Case Study Flashcards
What were the Construction Methods of the Building in your case study?
Piled foundations with supporting ground floor RC slab
Basement below – RC concrete slab (75mm cover)
Post tension slab above 3rd Floor
RC Columns supporting floors
Exterior brickwork walls with steel curtain walling infill
What is your understanding of piled foundations?
Piled foundations are typically reinforced concrete elements, that are typically used to transfer through low bearing capacity soils to more suited strata at depth. Used for larger buildings)
These can either be driven (pre-formed, displacement) or bored (poured in situ, replacement)
Can either be end bearing or friction
What is a post-tension slab? How is this different to a pre-tension slab?
Pre-Tension - RC Strands are under pressure before placement in the slab.
Post-Tension - Tension is applied to RC elements once concrete has reached its strength
Post-tension is typically used for larger building elements.
Can you describe the curtain wall system? What other types of curtain walling are you aware of?
Stick Facade - erected on site, faster on site assembly
Unitised - Large, pre-assembled units, more economical in a larger scale
Power coated aluminium frame, toughened glass, Argon cavity, safety glass Brick Cavity Duoslab insulation EPDM Cement Board Insulated SFS Cavity, rockwool insulation VCL 2 layers of plasterboard
What are the other RIBA Stages of Work?
Stage 0 - Strategy Definition Stage 1 - Preperation and Briefing Stage 2 - Concept Design Stage 3 - Developed Design Stage 4 - Technical Design Stage 5 - Construction Stage 6 - Handover Stage 7 - In Use
What was included within your Stage 2 Summary / Feasibility Report?
Introduction Existing Land & Building Use Client Brief Proposed Scope of Works Proposed Budget Proposed Programme Procurement Strategy Project Constraints / Risks Proposed Project Team / Further Appointments Required
What is an Agreement for Lease, and what would you expect to be contained within?
A contractual agreement between parties to enter into a lease, subject to satisfaction of defined conditions prior to lease completion.
If lease is to be entered to at a later date, give comfort to each party. (For example, can condition landlord works)
Head of Terms – sets out main terms of commercial agreement
What are some typical terms you would expect to encounter when reviewing an Agreement for Lease?
Details of the parties
Details of the premises
Define the agreement
Details of conditions to be satisfied
What tender processes did you use? Were there any other options available? Did you consider these? Why / Why Not?
Issue of Form of Tender based on rates for OH&P, management costs and labour costs
Issue with design information, and estimate values
Tender returns based on value
These were based on schedule of rates.
How did you carry out the pre-construction assessment? What were your findings?
Reviewed Base Build information provided by Client to familiarise
Attended site, review locations of incoming services against base build design
Assessed any defects to curtain wall, fire stopping, screeding etc.
How does a Prime Cost differ from other JCT Forms you have have used? Minor works, intermediate, D&B etc
Prime Cost vs Fixed Sum - Prime cost was based on QS’s latest cost planning
Contractor Fee based on fixed schedule of rates agreed at tender stage
Information Release Schedule
How were the LADS calculated?
A genuine pre-estimate should a Contractor exceed the Contract Complete date (relevant event)
Typically defined per day or per week
Client should advise on value based on genuine estimate
Courts may not uphold if used as a penalty
What was the specification of the cooling plant? What key considerations were there?
Was specified by the MEPH as they were named in the Contract, however Operator’s team assisted in preparation.
Hygienic Requirements (due to food storage)
Required to be at 8 degree - U values considered for thermal loss
Upgrading of Insulation to Walls & Ceiling - vapour barrier on ‘warm side’ to prevent condensation
Split AC System, with external condenser - system needed to support length of run to roof.
What was the specification of the curtain walling specified
Was a stick curtain wall system, assembled on site.
A unitised system would not have been suitable for the small scale. Accelerated programme due to assembly on site.
What other duties did your Client have under CDM?
Make necessary appointments to complete design, ensure necessary, skill experience competence
Sufficient time & resource at each stage
Ensure Principal Designer & Contractor carry out duties
Ensure suitable welfare facilities are provided
Maintain & review management arrangement for project duration.
Provide Pre-Construction information to designers and Contractors
Ensure Contractor carries out CPH&S Plan
Ensure H&S File is prepared and revised as necessary. Make available once drafted.
What were your duties under CDM?
Designer – as we arranged and instructed others to produce design
Eliminate risks where possible, reduce / control where not
Risks include carrying out the works and building in use.
Ensure Client is aware of their duties
Take into account Pre-Con Info provided in design
Provide information for the Principal Designer for PCIP & H&S File
Communicate and coordinate with other designers and contractors.
What is a Collateral Warranty? What there one in place?
Forms a contractual relationship between a party to the Contract and a third party.
JCT offer Standard Forms for Funders, Tenant’s or Purchasers
Warranty from Management Contractor, Works Contractor, Sub-Contractor, Construction Manager
How did you calculate the thermal performance of the facade system?
I was not acting as a designer so this wasn’t under my remit.
This duty was with the Client, who would have calculated the the thermal loss (U-Value) to ensure the temperature could be maintained.
What was the build up of the acoustic ceiling?
2 x 15mm Soundbloc 50mm Mineral Wool in Ceiling Void 200mm (minimum) void Edges sealed to walls with mastic Minimalize Penetrations On Acoustic resilient hangers
What is a mass barrier ceiling?
Ceiling formed of layers of acoustically rated plasterboard, insulation and a void.
On metal framed system on anti-vibration hangers.
Blocks or absorbs the sound and vibrations. Prevents these being passed into the space above.
How did you assess the Contractor’s Claim for an Extension of Time?
Reviewed Contractor’s Submission
Considered whether the items claimed would constitute a relevant event.
This was supported by review of context against own records of event
Where considered a Relevant event, compared timescales against those presented by Contractor.
How did you manage Loss & Expense claimed by the Contractor? Was time & cost a consideration?
For the Keg Room Variations, delay was incurred to works not directly impacted by the Employer’s Variations.
Delay was accepted to the keg room update works, however Contractor did not make sufficient progress
Time was awarded, but not full cost as Contractor did not continue to make good progress on unaffected elements.
We note you have listed a 14 week construction programme; is this sufficient for a 3,500 sqft commercial space?
This timescale is for Construction Period only, and does not include Contractor’s Lead-In.
The estimate was based on similar units undertaken on the development, and the timeline was corroborated by the Contract Programme produced by the Contractor.
What is your understanding of the term Principal Contractor?
The Principal Contractor is appointed by the Client to control the construction phase of a project involving more that one contractor.
Duties defined under the CDM Includes
plan, manage, monitor and coordinate the entire construction phase
take account of the health and safety risks to everyone affected by the work (including members of the public), in planning and managing the measures needed to control them
liaise with the client and principal designer for the duration of the project to ensure that all risks are effectively managed
prepare a written construction phase plan (PDF) before the construction phase begins, implement, and then regularly review and revise it to make sure it remains fit for purpose
have ongoing arrangements in place for managing health and safety throughout the construction phase
consult and engage with workers about their health, safety and welfare
ensure suitable welfare facilities are provided from the start and maintained throughout the construction phase
check that anyone they appoint has the skills, knowledge, experience and, where relevant, the organisational capability to carry out their work safely and without risk to health
ensure all workers have site-specific inductions, and any further information and training they need
take steps to prevent unauthorised access to the site
liaise with the principal designer to share any information relevant to the planning, management, monitoring and coordination of the pre-construction phase
What did your feasibility advise the Client in respect of Statutory Considerations?
Advised on the appointment of an Approved Inspector for Building Regulations Approval.
Reviewed whether use class was applicable to proposed used.
Reviewed whether any relevant discharges of conditions were applicable.
Necessity to make an application for Consent to Display Advertisement.
How did you input on the design? Can you give an example of a comment you gave?
My role was principally as Contract Administrator, therefore design was undertaken by specialist consultants.
I commented on design to ensure Client brief was met, and commented on any risks to this. For example, procurement risks of ordering equipment from Europe.
How did you manage change control on the project?
Traditional Form - so Employer carried variation risk (as oppose to D&B).
Prepared Variation Tracker Document for issue of instructions and variations.
This documented (for example) where a change had been agreed but was awaiting design information for formal instruction.
Any matters agreed on site verbally were formally instructed either on site or immediately upon return.
During every site visit, reviewed with Contractor whether any formal instruction was awaited.
Please could you advise on the Certificates you issued during the Contract?
Payment Notices (Certificates for Payment)
Extension of Time Certificate
Practical Completion Certificate
Certificate of Making Good Defects
What stakeholders were involved in the project? How did you identify them?
Employer - Developer and Building Owner, Employer under the Contract, and formally appointed all parties
Operator - End-User, not a party to the Contract. Was able to comment on drawings but any substantial cost or programme implications were to be approved by Employer
Design Team
Facilities Management Team - on site management, responsible for cooridination with on site team.
Residents.
What was the operators powers to instruct?
Any variations requested by the Operator were to be agreed with the Employer prior to formal instruction, unless no impact on cost or programme.
What is a Prime Cost? How is the Contract Sum formed in this form of Contract?
Estimated Cost including Contractor's Staff on Site Contractor's Direct Workforce Materials & Goods provided by the Contractor Plant, Services and consumable stores Sundry Costs Sub-Contract Works
Project fee was then defined using appended schedule of rates.
What is the rectification period? When is this triggered?
The rectification period is triggered by issue of the Practical Completion Certificate.
The Contractor is responsible to rectify any Defects in the Contractors works, as notified by the CA.
No later than 14 days following expiry of the Rectification Period.
If you had proceeding with the Traditional route. what Contract form would you have selected? Why?
JCT Intermediate
Involve all recognised skills & trades
No complex building services installation or specialist works.
Exceed recommended values of JCT MW.
What are the main risks for Prime Cost form?
Cost Risk (as noted within presenation)
Final sum not known until final package has been priced.
Programme Risk - Information Release Schedule, if Employer (or team) fail to deliver, this will constitute a relevant event.
If you had proceeding with D&B, how would the Contract Documents have differed?
Employer’s Requirements vs Full Specification
How did you analyse the Programme and methodology elements of the tender?
Compared programme’s submitted and noted where time allowances may be insufficient
Reviewed case studies and experience
Reviewed proposed team structure
Reviewed proposed logistics and methedology.
Who had the ultimate responsibility for specifying the variations requested by the Operator?
Operator was not party to the Contract.
Designer’s prepared variations to design, and CA issued instruction.
Any impact from variations was ultimately the responsibility of the Employer.
Who designed the upgrade works to the keg room?
The design was undertaken by the Architect and MEPH Engineer.
I was involved in design meetings and assisting with coordination, along with the Operator and their suppliers. However, design responsibility was with Consultants appointed.
How did you take the Client brief?
Main Function and Operation of Completed Unit
Clarified any specific design requirements
Establish Budget
Establish Timescales
Client brief was formulated following meeting, and issued to all team members. Formulated fee tender forms
What was your role in Final Account Negotiations? Were these successful?
I provided support to the QS on works progress matters relevant to final account negotiations, and support on instructions issued.
We were able to successfully negotatie.
What Health & Safety issues did you raise on site?
During COVID, Contractor’s not wearing masks.
Not wearing correct PPE.
Your Summary of Experience states your Specified works?
My apologies if this was misleading.
My role was in Contract Administration, with design duties falling on appointed Consultants.
I instructed the variations, and commented on design, but ultimate responsibility with Consultants.
How did you identify the requirements for an acoustician?
Base Build Acoustician’s report noted first floor slab to residential was suitable for bar & restaurant use with no amplified music.
Operator advised they would wish to play amplified music, therefore acoustician was appointed to assess.
Was a Letter of Intent in place? Was that a risk?
There was a Letter of Intent in place for a brief period at the point of instruction, to allow Contractor Mobilisation.
This is generally not advised, unless the Contract Terms are fully agreed. As presents risk and uncertainty.
Contract was agreed and signed shortly after, once Final Contract had been drafted, printed and signed.
What is retention?
Retention is a fixed percentage of monies held back from interim payments made to the Contractor - its purpose is to ensure the Contractor carries out their duties under the Contractor.
Half is released upon PC, with the second half released upon issue of a Certificate of Making Good Defects.
What works required Planning Consent?
Advertising Consent
How did you undertake your interim inspections? What was included in your report?
Date and Time of Inspection Labour on Site Summary of Progress Against Programme Key Issues Raised (Quality / Compliance) Statutory Matters Cost Matters Instructions Required Information Required Supporting Photographs Date of Next Meeting
How did you assess works progress?
Progress assessed against Contract Programme
Progress of Activities on site measured against works due on Contract Programme. Gant chart for ease of comparison.
Any concerns on progress raised with Contractor, and noted in site report. Contractor asked to confirm any delays, and advise how to be rectified.
How did you assess works quality?
Review of works against Specification.
Contractor required to undertake works in good and workmanlike manner
Supported by specialist designers.
What Insurance Option did you use?
Option C “Joint Names by the Employer of Existing Structure and Works in them”
(Option A - New Buildings by the Contractor
Option B - New Buildings by Employer)
Why are the JCT Insurances for Joint Names?
What is novation?
