Case Study NK Flashcards
If the client’s main priority was time. Why would a traditional approach be a viable option?
Because the client also wanted control over quality of design and competitive price. So had to make the client aware of all their options available to them to make an informed decision.
What RIBA stages typically overlap with construction and manufacturing?
Typically Stages 4 (Technical Stage)
However in this instance it was 3 to 5
Within a negotiated procurement route, how can you ensure value for money has been achieved for your client?
Ask to have 3 quotes for certain elements or works that is in question, open book
Define Value?
Different for everyone.
A client’s perception of the worth of the products or services.
Price
Quality
What the product or service can do for them
Monetary, time, energy, and emotional costs
What VE options did the client go with in the end and did they gain an additional budget?
Reeded manifestation to the glazed partitions.
This was actually something that was earlier instructed.
Is swapping hardwood floors for vinyl a scope reduction or value engineering?
Value Engineering
Achieving value for money without compromising the look and feel as they looked the same
Still maintains the products functionality
What you would allow for a CAT A & CAT B fit out in your cost estimate for both?
£80/sqft
Depending on landlord contribution
CAT B- £250 sft depends on quality, landlord contribution
What was the £/sqft on A&K
£90 /sqft CSA
£103/sqft FA
What is CAT A?
Basic finish of a space provided by a landlord. (Blank canvas)
- Raised Floor
-Suspended Ceilings
-Basic M&E Services
-HVAC
-Basic Finishes
What is CAT B
Workspace ready to move into
-Fully fitted kitchens
-Partitions
-Design and brand detailing
-Installation of IT and workstation
-Furniture
What is Shell and Core?
Basic Internal Framework of the building
- Concrete Floors
-Exposed Services
-Maybe communal areas. e.g lift. toilet
Is there a conflict of Interest when EA/QS Role are in the same Firm?
Yes.
Ways to ensure no Conflict of Interest when in the same firm?
Informed Consent
Separate folder
Separate end of office
NDA
What are the different RIBA Stages?
Stage 0 - Strategic Definition
Stage 1- Preparation and Briefing
Stage 2- Concept Design
Stage 3 - Spatial Coordination
Stage 4 - Technical Design
Stage 5 - Manufacturing and Construction
Stage 6 - Handover
Stage 7 - In Use
What is a typical fit out cost in London?
What is a Grade 2 listed building?
Special regional interest and is considered to be nationally important.
It is protected by law from unauthorized alterations, extensions, or demolition
What are the main classification for listed buildings?
Grade 1 - Exceptional interest
Garde 2* Particularly important buildings of more than special interest
Garde 2 buildings are of special interest
What is a listed building?
Buildings that are of special architectural or historic interest, which gives them legal protection.
What restrictions did you encounter when working on the project in terms of the building being listed
Nothing - this is due to the project not altering the building structure. We were not changing or touching any original features such as windows, external wall etc
What is a tenant-fit out guide?
Guide aims to ensure tenant fit- outs align with the building. Document that explains the processes and approval steps required to fit out a space for a new tenant.
What is licence to alter?
a legal document that gives a leaseholder permission to make changes to a leasehold property:
It’s a formal agreement between the landlord and tenant
It details the changes the tenant wants to make and the landlord’s consent
What is Landlord’s refurbishment guide
Helps landlords/tenants manage the process of refurbishing their offices.
The document was intended to make the management of health and safety risks an integral part of the project planning process
When were you employed to take on the job?
Stage 1 in Q4 2023 - Stage 6 Q3 2024
How does Partial Handover differ to Sectional Completion and what is it?
-Typically not pre-planned like sectional completion.
-Contractor’s consent must be obtained
- Employer is liable for insurance the relevant part.
- The defects liability period begins for that part
- Liquidated damages reduce proportionally
32,000 sqft into m2?
3000m2
When was the SOS for 80 Strand?
8th January 2024
How long was the programme?
27 Weeks?
What were the original sectional completion?
Section 1: Comms Room
Section 2: Part of L5
Section 3 Part of L5 and L6
What was in the SOA that was unique to your project
Retention percentage to state 5% instead of 3%
-Contractor has no interest on the retention.
-Interest rate from 5% to 3% above bank of England for payment overdue, calculated annually.
What is Benchmark?
How did you benchmark for this project?
Process of collecting and comparing data to identify the best cost or products to use.
- Similar companies, who the client were familiar with
- examined different ways of working
-showcase low, medium, high looking office
-levels of intervention with the building
-cellular space requirements - 50 DESK BY Early June 2024.
How long will stage 4 design Development take?
Depends on the scope of work but in this instance based on previous projects and conversation with project manager.
10-12 weeks
6-8 weeks - tendering
35-40 weeks - Design, fit out, client directs works
What is CDP
Contractor Design Portion
An agreement where a contractor is responsible for designing specific parts of a construction project
Why did you not use a GMP?
Guarantee Maximum Price?
The contractor were not willing to take on the risk considering the clients ER’s were not fully designed so they were more likely to make a loss which would not be ethically fair on them
Why did you not advise on two stage tender instead of negotiated
- longer timeline than single stage.
- Quicker route to the market
- Client wanted less adminsteration
- Robust PQQ exercise was done before hand and the client was comfortable with the contractor chosen.
- Had a robust cost checking exercise during tender analysis to ensure we maintain value.
What is Value for Money?
The most advantageous combination of cost, quality and sustainability to meet customer requirements.
What are Employer’s Requirement?
Contractual document setting out what the employer wants the works to entail and how it wants them to be carried out
What take precedence ERs or CP?
In Design & Build the CP takes precedence because the employer would have revied and accepted the CP before
going into contract.
If you had a PM, why did you complete the EA’S role? Are you best placed to complete this role?
This should have said development manager rather than a PM. Therefore, this was not a service the development manager offers. RLB were best places to act as an EA role due to expertise in this role
How did you get the benchmarking cost data? How did you rationalise it?
What was the driver for competitive pricing for the client?
They were self funding the project so they were looking to get value for money were possible.
If quality is the key driver? Why from stage 2/3
Programme was key driver not quality. However, they did want their office to reflect their brand ethos of of a high end travel agency company.
How did you come up with the suggested programme dates?
After coordinating with Project Manager, we benchmark similar previous project to give an indication.
Competitive pricing- did you complete a cost analysis of the different options? Especially with D&B as an option?
No i did not however, typically traditional contract tends to be the lowest cost. Because no risk is priced into the contract (as overhead isn’t priced on top of design teams).
- Competitive D&B single stage, because its under competition
- Negotiated most expensive - contractor is pricing based on their experience and merit.
However, if traditional was chosen, the client would have had to factor in cost to extend the existing lease which would have been been a more expensive option overall
Why does a D&B mitigate against risk for client? How does this sit against traditional?
In a D&B contract, will the contractor share cost savings for lower cost solutions with a client?
Although its a fixed lump sum contract
Under the supplemental provisions of the contract - there is a requirement for the contractor to offer cost savings against the ER’s.
Would a contractor’s professional fee costs be more expensive than client side? What about OH&P on top?
The contractor’s cost would be more expensive because the overheads margin on top. However, it would be leaner for the contractors to do the design if they are a specialist fit out company. Which in this instance the contractor was.
You mentioned you seeked proposal from three contractors
Slight error, it should read that it was a PQQ. This is not competitive tender process, just early engagement with contractor to ensure they are financially stable, have a team available.
Why did you not advise on two-stage tender? Would this not have been more suitable than negotiated?
It wasn’t a complicated project.
client wanted a quick SOS
Didn’t want to deal with
Why didn’t you advise on Management contracting or Construction Management?
They were not relevant.
Client didn’t have the time to deal with multiple payments or contractors. They wanted the engagement and risk to be minimal.
Competitive pricing wasn’t their key driver. It was programme and meeting the clients aesthetic of previous fit outs.
Quality aspirations to align with business branding and image but wanted minimal client engagement - which makes it harder to have a design team in process in place.
Not worth flooding the project with more design team/labour because it would cost more overall.
