed:
Previous project experience
CVs
Sustainable innovations and VE proposals.
Any BIM or innovative technologies that have/use
Health and Safety
Risk Management
Quality Assurance
Environmental monitoring etc
23
Q
PROJECT FINANCE: “4. What is loss and expense”
A
“a. Costs incurred not claimable anywhere else such as variations. No retention is taken on loss and expense”
24
Q
QUANTIFICATION AND COSTING: What document defines how buildings are measured globally?
A
International Property Measurement Standards
25
QUANTIFICATION AND COSTING: Can you give me some rules under IPMS, or how it differs from COMP6?
"a. They are both measurement techniques but COMP Is the old version, so RICS asks members to use IPMS
b. IPMS now includes external floor areas such as balconies and terraces
c. IPMS now measures to the internal dominant face (to glazing) as opposed to internal face."
26
QUANTIFICATION AND COSTING: What do each of the 3 NRM documents stand for?
NRM 1: Order of Cost estimating and planning for capital building works
NRM 2: Detailed Measurement for Buidling works
NRM 3: Order of Cost estimating and planning for Building maintenance works
27
QUANTIFICATION AND COSTING: Do you know any alternatives to NRM?
SMM7 (outdated) / CESMM, POMI
28
QUANTIFICATION AND COSTING: On the Beehive refurb, how did you quantify the ramp, and what document did you use as guidance? - if its temporary whats it made of? / how temporary?
The ramp was temporary so was quantified as an item.
To price the ramp, I had to understand how it was constructed and obtain quotations for supply and installation.
29
QUANTIFICATION AND COSTING: on the pilkington library refurb, which option was more expensive?
The most expensive option was the modular new build option. This was because the bespoke module size was not suited to the initial plans and design produced. Therefore, a more bespoke module would have to be used which would be a more expensive option.
30
QUANTIFICATION AND COSTING: pilkington - you had enough in house cost data on modular construction in which t base your estimate?
No, as we only had 2 tendered projects using MMC, I obtained quotations from 3 subcontractors to use as a basis for my estimate.
It was based on a cost per m2 and modular dimensions.
31
QUANTIFICATION AND COSTING: pilkington - why did you adjust for location and time?
This was to bring the project in line and benchmark the data being used to be relevant to that project in terms of date and location. Improves the accuracy of the estimate
32
QUANTIFICATION AND COSTING: on the whitefield student accom project feasibility, how did you cost the estimate? - ok, were there any external works?
Cost per bed - based on 3 different room specs
For common areas and other notable buildings and the external works, these were designed to a basic spec and could be broken down in to a cost per m2 based on the spec.
33
QUANTIFICATION AND COSTING: How do you measure GIFA?
Based on IPMS definition of GIFA
Area inside internal walls, excluding balconies, mezzanines, open fire escapes, open-sided covered ways, open parking areas, and terraces
34
CONTRACT ADMINISTRATION: What is the purpose of a PCG?
Parent company guarantee is assurance if the contractor suffers insolvency, their parent company is required to pick up and carry out the remaining works.
35
CONTRACT ADMINISTRATION: You've said defects period is usually 12 months, which contract is this under?
It is typically 6 months under DB, but from my experience it is amended to 12 months to be able to observe the defects both patent and latent in all seasons.
36
CONTRACT ADMINISTRATION: what are some typical contract amendments?
Rectification Period
Retention amount
Payment Terms
ERs take precedence over CPs
37
CONTRACT ADMINISTRATION: what are the standard payment terms and timelines in JCT?
Contractor submits Payment Application
This triggers the process.
7 days due date
5 days until payment notice
14 days from due date is date for payment
5 days prior, pay less notice must be issued.
38
RISK MANAGEMENT: Adrian decant - Can you tell me what a prime cost sum is, and how it differs from a PSUM?
Prime cost sum: this is where a budget for the item is set, the supplier is known and an amount is allocated for the item, however detailed spec and details are unknown.
a budget allocation for the cost of materials or goods to be supplied by a nominated contractor or supplier
Prov sum - is a provisional allowance in the contract where the design, scope or cost is not known enough to cost at point of contract.
39
RISK MANAGEMENT: how did you carry out a monte carlo simulation?
A monte carlo simulation is a computer analysis of risk.
I produced an initial costed risk register, organising costs into most likely, moderate and maximum.
This is then put into @risk software and ran 1000 times.
The percentage of the risk occurring is then determined by how many times that risk occurs when the simulation is ran. I take the 50% level of risk to put into my cost plan as it removes all biases from the risk estimate.
40
RISK MANAGEMENT: Does a monte carlo analysis cost the risk, whats its purpose?
The purpose is to analyse the likelihood of the risk occurring which can then be used to apply this to produce a cost to put into the cost plan.
41
RISK MANAGEMENT: What other methods are there for pricing risk?
Three point estimating
Percentage Based
Refer to practice information RICS management of risk
42
RISK MANAGEMENT: on Le gros clark, how did you cost the project risks?
This was on a percentage basis at earlier stages, then by producing a costed risk register at later design stages
43
INCLUSIVE ENVIRONMENTS: what regulations govern inclusive building environments?
Equality act / Building regs Doc M
44
INCLUSIVE ENVIRONMENTS: what are the protected characteristics?
Disability
Age
Gender
Maternity
Race
Religion
45
INCLUSIVE ENVIRONMENTS: Can you give me an example of constructing a building or space with inclusive environments in mind?
Ensuring accessibility: lifts, ramps and stairs
Installation of hearing loops
Adequate lighting, non-slip flooring, use of braille
DDA: Door openers and closers
Vision panels low enough for people in wheelchairs to see through
46
SUSTAINABILITY: Can you define sustainability?
Meeting the needs of the present, whilst preserving and not hindering the needs of the future on a social, environmental and economic level.
47
SUSTAINABILITY: What does BREEAM stand for?
Building Research Establishment Environmental Assessment Method
48
SUSTAINABILITY: can you give me a score in BREEAM/how its scored?
85%: outstanding
70%: excellent
55%: very good
45%: good
30%: pass
below 30%: unclassified
49
SUSTAINABILITY: you have done life cycle costing - how do you go about costing emissions, waste generation and environmental impacts? - also how do you price disposal costs in 30 years time?
To cost environmental impacts, you'd use Life Cycle Assessment (LCA) data, which quantifies emissions, waste generation, and environmental impacts. Disposal costs 30 years in the future require a combination of current cost estimates, projected inflation, and discounting to account for the time value of money.
50
CLIENT CARE: What is RLB's CHP?
Key client contact responds to acknowledge complaint within 24 hours.
Agreement aimed to be reached by 72 hours.
Following this, gets escalated to operations director, who has 28 days to reach an agreement.
If this is not met, escalated to dispute resolution.
51
CLIENT CARE: What is meant by a duty of care?
Duty of care a moral or legal obligation to ensure the safety or well-being of others. Ensure client's are looked after and at a reasonable level of satisfaction.
52
CLIENT CARE: What would you do if a client asked you to undertake work which you felt sat outside your scope of services?
I would advise them that I an unable to carry out the work, as it is beyond the realms of my expertise. If I knew that there was someone within my company capable of carrying out the works I can direct my client to them, making it clear that it will require a fee as it is above the scope of services agreed.
If not, can help client find suitable consultant.
53
CLIENT CARE: Prior to working with new client, what pre appointment checks would you undertake?
Credit/financial checks.
Understand the scope of services was within my realms.
Understand the client requirements and any timescales etc.
I would check the clients' brief to ensure that I am sufficiently knowledgeable, skilled and competent to carry out the work required. Checks for conflicts of interest would also be undertaken in line with the RICS professional guidance in addition to anti-money laundering checks.
54
COMMUNICATION AND NEGOTIATION: Can you give me an example of when you achieved a successful negotiation?
UoW Anatomy and Clinical Skills
Successfully negotiated final account and all variations.
Pre-negotiation I had an understanding of what was being claimed, my position, my client's position and stance, aiming for a win-win so that both parties come away satisfied.
In the negotiation, clear communication, check understanding throughout, understand where I am able to compromise etc. In person face to face.
Post: follow up with written confirmation.
55
COMMUNICATION AND NEGOTIATION: What are barriers to communication?
Time zone
Language Barriers
Not face to face: no body language
Technology issues
Jargon
56
COMMUNICATION AND NEGOTIATION: Have you ever used a dashboard to report to a client information?
I have: financial reporting dashboard UOW Anatomy and Clinical Skills
This made it easier to update the client on the financial stance, variations, payments and cash flow to help them understand progression. It could be regularly updated and as it is in line with their requirements, it made it easier for them to understand in their format and enhanced client satisfaction.
57
COMMUNICATION AND NEGOTIATION: On the bid interview that you presented for a framework, what did you present, and how did you make sure you communicated effectively
I presented what our experience as a team was and what innovations we could present to them as a consultancy for both cost and sustainability.
We had a presentation to support and I ensured to speak clearly, with body language and paused when necessary. I had relevant visual aids to support the presentation and did not use any specialist jargon without clear explanation for their interpretation.
58
HEALTH AND SAFETY: What RICS publication is there on executing your professional role safely?
Surveying Safely Professional Standard 2024
59
HEALTH AND SAFETY: what are the 3 methods of asbestos management?
What are the 3 methods of asbestos management?
a. Asbestos Management plan
b. Remove
c. Encapsulate
37. What types of asbestos survey are there?
a. Presumptive, and visually inspect.
b. Sampling, determine the extent"
60
HEALTH AND SAFETY: what is the building safety act?
This is legislation following Grenfell enquiry to improve the overall safety of construction in the UK.
The Act makes provision for the safety of people in and about buildings and the standard of buildings
Higher-risk buildings are subject to numerous requirements, both during the construction and occupation phases:
Construction phase – There is a new building control regime, ‘Gateway’ requirements, and the imposition of various duties, culminating in obtaining a Completion Certificate from the Building Safety Regulator (BSR) before occupation can occur.
Occupation phase – There is a new occupation regime, with a requirement for Accountable Persons and the Principal Accountable Person to fulfil various duties, including for the latter the duty to ensure that the building is registered with the BSR.
The Building Safety Act 2022 introduced the requirement for a Principal Designer appointment under the Building Regulations, additional to the Principal Designer under the CDM Regulations. If no person is appointed for this position, the liability may default to the client. A name for this appointment is not prompted in ‘JCT Construct’ for the JCT 2016 Suite so this requirement could go amiss quite easily.
The golden thread of information
Higher-risk buildings must maintain a digital, secure and easily accessible ‘golden thread’ of information throughout their lifecycle. The extent of information to be kept depends on the building’s stage, with a focus on compliance with building regulations during design and construction.
A safety case report summarising major fire and structural hazards and risk management measures is now mandatory for each higher-risk building. Principal accountable persons must have identified and assessed building safety risks, determined how safety incidents can be prevented and measures to mitigate their severity.
61
HEALTH AND SAFETY: what is a high risk building?
a. At least 2 residential units AND
b. 18 metres in height / at least 7 storeys
62
HEALTH AND SAFETY: what does CSCS stand for? Which one do you have? And how often does it need renewing?
Considerate Skills Certification Scheme
Managers and Professionals
Every 5 years
63
HEALTH AND SAFETY: What are some precautions you take when attending site?
Risk assessment
Know the site, awareness of activities, know access etc
Correct PPE
Make sure someone is aware of attendance
Sign in at site office upon arrival
Safety site briefing every time arriving on site
Awareness of key hazards and risks at the site
Don't go around on your own
64
ETHICS: What are the offenses of bribery under bribery act?
Bribing another, being bribed, failure to prevent, bribing foreign official
65
ETHICS: What are the consequences of bribery?
criminal offence - prosecution
66
ETHICS: What can a company do to counteract bribery?
Risk Assesment, due diligence, policies and procedures, monitoring
67
ETHICS: Do you know your companys policy on Bribery and any points from it?
I am aware of how to respond to a potential bribe
I am aware of our company gift policy
68
ETHICS: how are conflicts of interest managed on projects?
Conflicts of interest should be dealt with before continuing with any work.
No work on the project should commence unless informed consent is gained from client and anyone else involved.
If someone else could proceed with the work that would be more suitable, that should occur.
I would advise that all documentation is secured, encrypted and password protected.
Chinese wall may need to be in place/ isolation of staff.
Keep information secured and on a need to know basis.
69
ETHICS: What is the RICS guidance note on gift giving?
Countering financial crime; Anti-bribery, money laundering etc
70
ETHICS: what is the motto of RICS
Est Modus in Remus - there is measure in all things
71
ETHICS: what is the purpose of RICS?
RICS is there to act as an impartial body to oversee the surveying industry, set standards for the industry and provide professional guidance to ensure competence and quality in the industry.
72
ETHICS: Who is the current president of RICS?
Justin Sullivan
President elect: Douglas Maclean
73
ETHICS: Can you demonstrate how you have displayed behaviours of one of the RICS Rules of Conduct today?
Rule of conduct 3: Members and firms must provide a quality and diligent service.
I display this by always working to a high standard and only issuing work that has gone through our formal internal sign off process, QAQC, arithmetical checks and is to the high standard both myself and my company expect.
74
CASE STUDY: Procurement route was d&B single stage competitive tender - why?
It can be an efficient route to obtaining a contractor.
75
CASE STUDY: Did you consider a negotiated tender and time of the essence?
I advised my client that this would not be beneficial to them as without competition you cannot be confident that you have the best value for money.
76
CASE STUDY: What were the amendments to the contract?
Payment
ERs take precedence over CPs
Retention
77
CASE STUDY: How much more was the fence?
£40,000
78
CASE STUDY: How did you advise on the monthly valuations on this project?
At the commencement of the project I sent a valuation payment schedule to the contractor and ensured they understood the dates to be adhered to.
This set out the date when the application for payment was expected.
The due date was 7 days after this, when works were expected to have been valued. 5 days after this was the payment notice date when the amount considered to be due is stated.
14 days after the due date is the final date for payment. 5 days prior to this is the pay-less notice date.
79
CASE STUDY: Was it considered to wait for the survey results before going to tender? How long until these were due?
I advised my client that survey results should be acquired prior to tender as the unknowns that these could raise could be significant as there is no prior indication.
My client was keen to continue.
In the future, I would proceed with my initial response and always strongly advise to acquire survey results for cost and programme certainty prior to tender.
80
CASE STUDY: How did you get to the 90k contingency?
This was based on a costed risk register.
This was kept at 20% of the contract sum due to the risk of demolition and groundworks etc.
81
CASE STUDY: Did you recommend any VE options?
I did not, I just quantified and substantiated the options.
82
CASE STUDY: How did you present these and were they accepted?
They were presented in a VE meeting via a VE log that described the VE, the saving, any value added and whether the item was accepted or not.
83
CASE STUDY: How did you assess the cost for acceleration? Did you check labour on site?
To assess acceleration, I ensured the rates were in line with the contractually agreed rates, using dayworks and weekend working rates that had been provided and included in the contract.
I verified labour on site and requested evidence including signing in and out sheets, waste tickets, I verified correct plant on site and plant hire evidence etc.
I valued as I would any other valuation.
84
What are the principles of prevention of the Bribery Act?
Proportionate Procedure
Top Level Commitment
Risk Assessment
Due Diligence
Communication
Monitoring and Review
85
Can you give me a rule of conduct and example of how you use?
Rule 3: Quality and diligent service
Eg: QAQC process
86
Why are the rules of conduct important?
Set out how to be a competent QS clearly, easy to follow and understand, set out how to provide a diligent, honest and ethical service and not bring the institution into disripute. Uphold the values and standards of the surveying practice globally and RICS as an institution. Measurable way to assess members.
87
What is RLB's gift policy?
Can accept gifts up to value of £75
Must declare on gifts and hospitality register
Above this must seek prior approval and must be able to prove that it has integral business rationale behind it, overall would advise reject as although it may not affect impartiality or ability to impartially carry out role, it may be perceivable either at present or in the future
88
What steps would you take if you were in a situation of receiving a bribe?
Decline
Report to line manager
Escalate through whistleblowing policy
Document the incident
May need to notify authorities, and RICS
Seek legal advice
Conduct an internal investigation
89
Why is it important to keep tender log anonymous? If someone raises a question does everyone get the benefit from the answer?
Important to keep anonymous to keep the process fair, to ensure no tenderer has an advantage and upholds the integrity of the competition and protects proprietary information of the bidders.
Any information is shared with all to ensure no tenderer has a advantage over another as this knowledge is presumed to be absent from the tender info so needs to be shared for all to keep it fair and transparent.
90
What project was the VE workshop on?
I have experienced multiple VE workshops including UOB NCDH, UOO Le Gros Clark, UoL Adrian Decant
I ensured prior to have issued an agenda clearly setting out in an email what we set out to achieve i.e. best value for money options and reinforcing this at the outset of the meeting. Should this be lost throughout I further reinforce it. I conclude and then follow up in writing to evaluate if the requirements have been met and communicate following discussions with my client, if there needs to be further VE work at this stage.
91
How did you go about negotiating rates? What was your basis?
I always ensured to communicate with my client initially, having assessed and advised where I believe rates and fair and reasonable. I ensure to understand their stance as I am representing them as the QS but aim to have a win-win negotiation so both parties come away satisfied and maintains a good team and client contractor relationship for present and future working conditions.
By having this understanding I am aware of where I am willing to compromise on certain variations, as long as it can still be evidenced and substantiated by the contractor.
92
Why is it important to know whether time utilisation is above or below target?
This will indicate the profitability of the job and help inform whether the fee proposal was accurate, for reference on future bids. Above= less profit, below= over estimated fee or not meeting clients expectations.
93
Talk me through a balance sheet with some examples
Assets e.g. current (cash), non-current (property), intangible (softwares), investment
Liabilities e.g. current (short-term debt), non-current (bonds, long term debt)
Equity Overall - common stock, retained earnings
94
Talk me through the process of adjudication with timescales
The Notice of Adjudication is the first formal step in the adjudication procedure.
The appointment of an adjudicator must be secured within seven days from service of the Notice of Adjudication. The parties can agree on an individual to act as the adjudicator or, if agreement cannot be reached, the party who referred the dispute to adjudication may make an application to an Adjudicator Nominating Body (ANB) who has 5 days to respond and appoint.
The referral notice must be served within seven days of service of the Notice of Adjudication.
The Construction Act sets out a tight timetable: the adjudicator's decision must be made within 28 days of service of the referral notice.
Invariably, however, the adjudicator will require the responding party to serve a response, typically within seven days of the referral notice. Requests for this to be extended to 14 days are usually agreed.
The adjudicator is required to reach his decision within 28 days of service of the referral notice. This period can be extended by a further 14 days if the referring party agrees, or can be further extended if both parties agree.
The decision is final and binding, providing it is not challenged by subsequent arbitration or litigation. Even if the parties intend to pursue court or arbitration proceedings, they must in the meantime comply with the adjudicator's decision
95
Is arbitration legally binding?
Yes, has to be objected further through litigation
96
What are the benefits of diversity in a team?
Encourages more creative thinking, more backgrounds, more ideas, creative thinking = better project delivery and overall better project or business success
97
Why is an environmental assessment method such as BREEAM important?
They provide a structured framework for reducing the environmental impact of building projects and promoting sustainability throughout their lifecycle.
Recognised globally
Easy to follow and understand how to meet requirements
Positive before, during and after project
98
How does Life Cycle costing help with sustainability?
Can understand operational costs and end of life as well as capital costs. providing a holistic financial analysis that considers all costs associated with a project or product throughout its entire lifecycle, from design to disposal. This approach allows for better resource management, informed decision-making, and ultimately, more sustainable choices that balance economic and environmental factors.
Looks more at economic pillar of sustainability
99
What is a whole life carbon assessment and what value does it bring to a project?
WLCA: Looks at the overall carbon footprint/value of an asset from inception to completion, looking at embodied carbon of materials, operational carbon of both construction and use, and profiling carbon output of end of life.
The value this provides is it indicates the carbon footprint of an asset and can inform design decisions to optimise this and produce the lowest carbon asset possible long term. Becoming increasingly important. Refer to most recent prof statement by RICS 2nd edition
100
What do you find is the most reliable cost data?
It depends on the project and data available. As a standard if available I would always use in house as I am aware of where it has come from, details of the project, abnormals, site etc and tendered rates however this is not as known when dealing with BCIS or spons
101
Types of risk under NRM1, How do you include these, where does contingency sit?
Design development
Construction
Employers Change
Employers Other
I would include as a percentage allowance early on and decrease through the stages. It is included under NRM1 13
102
What reasons did the project cost increase between RIBA stages?
General design development
Scope creep
Spec development
103
What items were VE'd on IBR refurbishment?
Floor finish
Using timber wall finish
Use of software to improve efficiency
104
How did you present the different cost options?
Different frame and foundation costs
Cost of different sustainability options put forward
Comparing different shapes and sizes initially to help inform design
I produced a report to present these, comparing in an exec summary table and then setting up a meeting to present to the client
This meant the client could deeper understand the what the report indicated
105
Alternative substructure? What was the original
How did it come to be?
Originally prior to the frame type being decided upon, piling had been the selected substructure.
However, it was determined with regards to the client's requirements this was not suitable in terms of cost and sustainability. Therefore pad foundations were selected. I costed these by enumerating them and building up a rate. To cost a pad foundation, you'll need to consider several factors, including the number of pads, their size, and the materials used. You can estimate the cost by looking at average rates for pad foundations per pad or per cubic meter, and then factor in any additional costs like excavation, formwork, and labour.
106
What cost plans did you provide?
Initial feasibility estimate
Then 2 per stage
Order of cost between 0-2
Then formal cost plan and interim cost plans at stage 3 and 4
107
What examples of areas of risk to IBR common room?
As this project was a refurbishment, asbestos was a risk, at the time market volatility was risk, potential delay in procurement of materials, meeting MEES standards, site access on live campus, supply chain issues, geopolitical unrest
108
How did you go about applying the BCIS indices?
I took the TPI for the location and year at the time of the cost plan.
I used the base date index also
I used this to calculate the Tender inflation and construction inflation
Percentage Change = ((Tender Date Index - Base Date Index) / Base Date Index) * 100.
Constrcution inflation: Percentage Change = ((Mid Point Index - Base Date Index) / Base Date Index) * 100.
Can also use RLB's or own internal activity and market outlook to obtain TPI
109
What are the basic requirements for a contract?
Consideration
Offer
Acceptance
Legality
Capacity
110
Talk me through the key documents within a set of contract docs for a project
On Keele IC7 I produced the contract docs
I included:
JCT D&B 2016
Schedule of Amendments
Preliminaries
Pricing Document (CSA)
Employers Requirements
Architectural Information
MEP Information
Civil Information
PCI
Supplementary Information
Contractors Proposals
111
Why is it executed as a deed?
Run off cover is 12 years in the case of a breach of contract or claim, meaning longer protection
112
What's the process of a monthly valuation under D&B?
Contractor submits application for payment which triggers payment process (interim valuation date)
7 days to due date
5 days to payment cert
14 days from due day is payment date
5 days prior to payment date pay less notice to be issued
113
What if the contractor doesn't issue a payment application?
In D&B wait until application is submitted
114
What if there were materials off site?
Ensure listed in the contract
Ensure to have a vesting certificate in place
Ensure stored separately in a safe place, with correct labelling and ensure correct insurances are in place.
115
For a design and build contract, how can you ensure quality of design as an employer?
Contract Design Submission: approval status A (Full acceptance), B (works can commence as long as comments are complied with), C (works cannot commence until corrections made, otherwise rejected)
Novation but retain a client design guardian
SAME FOR CDP
116
How are pad foundations connected to the frame? (NCDH)
Pad foundations for timber frame or steel frame buildings will need to have a means of securing the framework to the pads, such as bolts that are cast into the surface of the pads, or sockets for the framework to be secured into.
117
What are the prelims used for? Why are they important?
These are the costs required to carried out the construction works. This includes labour, plant and materials etc.
Preliminaries are essential for effective project planning, management, and cost control. They provide a foundation for the construction process by addressing administrative, logistical, and operational aspects.
118
Does the rectification period need to be provided in a contract amendment?
Defects liability period
Typical amendments: payment terms, defects liability period and retention percentage.
Amendments have to be agreed to by both parties, so they can be considered as fair as they are agreed to.
Often they are amended in favour of the employer but if agreed to then they can only be viewed as fair.
119
What are the timescales for this FA statement? What would happen if the timescale wasn’t met by the contractor - what would you do?
This is 3 months.
If the contractor didn't issue/agree FA within this, then it is down to the CA to issue FA statement based on their view.
120
What are the contractual timescales for D&B - how did the amendmetns differ this? Why?
14 days for payment, amended to 28 days for the benefit of the employer acquiring funds for payment.
121
How does this differ from partial possession?
What if I wanted to make use of the building early but didn’t want to take possession?
Sectional completion is contractual - sections written into the contract, dates of sections must be met contractually, insurance is the responsibility of employer once handed over section, LADs apply, contractor must abide to dates
Partial possession - non contractual, insurance still responsibility of contractor, employer cannot claim LADs if date is not met, date not agreed, contractor does not have to abide
Early use of building: can be agreed
122
Assuming the contractor went over the date, how would you apply these liquidated damages? What is the procedure?
Notice for non-completion
Notice of delay: The employer must then serve notice on the contractor, specifying the period of delay and the rate of LADs to be applied.
The calculated LADs amount can be deducted from the next payment using a payless notice.
Refer to Damages for delay
to completion RICS practice information
123
What examples of this would there be? How could you calculate it?
I would not calculate it, would be advised by the employer.
Could be loss of rent,
leasing alternative accommodation if the construction is for the owner occupier, continuing construction fees etc
Refer to Damages for delay
to completion RICS practice information
124
How did you go about this exercise? What if there were costs applicable to both? Why does it matter what the cost is, if the overall contract sum is right?
I agreed this following the appointment of the contractor, to ensure that the split of the contract sum was correct and valid and ensure no double quants etc. This is important to do with LADs, retention etc upon completion and carrying out valuations.
125
How long did you have to review the EoT claim?
Under DB, have 12 weeks.
126
What was the delay, how was it caused?
Delay was 2 weeks, caused by delay of instruction of changes. However, this was found to not be the case as the work had been instructed, with the cost to be agreed at a later date.
127
Say the claim was reasonable for an EoT - what would happen off the back of this? How do you calculate loss & expense?
The date for completion would be recognised contractually as amended. This means PC is not required, with all its means, until this date.
Loss and expense- only if it is a relevant matter. Estimate using either Hudsons formula or estimated weekly rate of prelims.
(Overheads & profit percentage / 100) x (Contract Sum / Contract Period) x (Period of Delay)
This enables contractor to recover direct loss and expense for events that cause delay or disruption
to the regular progress of the works. This is provided that the event is or can be proved to be
caused or having been derived from the actions for which the client is responsible.
Once an amount of loss and expense is ascertained, the payment provisions under
the JCT building contracts require those ascertained amounts to be included within
interim payments. This requirement emphasises the need for prompt application and
ascertainment
Refer to ascertaining loss and expense practice information
128
What is the importance of an accurate financial statement?
What do you include in one?
An accurate cost report in construction is crucial for informing clients about project costs, facilitating cost control, and enabling informed decision-making throughout the project lifecycle. It helps prevent cost overruns, ensures proper resource allocation, and supports financial planning, ultimately contributing to project success.
Refer to RICS cost reporting practice information
I include:
Contract sum
Approved Variations
Anticipated Variations
Prov sum expenditure
Damages
Adjustment of risk allowances
129
What risks did you raise on this project? (Adrian Decant)
- Asbestos.
- Long lead items and procurement difficulties.
- Stakeholder action delays project.
- Market conditions
- Regulatory approvals delayed
- Delay co-ordinating AV and IT installation
130
What advice would you give if the valuations were exceeding the cash flow significantly? What could this suggest?
If the interim valuations are exceeding cash flow then this can signify that the contractor may be frontloading in their valuation, or there may be more materials on site being claimed for than necessary. This could indicate the contractor is suffering financially and is front loading for their own cash flow benefit.
This signifies the importance of accurate valuations etc.
131
What items would you include on a change control form?
Project Name
Date
Employers Agent Name and Address
Contractor Name and Address
CAI number
CAI title
CAI Description
Addition/Omission Cost
Impact on programme
Adjustment of clause if necessary
Signatory box
132
In what way is risk transferred to the contractor. Give me some examples.
Contractor responsible for design, discrepancy in CPs are responsibility of the contractor. This transfer means the contractor is responsible for any design-related issues, potential cost overruns, delays, and defects.
133
What are some of the titles within a risk register?
Risk
Description of risk
Owner of Risk
Date
Impact on project PRE MIT
Likelihood of occurring PRE MIT
Mitigation
Impact on project POST MITIGATION
Likelihood of occurring POST MITIGATION
Other information
Open or closed
Cost Implication
Programme Implication
134
How would you go about providing an Expected Monetary Value?
Would have to understand the information available, obtain a rate from cost date sources and baseline against this to get an indicatory value to include.
135
How does a defined PS differ from an undefined one?
What about PC sums?
Defined: scope and some details unknown so an allowance is made, however enough information is known to programme the works in and contractor is expected to have included allowance for works in prelims. No EOT.
Undefined: scope and details completely unknown so an allowance is made, however not enough information is known to programme the works in and contractor is not expected to have included allowance for works in prelims. May be entitled to EOT.
PC Sum: budget allowance for an item of works from a specified nominated subcontractor. Just specific details of product unknown.
136
How do you value on site materials in a valuation?
Under JCT Contract: provision is made in the payment clause for materials and goods to be incorporated in interim valuations.
The contractor normally provides a schedule of materials within their application.
This enables me to understand what is being claimed, which I can verify when I visit the site.
Check that materials had been stored, protected and secured from theft.
Should be in line with the programme and not prematurely delivered to site.
Delivery receipts and invoices should be cross checked.
Ensure that the value of measured works and materials claimed do not exceed the value in the pricing doc.
137
What is on a vesting certificate?
a legal document that formally transfers ownership of goods or property from one party to another, usually upon payment or completion of a specific event
It is therefore the Contractor that will need to obtain the Vesting Certificate from the Manufacturer in your favour . This Vesting Certificate will then create the direct contractual relationship between the Manufacturer and you that is necessary to transfer ownership of the Listed Items in you .
To use a vesting certificate as evidence for a payment request, it should include
the following:
* Dated on/before the grant end date
* Clear description of items listed, including their quantity and value
* Payment schedule accompanied by an invoice(s) or other proof of
payment (eg. remittance advice).
* Purchase Order showing the mandate to the supplier for a specific item,
quantity, value, and delivery address
* The supplier’s purchase order acceptance showing the order agreement at
the stated conditions (can be via email or signed contract)
* The latest delivery communication from the supplier (on supplier’s
letterhead) confirming the delivery date of the items ordered
* Accompanying invoice or other evidence to show the costs have been incurred.
