Summary of Experience Questions

Question 1

What are some of the key differences between NEC and JCT?

Answer 1

NEC

(1) Time and cost are dealt with together through Compensation Events
(2) The programme is a contractual document and there must always be an ‘accepted programme’
(3) Pricing Options including Option C Target Price
(4) Concept of Defined and Disallowed Costs
(5) Collaborative approach with EWs, NCEs, CEQs and CEs
(6) NEC Project Manager Role
(7) Works Information

JCT

(1) Time and cost are dealt with seporately with Relevent Events for time resulting in an EOT and Relevent Matters for Costs
(2) Lump Sum Pricing (with or without quantities)
(3) Use of Contract Sum Analysis and Provisional Sums
(4) Employer’s Requirements and Contractor Proposals
(5) Use of Contractor Design Portion

Question 2

What are some of the key considerations when advising a Client on an appropriate procurement route?

Answer 2

Consideration of Cost, Time and Quality, along with the Client’s positiion on Risk and Funding. These factors help to develop a procurement strategy.

D&B

(1) Programme benefits associated with contracting before the design is fully developed
(2) Contractor takes design risk
(3) Single point of contact and accountability for design and construction
(4) BUT reliant on in-house design capability and contractor may seek ways to profit through design options which can impact quality
(5) AND less cost certainty as the contractor is appointed before the job is fully designed and all risks known

Traditional

(1) Client controls design and appointment of the architect
(2) Design is fully developed before tender leading to greater cost certainty and more comparability with tenders
(3) BUT client takes on the design risk

Management

(1) Early procurment of works packages
(2) Quick programme
(3) BUT there is lack of accountability

Question 3

What is a PCSA?

Answer 3

Pre-Construction Services Agreement

A form of Early Contractor Involvement (ECI), whereby the contractor is appointed during the pre-contract stage to provide advice and outputs relating to buildability, programming, works packaging and discharging planning conditions.

Costs are agreed for the appointment based on prelims and overheads.

Question 4

What are some of the key aspects of JCT “Deciding on the appropriate form of contract 2016”?

Answer 4

(1) Procurement methods e.g. Traditional, D&B and Management Forms
(2) Types of JCT Contract such as Trad lump sum, Trad measurement, Trad cost reimbursable
(3) Matters that might affect the choice of contract and the consequences of that choice e.g. Nature of project, complexity, measure of control, accountability, appointment, changes, contract sum etc.
(4) Range of Contracts such as Standard with or without quantities, Intermediate, Intermediate with Contractor Design, Deisgn & Build, Minor Works etc.
(5) Flow charts and diagrams to help you select the appropriate form

Question 5

Why did you select JCT D&B for FAB Office Fit-Out?

Answer 5

(1) Quicker programme as we appointed the contractor before detailed design development
(2) Newly renovated to CAT A by Landlord and robust requirements and performance specs at the time of tender so unlikely to implement much change post-contract in terms of design or disruption
(3) Single point of contact and accountability
(4) Speculative risks sat mainly with the contractor

Question 6

What is the affect of including sectional completion dates within your contract?

Answer 6

Each section has its own discrete completion process which affects handover of area to the client, delay damages, insurances, retention and the defects rectification period.

Question 7

How do you typically assess an EOT Claim?

Answer 7

RICS Guidnace Note - Extentions of Time

(1) Consider whether there is a valid reason why the completion date should be adjusted. Refer to Relevant Events under JCT or Compensation Events using NEC. Typical reasons would be instructions, variations, deferment of possession, suspension or particularly adverse weather.
(2) Delay notice by contractor stating cause and effect
(3) Analysis of the delay such as critical path analysis and comparing actual vs planned progress

Question 8

Why did you select NEC ECC Option C for the TH Project?

Answer 8

(1) Government organisation had an overarching contract strategy to use NEC
(2) Option C incentivised the contractor to deliver under the target price through the pain/gain share mechanism.
(3) The nature of the scheme worked well with the NEC concepts of agreeing time and cost within set timeframes because changes were easy to quantify

Question 9

What is the process for submitting and accepting the programme under NEC?

Answer 9

Contractor submits a programme for acceptance.

Project Manager has 2 weeks to accept or reject. Reasons to reject can only be for one of the following:

1. Contractors plans shown are not practicable
2. It does not show the information which this contract requires
3. It does not represent the Contractors plans realistically
4. It does not comply with the works information

Question 10

What are the general principles and procurement thresholds associated with OJEU?

Answer 10

OJEU = Official Journal of the European Union

It is an online government contract and procurement portal.

It is set up for compliance with public sector procurement rules under the Public Contract Regulations 2006

Basic thresholds apply where supplies or services are over circa £122k and works are over £4.7m

Question 11

What is the difference between procurement and tendering?

Answer 11

(1) Procurement is the overall act of obtaining goods and services from external sources. It refers to the overall strategy which would be determined by cost, time, quality, funding and complexity
(2) Tendering is the bidding process, to obtain a price; and how a contractor is actually appointed.

Question 12

What are the main forms of tendering?

Answer 12

Single Stage, Two Stage and Negotiated

Question 13

Why would you impliment a two-stage tender?

Answer 13

Contractor appointed under a PCSA earlier in the design process (RIBA 2/3) for specialist input around buildability, packaging, works procurement and planning.

Contractor appointed on a prelims basis including overheads and profit.

Ideally the contractor is working with the Client to contribute towards the design and then produce a bid for the construction works which meets the Client’s budget requirements.

Question 14

What are the main reasons for a robust tendering strategy?

Answer 14

Accountability, auditability, ensuring everything has been picked up, parity, helping to reduce claims of corruption; and ensuring that the correct price has been paid for the proposed works.

Question 15

What information would you include in an RFP for the appointment of a contractor?

Answer 15

Cover Letter

Instructions to Tenderers

Background

Scope of Services Required

Employer’s Requirements, Design and Specifications

Preliminaries / Site Information / Pre-Construction Information

Pricing Document

Tender Return Template

Evaluation Methodology

Form of Contract

Question 16

What financial information do you include in your monthly client reports?

Answer 16

(1) Projected and actual costs for all project liabilities such as profesional fees, construction costs, client direct works and contingencies
(2) Variation account / change log including pending or potential
(3) Anticipated final costs
(4) Total certified payments

Question 17

What are the main reasons why the contract sum might change?

Answer 17

(1) Adjustment of provisional sums or prime cost (PC) sums
(2) variations to the design and/or the specification of the work
(3) additions or reductions to the scope of the works
(4) loss and expense incurred by the contractor for specified reasons
(5) increases or decreases in the costs of labour and materials or in taxes, levies or contributions imposed by the government (i.e. fluctuations – albeit many employer’s will seek to remove such provisions through amendment to the contract conditions).

Question 18

What do you include in your Payment Certificates?

Answer 18

Contract Details / Cert No

Contract Date

Valuation Date

Due Date

Issue Date

Date for Payment

Contract Sum

Gross Valuation

Less Retention

Less Previously Certified

VAT

Question 19

What is the standard interim payment timeline under JCT Standard BC?

Answer 19

Application to be submitted no less than 7 days before Due Date

Valuation period (7 days)

Due Date

Payment Cert no later than 5 days from the Due Date

Final date for payment no later than 14 days from the Due Date

Total process is 21 days as standard

Question 20

What are the main methods for interim valuations and payment?

Answer 20

• Stage Payments
• Milestone payments
• Payment based off activity schedule
• Third party certification (application and valuation)

Question 21

What are the four main types of communication?

Answer 21

(1) Visual Communication
(2) Written Communication
(3) Verbal communication
(4) Non-verbal communication / body language

Question 22

What are some of the key principles of negotiation, the pitfalls and the distinct phases that should be followed?

Answer 22

Principles:

Prepare beforehand and gather the facts

Seek common objectives

Know your fallback position or bottom line

Engage with relevent stakeholders

Process

Opening statements

Bargaining and negotiation

Close

Review and communicate

Question 23

How do you adapt your communication style to suit your client?

Answer 23

Consider the governance structure, their personanility, your relationship, their requirements, the services being provided and your role.

Make a judgement and contunally review either through formal feedback and client care or informally.

Question 24

What are some of the concepts laid out by Stephen R. Covey in ‘The Seven Habits of Highly Effective People’ and how do you impliment them?

Answer 24

(1) Paradigms of interdependence
(2) Empathic communication
(3) Creative cooperation
(4) Thinking ‘win–win’.

Question 25

How did you negotiate with the Contractor in respect of their two stage tender offer for the main contract at ST?

Answer 25

I considered the offer and reviewed alternatives before entering into negotiation. I demonstrated that the proposed management and commercial proposal was excessive for the scale of the project. I suggested alternative arrangements for welfare to result in cost savings.

Question 26

What are the different classifications and ownership structures of companies in the UK and their legal ramifications with regards to liability?

Answer 26

(1) Sole Trader Individual ownership and personally liable for business losses. Tax paid through self-assessment. (2) Partnership Two or more individuals peronally liable for business losses. Paid through company profits on an agreed share and then taxed individually. (3) Limited Company The company is a separate legal entity with its own legal rights and obligations. This means the company is responsible for everything it does and its finances are separate to the personal affairs of its owner(s). Any profits generated are retained by the company, after it pays Corporation Tax. Only then can the profits be distributed to shareholders in the form of dividends. (4) Limited Liability Partnership Same as partnership but partners are only personally liable up to the amount they invest.

Question 27

What are the 5 main basic organisational structures?

Answer 27

Functional, divisional, matrix, team, and networking.

Question 28

What are they key elements of a business plan and what is the purpose of a business plan?

Answer 28

Background Business Concept and Objectives Business Structure Products and Services Market Research SWOT and PESTLE Analysis Competitor Analysis Operations and Logistics Costs and Financial Analysis A business plan gives an outline of your business, the market in which it will operate and how it aims to make money - and should answer this question: why will your business succeed when so many others fail? You might have a short, medium and long term business plan.

Question 29

How do you avoid disputes and conflict in construction?

Answer 29

Clear and detailed design, specifications and requirements. Contract provisions and conditions. Collaborative communication and clear governance. Use of Early Warnings, Risk Management, Cost and Change Control. Appropriate levels of funding.

Question 30

What are the main forms of Alternative Dispute Reslution?

Answer 30

Mediation, Adjudication or Arbitration

Question 31

What are the typical escalation steps in dispute resolution?

Answer 31

1. Negotiate amongst the project team 2. Escalate to a representative panel or Dispute Resolution Board 3. Enter into Alternative Dispute Resolution (ADR); most commonly arbitration or adjudication (depending on how the contract is set up) 4. Litigation which involves legal action in court

Question 32

What are the key factors to consider with sustainable construction?

Answer 32

Waste Energy Pollution Materials Transport CO2 Ecology and Biodiversity

Question 33

What are some of the renewable technologies you are aware of?

Answer 33

Wind Solar Hydro Sustainable Materials Smart Buildings Circular Economy

Question 34

What are some of the relevent regulations and codes of practice relating to sustainable construction?

Answer 34

Building Regulations, in particular Part L EPC and DEC Site Waste Management Regulations COSHH CAR

Question 35

What are some of the relevent accrediations and standards?

Answer 35

ISO14001 BREEAM LEED SKA SAP Passivhaus

Question 36

What are the three pillars of sustainability?

Answer 36

Economic, Social and Environmental

Question 37

Explain what you understand about BREEAM

Answer 37

British Research Establishment Environmental Assessment Method Competency based assessment. Looks at energy, health and wellbeing, waste, pollution, materials, land and ecology. Two stages of assessment and certification are carried out: A design stage assessment resulting in an interim certificate being issued. A post-construction assessment resulting in a final certificate being issued and a rating awarded. Ratings = Outstanding, Excellelent, Very Good, Good, Pass, Unclassified

Question 38

Which materials have low embodied carbon or minimal environmental impact?

Answer 38

More efficient design Change of specification (e.g. vary element type like cladding) Design for less waste Design for off-site construction Design for re-use Use recycled materials Use responsibly sourced materials

Question 39

How can we preserve natural materials in construction?

Answer 39

Avoiding using scarce (non-renewable) materials, such as peat and weathered limestone. Creating less waste. Using less; by not over-specifying performance requirements, by designing minimum weight structures and by matching demand to supply (such as supply balancing cut & fill). Using reclaimed, rather than new materials. Using renewable materials (crops).

Question 40

How can you improve a building's sustainability?

Answer 40

Natural, recycled and sustainable building materials Efficient design in terms of thermal performance Water and power systems such as GSHP Reduction in pollution and waste Minimizing damage to the local ecosystem during and after construction

Question 41

What's the difference between an Employer's Agent and Contract Administrator?

Answer 41

Contract Administrator (CA) = Traditional, exists post-contract, solely to administer the contract Employer's Agent (EA) = Design and Build, pre and post contract, works on behalf of the Employer and often has certain authorities beyond that of a CA such as tendering and providing advice to the Employer to assist them in making informed decisions

Question 42

What leadership style did you adopt when negotiating costs for SFoH Ph2?

Answer 42

Burocratic in the sense that I wanted to follow a very procedural, fair and auditable negotiation. Transactional in the sense that our negotiation was mutually benefitial despite my assessment of lower prelims, because it established a good relationship and enabled the project to go ahead.

Question 43

When have you utlised a motivational theory in your leadership of others?

Answer 43

Herzberg's Two-Factor Theory: Encouraging recognition for achievements such as delivering critical milestones on projects as a motivator. Ensuring project governance and structures work well for the team as a hygein factor.

Question 44

When have you altered your leadership style to suit a client?

Answer 44

Public sector - beurocratic and democratic Private sector - charismatic and servant

Question 45

What Employment Legistlation do you know of?

Answer 45

Employment Rights Act 1996 Equality Act 2010 National Minimum Wage Act 1998 Health and Safety at Work Act 1974

Question 46

What components would you expect to see in a project brief?

Answer 46

Background Stakeholders and org structure Scope and constraints Deliverables and outputs Success factors and KPIs Finance Procurement strategy Milestones programme Risks and issues Sign off page

Question 47

What activities would you undertake to assist in the production of a project brief?

Answer 47

Existing information such as the business case, the statement of need and the strategic brief. Site surveys, site information and site appraisals. Analysis of existing accommodation. Workshops with champions and user panels to establish needs, expectations and priorities. Input from other stakeholders. A wider consultation process. Interviews. User surveys. Input from statutory authorities, such as the fire brigade, statutory utilities, local authority, heritage organisations, and so on.

Question 48

What information would help you determine the scope for the project brief?

Answer 48

Client Requirements Site Information Spatial Requirements Technical Requirements Component Requirements Constraints (planning, budget, programme, risks, targets)

Question 49

Which documentation would you produce before a project brief under the RIBA Plan of Work?

Answer 49

Statement of Need, Client Requirements, Business Case, Strategic Brief

Question 50

What are the key changes coming into affect through the new Building Safety Act?

Answer 50

New: Accountable Person responsible for the safety of the building New: National regulator for building safety, within the Health and Safety Executive supported by a panel of residents responsible to oversee the safety and standard of all buildings, directly assure the safety of higher-risk buildings; and improve the competence of people responsible for managing and overseeing building work New: ‘golden thread’ of vital information about the building to be gathered over its lifetime New: Building Assurance Certificate Banned the use of combustible materials on the external walls of high-rise buildings Banned ACM Cladding

Question 51

What key publications has RICS produced or supported recently in relation to Fire Safety?

Answer 51

International Fire Safety Standard (IFSS) - Common Principles External Wall System (EWS1) Survey Guidance and Forms Fire Safety Guide for the Public PII Update

Question 52

What are the duties of the Responsible Person under RRO 2005?

Answer 52

Risk assessments Training Take steps to eliminate risks Take precautions to ensure safety

Question 53

What is a DX Unit?

Answer 53

Direct Expansion Unit - used to cool air in building air conditioning

Question 54

What PI levels do you need as a firm?

Answer 54

If your turnover is less than £100k, £250k PI If your turner is between £100k and £200k, £500k If your turnover is over £200k, £1m

Question 55

What techniques would you consider when managing / mitigating delay?

Answer 55

Acceleration (increase resources, manpower, plant or materials) Overtime (NPO, weekend working etc) Programme resequencing (concurrent working, analysis of critical path) Change methodology (prefab, temporary finishes etc) Change/redcue scope Phased handovers

Question 56

Why is D&I important?

Answer 56

Diversity is benefitial as it provides a range of perspectives and opinions. Inclusion should be considered as a basic right becasue everyone should feel equal, able to contribute without barriers or predjudice against any discriminating factors.

Question 57

What are the main types of piles?

Answer 57

Driven: Prefabricated off site and driven into the ground. Displacement. Bored: Spoil removed on site to form a hole which is filled with a reinforced concrete, poured in situ. Replacement. Screw Piles: Prefabricated with a helix at the toe and screwed into the ground Micropiles: such as underpinning and existing structure Pile Wall: retaining walls such as secant, contiguous or sheet piles

Question 58

Why do we use pile foundations?

Answer 58

To transfer the loads of a structure through week strata into stronger or stiffer material such as compact soil, rock or clay.

Question 59

What are the two main pile classifications and explain their differences?

Answer 59

End Bearing: friction at the toe of the pile, bearing on a hard layer. The pile transmits load directly to firm strata, and also receives lateral restraint from subsoil. Friction (or floating) piles develop most of the pile-bearing capacity by shear stresses along the sides of the pile, and are suitable where harder layers are too deep. The pile transmits the load to surrounding soil by friction between the surface of the pile and soil, which in effect lowers the bulb of pressure.

Question 60

Why did you opt for sheet piles of the SFOH Project?

Answer 60

Cost and time savings determined by logistics, the available space on site, noise and vibration due to being in central London, saving in wall thickness and able to get close to the building. Secant or contig piles would have needed bigger machinery, concrete deliveries, space to make the reinforcement cages and would have taken longer on site.

Question 61

What were the key programme activities at the SFoH basement project?

Answer 61

Pre-construction activities, mobilisation, site establishment, removal of hard landscaping, pre-auguring, piling, reduced level dig, underpinning, drainage, waterproofing, slab formation, liner walls, internal wall, beams, suspended slab, pavement lights and then resurfacing.

Question 62

What are the main components in a building?

Answer 62

Substructure, Superstructure and Services Foundations, plinth, walls and columns, sills and lintels, doors and windows, floors, roofs, stairs and lifts, finishes and building services.

Question 63

What were the MEP design specification perametres at the 30CS project?

Answer 63

Temperature: Heating 20 degc +/- 2 & Cooling 23 deg c +/- 2 Water: Distribute hot at 60degc and cold at 20degc. Store at 55+degc to avoid legionella Air Qaulity: 10litres/second p/p Acoustics: Nr 35 Lighting: 500 lux

Question 64

What information did you submit as part of the LFA process and what is the purpose of it?

Answer 64

Drawings, lighting plots, contractor list, equipment and MEP services Landlord must approve the proposals and their interest is in relation to reletting and upkeepin the space; so changes to the space with partitions, service routes, MEP modifications etc.

Question 65

What did the contractor check as part of their validations at the 30CS project?

Answer 65

Water supply, flow rate, pressure, contamination, BMS commissioning, mechanical performance, lighting provision.

Question 66

What did you check as part of your due dilligence at 30CS?

Answer 66

Landlord document and site review: Lease drawings, tenant fit-out guide, space for additional plant, floor layout and base build MEP provision. Also building condition so asbestos register, searches and EPC.

Question 67

Explain some of the design characteristics of your sheet piles at the SFoH project.

Answer 67

Sheet piled retaining wall. 11m sheet piles with a basement slab formation level of -4.5m. The sheet piles acted in canteliever and did not require propping.

Question 68

What was the waterproofing detail at SFoH basement project?

Answer 68

Perimeter walls and basement slab = Cetco bentonite carpet, caltite concrete liner walls, volseal (liquid waterproofing) Ground slab = coreflex single plastic membrane No cavity drain used because it would have taken up more floor space, it would require a pump system needed and associated maintanence, plus it would remove the caltite warranty.

Question 69

What are they key elements of the Party Wall Act 1996?

Answer 69

Line of junture: existing alterations or new structure on a boundary line Party Wall: shared structure alterations such as demo, thickening, repairing Adjacent excavation: within 3m that will go lower than foundations, or within 6m where a 45deg line crosses through the excavation from the neighbouring foundations. Process is to appoint a Party Wall Surveyor individually or jointly and adhere to timescales for notices etc.

Question 70

What are collateral warranties?

Answer 70

Collateral warranties are agreements which are associated with another 'primary' contract. They provide for a duty of care to be extended by one of the contracting parties to a third party who is not party to the original contract. E.g. Contractor may obtain collateral warranties from the subcontractor which would provide a direct contract with the Employer for any defects.

Question 71

What is the difference between a Performance Bond and Parent Company Guarantee?

Answer 71

Performance Bond = Contractor takes out bond with bank or insurer who the Client could then pursue in the event of financial loss due to the Contractor's failure to fulfill their obligations. Parent Company Guarantee = Contractor is a subsiduary to a Parent Company who then offer to step in if the Contractor defaults.

Question 72

How are delay damages deducted?

Answer 72

Under the standard JCT wording the employer must issue a non-completion notice stating that the works did not complete on time. JCT then requires two further notices, firstly one setting out that the employer "may require payment of, or may withhold or deduct, liquidated damages” (“the First Notice”) and then, before sums are deducted, the employer must issue a second notice under which the employer "requires" the contractor to pay liquidated damages and/or that the employer "will" withhold or deduct liquidated damages (“the Second Notice”). Then if the liquidated damages are to be deducted from sums otherwise due, a pay less notice has to be served. In total there are potentially four notices.

Question 73

How have you addressed issues of non-performance from your consultants?

Answer 73

On LMUTCP I was dissatisfied with the content of CoW reports and therefore discussed mine and the client's expectations in greater detail with the consultant make improvements. The reports needed to be more specific, with reference to specific standards and regulations where areas of non-conformance needed to be addressed by the Contractor. I therefore changed my leadership style from delegative to authoritarian.

Question 74

What is the key H&S legislation relating to construction?

Answer 74

Health & Safety at Work Act 1974 Building Regulations 2010 CDM Regulations 2015 LOLER PUWER RIDDOR Manual Handling Regs Working at Height Regs

Question 75

When is a project F10 notifiable?

Answer 75

Longer than 30 days with more than 20 operatives on site, or more than 500 person days.

Question 76

What are the duties of the Principal Designer?

Answer 76

Manage Health and Safety pre-contract by identifying, eliminating or controlling risks through design (using the hierarchy of control) Produce the Pre-Construction Information Help the PC in the planning, managing, monitoring and co-ordination of the construction phase. Assist in the production and review of the H&S File

Question 77

What is the Hierarchy of Control?

Answer 77

Elimination Substitution Engineering Controls Adminstration Controls PPE

Question 78

What is a risidual risk?

Answer 78

Residual risk is the remaining risk after your control measures are in place such as working at height to maintain and operate equipment.

Question 79

What are the Client duties under CDM 2015?

Answer 79

F10 Appoint PC and PD Allow sufficient time Provide welfare Provide PCI

Question 80

What are the Principle Contractor's duties under CDM 2015?

Answer 80

Construction Phase Plan Managemening, coordination and planning or works Inductions Security Welfare

Question 81

What are the main concepts of RICS Surveying Safely 2018?

Answer 81

Risk Management Fire Safety Asbestos Safety Visiting Sites Audit Corporate and Personal Responsibility Procurement

Question 82

What are some of the main hazards or risks you experience?

Answer 82

Driving Lone working Noise and vibration Construction site hazards

Question 83

Give an example of amending a working practice to provide better H&S.

Answer 83

Amended the site demise segrogation with 2 contractors on adjoining sites as it became apparent that oversailing was an issue due to lifting operations.

Question 84

What are the 3 main types of asbestos?

Answer 84

Amosite = Brown Chrosotile = White Crocidolite = Blue

Question 85

What is the key legislation for asbestos?

Answer 85

Control of Asbestos Regulations 2006 (CAR)

Question 86

What is the Duty Holder responsible for under CAR 2012?

Answer 86

Identifying, managing and controling asbestos Keep records Risk assessments Must not undertake works that will expose people to asbestos

Question 87

What are the 3 main categories for removal of asbestos under CAR 2012?

Answer 87

1. NotifiableLicensed Asbestos Work (High Risk) 2. Notifiable Non-Licensed Work (Medium Risk) 3. Non-Licensed Work (Low Risk)

Question 88

What is the notification period for notifiable licenced asbestos works?

Answer 88

14 days

Question 89

What are some of the ACM's you've come across on your projects?

Answer 89

Pipework, lagging, asbestos string, raw plugs, vinyl flooring, resin ashesive, coatings, insulation board

Question 90

What are the different types of asbestos survey and when are they appropriate?

Answer 90

Asbestos Refurbishment and Demonlition Survey - to be used when planning on works Asbestos Management Survey - to manage asbestos-containing materials (ACM) during the normal occupation and use of premises.

Question 91

What is the certified body for assessing asbestos specialists?

Answer 91

UKAS is the sole government-recognised national accreditation body to assess asbestos specialists against international standards. The accreditation process scrutinises the technical competence and integrity of organisations that provide asbestos surveys and related services.

Question 92

What are the different sections within a standard JCT Building Contract?

Answer 92

Agreement Recitals Articles Contract Particulars Attestation Conditions Schedules

Question 93

How is risk factored into project costs?

Answer 93

Programme time risk allowances and float, contingencies, provisional sums, contract selection (e.g. D&B, Trad or Management)

Question 94

What are the different cost reports you'd expect to see on a project throughout the different RIBA stages?

Answer 94

0/1 - Budget 2/3 - Cost Plan 4 - Pre-Tender Estimate 5 - Monthly Cost Reports 6 - Final Account

Question 95

What are the different stages in the RIBA Plan of Works 2020?

Answer 95

0 - Definition 1 - Brief 2 - Concept 3 - Spatial 4 - Technical 5 - Construction 6 - Handover 7 - Use

Question 96

Give an example where you have advised a Client resulting in cost saving?

Answer 96

Splitting structure and fit-out into 2 packages to benefit from reduced contract sum and prelims on the fit-out vs the tier 1 contractor working on the structure.

Question 97

What financial information did you include in your monthly reports?

Answer 97

Contract sum, client direct costs, changes and variations (approved and anticipated), contingencies, professional fees, cash flow and KPIs.

Question 98

What is the maximum travel distance to a fire exit?

Answer 98

The travel distance should be measured from the farthest point in a room to the door to a protected stairway or, if there is no protected stairway, to the final exit from the building. If there is only one escape route, the travel distance should not normally be more than 18 metres

Question 99

How many fire escapes do you need?

Answer 99

The fire exit regulations recommend that there are at least two escape routes from every part of premises that are completely independent of each other. This will ensure there's always a route your staff can take to evacuate the building. You need 5mm per person in terms of width where the occupancy level is over 220.

Question 100

How do you know the minimum width of fire escape required?

Answer 100

Based on occupancy and risk. Generally 5mm per person when over 220 people.

Question 101

What are the key principles of GDPR?

Answer 101

Lawfulness, fairness and transparency Purpose limitation Data minimisation Accuracy Storage limitation Integrity and confidentiality (security) Accountability

Question 102

How long can you keep personal data under GDPR?

Answer 102

You must not keep personal data for longer than you need it. You need to think about – and be able to justify – how long you keep personal data. This will depend on your purposes for holding the data. You need a policy setting standard retention periods wherever possible, to comply with documentation requirements. You should also periodically review the data you hold, and erase or anonymise it when you no longer need it. You must carefully consider any challenges to your retention of data. Individuals have a right to erasure if you no longer need the data. You can keep personal data for longer if you are only keeping it for public interest archiving, scientific or historical research, or statistical purposes.

Question 103

How does your company manage data security?

Answer 103

Information Security Management System, ISO27001 and Cyber Essential Plus

Question 104

What is the key legislation in relation to D&I?

Answer 104

Equality at Work Act 2010 Part M - Building Regs Planning Policy Framework

Question 105

What are your rights under the Equality Act 2010

Answer 105

Nine protected characterstics: age, disability, gender reassignment, marriage and civil partnership, pregnancy and maternity, race, religion or belief, sex, sexual orientation. Situations where you are protected from discrimination: workplace, public services, businesses providing services (shops, restaurants, and cinemas etc.), transport, clubs, public bodies

Question 106

What are Bruce Tuckman’s four typographies of team development:?

Answer 106

Forming, storming, norming and performing

Question 107

What are some of the motivational theories you know of?

Answer 107

* Herzberg’s theory: two-factor theory (hygeine factors and motivators) * Maslow’s theory: hierarchy of needs * Belbin’s theory: team roles

Question 108

When have you used a motivational theory?

Answer 108

Spot awards to highlight achievements

Question 109

What are the main leadership styles?

Answer 109

* Autocratic * Charismatic * Transformational * Laissez-faire * Transactional * Supportive * Democratic

Question 110

What are the aspects of the RICS are currently under review?

Answer 110

RICS Rules of Conduct Consultation: to combine/streamline for Members and Firms Defining our Future: consultation and review looking at things like membership value, governance and transparancy, the purpose of RICS and priorities for the future.

Question 111

What are some of the current issues facing the RICS?

Answer 111

Internal enquiry due to financial mismanagement and questionable renumeration for senior staff despite redundancies and furlough money.

Question 112

What would you need to consider if you were to set up a firm?

Answer 112

Inform RICS and register for regulation Adhere to the rules of conduct for firms, including taking out PII, having a complaints handling procedure and a client money handling procedure. Appoint a contact officer and use the correct designation.

Question 113

What are the rules of conduct for members?

Answer 113

Interpretation Communication Ethical Behaviour Competence Service CPD Solvency Information to RICS Cooperation

Question 114

What insurances would you need to start up your own firm?

Answer 114

PII Public Liability Employer's Liability Potentially Building and Contents Insurance

Question 115

What must a complaints handling procedure include?

Answer 115

Format provided by RICS 7 days to respond and/or seek further details to clarify nature of complaint Complaint must be investigated within 28 days with the objective being to resolve If not resolved or still dissatisfied with the outcome it may go to arbitration or dispute resolution.

Question 116

How might you handle a percieved or actual conflict of interest?

Answer 116

If 2 departments are working for the same client with potentially differing agendas, you should inform the client, look at confidentiality or NDA, information barriers, seporate communication lines etc. Client must issue a formal letter to instruct you to proceed.

Question 117

What must you do if you recieve a formal complaint from a Client?

Answer 117

Internal complaints handling manager Notify PII

Question 118

What are the minimum levels of indemnity required?

Answer 118

Turnover less than £100k = £250k PII Turnover between £100k and £200k = £500k PII Turnover over £200k = £1m Uninsured excess generally 2.5% maximum.

Question 119

What are the key principles of Bribary Act 2010?

Answer 119

Legislation against making or recieving a bribes. Applies to all UK entities. Six Principles of Prevention: Proportionate, top level, risk assessment, due dilligence, communication, monitoring and reviewing.

Question 120

What is run off cover?

Answer 120

To ensure that firms, members and their clients are not exposed to financial detriment in the period following a firm ceasing to trade, RICS requires firms to obtain fully retroactive run-off cover. The minimum policy requirements are: 6 years for contracts signed under hands and 12 years under dead.

Question 121

What are the five principles of better Regulation?

Answer 121

Proportionality. Accountability. Consistency. Targeting. Transparency

Question 122

What are the 5 professional standards?

Answer 122

Service, Trust, Integrity, Respect and Responsibility (STIRR)

Question 123

How should you avoid PI claims?

Answer 123

Act in accordance with RICS guidlines Act within the scope of your appointment Provide a high level of service Use proper letters of engagement and appointment Good record keeping

Question 124

How did you adress the 5 ethical standards in your case study?

Answer 124

Took responsibility for the project from a management, leadership and accountability perspective. Provided a high level of service within the scope of my appointed role as PM and EA.

Question 125

What are some of the main focuses around sustainability in construction at the moment?

Answer 125

Emobodied Carbon Net Zero Circular Economy

Question 126

What are some of the key things to include in a Client's Money Handling Procedure?

Answer 126

Seporate client bank account Not to hold any other monies other than client money Access to funds should be imediate to ensure client is able to withdraw in full Declare any interest

Question 127

Why do we have PII?

Answer 127

Protects client against our negligence. Protects firm against claims it could not afford to pay. Protects against third party claims.

Question 128

What kind of project might be deamed high risk for your company and therefore important in respect of PII?

Answer 128

Fire Safety Ground Works / Basements / Risk of Unknowns High Complexity Major Schemes

Question 129

What are the main personality traits?

Answer 129

Agreeableness Openness Neuroticism Conscientiousness Extraversion

Question 130

What is the difference between adjudication and arbitration?

Answer 130

Adjudication is quicker (28 days) and less expensive than arbitration or litigation. 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. Arbitration is really an alternative to court proceedings but with experts in the field, shorter timeframes and no public record. The arbitrators award can be enforced as a judgement of the court.

Question 131

What are some of the key guidance documents you refer to as a PM?

Answer 131

Black Book Documents: Surveying Safely Procurement and Tendering Conflict avoidance and dispute resolution Defining Completion Extensions of Time

Question 132

What is the governance structure of the RICS?

Answer 132

Privy Council Governing Council Regulatory Tribunal, Management Board, Standards and Regulation Board, Audit Committee

Question 133

What is covered by the Employment Rights Act 1996?

Answer 133

Unfair dismissal, notification periods for dismissal, time off and redundancy.

Question 134

What is a reasonable adjustment under the Equality Act?

Answer 134

A ‘reasonable adjustment’ is a change to remove or reduce the effect of: an employee’s disability so they can do their job a job applicant’s disability when applying for a job The reasonable adjustment could be to: the workplace the ways things are done get someone to help the employee or job applicant e.g. install a new ramp for a wheelchair user.

Question 135

Which documents do RICS publish as Standards?

Answer 135

RICS standards of conduct include Rules of Conduct and a number of mandatory standards that apply to all professional members and RICS-regulated firms. Rules of conduct. ... Bribery, corruption, money laundering and terrorist financing. ... Ethics. ... Conflicts of interest. ... Client money. ... Risk, Liability and Insurance.

Question 136

What is RICS doing to uphold Diversity and Inclusion?

Answer 136

Inclusive Employer Quality Mark Work to adress black, ethnic, female and LGBTQ representation and inclusivity

Question 137

What report has RICS published regarding sustainability across our profession and the many markets, sectors and economies we advise and support?

Answer 137

RICS Futures Report 2020