T.Ward Questions

Question 1

Explain what you understand by the phrase “conflict of interest” . Give an example.

Answer 1

3 different types of conflict of interest listed in ‘Conflicts of interest’ RICS Professional Standard.

Party Conflict - Where an RICS members duty to act in the interests of a client conflicts with a duty owed to another party in the same professional assignment.
Example - Working for both the Employer and Contractor on the same project.

Own Interest Conflict - Where an RICS members duty to act in the interests of a client conflicts with their own interests.
Example - Personal gift

Confidential Information Conflict - Where an RICS member has a duty to provide information to one client and a duty to another client to keep that same information confidential.
Example - QS working for employer in a tendering process, as well as a tenderer. The QS would know the employer’s budget which should be confidential but this information would help the tenderer.

Question 2

Explain the difference between formal and informal CPD

Answer 2

Formal CPD is structured learning organised by professional bodies, institutions or organisations to provide specific skills and knowledge.

Informal CPD is non-structured, self-managed learning activities to improve skills and knowledge.

To be sure, I would refer to the RICS CPD Decision Tree

Question 3

What is the Assigned Risks Pool?

Answer 3

Assigned Risk Pool is a mechanism put in place by the RICS to offer protection to surveying firms who are not able to get PI Insurance on the open market. Firms must apply to the RICS for ARP coverage but it should be noted this is a last resort and firms must seek to obtain PII coverage during their time on ARP.

Question 4

Give me 2 examples of red flag indicators for money laundering.

Answer 4

Red flags for money laundering:
-client is secretive
-cash payment
-payment from multiple bank accounts
-unusual or inconsistent transactions

Question 5

Name the 5 Rules of Conduct.

Answer 5

Members and firms must…
…be honest, act with integrity and comply with their professional obligations, including obligations to RICS.
…maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
…provide good-quality and diligent service.
…treat others with respect and encourage diversity and
inclusion.
…act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession.

Question 6

What would you do if you discovered a colleague had taken a bribe from a contractor?

Answer 6

1. Document evidence
2. Maintain confidentiality
3. Report to my company
4. Report to the RICS if required (if my company do not take appropriate action or I am not comfortable reporting to my company)
5. Seek legal advice if required

Question 7

Advise me how you would deal with the scenario of:- one of your best friends from university working as the contractor’s QS on your project.

Answer 7

Report the conflict of interest to my client and my company, suggesting I may need to be removed from the project.
Document my decision process to provide an audit trail.

Question 8

Advise me what you would do if your neighbour asked for some free advice about building an extension.

Answer 8

I would advise them that I am not able to do that because I do not have the necessary professional indemnity insurance. I would ask if they would like my company to provide a fee proposal for the works.

Question 9

Explain what you mean about the term “active listening” . Give an example.

Answer 9

Active listening requires you tolisten attentively to understand what they’re saying, respond and reflect on what’s being said, and retain the information for later. This keeps both the listener and speaker actively engaged in the conversation.

Question 10

Explain what information you needed in order to prepare the fee proposal at White City.

Answer 10

Scope of service required
Client’s objectives (what are they trying to achieve with my service)
Property details (including location for travel costs)
Potential complications
Company rates

Question 11

What are the pitfalls of having a technical conversation on the phone?

Answer 11

There is no record of the conversation and things could potentially be misconstrued without being able to see each other. Following an important phone call, I would send a follow up email to confirm what had been discussed and any actions to be taken.

Question 12

At Court Lane you state that you negotiated the final account. How did you prepare for this negotiation?

Answer 12

Contract was ICD

During the construction period, I had kept accurate and complete records of all relevant information and documents to assist my assessment of the final account.

Following PC, the contractor provided their final account within 6 months of PC and I made my assessment within 3 months which was then sent to the contractor.

The contract did not require me to discuss any disagreeing matters but to minimise disputes, with the client’s approval I met with the contractor to discuss any items where our assessments differed.

I then issued my final account statement.

Question 13

I see you read Surveying Safely, explain to me one concept / thing you learnt.

Answer 13

The ‘safe person’ concept means that each individual assumes individual
behavioural responsibility for their own, their colleagues’ and others’ health and safety while at work.

Question 14

At Longfield you discovered there were no safety barriers. Explain what you did in relation to this.

Answer 14

I asked someone to keep an eye on the void from a distance to warn any passers by. I then went to the site manager to report the hazard and they erected a safety barrier and assured me it would not happen again. I also documented the hazard in the Risk Assessment log.

Question 15

What are the pitfalls of using Dunn and Bradstreet reports?

Answer 15

Based on limited information from business itself or public records
Dependent on voluntary disclosures from companies
Not always up to date
Not a complete risk assessment tool

Question 16

Name the four basic organisational structures of a business that you refer to.

Answer 16

Functional Structure:
This structure groups employees based on their expertise and the functions they perform (e.g., marketing, sales, operations, finance).

Divisional Structure:
This structure organizes the company around specific product lines, regions, or customer segments, with each division having its own resources and functions.

Matrix Structure:
This structure combines functional and divisional structures, where employees report to both a functional manager and a project or product manager.

Flat Structure:
This structure has a minimal hierarchy, with few management layers and a wide span of control, allowing for more autonomy and decision-making at lower levels.

Question 17

Succinctly explain the disadvantages of litigation.

Answer 17

• Potentially greater cost If the dispute is not well managed or the other party seeks to delay the proceedings.
• Potentially longer to obtain a judgment
• Proceedings are generally conducted in public
• Judgment are subject to appeal.

Question 18

What is the purpose of GDPR ?

Answer 18

General Data Protection Regulation (GDPR) was introduced by EU in 2018 to protect the privacy and personal data of EU citizens.

Question 19

What is the purpose of the Equality Act?

Answer 19

Equality Act 2010 - Its primary purpose is to legally protect people from discrimination in the workplace and in wider society by making it unlawful to discriminate against individuals due to their ‘protected characteristics’.

Question 20

Give me 2 examples of technologies that comply with Approved Document M

Answer 20

Approved Document M refers to the building regulations in the U.K. that dictates the accessibility and use of buildings.
Technology examples include:
1. Mobility Platform Lifts
2. Smart home technologies (lights, automated doors/windows
3. Adjustable height surfaces in kitchen

Question 21

Explain how BREEAM is used to assess environmental performance of buildings.

Answer 21

Building Research Establishment Environmental Assessment Method (BREEAM)

Globally recognised scheme to assess sustainability of buildings throughout their life cycle from design to construction, operation, deconstruction and reuse.

Process measures performance against established benchmarks, such as Energy, Health and Wellbeing, Innovation, Land Use, Materials, Management, Pollution, Transport, Waste and Water.

Question 22

What are the key changes between JCT 2016 and 2024?

Answer 22

Gender neutral language.
Notices can now be served by email.
New Article 7 requires identification of the Principal Designer and Principal Contractor
Epidemic is added as a Relevant Event and an optional Relevant Matter
Changes in law now seen as a Relevant Event and optional Relevant matter
Asbestos, contaminated materials and uxo’s can now be claimed as RE and RM.
Delays - Employer has 14 days to notify contractor of further information required to reach a decision and now have 8 weeks to provide a decision, not 12.
LD’s can’t be claimed if contract terminated
Fluctuations text moved online.
Notification and negotiation provisions are now integrated, not supplemental.
Sustainability provisions are now integrated, not supplemental.
PD and PC now required for Building Regulations as well as CDM regs (previously included)

Question 23

At Highgate West you split the contract into 11 sections, what were the benefits of this for the client?

Answer 23

Highgate West was a live hospital environment during the works. Splitting the contract into sections allowed the Trust to hand over individual wards at a time, enabling the other wards to stay live until they were handed over to the contractor.

Question 24

At Leopold Buildings you refer to Loss & Expense - name the heads of claim that you assessed.

Answer 24

Potential Loss and Expense heads of claim must be direct loss and expense and can include:
-preliminaries prolongation costs
-preliminaries thickening costs
-loss of profit
-overheads
-acceleration costs

Question 25

How can loss and expense be ascertained for Contractor's Head Office Overheads?

Answer 25

The value of lost profit/overheads can be determined using the Emden or Hudson formulas. Hudson is based on OH&P percentage included in the tender. Emden uses the actual head office overheads and profit percentage.

Question 26

Gallery Court - advise me of the contract processes / stages for issuing Pay Less Notices.

Answer 26

In D&B Contracts: Interim Valuation Date is set monthly in the contract The valuation due date is 7 days after the IVD or the application if it is not received by the IVD. Payment Notice is required 5 days after the due date. If not issued, the employer should pay the amount in the contractor's application, unless a payless notice is issued. Final date for payment is 14 days after the due date. If a payless notice is to be issued by the Employer or the EA on their behalf, it should be issued no later than 5 days before the final date for payment.

Question 27

Leopold Buildings - advise me on the consequences of Practical Completion from a client's point of view.

Answer 27

Practical completion has the following consequences for the client: - first release of retention payment to contractor (Default is 3% in D&B and first release is always half) (Intermediate default is 5% and 2.5% but isn't necessarily half) - client takes possession of the site and ensure they have it insured - Liquidated damages can not be claimed after PC issue. PC has the following consequences for the contractor: -First release of retention (see above for %s) -Start of rectification period - Liquidated damages can no longer be claimed by employer

Question 28

Leopold Buildings - Advise me on how the rectification period works on this project.

Answer 28

The rectification period begins at the point that practical completion is awarded. It is usually 12 months long which allows for services to under go a full cycle of the weather The CA/EA must notify the contractor of any defects within 14 days of the end of the rectification period. Final date for payment is 28 days after which ever of these happens last: -end of rectification period -cert of making good issue -final account statements issued

Question 29

Describe to me how steel frames can be fire protected.

Answer 29

Steel frames can be fire protected through intumescent paint, firelining board or by being encased in concrete.

Question 30

Elleray Hall - In simple plain English, explain the information you put forward relating to embodied energy of the frame.

Answer 30

Embodied energy is the total energy consumed throughout all phases of the material. I said that steel has a higher embodied energy than timber, as does concrete. This is due to the complex manufacturing process, the long transportation, and the difficulty with recycling steel.

Question 31

Arkwright Cottages - Explain the disadvantages of modular construction compared to traditional construction on this project.

Answer 31

Design limitations transportation issues due to larger units on-site team may lack assembly experience difficult to make adjustments once units are on site

Question 32

Elleray Hall - What were the reasons for advising aluminium windows would be suitable?

Answer 32

Aluminium windows provide: - affordable and low life cycle costs - durability - aesthetically pleasing, powder coated in any colour - aluminium is 100% recyclable

Question 33

Elleray Hall - Advise me on the environmental qualities of the 3 window types. Which was the most environmentally friendly and why?

Question 34

Arkwright Garages - What information did you give in relation to life cycle costing and maintenance of the flooring in your advice to the client?

Answer 34

I advised that the tiling was durable and required little maintenance, reducing the maintenance costs and increasing the longevity of the product.

Question 35

Succinctly explain the differences between management contracting and construction management.

Answer 35

The management contractor does not directly undertake any of the construction, this is split into packages and carried out by works contractors who are contractually accountable to the management contractor. Construction manager does not directly undertake any of the construction work, this is split into packages and carried out by trade contractors. The employer appoints the trade contractors and is directly responsible for them. The construction manager manages the works

Question 36

Explain to me the benefits of two stage tendering from a contractor's point of view.

Answer 36

Reduces risk as contractor has input in design development Allows contractor to get to know the project better before providing stage 2 cost. Enhanced relationship with client and client's consultants Reduced tendering costs in the initial stage 1 and increased likelihood of works after stage 2.

Question 37

Guys Hospital - describe to me how you compiled the tender documentation. What information did you include?

Answer 37

I requested the design information from the design team I produced the contract sum analysis for the tenderers to complete I also produced the preliminaries and general conditions I included other documents such as form of tender, declaration of non-collusion and an invitation to tender.

Question 38

Highgate West - Explain what the contractor had to do / comply with in order to get on the Framework.

Answer 38

The contractor had to go through a competitive tender to demonstrate their companies capabilities, financial stability, and experience

Question 39

Highgate West - Advise me why Design and Build was selected for this project.

Answer 39

Highgate West is a hospital project. Design and Build was selected because design quality was not a high priority. It also allowed an earlier start on site as works could start on some wards whilst designs were being completed on other wards. It also provided more cost certainty for the client.

Question 40

Guys Hospital - You advised that tender returns were high due to complex logistics. What did you learn from this? What would you do differently next time?

Answer 40

I would advise that: - the tender process should have waited until a scaffolding licence was in place. - acquire a detailed logistics plan and scaffolding quotes for inclusion in the tender, to ease the tenderers concerns.

Question 41

What headings / sections would you expect to see in a typical cost report?

Answer 41

fixed costs (contract sum), variable costs (prov sums/quants), variations (instructions, anticipated instructions, Loss and Expense, risk/contingency), professional fees, client direct costs

Question 42

Leopold Buildings - How did you produce the cashflows? What information did you need to produce these?

Answer 42

I required the following information: - contractor programme - contractors costs - client direct costs - professional fees - retention information.

Question 43

Highgate West - You refer to provisional sums, explain the difference between defined and undefined provisional sums.

Answer 43

The key difference lies in the level of definition and the allocation of risk. Defined provisional sums are used for works that are suitably defined (scope, quantity) that the contractor can make allowances for programming, planning and pricing prelims. Undefined provisional sums are used then works are not suitably defined so contractor cannot be expected to make allowance for them in their programming, planning and pricing preliminaries. Contractor may be entitled to an extension of time and/or additional payments.

Question 44

Highgate West - What was your advice to the client regarding the level of liquidated damages?

Answer 44

I informed the client that the level of liquidated damages must be a genuine pre-estimate of loss to the client in the event of a delay. To put the client back in the position they would have been had the delay not occurred. It must not be treated as punitive/punishment.

Question 45

Elleray Hall - When advising on alternative specifications , explain how you formulated this advice. EG: How did you come up with the advice? What did you review / study to create your advice?

Answer 45

I reviewed the requirements of the products in terms of cost, durability and aesthetics. I spoke with colleagues to ask them if they had any specification suggestions, including some architects in our company. I also undertook my own research. I then costed the option(s) and presented them to the client and design team for approval.

Question 46

In simple layman's terms explain what you mean by the term "wall/floor ratio".

Answer 46

Wall/floor ratio is a design economics concept to maximise efficiency and minimise costs. A low wall/floor ratio means less external surface to insulate from the elements. Low ratio is cheaper to build as they require less materials for the external walls. A low ratio maximises space whilst keeping building and maintenance costs down.

Question 47

Highgate West - Describe one element / example that was value engineered, what was your role and what was the outcome.

Answer 47

As the project was a hospital project, Altro Whiterock wall cladding was specified as a hygienic wall cladding to a number of the rooms. I suggested that maybe the extent of the Whiterock specified was excessive and that it could be reduced in some rooms and replaced with a simple paint finish. The suggestion was accepted and the architect reviewed areas where the Whiterock was not essential

Question 48

Elleray Hall - Advise me what market factors had caused the cost rises. How did you establish / find out this information?

Answer 48

At the time, the main market factor leading to cost increases was the Ukraine conflict. I established this information through reading articles on the matter as well as witnessing price increases on other projects within our company. The Ukraine conflict impacted construction costs, due to supply chain disruptions, rising energy costs, and increased demand for materials. Leading to higher prices for steel, timber, and cement, further straining the already tight supply chains.

Question 49

Elleray Hall - Describe how you carried out the cost exercise for the partition. What information did you need to carry out this task?

Answer 49

I extracted the costs from the cost plan for existing specification. I then reviewed the works that would be required for replacing the glazed partition with a fixed partition and costed those, using quantities taken from the original costs and rates used elsewhere in the cost plan.

Question 50

Arkwright Terraces - How did you adjust costs for location factors?

Answer 50

In the Arkwright cost plan, when using benchmarking I used BCIS to find out the location factor of the original benchmarking and then the location factor of the Arkwright works. I then divided the Arkwright factor by the benchmark factor and used the resulting ratio to adjust the benchmark costs.

Question 51

What are the benefits of using a Bill of Quantities for construction work?

Answer 51

A bill of quantities: - provides an accurate assessment of required materials, labour and equipment, allowing a robust basis of cost estimation - ensures tenders are directly comparable - allows for easy assessment of change

Question 52

Artizan Court - Give me a take off list for the decking and soffit works.

Answer 52

Decking area (decking material, underlay, waterproofing) Railings measure (balustrade, handrail) Edge measure (edge treatment, cladding) Soffit area (soffit materials)

Question 53

Elleray Hall - What are the risks of using rates taken from historical data?

Answer 53

Outdated costs with different conditions due to changes in the economy, laws and regulations Over reliance on historical data could lead to inaccurate predications about the future

Question 54

Elleray Hall - How did you establish which tenderer to recommend? Explain the tasks and actions you carried out to provide your recommendation.

Answer 54

Tender Report: - Arithmetical check - Reviewed the tenders and added allowances for any missing costs - Reviewed preliminaries - Reviewed OHP - Reviewed provisional sums - Produced a quantitive score which was combined with the EA's qualitive score to provide the recommendation

Question 55

Leopold Buildings - Advise me what you learnt from carrying out the assessment of loss and expense?

Answer 55

I learnt that: -L&E must be for direct costs relating to delays, not indirect costs - the contractor only has to determine the loss and expense is likely to or has occurred, not be sure - the JCT contracts include conditions precedent for L&E such as making an application promptly and

Question 56

Explain the different risk categories on NRM 1.

Answer 56

Design development risks Construction risks Employer change risks Employer other risks (postponement, acceleration, availability of funds)

Question 57

Highgate West - Explain to a trainee QS in simple language - the benefits of using a risk register.

Answer 57

Risk registers: - identify risk - prioritise risk - aid risk management - aid communication and transparency

Question 58

Elleray Hall - What were the risks for the contractor in using JCT Design and Build on this project.

Answer 58

The contractor takes on the design responsibility and that comes with risk if issues arise with design after completion. Cost risk because they have to provide a fixed contract sum. Construction and material risk as the contract has to make sure all materials works and structures comply with regulations and standards.

Question 59

Name 3 Relevant Matters.

Answer 59

Instructions/variations impediment, prevention or default by the Employer Epidemic (as long as stated as applying in the contract particulars)

Question 60

Name 3 Relevant Events.

Answer 60

Exceptionally adverse weather conditions Deferment of possession statutory body works force majeure

Question 61

Elleray Hall - Explain the potential consequences of not issuing a payment notice for an interim valuation.

Answer 61

Under D&B, if a Payment Notice is not issued within 5 days of the due date, the Employer must pay the contractor the sum claimed in their interim application, subject to any pay less notices issued by the Employer.

Question 62

Gallery Court - What documentation was issued in the extension of time process? ( Documents from contractor and EA )

Answer 62

Gallery Court was D&B. The contractor gave notice that the works would be delayed as soon as it became reasonably apparent.

Question 63

Why do you think JCT Design and Build selected for this project?

Answer 63

JCT Design and Build was selected for this project because it meant that works could start on site sooner and it provided increased cost certainty for the client whilst design quality was not the highest priority .

Question 64

You refer to assessing provisional sums, name one and explain the risks of having provisional sums on this project.

Answer 64

The new electric connection to the mains was a provisional sum. The risk is that the cost is not fixed and cost control are limited. However, this provisional sum was a defined provisional sum as the works were known and specified in the contract documents, therefore the contractor had allowed for time and preliminaries costs for this provisional sum.

Question 65

Key Issue 1 - Advise me on the risks of reducing the contingency.

Answer 65

There may not be enough money for variations, leading to budget overrun. If the contingency is inadequate it could lead to project delays Quality may be compromised if quality is inadequate.

Question 66

Key Issue 1 - Advise in simple plain English to the client , the difference between value engineering and value management.

Answer 66

Value Engineering ensures that the project is delivered efficiently and cost-effectively. Value Management is the overarching management of value through a project Value Engineering is more focused on cost-efficiency and design optimisation, while Value Management is a broader approach which takes into account the entire project objectives, operations, and stakeholders.

Question 67

Key Issue 1 - From a technology point of view, advise me on the pros and cons of the Pre-formed brick surrounds.

Answer 67

Pros - uniform installation across all windows - formed off site, reducing time on site Cons - More expensive than usual brick window surrounds - Harder to make adjustments once units are on site - Tricky logistics and handling

Question 68

Key Issue 2 - Advise me on the key differences between a single contract sum and contract sections.

Answer 68

Contract was ICD During the construction period, I had kept accurate and complete records of all relevant information and documents to assist my assessment of the final account. Following PC, the contractor provided their final account within 6 months o

Question 69

Key Issue 2 - You advised D&B procurement, what if any caveats did you include with your advice?

Answer 69

The employer loses some degree of control over the design once the contractor is appointed. Quality concerns as contractor may make cost decisions rather than quality decisions.

Question 70

If a trainee QS was going to do a project similar to this one, what advice would you give them?

Answer 70

I would advise them: - to get a good understanding of the client's brief and ensure that their decisions and advice are based around this. - to maintain regular and clear communication with the rest of the design team.

Question 71

Describe an example of a RICS Rule of Conduct you complied with on this project.

Answer 71

Client care - I requested the client's objectives and advised a tailored procurement solution to suit. Quantification and costing - I costed saving estimates for the potential VE items.

Question 72

What impact do you think the Building Safety Act will have on our industry?

Answer 72

Building Safety Bill, builds on recommendations with the Grenfell Tower review. Creates a framework for the design, construction and management of safer buildings in England. New developer tax introduced to make industry contribute to correcting existing defects in buildings. Could increase costs as proven products increase in cost and contractors have to make more effort to comply as well as contributing to the developer tax.

Question 73

You said the in-situ bricks would lead to loss and expense?

Answer 73

I said that I factored in the cost of programme prolongation but I just meant additional time to complete the works, potentially extending the construction programme. This was pre-contract so there was no loss and expense due.