Case Study Flashcards

1
Q

How did you go about selecting contractors given the nature of the works?

A

Selective tendering - Contractors were selected from a pre-agreed framework/ approved-suppliers list. Approved contractors list - Contractors put through a formal contractor pre-qualification process. This may be a short interview or perhaps a pre-qualification questionnaire (PQQ) - The aim is to ensure that the proposed contractors have the relevant experience, the relevant financial standing (further financial checks may be necessary) and a suitable health and safety record.

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2
Q

Run through what was included as part of your tender analysis?

A

Partially quantitative and qualitative factors - I compared the tender sums, ensured they were realistic for the tasks in the specification through comparison with BCIS figures. I compared proposed lead-in times and length of the project. 15 weeks both. Experience of the contractors. The length of time for works proposed. Past performance.

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3
Q

How were the tenders assessed? 100% cost of was there a quality assessment?

A

Assessments that identify the tender that best meets the client’s needs and offers the best value for money can be more beneficial in the long run. This is sometimes referred to as the ‘most economically advantageous tender’ (MEAT) approach as opposed to the lowest-price approach. The criteria are then weighted to reflect how important they are to the client. It is normal to give price a weighting of at least 60%, with the remaining percentage allocated to the other criteria, giving a total of 100%. It is good practice to make the criteria and weightings known to tenderers in the invitation to tender.

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4
Q

Were there any implications in relation to bats as a result of replacing the roof covering?

A

No. There were no signs of bats droppings or chattering. If they were present I would arrange for specialist advice

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5
Q

Electrics - how did you allow for electrics to be upgraded within your specification? Was specialist advice sought? If so, how were specialists appointed, and how were their specifications used in conjunction with your spec?

A

JCT contract had a Contractors design element. Performance item, to meet standards of 18th edition of the ‘Wiring Regulations’, which are published as British Standard 7671. Electrical layout provided in a plan (referenced in spec). Specialist appointed as a sub-contractor by the contractor.

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6
Q

What is selection criteria

A

Selection criteria (sometimes referred to as award criteria or evaluation criteria) are lists of items against which a prospective supplier can be assessed before a selection is made and a contract awarded. They might also be used to help identify suitable individuals when seeking new employees. Informing applicants what the selection criteria are can create a fairer process, enabling applicants to consider in advance whether they are suitable, and helping them tailor their submissions. It also makes the application process more transparent and so less open to challenge. Price. Relevant experience. Understanding of the requirements. Past performance. Technical skills. Availability. Management skills. Proposed methodology. Compliance with the requirements of the submission process. Financial standing.

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7
Q

Run through what was included as part of your designers risk assessment

A

Quantitative risk assessment - Severity X Likeliness of risk. Identified who is at risk - Construction Staff. Main risks: Asbestos flue - Licensed removal by specialist. Working at height - Ensure compliance with Working at Height Regulations. Risk of stone slates falling and rot to rafters and general construction site risks - Wear PPE. Moving vehicles on narrow private road. Power tools - training and PPE Silica dust - Cutting bricks outside and wear mask

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8
Q

You gave your client the option of concrete tiles. Were any structural calculations carried out to ensure the building could take the additional load before presenting this option to the Client?

A

A cost estimate for additional restraint was considered. Structural calculations were not necessary during the initial decision making stage.

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9
Q

You mention that replacement of the heating system was recommended. What system was specified?

A

A pressurised unvented central heating system served by an oil-fired boiler.

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10
Q

What are the regulations for oil tank?

A

Part J - Combustion appliances and fuel storage systems The base needs to provide continual structural support, even though ground conditions may vary from season to season. The base should be: • Adequate for the weight of the tank and its contents – 1000 litres of fuel weighs just under a ton; • Non-combustible, imperforate and level; • Constructed of concrete, paving stones or stonework; • Large enough to extend 300mm beyond all sides of the tank. constructed of either a 100mm thick slab of concrete or closely butted paving slabs of minimum 50 mm thick. To protect tanks from an ignition source, tanks should be sited: 1.8m away from non-fire rated eaves of a building 1.8m away from a non-fire rated building or structure (e.g. garden sheds) 1.8m away from openings (such as doors or windows) in a fire rated building or structure (e.g. brick-built house/garage) 1.8m away from liquid fuel appliance flue terminals 760mm away from a non-fire rated boundary, such as a wooden boundary fence 600mm away from screening (e.g. trellis and foliage) that does not form part of the boundary. If it is impossible to comply with the separation distances, then a fire protection barrier (with a minimum 30 minutes fire rating) should be provided. The separation distance required between the tank and the fire barrier should be a minimal 300mm unless a greater distance is specified by the tank manufacturer. It is possible to site a fuel storage tank inside a garage or out-house; however, they need to be self-contained within a 60-minute fire rated chamber.

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11
Q

Were there any alternative, perhaps more sustainable, heating solutions available? Funding?

A

Ground source heat pump. Air source heat pump. Solar power (Asthetic)

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12
Q

Run through how you went about preparing the detailed schedule of works. What was used to assist?

A

The building regulations - for oil tank. Best practice guidance including; Lead Sheet Association Guidance for abutment flashing details.

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13
Q

What was included from a sustainability perspective? Did the EPC rating improve?

A

An EPC consultant assisted with the design and provided the requirements to obtain an E rating. Insulate the roof and provide a new heating system. EPC rating improved from a G rating to an E.

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14
Q

Why didn’t you go to more contractors?

A

The tenders received were deemed to be accurate during the analysis stage and they were fairly similar. Re-tendering would have required another 4 weeks.

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15
Q

Was a close roof inspection not considered given the state of the slates and timbers prior to tendering?

A

The client was forwarded about the condition of the Stone Slates. Close up in inspection was offered, but the client asked us to proceed with isolated repairs and assess the condition at this stage.

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16
Q

You mention that the Client only wanted to proceed with patch repairing the roof. How did you stipulate this as part of the specification?

A

Carefully remove loose damaged stone slates with a slate ripper and secure with new stone slates secured using lead ‘tingles’. Where extensive damage had occurred I proposed stripping and relaying isolated sections replacing stone slates on a like for like basis where required. Copper nails where necessary.

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17
Q

Was your specification prescriptive or performance based? What are the advantages of each?

A

The spec included a combination of performance and prescriptive specifications. Generally items were specified prescriptively, but items requiring specialist design are specified only by performance (such as service lifts). Prescriptive specifications typically contain detailed descriptions of the following components: - General requirements relating to regulations and standards. - The type of products and materials required. - The execution and installation methods required. Prescriptive specifications give the client much more certainty about the end product when making investment decisions (such as when they appoint the contractor), and place a greater burden on the designer to ensure proper installation rather than the contractor. Performance specifications allow for specialist input in the design.

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18
Q

You mention you identified decay to rafters in the attic room. Run through the repair specified.

A

Only a small section of rafter was visible upon my inspection. I allowed for a PC sum which could be used depending on circumstances any opening works revealed. We found decay was fairly isolated. All decaying sections were removed and timber splints nailed to both the sides of the existing.

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19
Q

As part of the specification, how did you obtain cost options (i.e. - for full re-roof and patch repair only?)

A

Included two items within the specification for the contractor to cost.

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20
Q

You mention there was an unstable wall to the rear porch. What did you consider and specify in relation to this? Was advice from a structural engineer needed?

A

The porch was generally dated and poor. I specified taking down the existing porch from the top down and rebuilding. A PC sum was included for whether any additional works for foundations were necessary. Walls were to be Cavity. uPVC double glazed prefabricated conservatory. These works were omitted as part of the value engineering exercise.

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21
Q

Did you obtain a refurbishment and demolition asbestos survey? Was any further asbestos discovered?

A

I obtained a refurbishment and demolition survey. An asbestos flue serving the oil fired boiled. Licensed work

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22
Q

Did you carry out any feasibility / draft costings prior to tender? If so, how did you cost it?

A

This was not undertaken a the tender was going out to three approved contractors. BCIS figures were used as a benchmark for various elements during the tender analysis stage.

23
Q

Were there any implications in relation to bats as a result of replacing the roof covering?

A

Bats are protected by law, so bat surveys must be taken seriously by developers and homeowners. They are protected by international and domestic legislation; namely, the Wildlife and Countryside Act of 1981 and Conservation of Habitats and Species Regulations 2017. WHAT KIND OF WORK WOULD AFFECT BATS? Demolishing buildings; Extensions of buildings / roof modification; Wind turbines; Barn conversions; Removals of trees/ hedgerows; and The building or maintenance of roads. If there was a ‘reasonable likelihood’ of bats, you’d be better off undertaking a survey than leaving it to chance. - Due to age of the building? The good news is that Preliminary Roost Assessments (PRA) can be conducted all year around, so, no matter where you are in the process, you can undertake a bat survey to find out for sure if there are any bats or the potential for bats to be present on the site. As a European protected species, local authorities are obliged to ensure the conservation of biodiversity. This in turn encompasses the requirements of the wider European Habitats Directive. Within the PRA, experienced ecologists will undertake a physical inspection of a potential bat feature such as a building, bridge or similar built structure. Ecologists will inspect both the internal and external areas of the structure, searching for evidence of the presence of bats as well as any noticeable features that could support bats. It may involve the assessment of tree roosts as well as roosts within an existing building.

24
Q

How did you ensure electrical works were satisfactory upon completion of the works?

A

Obtained An Electrical Installation Certificate or, where applicable, a Minor Electrical Installation Works Certificate that confirms the work meets BS 7671; …and a Building Regulations Compliance Certificate that confirms the work meets the Building Regulations.

25
Q

Did you need planning permission for re-building the porch?

A

No. The construction of the porch would be allowable under general permitted development rights.

It is not normally necessary to apply for planning permission to re-roof a house, or to retrofit rooflights or skylights. The development rules allow for roof alterations subject to the following limits and conditions:

- Alterations should not project more than 150 millimetres from the existing roof plane.
- Alterations should not be higher than the highest part of the existing roof.
- Any side facing windows should be obscure-glazed; with openings 1.7m above the floor.

26
Q

What updates are there for GPDO?

A

The third update to the Town and Country Planning (General Permitted Development) (England) Order 2015 (GPDO) was made on 23rd June 2020. It became active on 1st August 2020 in most cases, except Part 4 Class BA and Part 12 Class BA which ran from 25th June. This was the third amendment in 2020 and was a more major update. The major addition was a new Part 20 which is the Construction of New Dwellinghouses. This is for new properties rather than the conversion of existing buildings. Further PD rights under Part 20 are likely to follow.

27
Q

What planning conditions would potentially be required for changing the roof covering?

A

Increase in height - Full planning application required Listed building consent - if property was listed Bats

28
Q

What are the implications of putting a waterproof membrane on the quarry tiles?

A

Rising damp

29
Q

How did you seek to manage damp, if any?

A

Rising damp - Options for tanking, physical DPC or Chemical Damp Proof course. Physical DPC not viable - expensive. Chemical DPC - difficult given nature of the wall construction. Roof and flashing repairs to avoid water ingress.

30
Q

What are the requirements of the MEES regulations?

A

The property had been rented in the last ten years and therefore required an EPC. The MEES requirements require the property to have a minimum of an E rating. The cost cap: you will never be required to spend more than £3,500 (including VAT) on energy efficiency improvements. If you cannot improve your property to EPC E for £3,500 or less, you should make all the improvements which can be made up to that amount, then register an ‘all improvements made’ exemption.

31
Q

Why were the planning authority a stakeholder?

A

I initially considered them to be stakeholders in case of any planning requirements which arose as the design evolved.

32
Q

You mention the Client requested additional works. Why were these not accommodated for in the project brief.

A

We received instructions from the managing agent, and used the information they provided. In hindsight I would request for an initial design meeting the with client face to face.

33
Q

Was there an affect to the programme as a result of the roof coverings variation? If so, how would you manage this?

A

The works were variations and it would be reasonable grounds to award an extension of the time to the contractor. No extension of time was found necessary.

34
Q

What was your responsibilities from a H&S perspective?

A

Principle Designer duties, including informing the client of their obligations.

35
Q

You mention your firm are also the Managing agents of the estate. Did you consider a Conflict of interest?

A

The Client instructed us directly and we always undertake a COI check for all instructions. A firm wide check was done. Although our Firm are also the managing agents, there were no competing interests or other individuals we were undertaken work for with competing interests.

36
Q

Throughout the course of the project how was health and safety managed?

A

Through strict compliance with the CDM 2015. Upon appointment as Designer, I advised the client of their obligations under the CDM regulations. I explained the requirement for the appointment of the PD and PC and their obligations and the need for PCI. Whilst acting as PD, I prepared PCI on behalf of the employer, which included a DRA. I ensured PC prepared the Construction Phase Plan. I ensured H&S arrangements on site were satisfactory.

37
Q

Did you advise on third party funding for EPC improvements?

A

Yes. Third party funding include: you should make use of all the funding you secure to get your property to band E, or if possible higher. Funding can include: Energy Company Obligation (ECO) local authority grants Green Deal finance If third party funding is obtained the £3,500 cap for improvement works cannot be utilised.

38
Q

Was the client eligible for any exemptions under the MEES regs?

A

Most relevant are: ‘All relevant improvements made’ exemption Register this exemption if the property is still below EPC E after improvements have been made up to the cost cap (£3,500 incl VAT), or there are none that can be made. This exemption lasts 5 years. After that it will expire and you must try again to improve the property’s EPC rating to E. If it is still not possible, you may register a further exemption. To register this exemption, you need to provide this additional information: if you didn’t rely on your EPC report to select measures appropriate for your property, and instead opted for a report prepared by a surveyor for example, you must provide a copy of that report details, including date of installation, of all recommended improvements you made at the property (unless none were recommended) ‘High cost’ exemption Register this exemption if no improvement can be made because the cost of installing even the cheapest recommended measure would exceed £3,500 (including VAT). This exemption lasts 5 years. After that it will expire and you must try again to improve the property’s EPC rating to E. If it is still not possible, you may register a further exemption. To register this exemption, you need to provide this additional information: 3 quotes from qualified installers for purchasing and installing the cheapest recommended measure, demonstrating that the cost would exceed £3,500 (including VAT) written confirmation that you are satisfied that the measure exceeds £3,500 (including VAT)

39
Q

Did you provide any cost estimates to the client prior to tender?

A

No but in hindsight I could have provided a budget estimate which would have allowed for value engineering to be undertaken earlier. But there are issues with BCIS and this approach: - BCIS data gives a general idea of project costs but may not allow for certain variables, such as location or complexities of work (i.e. working at height) - The online tool includes a degree of adjustment factors (such as location) which can be used to adjust the base cost

40
Q

How did you ensure the new slate roof was satisfactory in standard?

A

By ensuring compliance with BS 5534, BS 5250 and Approved document A of the Building Regulations.

Headlap sufficient - checked wind uplift formula tables in BS 5534

Slate sufficient - BS 12326

Battens - Min depth 25mm, Markings

Breathable membrane - BS 5250

Nails - Aluminium / Copper

Warm roof - Counter battens necessary to remove any penetrating water.

41
Q

Run through how you assessed the Battens?

A

BS5534:2014 - The changes means that the grading of battens can no longer be done on site. All battens will have to be checked off site to ensure that they conform to the new standard, and there is no longer the option of a “part-graded” batten.

Batten suppliers will claim to be BS 5534 compliant, but they often lack a reputable third-party accreditation.

– One if the biggest issues is with the under-sizing of battens. The update includes a clear tolerance limit for the depth of battens, allowing for 3mm over, but not being less than 25mm deep.

– Marking must be present on all battens to identify the origin, size, suppliers and conformance with BS 5534.

– The appropriate accompanying paperwork must also be included to show the type and method of preservation treatment

You should ensure that you purchase battens from a reputable manufacturer – this should ideally be one with UKAS accreditation. Graded battens should also go through a series of checks, ensuring that knot-configurations and other issues meet the requirement of the standard. If issues arise, they should be reported to the supplier as soon as possible.

42
Q

What are typical defects with roofing battens?

A

Under measure Off spec Oversize knot Poor marking Decay Distortion

43
Q

What did you include in your PCIP?

A

Stated duties of contractors and PC under regulation 8 of CDM

What the CPP should include

Summary of Significant Hazards

Description of the project

Client’s considerations and management requirements

44
Q

What should be included in a CPP?

A

The Construction Phase H&S Plan should include:

1) H&S arrangements for the project
2) Site rules
3) Specific measures for high risk works (as defined in Schedule

The Construction Phase H&S Plan be:

1) Relevant to the project
2) Sufficient detail, but proportional to the project

The Construction Phase H&S Plan should NOT:

1) Include generic documents
2) Detailed safety method statements

45
Q

Explain what was included in your H&S file?

A
46
Q

What key risks did you identify?

A
  • Site access - The site is set in an isolated rural location. The private driveway providing access to the site is narrow and unsurfaced thus creating issues regarding the delivery of materials and access for vehicles and plant. The drive / road does lead to other properties and parts of the estate and thus workers and delivery drivers must be vigilant of other road users and pedestrians when accessing the site.
  • Working at height - Localised roof repairs and high-level elevation redecoration will be carried out as part of the works. Such works will be done off scaffolding. The contractor is to provide a detailed method statement.
    Allow for regular safety checks to comply with Working at Height Regulations 2005. Ensure that all personnel who work at height are trained to do so.
  • Free range animals - There are free range chickens and pheasants adjacent to the site. Ensure care is taken when vehicles access site and when materials are delivered.
  • Removal of ACMs - A Refurbishment & demolition survey has been undertaken which has evidence of asbestos
47
Q

Explain how you checked the roof was satisfactory.

A

Checked the nails - Copper/Aluminium - NOT GALVANISED!!

Checked certificate for slates - BS12326 and reviewed samples for Pyrates.

Battens - Checked depth - min 25mm, knotted? Distorted? Marked with supplier name, species code and graded to BS5534.

Headlap - not less than 65mm and no more than a third of the length of the slate.

Membrane - breathable?

Gap - BS5250 and approved document C - 60mm

Dry ridge system

48
Q

How did you check the battens were satisfactory?

A
  • In accordance with BS 5534, accompanied by a delivery note and marked with the supplier, origin, grade and size
  • Preservative treated
  • Where cut ends are in contact with mortar, treated with preservative
  • Cut square, butt jointed over rafters and nailed to each rafter they span
  • Fixed by skew driven nails on each side of the joint.
  • Counter battens should be fixed to the rafters not sarking boards.
  • a minimum of 1.2m long and span a minimum of three rafters
  • set out in straight lines parallel to the ridge and to the gauge required for the tile or slate (the lap should not be decreased as this would reduce weathertightness)
  • set out so that the tiles project a minimum of 50mm over the gutter
  • fixed through counter battens to rafters
  • where on rigid sarking boards, supported on counter battens
  • at verges, tile battens should finish 25mm-50mm from the face of the protecting undercloak
  • Battens should be set out to avoid joints occurring over the same rafter.
  • sized in accordance with the roof covering manufacturer’s recommendations, but not less than shown in Table 9. - 25x50mm in this case.
49
Q

What is headlap?

A

Cover to the top of slates. E.g. double lap - always two slates covering the top.

50
Q

Explain double lap system?

A

Top of slate always covered by two slates

Middle of slate covered by one slate

The lowest and visible part of the slate - the margin - covers the middle part directly below.

51
Q

How do you calculate batten gauge?

A

Subtracting the headlap from the overall length of the slate and dividing by two.

(Slate length-Headlap)/2

Headlap must be no less than 65mm and no more than a third the length of the slate - review tables in BS5534.

52
Q

What is gauge?

A

Batten gauge - measured from the top of the batten to top of batten below.

53
Q

What is Margin?

A

Visible part of slate