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Case Study - Key Issue 2 Flashcards

1
Q

Was there a conflict between acting as Contract Administrator and Project Manager?

A

You always need to act in an impartial way. Role as a PM was clearly defind and if there were to be a conflict I would notify the parties and inform them I could no longer carry out both roles.

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2
Q

Why was a traditional procurement route chosen?

A
  • Retain control over design.
  • Nature of works not appealing to D&B contractors.
  • Quality of finish harder to control, providing it meets employer’s requirements.
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3
Q

Why did you use a JCT Intermediate Building Contract with Contractors design portion?

A
  • Sectional completion (Which is not available in minor works)
  • Named events and matters as more complex work
  • Named QS
  • Some works designed by Contractor – M&E elements based on performance spec by Employer.
  • Medium complexity – Over 4 sites.
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4
Q

What insurance proofs did you request from the Contractor?

A

Proffessional indemnity (For CDP element), Public liability,

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5
Q

Case study - What were your duties on this project?

A

Contract Admin – Administer the contract, issue instructions, certificates etc

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6
Q

At what stage did you advise the client to retain an additional 15% contingency?

A

Within the tender report. Note the additional 10% contingency defined.

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7
Q

Case study - When was the programme duration advised?

A

An indicative programme was included within the tender documents and the contractor returned one with their tender. The duration was included in the contract.

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8
Q

Case study - What type of provisional sum was included?

A
  • Undefined provisional sum as the works could not be fully defined without access.
  • This carried risk as the client bears the programme and cost risk.
  • As it is not detailed, allowance in programming, planning, and pricing preliminaries is often not included by Contractor.
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9
Q

How was safe access agreed?

A
  • Original details set out in Pre-Construction information (PCI) contained in tender.
  • Contractor Construction Phase H&S Plan (CPP) agreed with Principal Designer.
  • Proposals agreed on location of stairs away from public.
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10
Q

What guidance is there on the install of corrugated steel sheet roofs?

A
  • BS 5427-1:1996 – the code of practice for profiled sheet cladding on buildings
  • The Metal Cladding and Roofing Manufacturers Association
  • National Federation of Roofing Contractors
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11
Q

What is cut edge corrosion?

A
  • Rolls of steel sheets are applied with corrosion protection (e.g hot-dip zinc galvanising or zinc–aluminium alloy) and plastisol.
  • Rolls are then cut into more manageable lengths, leaving the cut steel ends exposed to the elements.
  • For an initial period, the exposed steel edges are protected by the zinc layer which corrodes “sacrificially” for the steel.
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12
Q

How can you prevent cut edge corrosion from the factory?

A
  • In the long term, cut-edge corrosion is unavoidable.
  • Premature edge corrosion can be reduced by specifying sheeting which is manufactured to minimise edge corrosion risk. For example, sheets with zinc–aluminium alloy have lower rates of sacrificial corrosion.
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13
Q

What are roof fasteners?

A

They fix the roofing sheets down to the roof structure below. They have a rubber washer to seal the fastener.

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14
Q

How do roof fasteners prevent water ingress?

A

They have a rubber seal / gasket that seals the hole to the roof.

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15
Q

Why does thermal movement occur to roofs

A

It occurs when heat is added to materials (Sun, temperature internally / externally), causing the material to expand. Consequently, removing the heat energy (cooling) causes the material to contract.

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16
Q

Cause of roof fastener failure? How was this confirmed, any tests to prove theory

A

Thermal movement caused the roof fasteners to back-out and water caused corrosion.

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17
Q

Why does water ingress cause roof deterioration?

A

Causes corrosion of the metal elements of the roof, as well as deterioration of timber elements.

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18
Q

What is an options appraisal?

A
  • Presents the options for remediation as well as the benefits and drawbacks.
  • Consider: Time / Cost / Quality
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19
Q

Did you consider safe access in your works specification?

A

Replacement ladders and fall restraint were considered, however, the costs were too high, so the client budgeted to carry out works themselves.

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20
Q

Why would a new roof bring about thermal improvements?

A
  • Additional insulation would need to be installed.
  • when more than 25% is being replaced
  • Part L sets out U-Values requirements for new roofs in existing buildings (Table 4.1). Maximum U-value of 0.16 w/(M2K) to pitched roofs.
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21
Q

When would a thermal upgrade have been required to the roof?

A

a. More than 50% of the surface of the individual thermal element is renovated.
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.

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22
Q

Case study - Were any other options available to the client other than those proposed?

A

Overcoating following cut edge corrosion treatment was considered but exceeded budget

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23
Q

How did you appoint the quantity surveyor?

A

Terms, fee and scope of services were agreed.

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24
Q

How was the budget cost prepared for the roof replacement?

A

Quantity surveyor was engaged and prepared a cost based on BCIS cost data and benchmarking.

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25
Q

What regulations would you have to consider with a roof replacement?

A

Roof regulations –
- Approved documents:
o Part A – Structure – Roofing Structure
o Part C – Site preparation and resistance to contaminants and moisture – Resistance to damage from Interstitial condensation, moisture from outside and surface condensation / mould growth
o Part H – Drainage and waste disposal – Rainwater disposal from the roof.
o Part K- Protection from falling, collision and impact – Protection from falling via Fall Arrest System
o Part L – Conservation of fuel and power – Improvements to U-value (Over 25% of roof being replaced)
o Regulation 7 – Materials and Workmanship

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26
Q

What was the roof overlay system explored to the roof?

A

Profiled metal roof overlaying existing roof

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27
Q

Why wasn’t a liquid overlay sytem considered? This wouldn’t have had a weight implication?

A

Client budget would have meant that additional monies would be required (Couldn’t be done in contingency).
This would have added significant time, with the works being difficult within the winter months.

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28
Q

How did you determine that structural adaptations would be required?

A

Liaising with roof manufacturer and struc engineer – Loads from the change in insulation introduction. Allowance was built in for requirement.

29
Q

Why was Option 2 chosen even if water ingress could still occur?

A

I advised the client this was a risk, however, significantly lower with the works that had been carried out.

30
Q

What is your knowledge of the Council’s portfolio?

A

Acted as client lead on a number of their project including a survey programme, so aware of the condition of their estate.

31
Q

What did you estimate the remaining roof lifespan in the current condition to be and why?

A

2 years due to the significant corrosion evident and the exposed coastal area of the roof.

32
Q

What did you advise was the clients best use of their funds?

A

Urgent statutory work.

33
Q

What are the stages of cut edge corrosion treatment?

A
  1. Prepare the surface – Clean metal roof and guttering.
  2. Grind off or sand all areas effected by rust.
  3. Corroded areas and fixings should be replaced.
  4. Seal lap ends joints with PU compatible sealant / gun applied mastic.
  5. Masking tape area to ensure clean lines.
  6. Apply primer if required (Peel test).
  7. Coat with the PU liquid to 150mm top and bottom (Minimum)
34
Q

How did you determine the etent of the cut edge corrosion?

A

I identified that cut edge corrosion was evident. A specialist / manufacturer was engaged to assess extent of damage and provide report. This was then reviewed on site.

35
Q

What material did you specify? How did you determine it would be suitable?

A

Seamsil 100 system – Is a silicone based system so can cope with thermal movement through elasticity and flexibility.
Note - Coastal site meant suitable project choice was especially important as salt water is more corrosive.

36
Q

What type of warranty was provided?

A

A manufacturer’s warranty was provided.

37
Q

Were there any maintenance requirements to upkeep warranty?

A

Regular maintenance and clearance of the drainage of the drainage

38
Q

What are the limitations of a non-insurance backed warranty?

A

In the event the company went into liquidation, the company would no longer be able to rectify the works. If it is insurance backed, you have a guarantee from the insurer that the works would be rectified.

39
Q

Where else could leaks occur to the roof?

A

Leaks could occur to the ridge, other penetrations in the roof, the capping to the joints of the cladding.

40
Q

What contract provision was an extension of time awarded under?

A

Relevant Event (Extension) – Due to the works instructed by the client resulting in a delay to the completion date.

41
Q

How long was the extension of time and how was the duration calculated?

A

The EOT was 25 days. Evidence was provided by the Contractor. Calculated based on rates provided in the tender return and against the programme critical path.

42
Q

Was there a loss & expense claim?

A

Relevant Matter (Money) – The client instructed additional works (variation) so loss & expense was applicable.

43
Q

How was the loss & expense claim calculated?

A

Direct loss Included prelims, hire of equipment, site accommodation hire etc.

44
Q

What was the change control process that was followed?

A

1) The contractor submitted a variation
2) The variation was logged
3) Variation assessed based on cost, scope and impact
4) Client instruction to proceed
5) CAI issued to contractor

45
Q

What was the methodology for PV panel removal? Who completed the removal and why? What was the loss of income and was that factored into decision making?

A

Panels were safely removed and stored in a container on site. Panels removed and re-installed by incumbent PV Contractor to maintain warranty.

46
Q

How was the completed job success measured? Was the project a success overall?

A

Measured against Client’s KPI’s. Client feedback.
Project was a success as works were delivered within client budget.

47
Q

What would you have done differently when interogating the client brief and why?

A
  • Explored the options appraisal earlier in the project.
  • Met with the client to understand their key req. and long term strategy
48
Q

How could you have carried out a detailed close-up inspections of cut-edge corrosion when scoping the work?

A

Use of a drone or MEWP - Would have meant some upfront cost but would have meant the works could be firmed up when scoping / fully explored with Client before tendering.

49
Q

Who would you have engaged earlier, how and why?

A

Earlier engagement with leisure centre - to understand wider impact on centre and when replacement could be carried out with lesser impact.

50
Q

What value did you add to the project?

A
  • Knowledge of the client’s portfolio meant I was able to advise best use of funds.
  • Minimised unnecessary spend at this stage.
    -Knowledge of Stakeholders meant I could advise on wider impact.
  • Assessed work with regards to overall impact rather than just rectifying the immediate issue.
51
Q

How was the building constructed?

A
  • Steel frame construction
    ‘- Solid floors to the ground floor. Steel framed mezzanine
  • Brick and block cavity to the ground floor elevation. Steel insulated metal cladding above.
52
Q

What could/ would you have done differently had you been involved at survey stage to safeguard the client better?

A
  • Ensure the client was clear on the risks of not carrying out a roof survey. Recommend a drone survey or the like is carried out.
53
Q

What was the lifespan of the existing roof?

A

25 years given the exposed coastal area it is located in.

54
Q

As the client was a local authority, did you have to consider any other regulations when tendering the works?

A
  • Public contracts regulations (This will be superceded by the Procurement Act due to come in Feb 25)
  • Crown Commercial Services (CCS) framework requirements
55
Q

Can you define corrosion?

A

The deterioration of materials by chemical interaction with their surrounding environment.

56
Q

Case study - If the fall arrest system was acceptable, could you use it?

A

No - Not without the appropriate harness training.

57
Q

Case study - What is back out and how does it occur?

A
  • Thermal movement results in the fasteners becoming loose.
  • Gaskets to the washers deteriorate allowing water in to the hole and causing deterioration.
58
Q

Case study - How was the additional weight of the overlay discounted? What advice was taken to conclude this?

A

Details of the roofing materials and its weights (Incl. loads with weather) were obtained from the manufacturer. These were then reviewed with a structural engineer along with the existing structure.

59
Q

Case study - How was the additional cut edge work confirmed with the contractor? Cost agreed?

A

The works were costed by contractor and reviewed against BCIS rates / comparable projects. Works were then instructed via a CAI.

60
Q

Case study - Why was the Extension of Time claim deemed to be valid? How instructed?

A

Assesed under the relevant events listed in section 2 of the Intermediate JCT contract and reviewed against the critical path. Instructed via an extension of time cert and CAI.

61
Q

Case study - How was quality dealt with on the instructed cut edge corrosion works?

A

I carried out weekly inspections of the works and reviewed agaisnt the agreed details issued by the manufacturer. The manufacturer also issued reports on the installers work.

62
Q

Case study - Could you advise the process of specifying the Cut Edge corrosion repair?

A

Prescriptive – Research based on the best product for the environment. Liased with manufacturers to identify the most suited type.

63
Q

Case study - What was the curing time of the product specified?

A

10-14 days

64
Q

Case study - Was there a risk of lightning conduction of the scaffolding?

A

The scaffolding was installed by a competent installler and was suitably bonded to the earthing

65
Q

Case study - Did you consider any other products and why did you Seamsil 100?

A

Other products were considered from Garland and Liquasil but Seamsil was determided to be most appropriate due to its testing in similar marine environments

66
Q

Case study - What were the details of your option 1?

A

This was an undefined provisional sum which was prepared with the QS based on comparable projects.

67
Q

Case study - Why was sectional completion chosen on this project?

A

The centre needed to remain open throughout. Sectional completion meant certain areas could be phased. It also meant works could commence with long-lead items picked up in a later section.

68
Q

Case study - What risks are presented on a building constructed in 1990’s?

A

Asbestos - Banned 1999
Lead paint - Banned early 1990’s

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