Questions Flashcards
1
Q
‐ How do you assess pricing for variations
A
First, I would check the scope of the variation and further impact on-time schedule. Then cross-check the schedule of rate provided by the contractor.
2
Q
‐ How do you deal with extensions of time requested by the builder, when is it appropriate to accept
them, ie: the builder discovers stuff on site that was not apparent beforehand such as a new subfloor.
A
I would accept the extension of time If it is caused by latent conditions or disruptive weather. I would also check the contract for allowance for delay without changing the date for practical completion.
3
Q
‐ How do you know if the amount of time requested by the builder is acceptable.
A
I would cross-check the requested time extension with the proposed construction program submitted by the builder as part of the contract documents.
4
Q
‐ How do you assess the critical path.
A
I would assess the critical path by reviewing the milestones in construction. For example, the date for site possession, concrete pouring date, structure assembly. I would visit to the project site at each milestone to check if the project is on track.
5
Q
‐ Who is responsible for NCC compliance?
A
- The Architect
- Contractor
- Consultants
6
Q
‐ The tender process
A
First, call for tender to selected tenderers. Once the tender is open & running, Architect should provide all tender documents to tenderers for them to identify the scope of works and pricing the construction cost. During this process, there would be request for further information from the tenderers, subcontractors and suppliers. If any extra information need to be given to all of them, then issue tender addendums to all invited tenderers then the tenders would pass this addendums to subcontractors & suppliers. Before the tender close date, all tenderers should submit their tender submissions and the tender would be closed on the tender closing date & time.
7
Q
‐ What would be unethical during the tender process
A
- Not providing fair & equal information to all tenderers
- Keep the tenderers list in confidential to prevent collusion between the tenderers
- If tender documents need to be altered or addendums issued, tenderers should be given sufficient time to review & revise their tender submissions.
- If there is a conflict of interest, architect should disclose this to all tenderers.
8
Q
‐ The role of the building surveyor
A
They are responsible for ensuring that contract documents are in compliance with National Construction Codes, Australian Standards, and laws.
9
Q
‐ How to deal with existing items on site that are to be retained.
A
- The contractor must take all necessary steps to avoid removal, loss, and damage of the existing items.
10
Q
- Contract types used?
A
- The contract type for all project was Fixed price lump sum contract while I was working on Tectura Architects.
11
Q
‐ What went wrong on projects?
A
- There was no major issue but while working on the Minors Rest primary school project, partial of site possession was not completed by the client. Therefore, we had to prepare contract documents for two different design options and ask tenderer to price those two options as well. After all, site possession was completed before the construction start date but it took us more time & effort to document for these two design options.
12
Q
‐ What tasks did you undertake on the projects?
A
- At the time when I start work at Tectura architects, the director wish to transfer the office’s documentation system to adopt BIM system but there was no one who has experience in this area. Therefore, I had to set up the office standard to adopt BIM system. After few months working in this office then I start to working on assisting the project architect’s in project documentations in different project stages.
13
Q
‐ How do you find working of D+Cs and what are the difficulties?
A
- I never worked on Design & Construct contract but I assume that maintaining the design quality would be difficult because the architect would be contracted or employed by the builder and the top priority of most builders are often reducing cost & time.
14
Q
- Which contract is the best contract for dealing with disputes?
A
ABIC Contract as it has the mechanisms built into it.
15
Q
- When you would use a cost plus contract?
A
A fossil found on site and not being able to determine what the scope of the works might be and particularly that you
could use it for an isolated item on an overall project.
16
Q
- How to get clients.
A
- I think there are multiple ways of getting clients. I would first advertise that I started a new business providing an architectural full services to the public on the internet and SNS. Also, I could join a community where my office would be located and interact with the community members to build up the relationship. Lastly, I could also join an architectural competition. Although I could not win the project, I still can use the design for marketing.
17
Q
- Why do you want to get registered, once you are registered how would that affect your role in the office and your pay?
A
- I think I have developed my knowledge in architecture as well as in BIM industry. Becoming a registered architect would prove my knowledge and experience in architecture and this will enhance my future career. I think once I registered, I would take more roles in project management and contract admin at the office. Therefore, I could request to increase my salary as I will take on more responsibilities than before the registration.
18
Q
- Do you want to start your own firm?
A
Yes, I would love to. But I would need to have sufficient savings before starting my own business because the financial reward is not guaranteed once I start my own firm.
19
Q
‐ Have I seen the fee agreements on any of the jobs I have worked on? If so how are they set up?
A
- As my role in the firm was graduate, therefore I did not have access to the fee agreement. But I assume the fee agreement will include what type the fee is charged whether it is a percentage fee or lump-sum or hourly rate. Then it would also include how much percentage of the total fee will be charged in different architectural service stages like Schematic Design, Design Development, Contract documentation etc.
20
Q
‐ When working on a project from start to finish, am I involved in/with client‐architect correspondence?
A
- I have not engaged in direct correspondence with the client because I couldn’t represent myself as an architect. However, I assisted the project architect in preparing documents that respond to the client’s request.
21
Q
‐ What sort of contract did I prefer out of the ones that I had experience with, a D+C or a traditional lump sum?
A
- Traditional lump sum is the preferred type of procurement for projects because the architect can act as the agent for the client with a traditional lump sum contract therefore, an architect can control the quality of design on behalf of the client within the budget. However, design and construct contract is more focused on time and cost and an architect will work for the contractor. Therefore, the quality of the outcome may not match the client’s expectations.
22
Q
‐ When tendering a job, how many tenderers did we have, and how did we go about selecting the tenderers?
A
- Normally 4 tenderers are invited to tender the project. In terms of selecting tenders, we looked at their tender price whether they are well over or under the cost we received from our quantity surveyor and their past projects and their commitment to the local job first policy.
23
Q
‐ What type of tender process was it?
A
It was a competitive tender for the invited tenderers.
24
Q
‐ Was this a typical tender format for the practice that I work for? And why?
A
Competitive tender was the typical tender format while I was working in Tectura architects. This is because most projects that I am involved in are school projects and this was one of the requirements of the client.
25
‐ Have you seen a detailed trade breakdown in a tender submission?
- Yes, I have. The trade breakdown is consist of pricing for each trade such as demolition, site works, concrete, steel and windows & glazing, doors, etc. And the total tender price is the sum of these trade breakdowns.
26
‐ How did you deal with a non‐conforming tender?
- Ask the non-conforming tenderer stand by their tender price with conforming tender or withdraw the non-conforming tender.
27
‐ When working on a project that we had limited contract admin on, what services did we provide?
- I can still provide schematic design, design development and planning permit applications. However, client would need to take a role as project manager for construction with my professional consultancy.
28
‐ If you are walking through a site where you have limited contract admin and you see something that is non‐compliant from a statutory point of view but is outside of the area that you are reviewing, what do you do?
- I should inform the client of my concern with the possible risks of non-compliance of statutory requirements.
29
- If you see a design item that is not in alignment with the contract documents, what do you do?
If any item in the drawings is not aligned with the contract document, an architect should revise the drawings and issue them to contractors at the architect's cost because it's the architect's fault.
30
- What were the risks of taking over work from another architect, and what measures to put in place to ensure things went smoothly?
- First, need to confirm with the client that fees to the previous architect is all paid and obtained licence to use the design.
31
- What client-architect agreement would I use when taking over work and why?
-I would use the Client & architects agreement for limited services because this type of agreement does not expressly prohibit a client from transferring the design to the other parties.
32
- How would I manage variations during construction which were caused by the architect’s incomplete documentation?
- First, I would check how much contingency is left on the remaining budget and if there is any concurrent delay that may prevent adjusting the practical completion date due to the variation.
33
- If all tenders came back much higher than the pre‐tender estimate, how would I advise the client?
- I would first try to negotiate with tenderers if there is any room to bring the tender cost down. If it doesn't help, I would ask client if they are willing to increase the budget without changing scope & time of works. If client disagrees in increasing budget then request client to extend the tender and re-document the project to bring the project cost down to match with the initially agreed budget with the client.
34
- If I had a new client that was new and inexperienced in building what building contract would I recommend him to use and why?
I would suggest the client use a fixed-price lump-sump contract. Because this contract allows the architects to act as an agent of the client and the architect is responsible for bringing the project within the agreed time, cost, and quality of the works.
35
- My friend wanted to start up a teaching facility for kids learning guitars in an existing building and as a NEW architect where I would start with this, how I would calculate fees etc?
- I would ask budget for this project to my friend with the total area of the existing building. If the budget sounds reasonable then I will send him a client and architect agreement to start the project. In terms of calculating fees, it depends on the scope of works. If the full service is required then I would put my fee as 10% of the total cost of works. However, if the it is limited services then I would charge an hourly rate.
36
- Large scale project where a number of developers are bidding for a site and one of them has approached you for a design proposal for this bid. They’ve asked you for free services on this as they don’t want to lose money. What would you do?
- I will first check how many project is currently ongoing in my office. If the office has plenty of project to work then I would reject the request. However, if there is no current project in the office and I find the large scale project would be valuable to my firm then I would suggest the developer to form a joint venture from the bidding process. If the developer accepts my suggestion then I will inform my PI insurance company to disclose this.
37
- What would you do if another developer that was successful has terminated their agreement with their architect and approaches you to bring the design to construction?
- I will first check with the developer whether he or she obtained the license to use the design from the other architect and ask permission to contact the previous architect. If I found the fees are fully paid to the previous architect and license to use the design on the site then I would request to make a new architect and client agreement with the developer.
38
- A hotel project... If liquidated damages were based on the client's hotel room rates, how would the client nominate this during COVID given the drop in hotel vacancy rates?
- I would ask the client if they agree to re-valuating the room rate due to the COVID-19 as it is unexpected and also has a huge impact on all around the world. If the client refuses to negotiate the rate for liquidated damages, then I will follow the rate how it is contracted. If the contract begins a dispute about the rate due to COVID-19 then I will suggest the client seek for legal advice.
39
- Your client is preventing the builder from coming on-site during the DLP to rectify defects and citing COVID as a reason for not letting them on site. The builder is concerned that the client is holding onto the release of the security. How do you handle this?
- I would tell the client that the contractor has a right to have access to the site to rectify the defects otherwise, the client would face a dispute by the contractor.
40
- How do you deal with an aggressive builder under stress and trying to make claims for more items? You’ve noticed that items from the site have been removed
I would tell the contractor the progress claim requested does not match the works done or the material brought to the site and therefore, revise the progress claim and send me back with a reasonable price.
41
- What would you do if you discovered major omissions (from your end) when the tender submissions came back?
I would ask a client to extend the tender and issue the tender addendums to all tenderers to re-price the items excluded.
42
- If you were to start a practice tomorrow – what are the first things you would do?
I will look for a professional indemnity insurance company to pay for the insurance first.
43
- How would you establish a fee structure?
- I would set 15% on pre-design, 20% on concept design, 20% on design development, 20% on contract documentation, 5% on tender management, and 20% on contract admin.
44
- What is PC? How do you get there, and how is it assessed? How do we do defects?
- Practical Completion is the date when the client can occupy the building. Architect should assess the construction works do not interfere with the use of the building excluding known defects. Before the practical completion is reached, architect should visit to the site and checking with the quality of works done is reasonable and the user of the building should be able to live without any major issues.
45
- What roles do you play in the project, what responsibilities do you have and how do you interface with the client group and other consultants?
My main role in the projects was mainly assisting the project architect throughout all stages. Yes I have been to the project control group meetings to record meeting minutes and communicating and coordinating with consultants was also my duty.
46
- Would you like to start your own firm in the future? Would you do it on your own or team up with others?
I would love to start my own firm in a future and that is main reason why I would like to get registered. I think it is good idea to team up with others when starts a business to distribute risks.
47
- Talk about your other projects and how they differed from the one you're working on now.
I'm currently working as BIM technician at bigger firm. So the current task is more specialised in certain area but while I was working at Tectura architects, I was working in multiple tasks.
48
- What is PI to you?
Professional indemnity insurance is a financial shield to architects from going bankruptcy from any mistakes made while working on a project.
49
- Explain what you have done subsequently since you wrote your statement 6 months ago – what is the status of your previous project.
I have moved to the bigger firm now to learn about BIM more in depth. Miners rest primary school project is reached to practical completion and now it will be in the middle of defect's liability period and Clyde primary school project is under construction now. I haven't heard about the Anam Cara project yet. The project was on hold due to the funding issue and not sure now the budget is approved by the client.
50
- if I was to start my own company what would I need to consider
- business plan, business arrangement (differences between each), insurances, clients (how to get clients), equipment, staffing.
51
- Client wants me to provide some sketches prior to a CAA being in place – what would I do?
I would provide a disclaimer saying this sketch is only for the immediate client and it is not liable for any obligation to my profession.
52
- Client wants me to provide master planning services prior to engagement via a CAA. Client
wants a warranty the TP approval will be received within a certain period of time – what to do?
I would politely tell the client that providing any architectural services without having a client and architect agreement is against the code of professional conduct in misleading professional services to the public. Also, warranting the TP approval would be against to my obligation to the public and the client.
53
- Client will reward me with a bonus $30k if I reach TP by a certain date – what do I do?
I think it is legal to accept the bonus offer if I disclose this as business income. Therefore, I would accept the offer.
54
- Client tells me they can get cheaper services down the road 30% cheaper than what I am providing – how do I handle this?
I would first then negotiate with scope of works with reduced fee. such as limiting the design change, excluding 3d render etc.
55
- contractor cannot build due to rainy weather – who’s at fault – the impact of the program – was this foreseen
If the delay is due to the disruptive weather, it's no one's fault and the contract should allow for reasonable dates for these disruptions to prevent adjusting practical completion date.
56
- What was the building permit process like, what was the planning permit process? How are fees handled during
stages on the job where parts had to be re‐designed?
Town planning permit is normally required before the building permit. Town planning process starts with checking the requirements from the council where the project will be located. It normally includes planning overlay analysis for the project site, sun-study, and streetscape. A building survey is issued by the building surveyor and the professional checking the contract document with NCC and Australian standards. While I was working at Tectura, we appointed a building surveyor from the schematic design stage to check the compliance for the permit. Re-design fees were included as part of the percentage fees on each stage
57
- If the builder had made a mistake but the resulting substitution was acceptable what alternative route could you
pursue rather than making the builder change it?
If the substitution is already completed by the builder, then I would request to open up the work and check with my eyes. Also, I would request the builder for specification of the replaced building material, or performance certification to compare with the original design.
58
- If you were to work on this job again what would you have done differently?
I think it is important to know what is exactly required at each design stage, therefore, prevent spending too much time on redundant work. While I was working at my previous company, I had put too much detail in the schematic design stage but all of my work had to be changed because building design was changed often during this early design stage.
59
- Comparing the traditional contract job to one where we are contracted to the builder and how that is different from the relationship with a builder where we are administering the contract. We discussed how the architect's fees are different under this type of contract and also how building and planning permits have been handled in this scenario
In a traditional contract, a client is directly contracted to architects and the builder will be appointed at a later stage through a tender process. Therefore, it has a benefit on independence for design works & construction. However, when an architect is contracted to the builder, the role of the architect becomes like a design consultant to the contractor, and the independency of design quality is not protected. On traditional contracts, a percentage fee seems to be the industry standard for architects when full service is requested. But, when an architect contracted to a builder, it would be either lump-sum or hourly rate.
60
- What would you do in a situation where you made an error in the progress claim?
I would contact my PI insurance company for advice.
61
- A previous client who knows you from your previous job comes to you with a 3 townhouse proposal,
what would you do?
```
How do you set the budget?
How would you set your fees
What fee structure do you use
How do yuh calculate percentage fee
How you keep the project under budget
```
62
- Tendering process
* How do you choose the builder?
* How would you know the tender price is the market price?
* What would you do if one tenderer is 100k less?
* What would you do if when you call them to confirm they realize that they made a mistake but they decide not to withdraw?
* What would you do if the client is keen to choose this specific tenderer?
63
- What happens if the builder finds a big rock while excavation
* The builder sends you 25k invoice for the rock How do you assess?
64
The builder is sending you a progress claim for the roof as it’s 100 percent done and the windows, after you
visit the site you realize the roof is only partially done and the windows are not installed how would
you assess the progress claim
* What if the builder doesn’t agree with your assessment and pressure you to certify the claim?
65
Practical completion:
* What is the contractor's responsibility
* What the architect should do
* What the client needs to do, security and insurance
* Defect liability period
66
- How do you engage a client from the very beginning, including fee, scope, and contract to use Client wants to renovate a heritage building, what do you do?
67
- When to engage specialist consultants and who appoints them?
68
- How do you ensure you on budget?
69
- Town planning application and what happens if it gets rejected?
70
- Your client’s brother‐in‐law is a builder and have started work without a building permit/planning permit –
what is your first reaction?
71
- Tender, what do you tell your client, how would you select tenders?
72
- What if the client the day before tender notices they do not have enough money to go through with the tenders?
73
- What would you do if on the day before tenders close you realise your documentation has a major omission?
74
- What has been your role in projects?
- What procurement models have I been involved in? What type of contracts are used?
- Experience in superintendent role, discussed how a PM generally administers the
contract in projects I’ve been involved in
75
o How would you assess a variation?
o What happens at practical completion?
o What responsibilities do the Client have?
o How do you assess a progress claim? How do you make sure the % claims are in fact accurate?
o What would you do if you made an error in the certification of claims? We had a good laugh about Excel doing weird things… Human error.
o Client insists on painting defects after your own defects/assessment – how do you handle an unhappy client?
76
o How do you establish fees for a job – talk through different methods? Are you generally involved in putting together proposals at work?
o What QA do you have in place in your firm?
o What happens during the town planning process? To which I answered – education projects are generally exempt from planning permits.
o How would you handle taking over someone else’s work? Discussion on copyright, liability without adequate review of existing documents – interviewer suggested if its minor amendments suggest to client original architect to amend, due to
potential liability
77
‐ How would I engage clients?
‐ How would I set my fees?
‐ Best fee structure for feasibility?
‐ Best fee structure for amendments to town planning?
78
‐ If the client had the drawings and said they no longer wanted to work with the previous
architect what would I do?
‐ What would I ask the previous architect
79
- Friend wants to build. They come to you and you want to start a business based on this project. What do you need to do?
80
What is the difference in usual clients between big firms vs small firms?
the big diff is small firms usually clients won’t have experience building. So our job is to guide them and help
explain the scope budget process etc. be clear with construction schedules and fees, etc.
81
- which types of tender why and where you would use each?
82
- if the client wants to move in before Pc, What would you do?
83
- if we’ve been superintendent on any of the projects, and how we manage the tender process. What is included in tender documents?
84
‐ Imagine one of my residential projects (very old ones) gone to tender. What would I do?
‐ a project has gone to tender and the client will ask you to add another builder to the list, which is already working on one of their projects.
85
‐ there is a discrepancy in the drawing and specification. How would you go about that, if the client wants the more expensive option?
86
‐ the project is due to be practically completed in 2 weeks' time and the client insists to move in. What would you do?
87
‐ A client wants to do a fit‐out in an existing building that is notably under the current code. Once the design is complete, the client is complaining about the considerable areas that are taken by extra amenities (required by code). i.e DDA toilets. How would I manage this situation?
88
- Imagine a client wants to engage you for a renovation, how will you calculate a fee for that project?
89
- what if everything goes smoothly in the tender process, and you contact the builders and they say everything is
ok, but they do not submit the tender! What would you do?
90
- What I would do if in the first progress claim the contractor claimed 50% preliminaries?
I would find that particularly ridiculous and would attend the site to assess the claim, asking the contractor to substantiate such a large claim on preliminaries in the first month.
91
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