Case Study Flashcards
Why did you select the JCT Minor Works Contract for this project?
- The works were simple in nature.
- Low value works (beneath £250k recommended limit for MW).
- No requirement for contractor design.
- No requirement for sectional completion.
- No requirement for third party rights (collateral warranties etc.).
How were Liquidated Damages calculated?
The LD’s were calculated by the client based on the likely loss to be suffered should the contractor fail to meet the completion date.
Was 5% retention applied for all payment certificates?
- 5% retention was applied to all payment certificates up to practical completion.
- 2.5% retention was applied to payment certificates after practical completion.
Did you or the Principal Designer prepare the PCIP?
The Principal Designer prepared the PCIP, however I assisted in gathering the relevant information from the client to be included in the PCIP.
Can you describe the contents of the Pre-Construction Information Pack?
- Nature of the project.
- Client considerations and management requirements.
- Environmental restrictions and existing on site risks (hazardous materials, contaminated land etc).
- Design and construction hazards.
- Health and safety information (construction phase plan).
- Designer risk assessment.
- F10 notification.
Who is responsible for producing the Pre-Construction Information Pack?
The client, however the PD will assist the client in gathering the relevant information.
Was an asbestos survey undertaken before the works were carried out?
Yes, an asbestos refurbishment and demolition survey was undertaken of the roof and internal ceilings.
Where is the requirement for undertaking of an asbestos refurbishment and demolition survey stipulated?
Regulation 5 of CAR 2012 – identification of the presence of asbestos.
Would Regulation 4 (duty to manage) apply to the property?
Regulation 4 only applies to common parts of residential properties (circulation areas).
Where might you find asbestos within roofs?
- Asbestos roof tiles.
- Asbestos bitumen sarking felt.
- Asbestos to cold water storage tanks.
- Asbestos insulation.
Were the external walls loadbearing? Was there a loadbearing internal brickwork skin?
Yes, there was an internal skin of brickwork to the external walls.
What was the construction of the flat roofs?
- Timber, finished with a combination of mineral felt and lead sheeting.
- Cold roof construction.
What does Part L of the Building Regulations refer to and what are the different parts Approved Document L?
- Conservation of Fuel and Power.
- Volume 1: Dwellings.
- Volume 2: Buildings other than dwellings.
You have mentioned the need for obtaining planning permission for increasing the roof height, can you please explain the process involved in obtaining planning permission?
- Submit a planning application to the LA planning department with correct fee and relevant documentation.
- The LA will validate the application and request any missing documents.
- The LA will acknowledge a valid application.
- The LA will publicise and consult on the application.
- Application considered by planning officer or planning committee.
The application will then either be:
- Not decided within the 8-week period.
- Permission granted.
- Permission granted with conditions.
- Permission refused.
What information/documentation should be included within a planning application submission?
- Plans and drawings (location plan scale to be 1:1250 or 1:2500).
- Existing and proposed drawings.
- Ownership Certificate and Agricultural Land Declaration.
- Design and Access Statement (for some planning applications).
- Fire Statement (for some planning applications made on or after 1 August 2021).
- Correct fee.
What is a design and access statement?
- A concise report accompanying certain applications for planning permission and applications for listed building consent.
- They provide a framework for applicants to explain how the proposed development is a suitable response to the site and its setting, and demonstrate that it can be adequately accessed by prospective users.
- Design and Access Statements can aid decision-making by enabling local planning authorities and third parties to better understand the analysis that has underpinned the design of a development proposal.
What is the typical duration for a decision to be made on a planning application?
8 (straight forward applications) – 13 weeks (large or complex applications).
What type of planning application was submitted?
Full plans.
How did you establish that the increase in roof height would require planning permission?
I submitted a Householder Planning Check form to North Yorkshire County Council, who undertook a “Permitted Development Check”, outlining the need for planning permission for the works.
What other method can be used to confirm works can be carried out under PD rights?
- Application to local authority for a certificate of lawfulness.
- Will confirm whether or not the works fall under PD and will likely be requested when selling the property.
Did the schedule of works that the contractor priced prior to your involvement need to be changed to ensure compliance with the Building Regulations?
Yes, this involved increasing the level of insulation to achieve a U-value of 0.22 (payback of 13 years).
What was your involvement regarding the schedule of works and how did this fall under your role as CA?
- I reviewed the quotation provided by the roofing contractor and transferred this onto a SoW excel document.
- Additional works were included within the final schedule of works and items were split to assist with undertaking interim valuations.
- Part of our appointment included pre-contract consultancy services around advising the client and assisting them with the contract documents etc.
Can you provide an example of an items included within the SoW and what was included for this in the SoW?
- Removal and reinstatement of existing slates.
- Allow for reinstatement of the slates. Slates are to be laid in diminishing courses and random widths, with a minimum head lap of 75mm, secured with two copper nails.
Can you please explain the construction and build-up of the existing pitched roof sections?
- Westmoreland slate covering.
- Timber battens.
- Timber rafters (75mm).
- Timber purlins.
- Combination of plasterboard and lath and plaster ceilings.
- “Crown” construction (hipped with tabletop).
Can you explain the build-up to the refurbished roof slopes?
- 37.5mm insulated plasterboard to the underside of the existing 75mm rafters.
- 60mm rigid (phenolic) insulation between rafters.
- 15mm air gap.
- Breather membrane.
- Timber battens.
- Westmorland slate covering.
What were the different types of lead used during the works?
- Code 5 lead to front / side guttering (expansion joints at 2m centres).
- Code 5 lead dormer cheeks.
- Code 5 lead to hips.
- Code 5 lead to valleys (lengths not exceeding 1.5m, with min 150mm end laps).
- Code 4 soaker flashings and apron flashings to front of dormers.
- Code 3 soakers, code 4 step and back gutter flashing to chimneys.
What were the tabletop railings made from and what works were carried out to these?
- Wrought iron.
- Temporarily removed to replace leadwork to roof.
- Surface corrosion removed with a wire brush, anti-corrosion treatment applied and redecorated.
Can you please explain what a condensation risk analysis is and how these are carried out?
- A condensation risk analysis determines the likelihood of condensation forming on surfaces and interstitially within a roof build-up.
- Falls under Part C of the Building Regulations – Site preparation and resistance to contaminants and moisture.
How was condensation risk managed within the build-up of the roof?
- A 15mm air gap was provided between the insulation and sarking.
- The sarking felt was a breather membrane.
Are you able to please explain how the payback period for the new roof build-up was calculated?
- The calculation was undertaken by the LHL design team.
- The calculation is based on the duration of time in which the expenditure of the upgrades is saved in energy.
Did you identify any quality issues that needed to be resolved?
- Yes, I discussed these with the contractor on site and agreed the works required to resolve matters. Discussions were followed up with an email confirmation, ensure the client was copied into the email.
- Examples: poorly fitted insulation, incomplete repointing works, damage to installed materials.
When you measured the works against interim applications, what point in the contract did you measure this to?
Works were measured up to the due date for each interim payment cycle.
The contract duration was 12 weeks, however the programme shows the works to have exceeded this. What advice did you provide to your client regarding the extended duration and what steps did you take to manage the situation?
- I advised the client that the contractor would be entitled to an extension of time due to the variations instructed throughout the project as well as exceptionally adverse weather conditions.
- I carried out an assessment of the contractor’s claim for an extension of time, including reviewing records of historic weather conditions and time implications of the variations instructed.
How did you carry out your assessment of the contractor’s extension of time application?
Assess the extent of the delay and the cause of delay, establishing if the causes are classed as a relevant event.
What did you provide/issue with regard to the extension of time?
I issued the notice of Adjustment of the Completion Date.
Did you operate the drone, what qualifications and training and insurance did you have in place?
- Civil Aviation Authority Flyer ID Training.
- Public liability insurance.
What type of drones do you fly?
- Drones under 250g.
- Licensed to fly Open A1 and A3 (basic low risk flying).
Are you aware of any RICS guidance relating to the use of drones?
Drones: applications and compliance for surveyors (May 2019) – INSIGHT PAPER
How did you manage the quality of the works throughout the project?
- I assessed the works against any specifications referred to within the schedule of works (e.g. product specs for breather membrane), requirements set out within the Approved Documents (Part L – limiting gaps between insulation/rafters) and relevant British Standards.
- Lead Sheet Training Academy best practice – tucking in flashings by 25mm and expansion joints to gettering at no greater that 2m centres.
- Refix the existing slates, laid to minimum 75mm headlap (35 degree pitch) onto and including for new 50 x 25mm tanalised fully graded battens. Slates to be laid in diminishing courses and random widths. Each slate to be secured with two copper nails.
- Breather membrane with minimum 150mm headlaps.
Are there any British Standards you checked the work against?
BS 5534 (Slating and tiling for pitched roofs and vertical cladding).
You say you reviewed the contractor’s quotation when LHL were appointed, what did the review involve?
- A review of the works included within their quotation to ensure they were adequate in meeting the client’s requirement.
- I also undertook a review of the costs to check that the costs were reasonable for the works to be carried out (reviewed with assistance of QS and comparison with price book data and recent costs for similar works).
How did you report on quality on the job, what did you use as a benchmark for the quality?
- I produced written reports to the client weekly, reporting on the progress and quality of the works and any issues encountered.
- I assessed the works carried out based on the schedule of works (e.g. correct code of leadwork being used).
- Manufacturer’s recommendations (technical guidance) / specifications (overlapping of breather membrane by 150mm etc.)
- Reference to Building Regs (e.g. insulation to be installed in accordance with part L (eliminate gaps between PIR boards and rafters).
- Lead Sheet Training Academy guidance.
- British Standards – BS 5543 (British Standard for Slating and Tiling).
How did you report on costs during the project?
- Issuing of interim payment certificates.
- Providing the client with financial statements (includes costs incurred to date and a prediction of the final account, including the cost of any variations).
You say you assessed variations, how did you assess these variations?
- Considering fair rates and pricing.
- Contract rates and prices e.g. uplift in requirement for replacement of slates as a percentage.
- Advice from QS regarding costs.
- Coparision to the cost of similar works from other recent projects.
