Case study Flashcards
1
Q
What was the use class of your building?
A
B2 - General Industrial
2
Q
How did you determine the age of the building?
A
- The asbestos roof was a good indicator that the property was constructed in circa 1970s when these installations were most prevalent.
- I also reviewed the planning portal to see if there were any historic planning applications for the industrial estate which there were not.
3
Q
How did you know that the warehouse floor was in-situ cast? How is an in situ concrete floor slab cast?
A
- There were day joints present to the concrete slab which indicated the different stages that it was cast.
- In this instance, the long strip method had been used whereby the floor had been cast in two long strips. The process involves laying the concrete between formwork which defines the strip and then levelling the surface manually using a compacting beam and following the top edge of the formwork.
4
Q
What would be the build up of the slab?
A
Typically:
- Wearing surface.
- Structural slab.
- DPM membrane.
- Hardcore sub base.
- Formation level (earth) which may have been built up using sub-grade fill.
5
Q
What type of asbestos would you expect to find in the cement roof sheets?
A
- Chrysotile - this was confirmed by the asbestos refurbishment and demolition survey I instructed.
6
Q
Were there any other ACM’s picked up by the R&D survey?
A
Yes:
- Chrysotile located in the adhesive backing to the vinyl floor tiles at ground floor level.
- Chrysotile located in the sink pad to the kitchen / break out area.
7
Q
What did you request from the contractor following the asbestos removal?
A
- A written confirmation that they had removed the asbestos as identified within the asbestos R&D survey.
- A consignment notice to prove the asbestos has been disposed of as hazardous waste (double bagged and then taken) which quoted the asbestos item codes from the R&D survey itself.
8
Q
Where the asbestos works notifiable?
A
- No, as the works were sporadic and of low intensity and carried out in such a way that workers would not be exposed to levels of asbestos beyond the legal control limit of 0.6f/cm3.
- The principal designer requested an air control certificate to ensure that levels were not breached. This was also highlighted by the PD upon review of the contractor’s original Construction Phase Plan.
9
Q
How much was the dilaps settlement? What was superseded?
A
- £90,000
- Decorations to the existing roller shutter door (to be replaced).
- Decorations to the portion of the ancillary accommodation block that was demolished.
10
Q
What is a CAT A refurbishment?
A
- Also known as a developer’s fit out.
- Provides generic requirements for an incoming tenant such as life safety elements and basic fittings including suspended ceilings, raised floors, carpet and lighting.
- Absent of any tenant bespoke services and finishes.
11
Q
Why was single stage competitive tendering used?
A
- Ensured that the tendered costs would be competitive and provide good value.
- Single stage tendering reduced the overall tender period compared to two stage and provided a lump sum cost for the works meaning the client could quickly determine the capital required for the project.
- The client was used to the method and had had success with it on previous projects.
12
Q
Why did you use the JCT Intermediate Contract? Why didn’t you use with contractor’s design portion?
A
- The works were relatively simple in nature and involved recognised basic trades.
- The client required the works to be designed on their behalf by myself with the exception of the roof specification which was compiled by Tata Steel, the client approved of this.
- Additional provisions were required such as partial possession and more detailed extension of time provisions compared to that of the MW contract.
- More detailed provisions for loss and expence provided for.
- Provision for testing and opening up - may be needed particularly for roof works.
- They want the consultant to be responsible for all design so that there is a single point of liability should there be an issue with any elements of the design. It is also why all sub-consultants are appointed by Hollis and not directly by the client. We are responsible for everything.
- For example, at Leatherhead the roof oversheet was designed by Tata, but we will still be responsible from M&G’s perspective so we will have to rectify it in the event of faulty design.
13
Q
What are the types of specification?
A
- Prescriptive specifications: Provide detailed descriptions of specific materials to use and how they should be installed.
- Performance specifications: Addresses the operational requirements of a installation. The focus is on the project outcome, indicating how it must function, it is up to the contractor how they achieve this.
- Descriptive specifications: Designer controls design intent and defines the performance criteria. Specialist contractor uses skills and expertise to complete the design whilst maintaining the design intent.
14
Q
What was the build-up / specification of the new roof?
A
- The specification was provided by Tata Steel as I had specified their systems on other projects that had been a success.
- The system specified was the Tata Steel Trisobuild roof system.
- System comprised of external profiled metal cladding sheets, spacer system, thermal insulation layer and vapour control membrane.
15
Q
Draw the build up of the new roof system.
A
- Include for VCL (always on warm side of insulation) and existing roof!
16
Q
Describe the stages of decorating the profiled metal cladding
A
- Cladding will be cleaned using a jet wash to remove all grease, oil, general dirt and contaminates and existing flaking paintwork.
- All areas not to be painted will be masked off.
- All cladding will be brushed to remove any dust that could prevent adhesion.
- Spot priming will be undertaken to areas where there is bare metal resulting from the cleaning process to provide a mechanical key.
- Elevation then should be coated in an undercoat to ensure adhesion between the new topcoat and cladding.
- Apply the finishing / top coat.
17
Q
What were the rooflights? What were their built up? What guarantee did they have?
A
- Trilite 30 GRP profiled roof lights consisting of inner and outer sheet separated by a polyethylene foam fillers to the internal void.
- Installed with 2 layers of sealant to end laps and one to each side lap.
- Service life in excess of 30 years, 25 year performance warranty from manufacturer.
18
Q
Draw the rooflight
A
19
Q
What u-value did the roof achieve?
A
0.18
20
Q
What issues were noted in the CCTV drainage survey?
A
- Fractures to pipework in isolated locations.
- Silt and debris build up.
- Oil interceptor required maintenance.
- Cost came to £11,000.
21
Q
How were the drainage repairs completed?
A
22
Q
What did you specify for the movement joints?
A
Sika flex - a silane modified polymer sealant.
23
Q
What paint was used on the portal frame?
A
- Crown Gloss metal paint.
- An intumescent paint had not been used as Part B does not require single storey portal frame buildings to have fire protection as they are not supporting any structure above. We would have needed intumescent paint if there was a roof plant area that had permanent access.
- I consulted the improved inspector on this to ensure that those steels that provide restraint to the party wall needed any further fire protection, he confirmed that the existing masonry would be sufficient.
- Note additionally, steels to part walls would need to have increased foundations to prevent uplifting if collapse of purlins occurred.
24
Q
What testing did the contractor carry out for the retained services?
A
- Electrical Installation Condition Report.
- Tested the existing fire alarm installation.
25
How was the epoxy coating applied to the warehouse concrete floor slab?
1. Preparation of concrete floor slab
- the concrete floor slab itself needs to be initially sound. Isolated repair screed any of these areas.
- Remove all existing laitance and previous surface treatments by using mechanical preparation which can be through diamond grinding or abrasive blast cleaning.
- Slab should then be cleaned and left to try so it is free of oil and any contaminates.
2. Priming
- Usually two coat application process does not require priming but exceptionally porous concrete may need a priming layer to ensure adhesion and left for 12 hours.
3. Application
- Roller apply the epoxy coating by hand and then apply second coat between 16-48 hours later.
- Need to ensure that the ambient temperature is kept at a minimum 15 degrees or this can affect the curing and the subsequent finish.
26
What is diamond grinding?
Diamond grinding is a highly efficient method used to restore concrete flooring or prepare it for a new floor coating. The process uses machines (known as diamond grinders) which have horizontally rotating discs with diamond-tipped saw blades. As the discs spin, these blades clean, level and restore the concrete surface.
27
What competencies did you utilise during this project and how?
28
What building regulations were applicable to your case study? How / what are they?
**Approved Document L** - Conservation of fuel and power
* I ensured that the minimum u-values were met by the new windows (0.16).
* I ensured that the minimum u-values were met by the new roof system (0.18).
* Lighting - Warehouse: 150 Lux (minimum required for rack storage - Logistics and Warehouses). Offices: 500 Lux (minimum required for writing, typing and reading - Offices).
**Approved Document B -** Fire safety
* Ensured that all fire doors onto the protected escape route had intumescent strips (all edges), smoke seals (all edges), door closers and fire door signage on both sides.
* Ensured that service penetrations were sealed with fire batt.
* Ensured that insulation was fire rated - LPCB approved to EXT 2.
* Ensured that escape distances were still compliant after demolition of the ancillary - Industrial = 45 in one direction and 25 in one.
**Approved Document A** - Structure
* Ensured that loading assessment was undertaken prior to installation of new oversheet system. Regs state that testing should be undertaken when change in roof loading is increased around 15%.
29
You mentioned that you used the JCT Intermediate Contract, why didn't you use the contract with a contractor's design portion?
The client wanted us as the design consultant to be responsible for all design work so that there was a single point of liability should there be any issues with the design.
30
Talk me through the construction of your property.
- Working from top to bottom:
* Steel portal frame.
* Asbestos cement roof sheets with single skinned GRP roof lights.
* Profiled metal cladding with plastisol coating.
* Low level masonry formed of a cavity wall construction as there is stretcher bond observed - assume to be no internal insulation with a cavity circa. 50mm (more modern cavity would be 100mm or wider).
* In-situ cast concrete floor forming the first floor of the ancillary accommodation.
* In-situ cast concrete floor slab.
* Foundations are assumed to be pad foundations to the columns, with either traditional strip foundations for low level masonry or concrete ground beams providing structural support for the low level masonry which span and distribute loads to the pad foundations.
31
What tender documentation did you issue as part of the works?
* NSB prelims and preambles and form of tender.
* Separate M&E specification prepared by engineers.
* Pricing document.
* Appendices: Pre-construction information (prepared by PD), Tata Steel roof oversheet specification, CCTV drainage survey, Asbestos R&D survey.
32
Why did you appoint an approved inspector?
* They are generally more responsive and open to giving advise that the local authority.
33
Why did you specify the Giromax Roofcoat for one of your options?
* I initially researched the various products on the market via web searches.
* I had reviewed the data sheet for the product and found that it could be applied to the roof sheets on the property.
* The product had a 20 year system guarantee which would ensure the roof would be covered for the duration of a successive 10-year lease term.
* I then spoke internally to colleagues who had utilised to same system and approved of its' performance.
* I issued photographs from my initial inspection to a representative from Giromax for them to confirm that the roofsheets in their current condition would be suitable for the system.
* I then concluded from my research that the product could specified.
* Other products were considered e.g GLS asbestos roof coating system however they were far less responsive which I thought was important, particularly when it came to aftercare / warranty services.
34
What is the life expectancy of a asbestos cement roof sheets?
* 50 years although can last longer - the roof would have reached or been close to reaching this age.
35
Why didn't the client want to grant a schedule of condition?
* Because this would limit their repair liability for the roof as if appended to a lease the tenant would likely only have to keep the roof in no better state of condition as evidenced by the schedule of condition meaning that the landlord may have to repair the roof at great cost come the end of the lease term.
36
What is the closed box system? How is it carried out? What material would you refer to?
**_Procedure_**
* Prevent slurry from entering the building from the cleaning process by sealing all gaps with polythene sheeting and duct tape.
* Only in exception circumstances is high-pressure jetting appropriate (requires specialist contractor)
* Cleaning machine is lowered down the sheets from the ridge. The process creates a lot of slurry so the contractor must prevent this from entering into the drainage system - attach a collection and filtration system that diverts the slurry from the rainwater goods to the filter system.
* Ensure that all rags etc used in the works are double bagged (asbestos bag then in clear ploythene bag).
* HSE offer task sheets that give guidance - task sheet A12.
* These works would be non-licensed.
37
What is the required U-value of the roof system? What u value did you achieve?
* Approved document L (conservation of fuel and power) states that thermal elements being renovated (the roof) will need to meet the 'improved' u-value of 0.18 (pitched roof with insulation at rafter level).
* Renovation of a thermal element = 'providing a new layer through cladding'.
* If replacing over 50% of the surface of the thermal element, this counts renovation.
38
Why did you have to meet current building regulations with regards to the roof u value?
* Approved document L states:
* If a thermal element is renovated and one of the following applies, then the whole of the thermal element should be improved to achieve at least the U-value in Table 4.2 column (b). a. More than 50% of the surface of the individual thermal element is renovated (see paragraph 11.4). b. The work constitutes a major renovation. A major renovation is when more than 25% of the surface area of the external building envelope is renovated.
39
There is a railway track adjacent to your site, did this affect any of the works? What did you do to ensure nothing had to be done prior to the works being carried out?
* I enquired with Network Rail to determine whether this would be an issue at pre-contract stage. If the works were within 3 metres or to be undertaken to a network rail asset directly (such as an archway) I would need to have secured a BAPA agreement with NR (Basic Asset Protection Agreement). As the works were not within 3m this was not necessary.
* I did highlight in the pre-construction information that the railway line was present to make the contractor aware.
40
Why did you choose the JCT Intermediate Contract for the works ? Explain the thought process behind your decision.
* The works were relatively simple in nature - all basic trades without very complex building services installations.
* The client wanted Hollis to be responsible for all design so that there is a single point of liability should there be an issue with any elements of the design. It is also why all sub-consultants are appointed by Hollis and not directly by the client.
* Required additional provisions in such as partial possession and collateral warranties.
* Client had more experience administering the Intermediate Contract.
41
What design considerations did you consider for the oversheeting of the roof?
* Call Tata steel.
42
What design considerations need to be taken into account when designing a new roof / oversheet system?
43
What assessment did you undertake prior to the installation of the new roofing system?
* A loading assessment was instructed prior to tendering the works to determine whether the existing portal frame could safely accommodate the imposed load of the new roof safely.
* Prior to the assessment I instructed a measured survey to be undertaken of the entire property which would provide the structural engineer with existing drawings to undertake their assessment further to undertaking a physical inspection of the structure. Foundations were not surveyed as the increase in total load was less than 10%.
44
How is the additional weight of the oversheet system distributed through the building?
* The weight of the new roof is distributed through the steel spacer system to the purlins which then transfer the weight to the roofbeams, down the columns and then to the assumed pad foundations where they spread the weight over the ground bearing soil and strata below.
45
Was clearance air sampling undertaken following completion of the works?
* No, clearance air sampling would have only been needed if the works were licensed.
* As the works were not licensed only background air monitoring was required to ensure that background levels of asbestos do not exceed the legal limit of 0.1f/cm3 averaged over a 4 hour period.
* An air monitoring certificate from a UKAS accredited lab was included in the H&S file.
46
What design considerations did you have to make when designing the new box eave gutters?
* Consulted BS EN12056:3-2000
47
What contractual effects does awarding an extension of time have?
* Relieves the contractor from having to pay liquidated damages.
* Reserves the employer's right to claim liquidated damages - if an extension of time couldn't be granted then it would be time at large and contractor would only need to complete the works within a reasonable time.
* Contractor is still liable for securing the site / insuring.
48
What is the difference between a relevant event and a relevant matter?
* **_Relevant event_** relates to an extension of time and is something that is causes a project to overun and it outside the contractor's control. Can include acts of god, adverse weather conditions and specified perils (fire and floor) etc.
* **_Relevant matter_** related to loss and expence and are matters for which the employer is responsible for and that materially effect the progress of the works and result in the contractor incurring loss and expense. These can include: delays in handing over possession of the site to the contractor, delays in issuing instructions, discrepancies in contract documents.
49
What was the approximate value of the works packages that equated to you circa £250K contract sum?
* Preliminaries - **_£33,000_** = Site manager, temp accommodation, herras fencing etc.
* Provisional and contingency sums: **_£21,000_** = Unforeseen asbestos removal, additional blockwork blockwork and concrete slab repairs following removal of tenant fit out etc, repairs to existing lighting and electrical installations following EICR (£3,000).
* External works: **_£84,000_** = Temporary access (£10K), roof oversheeting (£38K), Cladding sheet repairs (£5K), insulating RS door (£5K), windows (£16K), Spray cladding (£6K).
* Internal works: **_£50,000_** - Demolish extended portion of ancillary block (£6K), new carpet (£2K), new ironmongery to all doors (£3K), new kitchen £5K, decorations £7K).
* Mechanical and electrical: **_£65,000_** = remove existing gas fired boiler and wet heating system (£4K), new distribution board (£5k), new dado trunking (£5K), new fire alarm system (£9K), new electric panel heaters (£7K), new warehouse and external lighting (£17K), rewire the ground floor lighting (£9K).
50
What M&E works were undertaken as part of the project?
* Removal of the gas fired boiler and wet heating system.
* Removal of gas fired heater to the warehouse area.
* Removal of tenant installed small power, data, CCTV etc.
* Testing and validation of existing services - mains water services, above ground drainage, EICR of retained electrical services and retained emergency lighting.
* Point of use hot water heaters to the kitchen and WCs.
* New distribution board and rewiring of the lighting to the ancillary accommodation.
* New warehouse and external lighting.
* New fire alarm.
* New panel heaters throughout ancillary accommodation.
51
Can you explain why a portion of the roof is flat comparative to the rest of the structure?
* It would appear that the ancillary accommodation has been extended at some point.
52
What were the planning requirements with respect to oversheeting of the roof?
* I advised my client that further to consulting the local planning authority (Mole Valley Council) we would require planning permission.
* The client explained that they wanted to proceed at risk as one of the properties had had an oversheet system installed on it prior to their acquisition of the estate.
* I advised that they should wait for planning permission to be obtained which would take circa. 8 weeks due to the fact that if found out then LA had the authority to take them to court and pay a substantial fine and rectify an works that contravened planning or even undertake them themselves and recover the cost back as a debt.
53
How did you sign off the M&E elements of your project? E.g. how were the lights signed off?
Our mechanical and electrical team specified the M&E installations and were present at all progress meetings to monitor and sign off the works.
In any event I would check the installed products by checking the O&M manual provided by the contractor at completion and checking products on site by looking at them and boxes and pallets delivered to site.
I ensured that all M&E documents were included in the O&M manual which included:
* Fire detection and fire alarm system installation certificate.
* Electrical Installation Condition Report - Required for all commercial property under the **Landlords and Tenants Act 1985.**
* Fire Detection and Fire Alarm System Commissioning Certificate - required for new fire alarm installation.
* Emergency Lighting Completion Certificate - For new emergency lighting.
* Chlorination certificate.
54
How would you certify testing for the lights? What board would the certificate be issued under?
* With an Electric Installation Condition Report - required for all rented properties and required every 5 years.
* NSI (National Safety Inspections).
55
DOES MINOR WORKS HAVE PROVISION FOR PII?
56
What certificates did you require for the M&E elements of the works?
* Fire detection and fire alarm system installation certificate.
* Electrical Installation Condition Report - Required for all commercial property under the **Landlords and Tenants Act 1985.**
* Fire Detection and Fire Alarm System Commissioning Certificate - required for new fire alarm installation.
* Emergency Lighting Completion Certificate - For new emergency lighting.
* Chlorination certificate.
57
What types of guarantee / warranties do you know of?
58
What are the key contract particulars for your case study?
* **_Liquidated damages_** - £1,500 per week of part thereof (means that if the contractor runs over by just a day then the full week amount applies).
* **_Rectification period_** - 12 months.
* **_Contractor's public liability insurance:_** £5,000,000 for any one occurrence or series of occurrences arising out of one event.
* **_Insurance option:_** Option C applied - the employer was required to take out and maintain (a) insurance in respect of the existing structures and contents and all risk insurance for the works.
* **_Performance bond / guarantee :_** Not required.
* **_Adjudication:_** K Reid of Gleeds.
* **_Arbitration:_** Not used.
* **_Additional amendments:_** Clause that outlined works / deleterious materials that should not be specified - high alumina cement, wood wool slabs, asbestos etc.
59
Why did you choose an epoxy resin floor covering? What did you specify?
* Strong permanent bond to the concrete base
* Resistance to a wide spectrum of aggressive chemicals
* Impermeability to liquids
* Toughness, durability, resilience and resistance to impact or abrasion.
* Hygienic and easily cleaned surfaces.
* Resistance to cracking.
* Relatively thin applied thickness.
* Rapid installation and curing with minimum disruption to normal operations.
60
What epoxy system did you specify for the warehouse floor?
* KDR EpoCoat HB epoxy floor coating system - a type 2 coating.
* Used because it was available at the time, RESDEV Pumatec system was not available due to restrictions caused by COVID.
* Consulted BS 8204- Part 6 - Screeds, bases and in situ floorings – Part 6: Synthetic resin floorings and found that for general industrial use with moderate traffic a floor coating would suitable. It also had good chemical resistance.
* Also consulted The Resin Flooring Association Guidance note - chose based on anticipated traffic (moderate), had protection from chemical spillage also.
61
What are the different types of synthetic resin flooring for warehouses?
62
What LUX levels were provided to the warehouse and ancillary accommodation? What material would you consult to determine this?
* Average Lux levels were in accordance with BS 12464-1:2011 - Light and lighting - Lighting of works places.
* Warehouse: 150 Lux (minimum required for rack storage - Logistics and Warehouses).
* Offices: 500 Lux (minimum required for writing, typing and reading - Offices).
63
What are the main approved documents you consulted to create your specification?
Approved document
64
How did you instruct the contractor to drill the existing asbestos cement roof sheets for the new oversheet system?
* The Principal Designer required that the contractor produce a air monitoring certificate the ensure that the threshold amount of asbestos fibres in the air was not surpassed.
* They were advised to ensure they consulted the HSE a9 information sheet - **_Drilling Holes in Asbestos Cement and Other Highly Bonded Materials._**
65
What is the procedure for drilling asbestos cement roof sheets? What document would you consult?
* HSE a9 information sheet - **_Drilling Holes in Asbestos Cement and Other Highly Bonded Materials._**
1. Ensure that workers are wearing overalls fitted with a hood and respiratory protective equipment.
2. Cover the drilling point (and to the rear if possible) with masking tape to prevent the edges crumbling.
3. Cover the drill entry point with a generous amount of past, foam or a drill cowl.
4. Drill through the paste, foam or drill cowl.
5. Use Class H vacuum to control fibres at source.
6. Clean off the paste, foam and debris with a rag or remove the drill cowl.
7. Dispose of paste, foam or rag as asbestos waste - double bag (asbestos waste bag inserted in clear taped polyethene bag).
8. Seal the drilled edge with sealant.
9. Insert sleeve to protect the hole's edges from cabling (if applicable).
66
How were the two roofing options presented in you specification?
* I recommended that both oversheeting and wholesale replacement options were tendered but the client was more in favour of the oversheet due to anticipated costs - therefore the oversheeting was an item in the pricing doc and the wholesale replacement a Provisional Work Item.
67
What are the advantages and disadvantages of LED fixtures?
**_Advantages_**
* Far more efficient - use up to 50% less energy than florescent lighting.
* Less heat omission than incandescent lighting - don't produce infrared radiation.
* Longer lifespan - better for maintenance.
* No warm up period - safer.
**_Disadvantages_**
* Increased upfront cost.
* Performance depends on ambient temperature - can overheat if temp high.
* Mixed quality - boom of LED market means quality is inconsistent - need to spec carefully.
68
Where was the emergency lighting installed - what was this in accordance with?
69
When would you need a chlorination certificate? Why?
- Required under the Water Supply (water fittings) Regulations 1999.
- Required to ensure that the drinking water at the property wasnt contaminated with legionella.
- Legionella is a bacteria that can cause pneumonia (Legionnaires disease) when ingested or breathed in.
- Existing private water pipework was flushed through with a chemical solution and tested post injection in a UKAS accredited lab.
70
What type of alarm system was specified?
We had a mixed category system with a category M system to the warehouse and a category L2 for the ancillary accommodation.
The category M consisted of manual call points adjacent to all exists.
The category L2 system consisted of fire detection and manual call points.
Category L was required as automatic detection required where smoke could affect the escape strategy i.e through the protected corridor.
71
How were your consultants appointed for the project?
* All sub-consultants were appointed by Hollis with our in-house Deed of Appointment Document via a ‘back to back’ agreement of our M&G appointment.
* The agreement stated that the sub consultants shall have ‘full knowledge of the provisions of the contract’ and a copy was appended to the deed.
* The Deed of Appointment also contained a collateral warranty for design liability (which would protect the client in the case of Hollis being insolvent and also allow allow a new building owner will still have direct recourse with the sub-consultant - it can be transferred) - this could be requested and would need to be provided within 14 days.
72
How you note that the first floor of the ancillary accommodation was ‘assumed’ in situ cast floor? Why?
* At the time of submitting my documentation, I had not confirmed this. I since returning to the site for my snagging inspection I removed a tile for the suspended ceiling at ground floor level and can confirm that the floor is in situ cast - I observed the distinctive timber grain to the underside of the slab which had been left by timber formwork.
73
How would you know if you had a prefabricated floor slab?
* Clean, smooth appearance as they are cast in moulds off site. Would have seen a greater amount of joints - not as monolithic as in situ due to transport limitations - would have seen numerous joints (block and beam).
74
What is a CAT A refurbishment? Why did you undertake a CAT A refurb?
* CAT A fit out is also known as a developer's fit out - it provides generic requirements for an incoming tenant such as life safety elements and basic fittings including suspended ceilings, raised floors, carpet and lighting. It is absent of any tenant bespoke services and finishes.
* A CAT A refurbishment was undertaken as there was not an incoming tenant lined up during the works - no point making the unit bespoke when an incoming tenant will want to carry out their own CAT B fit out.
75
What is a CAT B fit out?
* Essentially a bespoke fit out for a tenant's specific needs and will include things such as:
1. Upgraded suspended ceilings (metal pan).
2. Branded carpet.
3. IT and telecommunications installations.
4. Floor boxes for bespoke desk and furniture layout.
76
How did you minimise capital expenditure?
* Didn't decorate the profiled metal cladding to the rear elevation.
* Retained the existing tenant installed laminate flooring to the stairway and ground floor areas - salvaged good sections from the demolished portion of the ancillary accommodation.
* Cleaned the internal liner panels instead of respraying them.
* Retained some of the existing sanitary ware.
77
What ESG requirements (Environmental, social, governance) did you consider for the property?
* I included a number of ESG items within my precis of works to highlight what the client may want to consider:
1. EV charging point.
2. Waterless urinals.
3. Electric heaters / remove existing wet heating system.
4. Remove the warehouse gas fired heater.
5. Insulated sectional door.
* Then attended a meeting with the client off the back of the them reviewing the precis of works, asked them:
1. Are there any sustainability certification schemes they wanted to adhere to - NO
2. General goals towards ESG.
3. Any health and wellbeing certification schemes such as WELL etc - NO.
4. They confirmed that they wanted to improve the EPC of the building to a B rating if possible to future proof it for the anticipated B rating EPC in 2030 - obviously dictated by expenditure (as mentioned in documents).
* EPC specialist was then instructed to carry out existing baseline EPC and then anticipated EPC - B46.
78
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79
Why did you use a 3 week tender period? What would you usually recommend?
* Wanted to reduce the void period of the property as much as possible.
* JCT Tendering practice note recommends at least 28 days minimum for straightforward single-stage tenders.
* Tender period should be decided by:
1. Time of year (bank holidays / Christmas shutdown)
2. Size and complexity of the project.
3. Market conditions
4. Ask contractor's what they deem to be reasonable.
* I ultimately phoned all tendering contractors prior to the tender period and checked that 3 weeks was sufficient - they confirmed it was so I proceeded.
80
Explain how the new oversheet system interfaced with the existing roof and structure
* Steel spacer system which is positioned in the trough of the existing profile of the asbestos cement roof sheets and fixed through into the underlying purlins (roughly 1m centres). Spacer system fastened using steel self-drilling fasteners with EPDM sealing washers. Spacer system positioned either side of rooflights.
* Vapour control system installed top of existing asbestos cement roof sheets to prevent warm air condensing on internal side of new roof sheet / insulation.
* Glass wool insulation (240mm) then installed on top of VCB (0.18U).
* Profiled metal external roof sheets (steel) with colourcoat HPS200 system - metalic coating consisting of mostly zinc (95%) and aluminium.
* External sheets have end laps (minium 150mm overlap) and sealed at ends and side laps with butyl mastic strip sealant.
81
General info / certs for your tata steel roof system?
* **_U-value_** - 0.18 (in accordance with Approved Doc L).
* **_Insulation (glass wool) for both roof and cladding:_** A1 (non combustible) rating Loss Prevention Council: LPS 1181 Grade EXT-B.
* **_Rooflight:_** Fragility: fragile during construction then completed is non-fragility to **Class B for emergencies if someone tripped onto the rooflight.**
* Responsible sourcing BREEAM accredited to ‘very good’.
82
Who has design responsibility for the roof oversheet system?
* TATA STEEL? - ASK JC
83
What was your fee for for the works?
10.25% of the contract sum for providing MEP, PD, CA and designer services
84
What is a ‘back to back’ agreement? Why would you use it?
* Used in a commercial arrangement where you enter into a contract with a third party and some or all of your duties and obligations to the employer have to be performed by that third party - those obligations are referenced in the appointment documentation.
85
Why did you sign the contracts as a deed?
* To ensure that a 12 year limitation period for bringing a claim (usually for latent defects that cant or have not been noted in the rectification period).
* Need to check that contract has been executed correctly (two directors) otherwise may be considered to have been signed under hand.
* If signed under hand limitation period is 6 years.
* Limitation period stipulated by the Limitation Act 1980.
86
What were the insurance requirements under the contract?
* **_Contractor Public Liability Insurance:_** £5,000,000 for any one occurrence or series of occurrences arising from one event.
* **_Contractor's Professional Indemnity Insurance:_** £5,000,000.
* **_Liquidated damages:_** £1,500 per week or part thereof
* **_Insurance Option C:_** Employer to take out and maintain:
1. Insurance in respect of the existing structure and their contents
2. All risks insurance for the works (unforeseen loss or damage to the building works, tools, plant hired in etc.)
87
How were the gutters dealt with?
* The existing eaves box guttering along the flank elevation was replaced with a larger pre-fabricated box guttering system from Tata Steel. This was formed of galvanised steel and had a factory fitted PVC membrane (1.2mm) which was then connected to a new galvanised steel downpipe. All drainage elements were factory finished with Tata Steel's colourcoat HPS200 system - this is a metallic coating consisting of mostly zinc (95%) and aluminium.
* The new guttering was needed to accommodate increased rainfall intensity caused by modern day climate change in addition to the increased roof pitch and the fact that the new roof covering was more efficient at shedding water than the asbestos cement roof sheets. The gutter also had to be raised to prevent overshooting from the higher roof level.
* No additional downpipes were added - Tata Steel recommended installation of a new tapered downpipe which would increase its' capacity enough to accommodate the new roof system.
* Tata Steel assessed the site and undertook the calculations with their software to inform gutter sizing.
* The central valley guttering system shared with the neighbouring unit upon closer inspection was in good condition following cleaning. This system was inspected by a HD Sharmans' representative who stated the existing gutter coating system was in good condition and would very likely have more than a 10 year residual lifespan.
88
What things do you need to consider when designing guttering?
* **_Rainfall intensity_** - measured in litres per second per square metre and can be reviewed by consulting meteorological maps which show the likely intensity of rainfall to fall in a two-minute storm period (typical heavy storm event). The SE / East Angular has over twice the intensity of other areas in the UK.
* **_Positioning_** - High or low level guttering. Dependent on situation - low level is less susceptible to snow sliding (high level can get impact damaged), it can allow wind driven rain to blow between the gutter and roofline.
* **_Gutter Capacity:_** Restricted flow (where gutter capacity is greater than outlet capacity) and free flow (outlet capacity is greater than gutter capacity) - restricted flow found in industrial settings and allows savings on smaller outlets and downpipes.
* **_Outlet / Downpipe Capacity:_** Note: 50% reduction in outlet capacity where leaf guard fitted, if too efficient at channelling water into the downpipe it can create a siphonic action - can cause increase in efficiency but can also cause noise and vibration when not expected.
89
How are the joints sealed in the gutter system?
* Joints are sealed with a riveted butt strap joint. The joint is sealed at either side of the fixing line with sealant which is also applied to the rear of each rivet to prevent drips from fixings.
90
You state that you used background air monitoring, how does this work?
* Asbestos Air Testing is undertaken by drawing air through a filter over a set amount of time by an electronic pump. During this time, airborne particles are monitored and are then examined by an asbestos analyst.
91
What are the main types of asbestos monitoring that can be used?
* **_Four stage clearance_** - required following licensed asbestos removal project which involves removing asbestos under fully controlled conditions within an asbestos enclosure.
* **_Reassurance air testing_**- if asbestos has been disturbed - completed after disturbed.
* **_Background air monitoring_** - undertaken when unlicensed asbestos removal works are carried out to show that threshold amounts of fibres are not exceeded.
92
How were the LADs calculated? Who calculated them?
* Liquidated damages should be a genuine estimate of loss.
* The client provided what they deemed to be the appropriate allowance which was calculated from loss of estimated rental income, service charge and associated professional fees which include our fee for project management, contract administration and M&E fees.
* The liquid damaged were £2,000 per week (or part thereof).
93
How did you assess that the relevant event cited (exceptionally adverse weather conditions) was valid? What did you do?
* The JCT suite of contracts does not define what ‘exceptionally adverse weather’ so it is for the discretion of the contract administrator, although the NEC contracts describes it as a 1 in 10 year event.
* Storm Eunice was a 1 in 30 year event so it was very clear it qualified as ‘exceptionally adverse weather’.
* If it was not this clearly defined, I would look at historic met office data for the area over the last ten years for the same time of year to determine weather it was deemed as adverse weather.
94
Could the contractor have accelerated their program to complete the works on time?
* The contractor could not have accelerated the works prior to storm Eunice as only two days notice was given by the MET office that the storm would be affecting the UK.
* Therefore, after the storm event they could have accelerated the remaining roof and external works
95
Why did you demolish part of the ancillary accommodation? What did you consider?
* Both the client and I agreed that the ancillary accommodation should be reduced to maximise the usable warehouse space and make the space more versatile and appealing to a wider range of potential tenants.
* The section of ancillary accommodation demolished provided a stock area and small single desk office spaces.
* I explained that a asbestos and demolition survey would need to be instructed prior to demolition as there was a possibility ACMs could be present.
* A structural engineer wasn't consulted as it was clear that non of the ancillary accommodation was load bearing.
96
How were each of the **_external works_** items specified?
**Roof system -** Tata Steel Trisobuild Roof system, u-value 0.18, LPS 1181 Grade EXT-B for insulation, colour - Goosewing Grey, 25 year manufacturer's guarantee.
**Roof lights** - Trilite 30 GRP profiled roof lights, Class B fragility (can withstand foot traffic), Class 1 fire rating (lowest flame spread), 25 year performance warranty from manufacturer, u-value 0.18, ensured appropriate fire resistance.
**Valley gutter liquid system** - HD Sharmans Delcote Gutter Coating System, 10 year manufacturer's warranty - not installed.
**Windows -** Alitherm 600 Smart System, powdercoated allumnium casement window, specified to achieve _u-value_ _0.16_ (Part L compliant), kite marked for BS, chosen from a range of products on NBS's approved product list, lead in time was also minimal (8 weeks).
**Cladding sheets -** Tata Steel replacement panels, LPS 1181 Grade EXT-B for insulation.
**Cladding paint -** TOR Unicover in Anthracite Grey - 20 year performance guarantee.
97
How were each of the internal works specified?
* **Warehouse movement joints -** SIKA Flex.
* **Epoxy floor system -** KDR EpoCoat HB epoxy floor coating system, consulted The Resin Flooring Association Guidance note (based upon relevant BS) - chose based on anticipated traffic (moderate), had protection from chemical spillage also.
* **Suspended ceilings:** Armstrong Dune Evo suspended ceiling system. Euroclass A2-s1-d0 (low combustible but has with low amount of smoke emission and 0 flaming droplets), 45% recycled.
* **Carpet -** Interface Heuga carpet tiles, carbon neutral, high waring.
* **Vinyl -** Altro Walkway - chosen due to slip resistance (R11 which is suitable for food preparation areas) + 10 year guarantee.
* **Kitchen -** Howdens units with integrated handles for durability and gloss finish for easy cleaning.
* **WC sanitary ware / cubicles -** Mixer taps as generally more usable, stipulated 43 degree temp setting, installation to associated British Standard, Cubicles: Formwise Liquid Range, specified solid grade laminate rather than HPL as anticipated usable would be great due to only one cubicle per WC.
* **Lighting -** Luxonic lighting, Warehouse: 150 Lux (minimum required for rack storage - Logistics and Warehouses), Offices: 500 Lux (minimum required for writing, typing and reading - Offices)
* **Sectional door:** Nassau overhead sectional door. U value of 0.13. Composite aluminium panels with lightweight solid insulation.
* **POU hot water heaters -** Artiston Undersink Water Heater 2kW.
* **Ventilation (generally) -** Passive ventilation sufficient to meet ventilation rates stated in Part F - Ventilation.
98
What was the process for agreeing the final account?
* The contractor issued what they deemed to be the final account further to obtaining practical completion.
* I then reviewed their final account and held a short phone call to confirm some minor errors and agree the final account in principal. The errors related to them not omitting a provisional sum that had been confirmed for warehouse floor slab repairs and doubling up on making good walls following demolition of the ancillary accommodation.
* I then revised and reissued the final account document which included:
1. Statement of final account - this was later signed by both parties (contractor and client).
2. The final valuation - 2.5% retention.
3. Certificate for practical completion.
* I always ensure that I keep a ‘rolling final account’ to ensure that all adjustments are documented throughout the project so there is no or little chance of dispute when agreeing the final account.
99
Explain how you developed your knowledge of 1970s industrial buildings and their typical defects
From my own personal research I discovered that properties of this age can suffer from issues such as:
* Use of deleterious materials including asbestos including Chrysoltile (e.g floor tiles, insulation boards and obviously cement roof sheets), Amosite (as fire breaks in walls) and crocidolite (pipe lagging), calcium silicate brickwork and use of High Alumina Cement often used in precast elements such as roof beams (susceptible to chemical attack - conversion), Vitrilite single glazed spandrel panels used in conjunction with steel windows - risk of failure due to heat build up, bird strike or easily impact damaged, no longer available.
100
What are ‘the range of key skills required for number of instruction types’ that you will take away from the project?
Client care -
Health and safety -
Data management -
Fire safety -
Work progress and quality management -
Measurement -
Procurement and tendering -
Conduct rules, ethics and professional practice -
Inspection -
Legal / regulatory compliance -
101
What other projects have you received from the client?
102
Did you have any other issues on this project that you had to deal with?
* Nothing notable, but had an additional cost for making good the floor slab following demolition of the ancillary accomodation and ...
103
What are the timescales surrounding the final account? What happens if the final account cannot be agreed? What happens if the contractor does not submit their final account within a specific time period?
* The contractor is required to provide all documentation to the CA for them to determine any adjustment of the contract sum.
* The CA must then prepare the statement of final account and issue within 3 months from the date they have receive all documentation from the contractor confirming all variations (their final account). The statement of final account includes all variations and any loss and expense claim.
* If the contractor has not provided the documentation to confirm the contract sum (their final account) within six months from PC then the CA will prepare the statement of final account without them and issue to the contractor.
104
What was the final account? What was the overspend for?
£259K
Overspend was principally due to rewiring of the ancillary accommodation due to the existing wiring being non-compliant (cables laid across ceiling grid and not clipped to containment and not having earths).
Also - further to demo of the ancillary accommodation there was damage to the concrete floor slab that required making good prior to undertaking floorslab works.
105
Why didn't you install mechanical extract and cooling to the ancillary accommodation?
* Our M&E team confirmed that due to the amount of passive ventilation provided by the windows in the ancillary accommodation block we would not require it as the background ventilation rates were sufficient.
* Additionally, the client was happy to make the saving and a system could be installed by an incoming tenant.
106
Why didn't you install a mansafe system?
* I advised the client that we could install a mansafe system which I also included in my precis of works as an option.
* I advised that in accordance with Part K they would not be required to install one, particularly as the roof did not have a means of permanent roof access however they may wish to consider as it would allow greater ease for maintenance and increased safety for those working.
* I also consulted our approved inspector who state that a temporary mansafe system would be appropriate for intermittent maintenance.
107
Who advised about the reconfiguration?
We stated that it should be undertaken to make the unit more marketable (make the most of the warehouse space).
Discussed with the client's valuation surveyor who agreed as it would make it more marketable.
108
You mention that in your document that the contractor should have accelerated the works, should they / could they have done?
Apologies, this was a misuse of the term in documents.
The contractor is not required under the contract to accelerate the works as this would likely lead to a claim for loss and expense as they would have to allow acceleration. I meant that they should have been diligent and kept for programme and I believed they were trying to recover this time through a 2 week extension.
