Core questions Flashcards
Can you tell me about the RICS Surveying Safely 2018, document:
- What is it for
- What is included
- What is on the front cover?
INSPECTION L1
RICS Surveying Safely is a guidance note (voluntary) which includes:
This is the Surveying safely 2018 RICS guidance note effective from 2019 (last year).
There is a giants causeway on the cover.
Provides basic principles of GOOD PRACTICE for the management of health and safety for RICS regulated firms
It is structured as follows:
- Personal responsibilities (firms and members)
- Assessing hazards and risks
- Workplace Health and safety
- Occupational Hygiene and Health
- Visiting premises and sites
- Fire Safety
- Residential Property surveying
- Procurement and management of contractors
How would you produce an inspection risk assessment?
INSPECTION L1
Check government restrictions and RICS recommendations during COVID-19
- Indentify the hazards and the risks
- Floor plans (ideally fitted out and original)
- Check asbestos register
- Check any access requirements e.g. plant riooms
- Arrange the inspection with the site adn put a note in my diary so that my team know where I am.
- Check site rules, any hazards and access constraints
Onsite
- Dynamic risk assessment
- Take a charged mobile phone
Can you tell me about the advantages and disadvantages of using a borescope?
INSPECTION L1
PRO
Reach hidden voids without intrusive survey
CCTV survey for drainage.
Attach
CON
limited field of view might miss crucial detail
What is the difference between a schedule of condition and a condition survey
difference between a schedule of condition and a condition survey
The main differences are that a Schedule of Condition is purely a record of the condition of the building to be appended to an Agreement,
whilst a Condition Survey is prepared to not only show the condition of the building but identify works required, usually with costs to assist in planning maintenance works which may be needed, it may be reviewed and updated.
schedule of condition may be used to include with a party wall award or at commencement of a lease
condition survey is often used with planned preventative maintenance regimes
Schedule of Condition
Records the property’s condition at that time
It is retained to use at a future time to establish the previous condition of the premises
to include within a Lease to limit a Tenant’s repairing obligations to the condition of the property at Lease commencement.
or inclusion into a Party Wall Award to clearly document the condition of a neighbouring property before works progress
sometimes prepared in a simple format, relying predominately on photographs and is known as a Photographic Schedule or
may be a full schedule of condition which would typically include
a general description of a property
a detailed tabular schedule documenting the form of construction and condition of each building element, supported by a photographic record to give evidence.
Can you tell me about the advantages and disadvantages of using a moisture meter?
INSPECTION L1
PRO
Can provide some useful information such as relarive hudmity surface temperatures and the moisture content of timber and can have deep wall probes but you need to then drill into the wall.
CON
It’s really giving you a measure of eletrical resistance.
False readings - other conductive materials such as hygroscopic salts and foil backed insulation in cavity walls.
Different materials have different moisture content for example timber can is considered dry still at 12% moisture.
Usually dont need a damp meter to assess damp.
Can you tell me how you carried out the dilapidations inspection at Unit 215 Centre Court Shopping Centre, Wimbledon?
INSPECTION L2
Before the inspection I obtained and read the lease to understand what clauses were relevant, I also checked for supplemntatry information such as a schedule of condition an license for alteration and floor plans. I checked whether access equipment would be required and whether I would need specialist advice such as from an M and E consultant. I also carried out a risk assessment and put the inspection in my diary once i had arranged this with the site. The premises was still occupied during my inspection so I had to ensure I kept the purpose of my visit confidential as the staff were not aware the unit was due to close.
Once on site I carried out a dynamic risk assessment as I entered each area and took a few movements to familarise myself with the site against the plans and understand the orientation, i asked the tenant if there were any repair items I should note that they were aware of as the tenant can often be a useful source of information. I the proceeded to take a methodical approach to the inspection doing the front of house and then proceeding onto back of house and finally the shop front and noting element by element including any repairs, items obsecurred by tenants belongings. I took photos, notes and measurements with a disto which I added to floor plans for further reference. Once complete I informed my secretary once I was home safe and backed up my inspection data to our secure server.
Pre-Inspection
- Obtain documents
- Lease, Licenses for alteration
- Schedule of condition
- Floor plans (ideally fitted out and original)
- Check if I need to obtain any special advice such as M and E consultant
- Checked and didnt need any access equipment
- Arrange the inspection with the site adn put a note in my diary so that my team know where I am.
- Check site rules, any hazards and access constraints
- Checked the situation with the tenant who was still in occupation re confidentiality
- Risk assessment consider loan working and equipment I might need such as charged mobile phone and any PPE.
Onsite
- Dynamic risk assessment
- Take a charged mobile phone
- Walk around first if there is time familiarise myself with the layout and orientations.
- Methodical approach outside first and then inside, top down and element by element (then looking for causes of defects if it were another inspection)
- Take photos
- take measurements with a disto
- Note down key features of the property and various finishes for each room
- Note down details of any items requiring repair
- Noted down any areas obscurred by the tenants contents and took photos.
- Consider videoing any items for future reference
- Inform secretary when inspection completed and home safe.
Can you tell me how you carried out the inspection at Stoke Lodge, South Kensington on the contract administration works for an interim valuation? How did you know PC had been achieved?
INSPECTION L2
Interim valuation certificate
checked site works progress against specification I asked for a copy of the delivery note and invoice for the cast iron bath which was at their yard.
How did you know PC was achieved?
Because i was satisifed the works had been carried out as per the specification and that any issues raised during construction had been dealt with satisfactorily.
owndership of materials usually passes on delivery to site to the client unless there is a retention of title clause.
It can sometimes be appropriate for the client to pay for items even though they remain ‘off-site’, for example, where a contractor has made a large payment for plant or materials that have yet to be delivered to site, or if the client wishes to ‘reserve’ key items in order to protect the programme
Paying for off-site goods or materials can put the client at risk, for example, if the contractor becomes insolvent and the items are then not delivered, even though payment has been made
The client should require proof that the property in the items is vested in the contractor before payment is made. This may include a vesting certificate (certifying that property has passed to the contractor and that the materials will be properly identified, stored and insured), and checking that the suppliers terms and conditions do not include a retention of title clause.
The items should be set aside, and clearly marked with the client’s details.
The materials should be ‘ready for incorporation’.
The client should require proof that the materials are insured against specified perils for the period they remain off site.
Can you tell me about the inspection at 30 Brock Street for water ingress?
INSPECTION L2 This was a defect inspection following a report from a retail tenant. Water was dripping from the podium overhanging the entrance to an ITSU retail unit. The basaltite cladding above the entrance was heavily stained showing a build up of water behind it. I took photographs and I tried to obtain access to the flats above and was not able to despite calls to the housing association running the flat and it was quite urgent because it was affecting the retailers business and causing a slip hazard. I arranged for the area to be cordoned off to keep members of the public safe. I obtained a water sample from the leak into a clean bottle and sent it off for testing, they found soap scum which indicated domestic services leak so I formally wrote to the housing association to advise theem of this.
Can you tell me how you carried out the schedule of condition at Epworth House.
INSPECTION L2 Epworth house is a 1934 Art Deco office block in Shoreditch extensively refurbished in 2018/19. My client was planning to take space on the fourth floor, they instructed to me to carry out the schedule of condition survey as part of lease negotiations and my survey would be agreed with the landlord and attached to the lease. Reviewed plans before. Arranged access. The floor was still a construction site technically as the contractor was still in possession so I had an induction and wore PPE. I took photos systematically of each area and recorded items on a floor plan. I asked for the snagging list as I could see works were still outstanding such as missing glazed partitions and access controls. INSPECTION
Can you tell me how you carried out the Turnpike Road Woburn inspection where you found dry rot?
INSPECTION L3 Turnpike road is a row of Victorian semi detached 2 bedroom cottages belonging to the Bedford Estate (my client) in woburn. I had to carry out a void inspection of number 29 after a 20 year tied tenancy ended with a view to refurbishing the property. I noticed cracking and signs of rot to skirting boards I was actually able to put my pen through them, on lifting a section of vinyl backed carpet in the lounge I noted long filaments of dried plant like material which I knew was the mycelium of dry rot. The property had timber suspended floors and on external inspection I could see that the subfloor ventilation air vents were blocked by debris and a gravel path which had been installed above this level and probably also bridging the slate damp proof course. I advised my client we needed to carryout opening up works asap. Fortunately it was empty so this was relatively easy. Remedial works included drying out the floor, cutting back decayed timbers to 500mm from the signs of decay. boron containing fungicide. New timbers were all treatd.
Can you tell me about your inspection at Orwell House London ?
INSPECTION L3 Orwell House is a 5 storey Georgian building with later 60’s extension to the rear. I was undertaking a routine planned maintenance inspection to produce a report for my client and I spotted badly cracked precast concrete window sil under a steel framed window. I noticed several others on the same elevation were deteriorated in the same way to the extent that the reinforcement was visible in some areas. I arranged for a contractor to safely remove a section of one window sil for testing. I received a positive result from phenolphalein testing as it remaining colourless in the spalled area and went pink elsewhere so I determined the cause of the damage was likely carbonation. Carbonation is when carbon dioxide in the environment reacts with the calcium hydroxide in the cement. This reaction produces calcium carbonate which is acidic, the phenolphalein solutionturns pink in alkaline pH above 9 and is colourless at more acideic pH. The relative depths of cover to the reinforcement and carbonation indicated that in most of the areas tested, the carbonation was up to the reinforcement.I had noted evidence of poor historic repairs such as sticking of new sections on some of the sils. The sils were located on the rear of the building and were surrounded by other buildings so it was not possile to get access equipment in.
I advised my client of a short term and longer term option.
The short term was to install netting and a crash deck over the roof lights and cut back the remainign loose concrete via abseil using mobile roof anchors. The long term I advised my client was to bring scaffolding in and construct on the rear elevation to allow the concrete to be cut back, the reinforcement cleaned up treated with corrosion inhibitor and repair the concrete with an epoxy concrete repair to reprofile the sils.
Tell me about your inspection at 338 Euston Road
INSPECTION L3 338 euston Road is a 17 storey 1960’s office block in London. I was called by my client as during a tenant fit out a hole was noted underneath the raised access floor. I viewed an area of broken up red screed and a void underneath through the hollow pot floor, I think holes for services had disturbed the pots in one location and resulted in them deteriorating. I advised my client that we needed to test the screed for asbestos and I also spoke to a structural engineer over concerns about the condition of the floor. Magansite screed used to be used for insudstrial buildings as it resists oil, however it can be hydroscopic attractign water and can contain asbestos.
Tell me about the Control of Asbestos Regulations 2012 and your/your client’s duties.
The dutyholder is the owner of the non-domestic premises or the person or organisation that has clear responsibility for the maintenance or repair of non-domestic premises, for example through an explicit agreement such as a tenancy agreement or contract.
How do dutyholders comply?
There are four essential steps:
- find out whether the premises contains asbestos, and, if so, where it is and what condition it is in. If in doubt, materials must be presumed to contain asbestos
- assess the risk from asbestos present in the premises
- make a plan to manage that risk and act on it
- provide this information to other employers (eg building contractors) who are likely to disturb any asbestos present, so that they can put in place appropriate control while the work is being done.
Tell me about the CDM 2015 regulations, when does a project become notifiable and why?
- Construction design and management 2015 regulations were put in place due ensure that health and safety issues are properly considered during a project’s development so that the risk of harm to those who have to build, use and maintain structures is reduced.
- A project becomes notifiable when it lasts longer than 30 working days and more than 20 workers working at the same time at any point on the project or if it exceeds 500 person days
Can you tell me the three aims of the dilaps protocol
- Encourage the exchange of early and full information about the dispute.
- Enable the parties to avoid litigation by agreeing a settlement before proceedings are commenced.
- Support the efficient management of proceedings where litigation cannot be avoided.
While the landlord will technically have at least 6 years from the end of the lease to commence a dilapidations claim, the Dilapidations Protocol suggests that the Schedule of Dilapidations and Quantified Demand ought to be served within 56 days of the end of the lease
Tell me about the building regulations, what are they and can you name them
- Building Regulations set minimum standards for the design and construction of buildings to ensure the safety and health for people, including those with disabilities in or about those buildings and to help conserve fuel and power.
- The Building Act 1984 empowers and obliges local authorities to enforce the building regulations in their areas
- A - Structure A=acro prop
B -Fire Safety B = BURNS
C Site preparation and resistance to contaminates and moisture C=contaminate
D Toxic substances D is for DEATH
E Resistance to sound E=EAR
F Ventilation F=FART
G Sanitation, hot water safety and water efficiency: G=GROSS
H Drainage and waste disposal H=looks like a drain pipe.
J Combustion appliances and fuel storage systems: J= JOTUL woodburner
K Protection from falling, collision and impact: K looks like a person falling
L Conservation of fuel and power: L=lighting
M Access to and use of buildings
P Electrical safety P=POW
Q Security in dwellings Q=M15
R High speed electronic communications networks
7 - Material and workmanship: Approved Document 7
Tell me about the RICS Dilapidations Guidance Note and reference the Dilapidations Pre-Action Protocol
Legal/regulatory compliance L1
RICS Dilapidations Guidance Note 7th edition 2016
It has a giants cause way on the cover
it sets out
- the role of the surveyor (adviser, expert witness, dispute resolver)
- the types of schedule
- taking instructions
- documentation
- interim and terminal schedules
- settling disputes.
The dilapidations preaction protocol
- Produced by the Property Litigation Association PLA and endorsed by RICS
- contains best practice to encourage quicker settlements of court and to reduce the need for lititgation
- because litigation is in neither parties interest - results are uncertain, it costs a lot of money, takes time and can damage reputations
- Applies to terminal dilaps.
- It describes the conduct the court expects the parties to follow before commencing proceedings in relation to a dilapidations claim.
- It sets out a process and timetable for the exchange of information, and establishes standards for the content and quality of schedules of dilapidations and quantified demands.
Tell me how you advised your client of their regulatory duties on the bathroom and commercial kitchen at Stoke Lodge, South Kensington
- Stoke Lodge, South Kensington is a 2 storey Georgian detached mansion in South Kensingtion.
- The works were to refurbish a modern bathroom to a period style to match the house and to refurbish a basement commercial kitchen.
- I advised my client they would need to have an R and D survey prior to works being carried out as per the control of asbestos regulations 2012
- and also that they would need to appoint a principle designer as per the construction design and management regulations 2015.
- I explained their duties as client under the both sets of leglislation.
- I also recommended that an M and E consultant be appointed as the brief included for commercial kitchen equipment and I knew this would require an upgrade to the existing gas interlock system and this was something I was not qualified to specify (some words cut out for word count reduction have changed the meaning).
- Gas Interlock System to BS6173 2009 version (it was actually withdrawn and updated in 2020)
- Gas Safety (Installation and Use) Regulations 1998 you have a legal duty to make sure that any gas equipment on your premises is checked and certified by a Gas Safe qualified engineer once every year.
- ALL EQUIPMENT MUST BE CE MARKED
- Commercial kitchens need a gas safety inspection by a gas registered company in order to make sure that every appliance is certified safe for use, keeping catering premises safe and efficient for everyone.
- Gas interlock system - following advice from an M and E consultant K J tait. Approved inspector
- I also submitted a full plans application to kensington and chelsea council for building regulations.
- Considered ventilation part F and
- Fire Safety (Regulatory Reform (Fire Safety) Order 2005)
- upgraded the protection and heat detectors ensured
- appropriate fire-fighting equipment within the kitchen, such as a chemical extinguisher and fire blanket.
- Ensured fire escape distances were adequaet - there was an external fire escape and main stairway.
- considered the impact on local planning rules as in a conservation area so ensured that external ductwork followed the line of the original
Tell me how you have approached and LFA at Arndale House/ Level 3 The Urban Building.
- The urban Building level 3 - cat a floor and the tenant wanted to fit out the floor including tea point, construction of WCs, internal partitoning and additional coolong to comms room which required an installation on the landlord roof plant area and access to communal risers.
- I referred to the Licence for alterations in commercial property 2012 RICS Guidance
- I instructed an M and E consultant to assist me in reviewing the documentation for the services aspects
- ensured I had copies of all corrospondance in case a dispute arose.
- I knew under the Landlord and Tenant Act 1927, then if the landlord’s consent is required consent must not be unreasonably withheld so I ensured that I proceeded diligently and in good time in order to comply.
- ensured satisfactory interface works with landlord systems (examples include the impact on building air-conditioning or sprinkler/fire safety systems and insurance implications - advised client insurer was informed distributed appropriate forms to the tenant.
- Equality Act 2010 - reasonableness test. They installed demised WCs and shower wet room. correct heights, handrails and finishes for visually impaired.
- controlling use of the common risers, the allocation of space on building roofs or within basement areas for tenant plant and the impact of alterations on a building’s overall fire strategy
- request the tenant’s contractor’s health and safety documents to demonstrate that risk assessments and method statements have been produced and safe working practices are to be adhered to; permits to work system at the building to be issued. Obtained names of their CDM advisers.
- the buildign was post 2004 so I forwardeed the asbestos statement form the architect but if had been earlier I would have referred them to the buildings asbestos register and asked for a copy of their R and D survey.
- Checked for any negative impact on a property EPC assessment and whether or not this will constitute a valid reason for withholding consent, e.g. if it can be proved that a downgraded assessment may have a negative impact on the property investment value
- Statutory consensts. check tenant had obtained approval from the relevant authorities for their works. The two most common approvals are planning permission and building regulations approval, with these forming a requirement of any consent being granted. Approval in principle can be provided, with an acceptance that there may be modifications to a project as it proceeds with full and formal consent to be issued upon completion.
- In order to avoid invalidating any insurance policies at a property it is advisable to inform the relevant insurer of planned works and seek their approval if necessary. This is particularly important when works will have an impact on building sprinkler or other fire safety systems
- Licence to alter
- Gives the leaseholder permission to carry out the alterations.
- Alterations to leasehold premises are a common cause of dispute, and if there is any doubt about whether works require a licence to alter, the landlord should be consulted.
- Failure to obtain permission could constitute a serious breach of the lease
- I reviewed the license docuemntation and kept a register of information tracker with comments from the tenant and landlord so that we could see when each landlord request had been satisfied.
- Drawings showing the existing and proposed layout.
- Structural drawings and calculations.
- Building services drawings.
- Specifications.
- Risk assessments and method statements.
- A copy of the F10 notification.
- Evidence of insurances.
- Evidence of necessary planning permission, buildings regulations permission and other statutory approvals.
- If the works comprise ‘improvements’ for the purposes of the Landlord and Tenant Act 1927, then if the landlord’s consent is required it will be implied that the consent must not be unreasonably withheld
- The Landlord and Tenant Acts require that permission is not unreasonably withheld, and in some situations, alterations which are necessary to comply with statutory requirements, cannot be withheld.
- An important factor to consider is whether or not tenant alterations will constitute an improvement that will increase the rental value of a property, as it is common for the improvements to be excluded at the time of rent review or lease renewal. excluded within the lease.
- Additional issues for surveyors to consider include whether the proposed works fall fully or partly outside of a tenant’s demise (e.g. a common situation would be whereby plant is to be installed on a retained roof area), as well as the possible impact of any easements or wayleaves from telecoms providers. A wayleave or easement application will require separate documentation and is outside the remit of this guidance note, however, it is recommended that the owner or manager takes relevant legal advice.
- I recommended my client issued approval in principle subject to building regulation approval and certification and receipt of the health and safety folders and other conditions being met.
- I attended an inspection post completion to satisfy myself the works were completed and the conditions met.
Tell me how you carried out your dilapidations assessment at 101 Wigmore Lane, London
- My client was a tenant who was seeking to reassigning their 10 year lease with 2 years left to a new tenant as they had missed their break date.
- This meant they would be transferring all their rights under the lease to the incoming tenant.
- The incoming tenant or assignee had agreed to expressly assume the existing tenant’s obligations under the lease
- The incoming tenant had produced a schedule of dialapidation to start negotiatians to obtain costs from my client to cover any future dilapidations liability.
- My client wanted me to assess their liabilities as if it was the natural end of term.
- I checked all the lease as I would if it were a terminal dilapidations claim but I also checked assignment clause conditions and other documents.
- I checked they had fulfilled their aleterations obligations such as obtaining licenses for alterations.
- unfortuantely there was no schedule of condition to pass on.
- I advised my client that the landlord might have reasonable grounds to withhold their consent for the license if there were any serious breaches identified as per the lease.
- I inspected the property and they had vacanted and put it back into CAT A.
- commissioned an M and E consultant to report on the condition of the existing plant and reviewed the lease.
- They also reviewed the landlords plant with their permission as the incoming tenant wanted a cap on the service charge which was stalling negotaitions.
- I advised my client that their dilapidation’s liability was lower than the incoming tenants schedule.
- I also advised them that there was no obvious reason for a service charge cap to be agreed as the landlord’s plant appeared to be in good condition.
- This advice was utilised in their negotiation with the incoming tenant and landlord, reducing their overall liability.
Privity of contract versus privity of estate, usually the assignor is still liable for assignee tenant breaches but privity of contract means that they do not have the right to occupy.
An AGA is an agreement which places an obligation on an outgoing tenant to guarantee the performance by the new tenant or “Assignee” of the tenant covenants contained in the lease.
If the Assignee fails to perform the tenant covenants in the lease (which include payment of rents and repair obligations) the AGA allows the landlord to pursue the outgoing tenant under the terms of the AGA.
Tell me about statutory consents you have advised your client on?
I advised my client on the requirement to obtain listed building consent for internal strip out works at level 5 Australia House, London; despite the refurbishment area not being of heritage significance. I had an informal discussion with Westminster Local Authority conservation officer regarding the works and provided them with photographs and invited them to view the area. Subsequently I received written approval for works to proceed with no delay to programme.
Why is good design important and how do you achieve it?
Good design is well considered, follows the client brief. Considers sustainability of materials and processes and in use. Is not only aestehitcally pleasing but funrctional as well adn easy to maintain. I have been involved in Design for mangement meetigns at Triton Square and kings cross where varoius property professionals come together to review architects designs for a developer and larger schemes with a developer and a director in terms of operational consideration.
I have been involved with the design and specification of various projects; I have also led design review meetings and assessed designs proposals for LTA, fit-out project and Design for Management purposes. This has helped me to understand how good design can reduce health and safety risks, introduce energy efficiency measures, facilitate maintenance, consider whole life costs and improve end user experience. I understand the need to ensure the various building regulations are met and ensure that statutory regulations including planning and listed building consent are considered at design stage.
Tell me how you advised your client on the timbers needed for the project and how you used the TRADA tables.
- At Stoke Lodge which was a three storey georgian mansion in south kensington I was reburshing a large bathroom to a period finish in keeping with the building.
- The client wanted a large feature cast iron bath
- New bath self weight 210kg, allow 400kg for water, Total load = 6.14kN
- I suspected the existing joists would be overloaded from the weight of the bath so I advised my client I would need to do some open up work to check
- I also wanted to check what space there was in the void to see whether it would be possibe to obtain the correct falls for a wet room shower tray.
- The opening up showed the the existing joists were in relatively good condition considering their age with no signs of decay but they had been heavily notched for services.
- the existing joist are generally 11 inches deep with widths varying from 2 inches to 2 7/8 inches and generally at 15 inch centres (C14 grade).
- The joists span upto 3600mm between an existing masonry wall and an existing steel beam
- I specified C24 structurally graded sister joists and timber noggins to be coach bolted to the original joists directly under where the feet of the bath would be positioned.new joists and noggins were 50mm x 250mm to be coach bolted (M12) to existing joists to streghten the existing floor
- 250mm deep allowed for 25mm of notching
- I used BS EN 1995, more commonly known as Eurocode 5 which is the standard for structural timber design and thee trada span tables
- I also specified for 18mm ply floor boarding to be fixed to the joists to stiffen the structure and provide a good surface to receive tiles.
- I inluded for rockwool insulation to avoid any cold bridging
- I sent photos and measurements of the floor to and my proposal to a structural engineer to provide caluclations to check that this arrangement would meet the dead and live loadings imposed.
- I also provided the drawings and proposals to the local authority building control officer who visited during construction before the works were covered up.
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What does TRADA stand for and what the tables do?
Design and specification L1
Timber Research And Development Association
- Easy to look up tables allow the reader to choose the size of solid softwood timber members necessary to give adequate support to floors, ceilings and roofs in dwellings.
- The tables cover softwood species and grade combinations which satisfy strength classes C16 and C24.
Describe the stages of the Riba plan of work and what has changed since last update.
- The Royal institute of british architects plan of works provides a shared framework for design and construction that offers both a process map and a management tool.
- it has 8 stages
- It was updated this year from the previous 2013 version
- Changes included:
- to include BIM
- sustainbility measures - This challenges design teams to design with a focus on sustainable outcomes from the outset of the project
- Modern methods of construction
- stage 3 changed from developed design to spatial coordiantion
- Stage 0 - strategic definitions The best means of achieving the Client Requirements confirmed
- Stage 1 - Preparation and briefing
- Project Brief approved by the client and confirmed that it can be accommodated on the sit
- Stage 2 -concept design
- Architectural Concept approved by the client and aligned to the Project Brief
- Stage 3- Spatial coordination
- Architectural and engineering information Spatially Coordinated
- Stage 4- Technical design
- All design information required to manufacture and construct the project completed
- Stage 5 - Manufacture and construction
- Manufacturing, construction and Commissioning completed
- Stage 6 Handover
- Building handed over, Aftercare initiated and Building Contract concluded
- Stage 7 - use
- Building used, operated and maintained efficiently
Describe the implications of the Construction (Design and Management) Regulations 2015 on a designer.
Plan, manage, monitor and coordinate health and safety in the pre-construction phase of a project.
This includes:
- identifying, eliminating or controlling foreseeable risks
- ensuring designers carry out their duties
- Prepare and provide relevant information to other dutyholders.
- ensure that everyone involved in the pre-construction phase communicates and cooperates, coordinating their work wherever required
- Liaise with the principal contractor to help in the planning, management, monitoring and coordination of the construction phase.
Can you confirm what the RICS Professional Guidance Note: ‘Design and Specification, 1st edition 2013’ is about RICS approach to design
- Yellow and red books on front cover
- taking instructions
- Clients design drivers such as use centred - appeal to lots of occupiers like at berkshire house
- statutory requirements and health and safety
- sustainability e.g. efficient use of resources
- Design risks and management
- cost management
- Section on BIM
- Feasbility
- Change control
- Concept and detailed design.
- Occupation, performance feedback
What is the RIBA product selector
- RIBA Product Selector an online resource to research and select construction product and service information for all types of building design projects
- You can also browse product listings by CI/SfB classifications to assist with company and/or product selection
- Many items also give you an option to download the appropriate NBS specification file to insert into your specifications.
What would you add into a tender package?
- A letter of invitation to tender.
- The form of tender
- It is a formal acknowledgement that the tenderer understands and accepts the terms of conditions of the tender documents and any other requirements that are stipulated inc anticollusion!
- Preliminaries:
- including pre-construction information
- and site waste management plan (if required).
- The form of contract, contract conditions and amendments.
- A tender pricing document usually a schedule of works (or contract sum analysis on design and build projects).
- Design drawings
- Specifications including the material spec.
- Tender return form
What is required within the preliminaries, preambles and schedule of works
Preliminaries
Anything to be priced in order to carry out the works (works method) which doesnt appear in the work packages:
such as the
- pre construction information - any hazards that need to be dealt with
- Access equipment, scaffold.
- Waste
preambles
an introductory statement or explanation of a document in contracts and specifications to provide a breif description of the nature of the works
How do you use NBS and what is it?
- NBS National Building Specification is a UK-based system of construction specification used by architects and other building professionals to describe the materials, standards and workmanship of a construction project.
- It helps to ensure consistency of information and improve standards on construction projects and it helps to make informed choices of materials.
- I mostly use the National Building Specification softwarre for producing sets of prelimaries such as at palace gardens shopping centre based on a paricular contract however I also use their contract administrator sodtware to manage producing payment certificates
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Can you described when you have designed a specification, what you included and why?
- On my project to carry out waterproofing works to the level 5 plant deck roof at Exchange House, I specified a new water proofing system.
- WHY -
- to resolve issues with water ingress and to extend the life span of the existing roof for the next 15 year as per the client.
- EXISTING INSPECTION AND USE
- I considerd the existing roof membrane which was inverted with a hot applied bituminous derbigum roof membrane, the drainage appeared to be in good condition and no evidence of ponding, water ingress.
- As it had been covered under the roof finishes it was in relatively good condition
- The main use was for maintenance personel, the roof was heavily trafficked due to the maitenance equipment on it and the tenant below was in 24 hour operation.
- DESIGN PRACTICALITY ISSUES
- There were two very large cooling towers and one part of the roof was heavily conjested with pipework which made access to all areas very difficult, i looked at options to raise the plant but in the end ascertained this would not be feasible for the larger plant.
- So there was a design conflict between wanting to cover all areas of the roof to obtain a guarantee and keeping the plant runnning and access issues it caused.
DESIGN OPTIONS
- I reviewed the options for the membrane including like for like hot melt, single ply and liquid applied in terms of cost, durability practicality and guanantee.
BUILDING REGULATIONS
- As the roof was less than 25% of the whole building roof area I confirmed with the building control officer an insulation upgrade would not be required.
- However as good practice I still considered the impact of part L insulation and ascertained this which would require a potential extension to the parapet line to meet the new standard as the parapet was not very deep.
- HEALTH AND SAFETY IN INSTALLATION AND USE
- I considered health and safety recommendations to my client including bird netting of the existing ballast to avoid stones dropping) and installation of barriers
- Considered risks for installatiom such as overload of the roof through moving the ballast and paving slabs and considering completing the works in sections.
- also hot works posing a risk to the building.
- I put forward various options to my client and recommended the liquid applied as it would allow a guarantee for the required period, reduced risks to the building in terms of installation and would not require the plant to be decomissioned could be applied around it.
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Can you describe your specification for Palace Gardens and design process and how you advised your client?
- Advice was provided considering the extent of the works, the complexity, and the different disciplines involved.
- The refurbishment included strip back to the shell of the male, female, accessible WCs and baby change.
- The design process needed to be methodical and preferably well known to those in the design team because this would improve certainty in delivery.
- I decided to use the RIBA plan of work because this was familiar to all parties.
- I appointed a multidisciplinary team covering the skills required.
- this included an Architect, mechanical and electrical consultant (M&E) engineer and CDM principle designer.
- We established the processes and expected ways to work within the design team from the start, which engendered trust and good levels of communication.
- This included team meetings to work through the multidiscipliney design and any anticipated issues.
- Some of the design challenges includied changing the hot water system from tanked to mains which was a client requirement.
- Also considering Part M for the accesible areas and equaity and diversity aspect such as signage.
- and dealing with an existing water ingress through the roof lights which need to be addressed first.
- I advised my client to include sustainability measures, sensor taps and flush mechanisms as well as sensor controlled light fittings to save water and energy.
- Keeping to a strict 6 week timescale.
- so I prodcued the tender package and tendered the works.
- Unfortuintely the client decided to post pone the works and they have not yet reconsidered,
How did you appraise the designs on the fit outs youve reviewed?
- I reviewed the designs in the light of statutory requirements such as the building regulations
- and for how well they would meet the employers requirements.
- I also considered sustainability such as the lighting to change to LED which I had identified in my employer requirements and reviewed agianst other relevant guidance such as cibsy.
- I also considered any details which could use
- I used the RICS guiidance note design and specification to help me appraise the designs as it has some useful guidance.
I’ve managed various office fit-outs during which I have produced a set of Employer’s Requirements and led design review meetings in terms of cost, quality, time, sustainability and compliance with regulation.
Can you tell me how you produced the specification for the bathroom furniture and presented this to the high commisioner. Can you also explain what the trada tables were and how you used them?
- At Stoke Lodge which was a three storey georgian mansion in south kensington I was reburshing a large bathroom to a period finish in keeping with the building.
- The client wanted a large feature cast iron bath
- New bath self weight 210kg, allow 400kg for water, Total load = 6.14kN
- I suspected the existing joists would be overloaded from the weight of the bath so I advised my client I would need to do some opening up work to check the existing joists
- I also wanted to check what space there was in the void to see whether it would be possibe to obtain the correct falls for a wet room shower tray.
- The opening up showed the the existing joists were in relatively good condition considering their age with no signs of decay but they had been heavily notched for services.
- the existing joist are generally 11 inches deep with widths varying from 2 inches to 2 7/8 inches and generally at 15 inch centres (C14 grade).
- The joists span upto 3600mm between an existing masonry wall and an existing steel beam
- I specified C24 structurally graded sister joists and timber noggins to be coach bolted to the original joists directly under where the feet of the bath would be positioned.new joists and noggins were 50mm x 250mm to be coach bolted (M12) to existing joists to streghten the existing floor
- 250mm deep allowed for 25mm of notching
- I used BS EN 1995, more commonly known as Eurocode 5 which is the standard for structural timber design and thee trada span tables
- I also specified for 18mm ply floor boarding to be fixed to the joists to stiffen the structure and provide a good surface to receive tiles.
- I inluded for rockwool insulation to avoid any cold bridging
- I sent photos and measurements of the floor to and my proposal to a structural engineer to provide caluclations to check that this arrangement would meet the dead and live loadings imposed.
- I also provided the drawings and proposals to the local authority building control officer who visited during construction before the works were covered up.
- Green tiles copper recommended by the architect had seen on manufactures information they were advised not for wet room use had to have a batch made up without copper for client approval.
Can you describe the different types of damp and how you would remedy them?
Condensation -
SYMPTOMS
Black mould growth can occur on cold damp surfaces such as outside walls when internal relative humidity is high and where there is insufficient air circulation such as behind furniture.
CAUSE
warm moist air within a property hits a cold surface below the dew point and condenses forming water droplets on the surface.
- Interstitial condensation occurs within or between the layers of the building envelope, e.g. water vapour enters the roof void and condensation has occurred to the cold underside of flat roof decking
REMEDIES
- Provide ventilation either mecahincal or passive or both depending on the room.
- Ensure adequate heating
- Insure adequate insulation
- Educate the occupants.
- Interstitial condensation
- dry out the structure
- ensure adequate ventilation
- vapour control membranes (on the warm side of the insulation ) in place preventing the warm moist air from penetrating to a point where it might reach its dew point temperature.
- Insulation to increase temperatures.
- Approved Document C and Approved Doc F!
- BS 5250 Code of practice for the control of condensation in buildings.
Rising damp
damp which rises from ground level and wicks up porous materials by capilliary action
Caused by
- High water table
- failure or bridging of damp proof course
- wavy tide mark up to 1 metre high of salts and water staining on internal finishes
Penetrating damp
rainwater entering the building - defective rainwater goods, poorly fitting windows
Services leaks
Infrared thermography can be useful here, because this technique will identify surface temperatures that can be linked to symptoms of dampnes
flooding
Reference BRE
Understanding dampness BR 466
Building Pathology Level 1
“I have supplemented this with knowledge gained from regular CPD including how to identify and deal with types of damp and timber decay, ‘Regent’s Street Disease’ and cladding and roof defects”.
Can you describe the different types of timber decay and how you would remedy them?
Dry rot -
Wet rot
Beetle attack
I have supplemented this with knowledge gained from regular CPD including how to identify and deal with types of damp and timber decay, ‘Regent’s Street Disease’ and cladding and roof defects.
Can you describe to me what Regent’s Street Disease is?
Building Pathology Level 1
