British Museum Flashcards
Why did these ‘number of variations’ arise?
Mainly as a result of:
RIW works
No need to remove the plinth;
Heating Pipework Alterations (UFH)
What were the variations?
RIW Works:
-Additional works to internal walls of Studio -(Removal or an additional 9.5m2 of existing plaster - 2nr operatives 6hrs each;
-Remove timber sub floor to allow for RIW works and reinstate on completion - 1nr operative 2 days;Install additional RIW system;
Re instate new lime plaster;
Decorations to wall;
Heating Pipework Alterations (Unforeseen heating and pipework repairs) ;
Gulley Cover, SS to Iron.
additional ‘damp areas’ identified for removal -
internal plaster words (live);
external render works (live).
South Elevation Add/Omit?
All works to the south elevation (internally and externally) including below ground drainage, as a result plinth not need move and RIW to be installed. - Omit: £25k, Add £10k (saving £15k) - was lime render and asphalt plinth still installed? (lime render just to a certain point?)
What were the final costs for all the variations?
£42,263.62 (£10k added for EoT Claim)
How many variations by the end of the project?
8 nr instructions (some just omission and addition of PSUMs; other confirmation of CDP items) issued at end of job.
Why was there a ‘loss and expense’ claim?
Delay in confirmation of ladder locations (delay to fabrication);
Delay in confirmation of blind fabric and colour (delay to fabrication);
Scaffold works could not progress until confirmation on the add/omits of the South Elevation works (RIW and drainage);
RIW related works ((plus additional defective plaster removal),
new RIW waterproofing works and plaster repairs. Removal of flooring required to apply waterproofing with subsequent re-instatement)
How did you assess the claim?
Processs of validating causes, review any concurrent works, how critical path affected; contractor tried to minimise impact (appropriate rescheduling?).
L&E claim?
Delay of above agreed at 5 weeks (£9.5k)
How did you determine costs?
Costs based on preliminary items list and other costs submissions the contractor made re site office overheads, loss of profit
Loss of profit calculation:
Baseline profit documentation.
Compare expected vs. actual profit.
Link event to profit loss.
Efforts to mitigate loss.
Direct costs:
labour, materials, subcontractors and provide supporting documentation such as invoices, receipts, and payment certificates
Overheads:
Contractor identify and allocate these overheads directly attributable to the event; then determine a suitable allocation basis, such as project duration or value proportion; highlighting any increased costs, inefficiencies, or disruptions caused.
L&E - if not agreement by actual costs, how did you agree costs on a fair basis?
O/H rate of 5% applied to costs of variations, Time-Based Preliminary items I derived a figure of £1.8k/week, coming to circa £9.5k in total.
Although stating to the contractor and the client that actual costs can be used to determine costs, they both agreed to accept this figure.
How did you ‘keep good records’ of the changes made?
Record event.
Initiate change control.
Agree costs, document.
Save instructions in folders.
Review loss and expense claim.
Agree, document, file correspondence.
What are ‘good records’?
Clear,
conclusive,
well organised
easily be retrieved from folders.
What was involved in ‘agreeing the final account’?
All costs claimed for are substantiated;
All works are complete,
variation works and costs are all substantiated and authorised,
EoT has been certified;
L&E costs have been agreed.
How did you ‘package’ the documentation when the final account was agreed?
Document showing the breakdown of FA costs
The ‘records’ of cost agreements
necessary certifications
Above bundled together as evidence for auditing purposes that the costs included in the agreed sum are correct.
What is required to be in place to allow for the final account to be agreed?
All works need to be complete (so a Certificate of Practical Completion is implied);
all variations, claims, etc need to be agreed and included in the account;
there are no outstanding disputes;
both parties agree the the final figure.
How is the final account confirmed as agreed?
Statement of Final Account signed,
However, it can be amended even if signed: for errors or omissions, fraud, mutual agreement, dispute resolution.
How did you ‘issue’ these Instructions?
If for instance Instructing a variation then:
agreement that there is need for the works, the works are not part of the scope,
the client wishes to proceed with the works, costs might be agreed at this stage (or not),
a Certificate of Instruction eg nr 3 is issued describing the variation works and associated costs (if known at that stage).
What works did they cover?
4 Omit UV film to clerestory windows;
5 omission of PSum and Contingency;
6 South Wall changes (RIW related);
7 Heating pipework alterations;
8 revisions to drainage at south elevation + retain iron gully channel covers.
What PSUMs were there?
window repairs to clerestory;
lead repairs additional replacement and structure beneath;
additional hoppers;
replacement of weatherboarding; replacement of 5 ln of below ground drainage run;
masonry repairs following render removal; upgrade rainwater goods - 5ln guttering downpipes,connections;
discovery of live plaster internally;
discovery of live render;
replacement timber ceiling support structure;
replacement of concrete pavers;
unforeseen services modifications including rewiring for replacement light fittings; unforeseen heating and pipework repairs.
How did the Contractor submit ‘firm costs’/ and how were these dealt with?
PSUMs omitted by Instruction and later Instruction identified firm cost - firm cost based on agreed cost between myself and contractor (valuation rules, quotes, dayworks).
How soon after site completion did you issue the PC Certificate?
Should be issued promptly after the works are considered complete and ready for beneficial occupancy.
In practice, this could range from a few days to a few weeks
What are ‘minor works remaining’?
External works ie repairs to garden wall; partial reconstruction; £900.
What works had the Contractor ‘failed to rectify’?
Repairs to garden wall - this was a remaining item of contract works.
Is this an instance of ‘minor works’ that can be done after issue of the Practical Completion certificate?
Yes, snagging or minor outstanding works, do not materially affect beneficial occupancy.
Can an ‘omission’ and ‘Instruction’ be issued after Practical Completion?
Yes
You mention a ‘new’ Statement of Final Account - wasn’t the original Statement conclusive?
No. Can be adjusted. Ref earlier flashcard
How did this ‘discussion’ around the contract to be used arise?
Project handed over post-architectural design.
Engaged to create pricing document and tender package.
Contract type discussed at kickoff meeting.
Proposed JCT Minor Works contract.
How ‘small’ was this project?
circa £225k
How ‘simple’ were these works?
Refurbishment works, internally and externally including the grounds, to the existing Studio relating to improvements primarily concerning
water tightness,
internal environmental conditions, and
redecoration/refurbishment.
What were the CDP items?
Services: including underfloor heating and temporary services modifications/diversion; Ventilation grill to plant room;
temporary works including scaffolding, temporary services modifications;
lead sheet covering/flashings;
mastic asphalt roofing/insultaion finish; sanitary appliances/fittings: new studio taps; permanent access and safety equipement: mansafe roof access system.
How were these CDP items incorporated into the contract documents?
Separate document (Employer’s Requirements?) listing out CDP work items and design/performance criteria alongside. The JCT Approval process was to be followed post contract.
What was the exact duration of the project?
12 weeks duration to programme.
Why was there a ‘requirement to retain design control’?
Grade II listed building.
Aesthetic and environmental considerations.
Consultation with studio users.
Emphasis on comfort and working environment.
Client’s prior collaboration with architect.
How did the ‘discussion’ concerning the LADs arise?
Yy usual discussion I have with clients concerning contract particulars when I am drafting the Preliminaries document which forms part of the tender package, alongside insurance levels, retention, etc.
What was the LAD figure?
After telling the Client it needed to be realistic and I was not able to give advice on a figure other than pointing them to reasons behind they may have additional expense
- they ultimately decided to apply a figure of zero (this may also have contributed to the tenderers lowering their submissions as they didn’t need to price in this ‘risk’).
What did the Client base this figure on?
Finance charges and Professional Fees could have at least been included however the Client decided not to impose so that Contractor’s didn’t need to price in risk
What water penetration, how penetrate?
Water ingress from exterior to interior.
Ground-level water absorption into masonry.
Capillary action and porosity.
Hindered release at higher levels due to non-breathable render.
Resulted in water buildup and inward migration.
Typical methods for waterproofing?
Damp proof membrane (DPM) below ground floor slab.
Damp proof course (DPC) in outer skin of cavity wall (150mm above ground level).
Weep holes above DPC for water drainage.
What is damp?
Water penetrating the building causes ‘dampness’ having the effect of: mold growth; degradation of building materials (plaster, drywall, wood, insulation), staining and discolouration; odours; electrical hazards.
How identified that water penetration from the ground was the cause?
Environmental Building Solutions survey and their recommendations for rectification works
