Case Study APC

Question 1

Working on adjoining properties did you consider any other factors?

Answer 1

• Party wall, although this was not applicable as there was no works to either unit 6 or 3. The client was also the landlord for these premises.
• Notice period for the installation of the rear fire escape.

Question 2

What is the role of a contract administrator?

Answer 2

• Manage the contractor from a non-influenced stand point, working for the contract alone and taking a non-biased approach.

Question 3

What is the role of a Principal Designer?

Answer 3

• To take the lead in planning, managing, monitoring and coordinating health and safety during pre-construction phase. It is a statutory role under the CDM Regulations 2015.
• Collate pre-construction information, providing information so other roles can work safely.
• Eliminate foreseeable risk through design.
• Complete stakeholder communication; both the client and contractor.

Question 4

Was the project notifiable?

Answer 4

• Yes, as it exceeded both 500 person days on site or 30 days with 20 people or more on site. It was notified through HSE.

Question 5

How did you make the property more sustainable?

Answer 5

I specified both new roof replacement, which has a u-value under 0.16, new windows with a minimum requirement of 1.6

Question 6

What did you specify for the roof?

Answer 6

• I specified a profiled metal roofing sheet to achieve a 0.16 u-value and 20% roof lights, this element was design specific to the contractor and to achieve a fall safe system with a fall arrest system.

Question 7

Did you need planning for the new roof?

Answer 7

• The Town and Country Planning Act 1990 stated that the development does not require planning as material change is not occurring to the external envelope, as we are just replacing for a built up insulated profiled metal roof sheet for an improvement.

Question 8

Did you consult any statutory authorities?

Answer 8

• I consulted with an Approved Inspector throughout, ensuring plan check, visits, and final certification was achieved.

Question 9

What is the difference between a Building Control Officer and an Approved Inspector?

Answer 9

• A Building Control Officer works for the Local Authority.

Question 10

How did you budget the project under £600,000?

Answer 10

• I used BCIS for cost information in relation to the refurbishment of elements, reviewing the Tender Price Indices (TPI) which allows for tender inflation.

Question 11

How did you write the specification?

Answer 11

• I completed a prescriptive tender specification which included the project preliminaries, work sections and schedules using National Building Specification Uniclass.

Question 12

Why did you write a prescriptive tender?

Answer 12

• The tender was based on previous units recently refurbished in the local units. Therefore the client wanted to remain in control of the design with visuals, not allowing the contractor to specify there choice as what has worked before has been useful.

Question 13

You mentioned you used Contractors Design, how did you consider what would be the Contractors design portion?

Answer 13

• We decided to include the design of the mechanical and electrical portions, as well as a fire alarm L1 system. I proceeded with this as it allowed the contract to be let to the contractor and designs could be developed without further delay. I prescribed the requirement of output of the Lux level to achieve 300 LUX.

Question 14

How did you select the contractors for tender?

Answer 14

• I used the contractors known from our experience working with them, alongside those that are included on the Canal & River Trust framework.

Question 15

What tendering procedure did you use?

Answer 15

• A single stage tendering procedure was used instead of either a negotiated contract as the client wanted a competitive price and two stage, as the contractors had previously confirmed insurances and experience to the canal and river trust to be included on their framework.

Question 16

What pricing document did you produce?

Answer 16

• I completed a schedule of works, accompanied by a drawing which reflected the requirements within the specification.

Question 17

How did you proceed with the tender process?

Answer 17

• I completed the tender documents, inviting the contractors to tender and ensuring they can complete the desired works with resource for the requested programme. I carried out a tender addendum following issuing for 3 week period. I received the tenders after a tender opening so everything is transparent with the client which recorded programme, time of offer and sum.

Question 18

What do you check during the tender report?

Answer 18

• Ensuring that no errors, unreasonable qualifications, or conflict of interest with sub-contractors. I ensure that no errors are in the tender, reviewing submitted costs on average to make any of the contractors aware of disparity.

Question 19

Why did you choose the procurement route?

Answer 19

• The client remained in control of the design and received a lump sum cost from the contractor.

Question 20

Why did you choose the Intermediate Building Contract?

Answer 20

• Involved normal and recognised trades and skills within the industry, complexity was not too confusing.

Question 21

You mentioned Fluctuations, how would you implement this?

Answer 21

• I reviewed the three options in an intermediate contract: contribution, levy and tax (tax increases, NI and other statutory increases), OR Labour and materials (materials increasing from the base date), OR Formula adjustment (hybrid of the above). I would use labour and materials one alone within the contact if proceeded.
• It would require the involvement of the QS as understanding my competency on the fluctuation provision and reviewing the costs would be out of my remit.
• I would require a cost from the contractor at the start with the rates they are working too. This is in relation to the roofing element only.
• I would use the Resource Cost Indices (RCI) to measure the changes within the BCIS.

Question 22

What other ways could you manage with the contractor for cost increases?

Answer 22

• A reimbursable cost may have been used, however the client preferred use of the JCT contract suite rather then using a NEC3 contract, where I understand Option E is available.

Question 23

What is a provisional sum?

Answer 23

• A provisional sum is an allowance of an actual estimate for cost of specific works not able to be defined yet. This may be defined where the contactor includes this inside the prelims, undefined is not.

Question 24

What is the difference between a PS and Prime Cost?

Answer 24

• A PC sum is the client making a provisional sum and asking the contractor to add their overheads and profits.

Question 25

What is asbestos and main ones?

Answer 25

• There are 3 different asbestos: blue (crocidolite (crow-sid-a-light)) 1985 ban, brown (amosite) 1985 ban, white (chrysolite - (chrys-o-tile)) 1999 ban. It is able to be found in flooring, roofing, insulation to 2000.

Question 26

What are the duties and regulations for asbestos requirement?

Answer 26

• Under regulation 4 it requires the person who is either the owner, maintenance responsible person, or repair through lease. Typically this falls to the leaseholder.
• The duty must be taken responsibility of identifying asbestos, presuming any material may have it, record location and location/condition of the asbestos, assess the risk of exposure, prepare management plan, take necessary action steps, keep reviewing and provide management plan to others.

Question 27

How do you ensure the asbestos has been cleared?

Answer 27

• The asbestos company shall carry out a preliminary check of the site, then visual inspection of the enclosure/work area, then do a air monitoring check to ensure no more dust is present. Removal of the enclosure can then be done and certification provided.

Question 28

What makes asbestos works licensable?

Answer 28

• It is dependent on high risk elements, in this case – it was high risk as insulating board to remove.

Question 29

How do you go about requesting a license for removing the asbestos?

Answer 29

• You apply to the HSE using the ASB5 Form for 14 days before at a minimum.

Question 30

What is a Refurbishment and Demolition Survey?

Answer 30

• The refurbishment and demolition survey is required to any property before works proceed to any building prior to 2000 constructed without a management plan to identify asbestos and comply with regulation 5 of CoAR 2012 regulation to remove ACMs.

Question 31

What other asbestos surveys are you are aware off?

Answer 31

• A management survey is required by the duty holder to manage ACM to ensure nobody is harmed, asbestos remains in good condition and it is not disturbed.

Question 32

How is asbestos removed from site?

Answer 32

• By a notifiable licensed contractor where bagged up correctly, inclusive of all overalls and masks, then held in a lockable skip for removal.

Question 33

What is the HSE?

Answer 33

• They are the national regulator for workplace health and safety. Protect work related deaths, ill health and injury.

Question 34

What is asbestos encapsulation?

Answer 34

• Encapsulation is containing the asbestos behind a protective layer and requires the asbestos to be sound condition. You can encapsulate with rigid boards, paint, spray coatings or cloth wrap.

Question 35

Can you name any other deleterious materials you may come across?

Answer 35

• Woodwool slabs, used as shuttering and may result in reduced fire resistance, reinforcement corrosion, and loss of structural strength,.
• Brick slips, lack of poor adhesion and the lack of soft joints can cause delamination.
• Lead – Inhale and ingestion poor. To be picked up in surveys prior in paint and pipework. Lead regulations to be defined.
• MMMF (Machine Made Mineral Fibres), Where fibres under 3 microns or less.
• Japanese Knotweed – Use RICS guidance note 2022 to acquire guidance, although aware that a guided management plan is provided to either remove or manage it on and off site in relation to the extent of damage.

Question 36

You mention value engineering, how would you carry out this exercise?

Answer 36

• Identify the product, analyse function of those elements, developing alternative solutions, assess these with costs and performance, choose the likely success.

Question 37

Why was the fire escape route not thought of in first instance?

Answer 37

• Originally the client was wishing to have raised level access to each unit door, now as this wasn’t required, I decided to omit this for flat surface instead.

Question 38

What is value?

Answer 38

• Value can be up to interpretation: efficiency, cost, structural, life expectancy.

Question 39

What did you consider with the other options with regards to defects?

Answer 39

• The concrete could suffer from cracking, spalling, crazing, efflorescence.
• The asphalt could have cracking, crazing and lifting in areas from tree routes.

Question 40

What is critical path in construction?

Answer 40

• The critical path method of a project scheduling that breaks down activities to calculate the duration required to complete each item, sequential.

Question 41

How did you review the Contractors Design Portion on receiving tenders?

Answer 41

The CDP was to have the contractors say they shall comply with the performance of designing a L1 system fire alarm.

Question 42

Why did you choose to use the Contractors Design Portion on the project?

Answer 42

This is due to me not being a specialist in fire compliance with the systems to design, so I specified a performance specification of a L1 system, providing Automatic Fire Detection (AFD) to be installed into all areas of a building. The Contractor was then to design compliance with this and provide a design certificate noting compliance. This was further provided to the Approved Inspector who consulted with Local Fire Authority.

Question 43

This project was completed under the previous ethical standards, what were they?

Answer 43

• Integrity
• High Level of Service
• Promote trust in the profession
• Treat others with respect
• Take responsibility

Question 44

Did you get a guarantee on the roof?

Answer 44

Yes, a insurance backed guarantee so even if the contractor went into administration they were protected. Not just a product guarantee.

Question 45

What defects period did you have on the project?

Answer 45

12 months, due to the nature of the works with the roof, if cosmetic it would have only been 6 months.

Question 46

Did you have other options to consider with the roof in terms of making it water tight?

Answer 46

• Repairing leaks
• Replacing roof lights
• Over clad (economical, less disturbance, quicker BUT not achieve u-value)
• Full replacement (New roof so guarantee, BUT slower refurbishment and more expensive.)