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CT Revision > Everything > Flashcards

Everything Flashcards

1
Q

What are the insurance options under minor works?

A
  • Clauses 5.4A: The works by the contractor.
  • Clauses 5.4B: The works and existing structures by the employers.
  • Clauses 5.4C: The works and existing structures by other means.
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2
Q

What are the insurance options under intermediate works?

A
  • Clauses 6.7A: Contractor to take out a joint named policy for all risks.
  • Clauses 6.7B: Employer to take out a joint names policy for all risks.
  • Clause 6.7C:
  • Paragraph C.1 requires employer to take out joint names policy for existing building & contractor.
  • Paragraph C.2 requires a joint names policy for all risks.
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3
Q

How was the Stone Pediments fixed at Aylwood Academy?

A

Expanding anchors through angle iron, mechanically fixed with wood screws to treated timbers, through tiles with flashing and mechanically fixed to the roof structure.

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4
Q

Could any other fixings been used on the Stone Pediments at Aylwood Academy?

A

Chemical anchors / Bounded fixtures - Bounded material & embedded metal in a pre-drilled hole.

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5
Q

What is the difference between liquidated and unliquidated damages?

A
  • Liquidated damages are a pre-agreed amount of money that are set out in advance in the contract.
  • Unliquated damages are not pre-estimated in advance when the contract is signed.

The contract to identify, which applies to avoid ambiguity.

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6
Q

What is the key difference between a JCT Intermediate and minor works contacts?

A

Intermediate allows for:
- Phasing requirements
- Use of named sub-contractors
And they have different insurance provisions.

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7
Q

When was Asbestos banned?

A

November 1999

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8
Q

What is the void depth under an L1 system that requires a detector?

A

800mm

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9
Q

What 3 types of statements make up a companies account?

A
  • Balance Sheet
  • Profit & Loss Statement
  • Cash Flow Forecast
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10
Q

Name three types of deleterious material?

A
  • Wood Wool Slabs:
  • Stramit Board:
  • Lead Paint:
    Can cause damage to the brain & other vital organs such as kidneys, nerves & blood.
  • Silica Bricks:
    They cannot provide resistance to water or fire for longer periods.
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11
Q

When did the RICS Surveying safety 2nd edition guidance note issued?

A

February 2019.

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12
Q

What are the three keys terms that should be considered from a risk perspective in the context of every instruction you take?

A
  • Scope
  • Fee Calculation
  • Liability Cap
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13
Q

What included on a RICS annual return?

A
  • Type of business & Staffing
  • Nature of clients
  • CHP & Records
  • PI Insurance details
  • Whether the firm holds clients money
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14
Q

Explain PII requirements relating to Fire Safety cover & Cyber cover?

A
  • Fire:
    Increased PII cover for buildings 4 storeys & under to protect firms.
  • Cyber cover:
    Must reflect PRA (Prudential Regulation Authority) requirements. Minimum wording now excludes cyber attacks but has published general guidance.
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15
Q

What is the assigned risk pool’s (ARP)?

A

Provides cover for firms that cannot obtain cover.

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16
Q

Explain your understanding of the RICS Guidance note risk, liability & insurance - 1st edition.

A

Offers guidance on main risks and liabilities with service offered. Guides negotiations of contracts to avoid pitfalls and risks.

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17
Q

What documents does the RICS offer?

A
  • International Standards
  • Professional Statements
  • Guideance Notes
  • Codes of Practice
  • Jurisdiction Guides
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18
Q

Explain when you might agree a liability cap?

A

RICS recommends using a liability cap to ensure a fair allocation of risks and reward between yourself and client.

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19
Q

How would you set out third party reliance in terms of engagement?

A

Agree with the client on an fair informed basis.

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20
Q

What changes did RICS recently make to the minimum PII wording? Month & year.

A

Obtain improved fire safety coverage to buildings 4 storeys and under on an aggregate basis on firms PII & cyber cover.

May 2022.

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21
Q

In a negligence claim, what would help to show that you have acted with consideration & due process?

A
  • Keep full & detailed records of meeting, conversation etc.
  • Record recommendations and advice given.
  • Use proper letters of engagement, scope of service & terms of engagement.
  • Don’t advise on a specialism outside of your field of experience.
  • Use RICS guidelines.
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22
Q

What does “Agregate basis” mean?

A

Limit of indemnity insurers will payout over a specific time frame.

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23
Q

What presidents has case law set in terms of keeping adequate notes ( and therefore providing a defence in a PII claim)?

A

William Tarr vs Anthony Roy lance. Contractor vs engineer- designed a retainer wall and drain. WT thought they had engaged AR personally and not his company wanting to sue him directly. No formal appointment, only emails. Important to retain exact scope of device etc.

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24
Q

What presidents has case law set in terms of keeping adequate notes ( and therefore providing a defence in a PII claim)?

A

William Tarr vs Anthony Roy lance. Contractor vs engineer- designer a retainer wall and drain. WT thought they had engaged AR personally and not his company wanting to sue him directly. No formal appointment, only emails. Important to retain exact scope of device etc.

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25
Q

Tell me 2 things about the PII update the RICS published in September 2022?

A
  • Changes to annual returns to provide better data for RICS.
  • Development of experienced broker HSE.
  • Shopping & possible delivery of a common proposal form.
  • Review of RICS minimum policy wording.
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26
Q

What is PII aggregation clauses?

A

Allows linked claims to be treated a a single claim.

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27
Q

What does “Claim Made” mean in terms of PII?

A

When a policy covers claims made during a period of insurance, regardless of when the act occurred.

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28
Q

Is a PII excess usually paid for per claim?

A

Yes.

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29
Q

What are the requirements regarding PII by the RICS?

A
  • Must be made on an “each and every” claims basis.
  • Gives minimum wording.
  • Sets out minimum levels of indemnity.
  • Sets out maximum levels of uninsured excess.
  • Should include cover for past and present employees, directors & partners.
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30
Q

What RICS requirements are there relating to run off cover?

A
  • Consumer limit of £1m in all for 6 years
  • Non-consumer - adequate run-off cover for 6 years.
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31
Q

What money laundering regulations or legislations are you aware of?

A

The money laundering, terrorist financing and transfer of funds (information in the payer) regulations 2017.

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32
Q

What are the penalties for accepting a bribe?

A

Unlimited fines and jail sentences.

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33
Q

What are the penalties for being involved in money laundering?

A

Up to 14 years in prison and unlimited fines.

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34
Q

What constitutes an offence under the bribery act 2010?

A

Offer, promise or give an advantage, directly or indirectly, to another person, intending that a person is rewarded for or induced to, perform a relevant function or activity improperly.

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35
Q

What constitutes an offence under the current money laundering regulations?

A

The possession, concealment, conversation, transfer or making of arrangements relating to procedures of crime this is not limited to money or cash.

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36
Q

How long should you keep anti-money laundering records for?

A

5 Years.

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37
Q

What is Professional Indemnity Insurance?

A

Insurance cover in the event of financial loss due to professional negligence.

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38
Q

What are the key functions of RICS?

A

1 - Regulate & promote the profession.

2 - Maintain the highest standards.

3 - Protects clients & consumers through a strict code of ethics & professional standards.

4 - Provide impartial, advice, analysis and guidance.

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39
Q

What does RICS stand for & when was it founded?

A
  • Royal Institution of Chartered Surveyors.
  • Started in 1792.
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40
Q

Who is the current RICS president?

A

Ann Gray FRICS January 2023.

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41
Q

What do the 5 rules of conduct replace?

A

The former RICS Rules of Conduct for members and firms and five global professional and ethical standards.

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42
Q

Give an example of a behaviour from each of the 5 rules.

A

1 - Dealing with Gifts / Hospitality / Bribery.

2 - Structured CPD.

3 - Working diligently to timescale agreed with clients.

4 - Equality act 2010.

5 - Complaints handling procedure.

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43
Q

Why do you want to become a member of the RICS?

A
  • Become part of the community in the largest international property organisation in the world.
  • Obtain elite professional status.
  • Access to technical resources, guidance, information and support.
  • Benefits our clients.
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44
Q

What is the Fire Safety Act 2021?

A

The act requires the responsible person of multi-occupied residential buildings with two or more domestic premises to update their FRA to include an assessment of the building structure, external walls and flat entrance doors.

Updated Feb 2023.

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45
Q

What is the Fire Safety (England) Regulations 2022?

A

January 2023, under article 24 of the Fire Safety Order 2005. For high rise buildings over 11m & all multi-occupied residential buildings with 2 or more domestic premises and make it a requirement for responsible persons of high rise buildings to provide information on their buildings to their local Fire and Rescue services.
* Plans
* External wall systems
* Lifts
* Fire fighting equipment

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46
Q

What are the 6 categories of cracks in BRE 251?

A
  • 0 Hairline - Less that 0.1 mm = No action required.
  • 1 Fine cracks - Up to 1 mm = Normal decoration.
  • 2 Cracks easily filled - Up to 5 mm = Doors & windows may require adjustment.
  • 3 Cracks that require opening up - 5 to 15 mm = May need to repointing externally .
  • 4 Extensive damage - 15 to 25 mm = Frames become distorted, may require walls replaced.
  • 5 Structural damage - 25< = unstable structure; Major requirements.
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47
Q

What is JCT minor works Insurance options?

A
  • 5.4A - Employer to be included as an joint name with the contractor on the insurance policy for the new works.
  • 5.4B - Employer to provide “Joint names” insurance policy for the new works and the existing structure.
  • 5.4C - Requires the works and existing structure to be insured by “other means”.
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48
Q

What is collateral warranties definition?

A

A contractual link between the third party and the client. Sits alongside the main contract and provides a contractual link for both parties that otherwise may not be there, enabling a client to claim if the main contact becomes insolvent.

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49
Q

What is Hollis’s Book?

A

Malcolm Hollis surveying buildings.

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50
Q

What is BRE 251?

A

Assessment of damage in low-rise buildings, it is used to assess and classify visible damage from structural movement.

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51
Q

What is the Minimum Lux levels for emergency lighting?

A

Minimum of:
1 Lux = Escape route
0.5 Lux = Open Area
10% of Normal Conditions = High Risk

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52
Q

What foam was used at Wycombe High School?

A

We specified intumescent foam.
Contractor to provide proposal, for approval. When provided with data sheet we checked it was suitable.
*Blue 60 Fire rated frame foam
*7 - 30mm gaps

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53
Q

What is the metric for liquidated damages?

A
  • Loss of income.
  • Cost for temporary accommodation.
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54
Q

What is the technical word for blown concrete?

A

Spalling.

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55
Q

Typical defects on a 60’s building?

A
  • External wall cladding.
  • Stramet & Wood wool slab deck.
  • Thermal movement.
  • RAAC Planks.
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56
Q

What documents would you refer to for a crack?

A

BRE 251.

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57
Q

What are the IEE regulation?

A

Institution of Electrical Engineers became BS 7671 18th edition, which sets out requirements for insulation of fixed cabling within a building for safe and proper practice.

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58
Q

Name 3 types of sustainable alternatives?

A
  • FSC Sourced timber
  • LED lighting
  • Photovoltaic Panels
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59
Q

What is the depth of a door liner on a Fire door?

A

25mm

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60
Q

What is a type of Fire Rated Glass?

A

Pilkington Pyrodur.

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61
Q

What is EWS1 certificate?

A

Is an external wall system fire review certificate. They come into play when a lease holder is buying, selling or re-mortgaging an apartment in a multi-storey, multi-occupied residential building.

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62
Q

What is P406?

A

Supervision and management of the safe removal & disposal of asbestos.

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63
Q

What is P405?

A

Management of asbestos in buildings (including asbestos removal) is an industry standard qualification for those whose work involves asbestos management such as building managers, responsible persons and those who look after asbestos management data.

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64
Q

What is HSG 210?

A

A task manual for building maintenance and allied trades of non-licensed asbestos work. Good practice for non-licensed tasks and cover the actions needed to reduce exposure to an adequate level.

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65
Q

What are the fixings used to fix a door frame into position?

A

Fischer Frame Fixings.

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66
Q

Name 3 different types of aluminum profiling?

A
  • Extruded aluminum.
  • Pressed aluminum.
  • Cast aluminum.
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67
Q

What are Quartzoid bulbs in a sprinkler system?

A

The bulbs burst in high temperatures and water flows from the sprinkler heads.

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68
Q

What was the manufacture used for the Fire batts used at WHS?

A
  • Rockwool Fire Barrier System.
  • Rockwool insulated Fire sleeves.
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69
Q

What is an asperation detection system?

A

A highly sensitive form of fire detection system that can detect a fire at an early stages, through air samples that test for the presence of smoke.

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70
Q

What are three types of mechanical fixings?

A
  • Drilled & Tapped.
  • Self Tapping.
  • Riv Nuts.
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71
Q

What financial checks can be done on a contractor before appointment?

A
  • Dunn & Bradstreet Report.
  • Experian.
  • Equifax.
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72
Q

What is another document that can be used other than a fee proposal letter?

A
  • The RICS short form of consultants appointment.
  • RICS schedule of service.
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73
Q

What is a flat roof build up?

A
  • 1 = Joist
  • 2 = Decking
  • 3 = Vapor Control Layer
  • 4 = Insulation
  • 5 = Weather proofing layer
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74
Q

Wood boring beetle common types:

Common furniture beetle

A
  • Soft & hard wood.
  • 2mm holes.
  • Chocolate brown in colour.
  • 3 year life cycle.
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75
Q

Wood boring beetle common types:

Death watch beetle

A
  • Hardwood.
  • For an attack to start timbers must also suffer fungal decay.
  • 2 - 3 mm holes.
  • Greyish brown in colour.
  • 5 - 6 year life cycle.
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76
Q

Wood boring beetle common types:

House long horn beetle

A
  • Soft wood.
  • Up to 9x6 holes.
  • 5 - 11 year life cycle.
  • Can reach up to 25 mm long.
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77
Q

Wood boring beetle common types:

Wood boring weevil

A
  • associated with wet rot decay.
  • 1 mm holes
  • Long snout
  • Once fungal decay problem is resolves the wood boring weevil problem will die out naturally.
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78
Q

How do you treat Wood boring beetle / weevil?

A

In most cases a use of insecticide spray to surface of timber, or injection for more serious death watch beetle cases.

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79
Q

What are Health & Safety file requirements?

A
  • A brief description of the works carried out.
  • Any hazards that have not been eliminated through the deign and construction process and how they have been addressed.
  • Product information.
  • Heath and safety information for cleaning & maintaining (maintenance information).
  • As built drawings.
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80
Q

What are Construction Phase Plan file requirements?

A
  • Project description.
  • Project management.
  • Management of safety risks & control measures.
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81
Q

What are Pre Construction Information file requirements?

A
  • The project.
  • Planning & management.
  • Health & Safety hazards.
  • Key dates.
  • Contact details.
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82
Q

What is the difference between a domestic sub-contractor & a named sub-contractor?

A
  • Domestic Sub-Contractor = From contractor.
  • Names Sub-Contractor = From client.
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83
Q

What is the Safe Person Concept?

A

For all to take responsibility for their own and other health and safety.

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84
Q

What is the Client Money Handling 1st edition procedure?

A

Is a professional standard to keep clients money safe and properly protected, giving clear rules for RICS firms and member to have appropriate controls and procedures in place.

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85
Q

What is the conflict of interest, professional statement?

A

This supports the RICS rules of conduct and places requirements in all RICS professional and firms to identify and manage conflicts of interest.

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86
Q

What is Informed Consent?

A

When a client makes an informal decision and gives written consent to proceed.

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87
Q

What are Tendering methods and procedure?

A
  • Single Stage Tendering.
  • Two Stage Tendering.
  • Open Tendering.
  • Selective Tendering.
  • Framework Tendering.
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88
Q

Tendering methods and procedure; What are the Cons of Two Stage Tendering.

A
  • Longer time process due to two tendering stages.
  • Can be risky at negotiation stages.
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89
Q

Tendering methods and procedure; What are the Pros of Two Stage Tendering.

A
  • Surety in price for the client.
  • Clarity of the design.
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90
Q

Tendering methods and procedure; What are the Cons of Single Stage Tendering.

A
  • No early engagement with contractor.
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91
Q

Tendering methods and procedure; What are the Pros of Single Stage Tendering.

A
  • Quick.
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92
Q

What are procurement methods?

A
  • Traditional.
  • Design & build.
  • Partnering.
  • Management.
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93
Q

What is procurement methods; Traditional?

A

The design process is separate from the construction & full documents, drawings / SOW etc to be provided by the client before the contactor can be invited to tender.

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94
Q

What is procurement methods; Design & build?

A

Main contractor is responsible for both design & construction for an agreed lump sum price. The employer however has control over design elements that are included in their requirement.

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95
Q

What is procurement methods; Partnering?

A

For contractor, supplies & specialist designer for large, long term & high risk contracts.

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96
Q

What is procurement methods; Management?

A

When different trade constructors are contacted to the client but managed by a construction manager acting as an agent.

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97
Q

What documents would you expect client to provide a contactor at tender stage? (HSE Web)

A
  • 1 = Letter to invite to tender
  • 2 = Pricing document
  • 3 = PCI
  • 4 = Preliminaries
  • 5 = Form of contract
  • 6 = Design drawings
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98
Q

What is the Bribery Act 2010 - July 2011?

A

The act makes it an offence to pay or receive a bribe, either directly or indirectly.

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99
Q

What is countering bribery and corruption, money laundering and terrorist funding - February 2019?

A

A professional statement for all RICS members and firms where the potential for such activities exist. It sets out mandatory requirements and good practice.

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100
Q

What is the classification of bribery?

A

An attempt to make someone do something for you by giving the person money, gifts or something else they want.

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101
Q

What is the different between JCT & NEC?

A
  • NEC uses more detailed program including float allowance and program which needs to be updated throughout the project.
  • JCT has no specific program requirements, there are no requirements to update program.
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102
Q

What is force major in contracts?

A

Unforeseen circumstances that prevent someone form fulfilling a contract.

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103
Q

Non-notifiable asbestos removal examples?

A
  • Asbestos gasket and rope.
  • Floor tiles.
  • Asbestos cement products ( roof sheeting & RWG).
  • Textured ceilings.
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104
Q

Licensed removable asbestos works?

A
  • Spray coatings.
  • Pipe lagging.
  • Loose fill insulation.
  • Significate quantities of loose / Fine ACM dust.
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105
Q

What is the Ombudsman Service Property?

A

A free, fair and independent service to protect consumers against unfair practice.

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106
Q

What is a building notice?

A

A building notice is a written notice that you intend to carry out works and do nor normally mean that you have to submit detailed drawings.

For small projects / extensions.

For building control.

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107
Q

What is BB103

A

Area guidelines for schools for both internal and external areas.

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108
Q

What is BB101

A

Ventilation within schools, it is referred to in BR part F&L.

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109
Q

What is BB100?

A

Non-statutory guidance on Fire Safety in schools specifically relating to access, building structure and minimising spread of Fire.

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110
Q

What do you need to set up as an RICS registered firm?

A

PI insurance, CHP, training, possibly security if clients money, register with RICS, locum cover.

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111
Q

What is the formal process of an extension of time?

A

Contractor calls initially to advise, makes a formal request via email. CA reviews & determines if acceptable.

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112
Q

What is BS476?

A

A British Standard for Fire tests on building materials and structures.

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113
Q

What is underhand & deed under JCT?

A

The limitation period for bringing a claim or liability for defending a claim.

  • Underhand = 6 Years.
  • Deed = 12 Years.
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114
Q

What is run-off cover?

A

Run-off cover is professional indemnity insurance which covers the historic liabilities of a business and it’s directors when the business ceases trading or is acquired.

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115
Q

What is the difference between a patent and latent defect?

A

A Patent defect is identified during the works or the rectification period, where as a Latent defect could be concealed or not appear until many years later.

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116
Q

Inclusive Environments; What is BS 8300?

A

A British code of practice that sets out the requirements of how buildings should be designed constructed & maintained to meet the needs of disabled people as well as created an accessible & inclusive environment for them.

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117
Q

Legal / Regulatory Compliance - What is BS 5837?

A

Trees in relation to design, demolition & construction and details the steps that should be taken to ensure that trees are appropriately and successfully retained when a development takes place.

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118
Q

Building Pathology - What is sick building syndrome?

A

Is a condition caused by being in a building or type of enclosed space due to poor in door air quality etc.

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119
Q

What is a schedule of condition?

A

Photographic & written evidence that documents the state of the property at the time the lease is granted to the tenant.

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120
Q

What is a Scott Schedule?

A

A table with inputs from both the claimant and respondent. Claimant sets out their argument & respondent responds.

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121
Q

What is a pre construction service agreement?

A

Enables the client to employ a contractor before the main contact has been awarded. Typically used in 2 stages tender process and can allow a contractor to contribute to the design, sequencing and selection of specialist contactors.

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122
Q

What is the Party Wall Act 1996?

A

A framework to enable neighbors who share a boundary to carry out building works.

Owners must be notified of works to be undertaken.

  • Existing walls - Under section 2 = 2 months notice or prior written consent.
  • New walls - Under section 1 = Must give 1 months notice.

Response = 14 days of receiving notice.

  • Excavation - Notice if it’s within 3m or 6m & 45° of their foundation.
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123
Q

What is the agreed surveyor?

A

An independent 3rd party who acts for both parties.

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124
Q

What is The Works at Height Regulation 2005?

A

Is to prevent death or injury caused by a fall from height. Works are to be property planned, supervised & completed by competent persons.

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125
Q

Practice & Guidance notes; What is the difference between practice & guidance notes?

A

Practice notes are to be adhered to whereas guidance notes provide recommendations.

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126
Q

What are the types of home buyer reports?

A
  • Level 1 = Condition survey.
  • Brief assessment on current condition.
  • Level 2 = Home buyer survey.
  • As above, but looks at serious problems that are evident but not structural integrity, Includes reinstatement cost and valuation.
  • Level 3 = Full building survey.
  • Comprehensive assessment on structure & condition, estimate of costs of repairs.
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127
Q

What types of cracking can you get?

A
  1. Expansive cracks
  2. Inadequate baring / Propping
  3. Tie failure
  4. Subsidence
  5. Heave
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128
Q

What is the conflict avoidance & dispute resolution - 1st edition 2012?

A

A guidance note to avoided dispute by use of:
* Good management
* Clear contract documents
* Good record keeping

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129
Q

What are the accounting principles & procedures; Profit and loss statement?

A

Financial statement sumarising revenue, costs and expenses.

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130
Q

What are the accounting principles & procedures; Balance sheet?

A

A statement of assets, liabilities and capital.

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131
Q

What are the accounting principles & procedures; Cash flow forecast?

A

Estimate of future sale & expenses.

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132
Q

What are the accounting principles & procedures; Liquidity ratio?

A

The ratio determing a companies ability to pay back debt without the need of external capital.
1 or above is good.

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133
Q

What are the accounting principles & procedures; Return on assets?

A

A metric that indicates a companies profitability in relation to it’s total assets.

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134
Q

Control of Asbestos Regulations 2012 - What is CAR 2012?

A

A framework for controlling exposure to asbestos and managing asbestos in buildings.

Places responsibility on the duty holder who must
* Take reasonable steps to identify asbestos
* Written record of location of asbestos or presumed asbestos
* Risk assessments
* Pass relevant information as necessary
* Monitor

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135
Q

What are the three main types of asbestos?

A
  • Chrysotile = White
  • Amosite = Brown
  • Crocidolite = Blue

= 14 days notifiable.

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136
Q

Where is Chrysotile (White asbestos) usually found?

A
  • Gaskets
  • Insulation for pipes
  • textured ceilings
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137
Q

Where is Amosite (Brown asbestos) usually found?

A
  • Cement sheets
  • Ceiling tiles
  • Thermal insulation
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138
Q

Where is Crocidolite (Blue asbestos) usually found?

A
  • Spray on coatings
  • Pipe insulations
  • Plastics
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139
Q

Licensed and non-licensed Asbestos.

A

Licensed -
* Removal of spray coatings
* Pipe lagging
* Loose fill insulation
* Large quantities of ACM dust

Non-Licensed -
* Cement products
* Textured coatings
* Gaskets & Rope

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140
Q

What is COSHH 2002?

A

COSHH is a law that requires employers to control substances hazardous to health.

COSHH helps with:
* Preventing harm to health
* Control measures
* Plan for emergencies

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141
Q

What are deleterious materials?

A

These materials are prohibited for use in construction due to reliability or health & safety reasons.
* Asbestos / ACM’S
* Hair Plaster / Lath & Plaster
* RAAC Planks

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142
Q

What are common issues with RAAC Planks?

A
  • Rusting of reinforcement steel, leading to cracking and spalling.
  • Cracking of varying severely due to moisture & temperature movement.
  • Act independently rather than a single structure.
  • Very porous & highly permeable.
  • Insufficient bearing capacity.
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143
Q

What is the difference between a relevant event and a relevant matter?

A

Relevant event:

A relevant event is an event that causes a delay to the completion date which is caused by the client or a neutral event not caused by either party.

Events like:
* Variations
* Adverse weather
* Failure to provide information

  • Contractors can claim an extension of time, but not necessarily loss and expenses. To claim loss and expense a relevant matter must have occurred.

Relevant matter:

A relevant matter is a matter the client is responsible that materially effects the progress of works. This allows a contractor to claim loss and expenses.

Matters like:
* Failure to give the contractor possession of the site.
* Delays in receiving instruction.
* Discrepancies in contact documents.

A relevant matter may not always entitle the contractor an extension of time.

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144
Q

What are liquidated damages?

A

Compensation to a client for costs resulting from a project overrun.

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145
Q

How are liquidated damages ascertained?

A

Loss of revenue from the client or costs encounter as a result of a project over run.

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146
Q

What is the difference between Integrity & Insulation?

A
  • Integrity = Resistance to Fire.
  • Insulation = Will stop the transfer of heat.
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147
Q

Minimum Energy Efficiency Standard - April 2020; What is MEES?

A

The MEES defines the minimum energy levels for a domestic private rented properties set and enforced by government.

Since April 20, landlords can no longer let or continue to let properties f they have an EPC rating below E, unless they have valid exemptions in place. Landlords can face fines of up to £5K if not met.

From 1st April 23 also applies to privately rented commercial properties;
- EPC of C by 2027
- EPC of B by 2030

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148
Q

What is the Building Safety Act - April 2022?

What is an accountable person?

A

Provides a framework for the design, construction and occupation of “High risk residential buildings”. Which are buildings at least 18M or 7 storey in height and comprises of at least 2 domestic premises to support Fire Safety and Building Regulations.

It also introduces a new duty holder “The accountable person”.

A person who holds a legal estate in possession in any part of the common parts or relevant repairing obligations (but not holding legal estate) of the common parts.

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149
Q

What are performance bonds?

A

A performance bond is a means of insuring a client against the risks of a contractor failing to fulfil contractual obligations to the client.

Protects a client against a contractor going insolvent before a project is completed.

On commercial or local authority contracts.

Contractor responsibility & paid for.

Bonds are typically set at 10% of construction value.

7 - 14 working days.

Either on demand = no evidence required.
or conditional = Client would need to provide evidence of works not being fulfilled.

150
Q

What is the Bichard Review?

A

The Bichard review is an independent review by Lord Michael Bichard, of the RICS purpose, governance and strategy. Which was commissioned by the RICS governing council in December 2021 and released in June 2022.

There were 36 recommendations, some of which are as follows.
* Global Strategy & Standards
* Give younger members a voice in the RICS.
* Improved technology.
* RICS customers service improvements.

151
Q

What are AAP Insurance Liabilities?

A
  • Employer Liability Insurance = Up to £5m
  • Public Liability Insurance = Up to £5m
  • Professional Indemnity insurance = Up to £1m
152
Q

What is PI levels based on turn over?

A

PI levels based on turn over of buildings.

  • 100K - 250K
  • 101K - 200K ~ 500K
  • 201K - ~ 1M
153
Q

What is AAP Complaints Handling Procedure?

A

Front Line Resolution.

  • I try to resolve
  • Then manager / Head of division
    7 days by way of apology or remedial action plan.

Stage 1 = Internal Investigation.

  • By financial director
    A defined response setting out an agreed remedial action plan and time scale. Should be issued with 28 working days of investigation.

Complaints that are not resolved will be escalated to the MD who will respond within a further 14 working days.

Stage 2 = Independent referral.

If a complaint is referred to an independent regress PI insurers will have to be notified.
- Business clients = Referred to RICS Dispute Resolution Service
- Consumer clients = Referred to Ombudsman Services Property.

154
Q

What is RIDDOR 2013?

When does an accident need to be reported?

A

Accidents must be reported where they result in an employee or self employed person being away from work, or unable to perform their normal work duties for more than 7 consecutive days as a result of their injury.

  • Accidents resulting in the death of any person.
  • Accidents resulting in specified injuries to workers.
  • Non fatal accidents requiring hospital treatment to non-workers.
  • Dangerous occurrences.

Report online or by phone, must be within 10 days of incident.

For accidents resulting in the over 7 days incapacitation of a worker, you must notify the enforcement authorities within 15 days of the incident.

155
Q

What are the payment days?

A
  • Contractor required to make an interim payment application before each interim valuation date.
  • 7 days
  • Due date
  • No later than 5 days
  • Payment notice issued by employer stating the sum it considers to be / have been due on the due date. Otherwise application becomes the payment notice.
  • 14 days
  • Pay less notice may be issued no later than 5 days before final date for payment.
  • No less that 5 days.
  • Final date for payment.
156
Q

Procurement and tendering; What is OJEU procurement?

A

Official Journal of the European Union.

Is for organisations which receive public money such as local authorities, NHS trusts, MOD, government and education. Above certain financial thresholds.

157
Q

What is the RICS surveying safety guidance note - 2nd edition February 2019?

A

A guidance note which sets out basic, good practice principles for the management of health and safety for RICS regulated firms and members.
* Responsibilities.
* Assessing hazards & risks.
* Visiting premises or sites.

158
Q

What are clients duties under CDM 2015?

A
  • Other duty holders are appointed.
  • Sufficient time and resources are allocated.
  • Relevant information is prepared and provided to other duty holders.
  • The principal designer and principle contractor to carry out their duties.
  • Welfare facilities are provided.
159
Q

What is the Regulatory Reform (Fire Safety) Order 2005?

A

A Framework for regulating Fire Safety in all non-domestic premises & the parts of multi-occupied residential buildings.

160
Q

What is the Hackett Report?

A

May 18 , Dame Judith Hackett published “Building a safer future; Independent review of Building Regulations and Fire Safety” following Grenfell Tower tragedy the previous year.

Recommendations were as follows:

  • Banning Combustible Materials.
  • Large Scale Testing Regime.
  • Duty Holder Responsibilities.
  • Improved Fire Risk Assessments.
161
Q

What is BS 9999?

A

British Standard 9999 provides recommendations and guidance on the provision of measures to control or mitigate the effects of fire including Business continuity an the environment.

162
Q

What are the 3 types of MOT aggregates?

A
  • Type 1 = 0 - 40 mm ~ Limestone
  • Type 2 = 0 - 20mm
  • Type 3 = 5 - 40 mm
163
Q

What was used for the New Fill build up?

A
  • Sub base 250mm ~ Type 1 20mmø aggregate.
  • Binder course 70mm ~ Bit-Mac 20mmø aggregate.
  • Wearing course 50mm ~ Dense Bit-Mac 10mmø aggregate.
164
Q

What was used for St Mary car park - No dig build up?

A
  • 1 - Geotextile membrane
  • 2 - Cell web tree root protection - 150mm
  • 3 - Second Layer of Geotextile membrane
  • 4 - 30mm sharp sand
  • 5 - Binder Course - 70 mm open textured binder 20mmø
  • 6 - Wearing Course - 30mm open texture wearing 10mmø

Edging

165
Q

What is RIBA plan of works 2020 stages?

A
  • 0 - Strategic definition
  • 1 - Preparation a brief
  • 2 - Concept design
  • 3 - Spacial coordination
  • 4 - Technical design
  • 5 - Manufacturing and contraction
  • 6 - Handover
  • 7 - Use
166
Q

What are the types of building listings?

A

Grade 1 = Buildings of exceptional interest, of the highest significance.

Grade 2 = Particularly important buildings of more than special interests.

Grade 2* = Buildings of special interest, warranting owners efforts to preserve them.

Grade 2 being most common.

167
Q

What does SIPS panel consist of?

A
  1. Brick
  2. Breather membrane
  3. SIP (OSB insulation OSB)
  4. Batten
  5. Vapor Check
  6. Plaster board
168
Q

What is Cold Roof?

A

Pitched = Insulation above ceiling joists.

Flat = Insulation between roof joists.

169
Q

What is Warm Roof?

A

Pitched = Insulation between roof rafters keeps warmth in the roof space.

Flat = Insulation above roof joists.

170
Q

What is Schmidt Hammer testing / Rebound testing?

A

A non-destructive technique used to determine the compressive strength, surface hardness and penetration resistance of concrete.

171
Q

What is a speedy carbide test?

A

A calcium carbide test determines moisture content within a damp wall. A whole is drilled into the affected wall to get a sample of the masonry to check moisture levels.
4%< is high.

172
Q

How to treat Timber Attack?

A
  • Fix the moisture issue
  • Open up
  • Cut back timber at least 500mm beyond the last sign of fungal growth
  • Wire brush walls and affected area and treat
  • Replace timbers with new treated timbers
173
Q

What is Dry Rot?

A

Dry Rot is another type of fungal decay. Typically caused by high moisture content 20 - 30%.
* Mycelium
* Fruiting body

174
Q

What is Wet Rot?

A

Wet Rot is a wood destroying fungi species. Typically caused by high moisture content 30 - 50%.

175
Q

How is Carbonation treated?

A

With the use / application of anti-carbonation coating system.

176
Q

How is Carbonation assessed?

A

Typically through an alkalinity indicator to establish the extent of carbonation and it’s proximity to the reinforcing steel.

177
Q

What is Carbonation?

A

A chemical reaction between carbon dioxide in the air and calcium hydroxide and hydrated calcium silicate in the concrete.

178
Q

Building Regulations - Approved Documents;
Part A

A

Structure

179
Q

Building Regulations - Approved Documents;
Part B

A

Fire Safety

180
Q

Building Regulations - Approved Documents;
Part C

A

Site preparation and resistance to contaminates and moisture.

181
Q

Building Regulations - Approved Documents;
Part D

A

Toxic substances

182
Q

Building Regulations - Approved Documents;
Part E

A

Resistance to sound

183
Q

Building Regulations - Approved Documents;
Part F

A

Ventialation

184
Q

Building Regulations - Approved Documents;
Part G

A

Sanitation, hot water safety and water efficiency

185
Q

Building Regulations - Approved Documents;
Part H

A

Drainage and waste disposal

186
Q

Building Regulations - Approved Documents;
Part J

A

combustion appliances and fuel storage systems

187
Q

Building Regulations - Approved Documents;
Part K

A

Protection from falling, collision and impact

188
Q

Building Regulations - Approved Documents;
Part L

A

Conservation of fuel and power

189
Q

Building Regulations - Approved Documents;
Part M

A

Access to and use of buildings

190
Q

Building Regulations - Approved Documents;
Part O

A

Overheating

191
Q

Building Regulations - Approved Documents;
Part P

A

Electrical safety

192
Q

Building Regulations - Approved Documents;
Part Q

A

Security in dwellings

193
Q

Building Regulations - Approved Documents;
Part R

A

Infrastructure for electronic communications

194
Q

Building Regulations - Approved Documents;
Part S

A

Infrastructure for charging electric vehicles

195
Q

Building Regulations - Approved Documents;
Part 7

A

Material & Workmanship

196
Q

What is filiform corrosion?

A

A Type of corrosion specific to painted steel, aluminium and magnesium surfaces. Its a detachment of the coating from the metalic surface allowing it to corrode.

197
Q

What is a green roof?

A

It is a roof that is partially or completely covered with plants and vegetation. These are also known as sedum roofs, grass roofs or living roofs.

198
Q

what is a blue roof?

A

A blue roof is a roof adapted to store rainwater. This stored water can either be dispersed in a controlled way or used to flush toilets etc.

199
Q

what is a brown roof?

A

A brown roof is where the substrate surface is left to self-vegetate from windblown and bird seed dispersal.

200
Q

What is The Golden Thread?

A

The Golden Thread refers to a relatively new precautionary measure to ensure that all documentation for design decisions, repair work, inspections and compliance amendments are stored digitally in a centralised repository. This proves which steps were taken and how issues were addressed

Introduced by Dame Judith Hackitt under the Hackitt Report.

201
Q

Types of concrete mix?

A
  • Gen 0 / C7/8 - Kerb bedding / Haunching
  • Gen 1 / C10 - Strip / Trench Fill Foundations
  • Gen 2 / C15 - House Floors with no reinforcement
  • Gen 3 / C20 - Shed / Workshop bases

1 part Cement : 2 Parts Sand : 4 parts Aggregate

202
Q

Alternative type of penetration test for concrete, other than schmidt / rebound test?

A

The windsor probe system is a non-destructive test designed to evaluate the compressive strength of in place concrete. Fires a steel bolt into the surface to determine depth of penetration and strength of concrete.

or a destructive compressive strength test.

203
Q

What are the Principal Designers Duties under CDM 2015?

A
  • Principle designers:
  • Identifying eliminating and controlling risks.
  • Ensuring designers carry out their responsibilities.
  • Liaise with PC to plan, manage, monitor & coordinate the construction phase.
204
Q

What are the principal Contractor duties under CDM 2015?

A
  • Principal Contractor:
  • Liaise with client & PD.
  • Coordinate phase plan.
  • Suitable inductions.
  • Prevent unauthorised access to site.
  • Welfare
  • Health & Safety
205
Q

What are the Workers responsibilities under CDM 2015?

A
  • Workers:
  • Health, safety & welfare
  • Reporting
  • Cooperate
206
Q

What are the Designers responsibilities under CDM 2015?

A
  • eliminate, reduce or control foreseeable risks that may arise during construction, maintenance and use of a building
  • provide information to the project team
207
Q

What was the methods used during your measured survey at Beaconsfield school?

A

Undertook a targeted measured survey of the areas in question, undertaking check measurements of a previous consultant drawing, including the use of triangulation to test for squareness of the rooms.

208
Q

What other documents can be used to determine types of structural cracking other than BRE 251?

A
  • BRE 343 - Measuring & monitor of movement in low-rise buildings.
  • BRE 361 - Why do buildings crack.
209
Q

Where would you typically find dry rot?

A
  • Under floor boards - Skirtings.
  • Behind walls.
210
Q

Where would you typically find wet rot?

A
  • Joist or beam ends.
  • Wooden posts.
  • Timber windows.
  • Floor boards.
211
Q

What flat roof liquid system was used at GGS in lieu of 3 layer felt system?

A

Restec 20/20 - 20 year system.

212
Q

What are the common parts of a trussed roof?

A
    1. Joist
    1. Rafter
    1. Purlins
    1. Wall plate
    1. Ridge board
    1. Ridge collar
    1. Webs
213
Q

Name 3 types of residential surveys?

A
  • RICS Condition Report
  • RICS Home Buyer Report
  • RICS Building Survey
214
Q

What is management procurement?

A

A number of different works contractors who are contracted to a management contractor appointed by the client / employer.

215
Q

What is the dispute resolution for contracts?

A

Litigation - but ADRS such as Mediation, Adjudication & Arbitration can be used.

216
Q

What is the mix for lime mortar?

A

1 part Lime : 3 part Sand (building sand).

217
Q

What is the difference between hydrolic and non- hydrolic lime?

A

Hydrolic = Made from impure lime stone. Faster set time, greater compressive strength.

Non-Hydrolic lime = Made from pure lime stone. Softer and sets much slower.

218
Q

What is an easement?

A

Grants another party rights over the land regardless of ownership.

219
Q

What is a covenant?

A

A legal agreement that is tied to the land, not the owners.

220
Q

What is section 278?

A

Is a section of the highways act 1980 that allows developers to enter into a legal agreement with the council to make permanent alterations or improvements to highways.

221
Q

What is the landlord & tenant act 1954?

A

Was created to provide security of tenure to business tenants. Tenancy will not automatically come to an end upon the expiry of the lease provided the tenant remains in occupation for the purposes of a business.

222
Q

What are dilapidations?

A

They represent the “exit cost” for a tenant at the end of a commercial lease. The cost are for putting a property back to its original pre-let state.

223
Q

Disadvantage of calcium silicate brickwork?

A
  • Not suitable for foundations.
  • Cannot resist fire for long periods.
  • Clay bricks more economical (£).
224
Q

How would you identify Japanese knotweed?

A
  • Creamy white flower.
  • Small dense cluster of flowers on thin spikes around 100mm.
  • Large leaves ( 150mm long x 100mm wide).
  • Stems are tall ( upto 3m).
225
Q

What is OJEU been replaced with?

A

Find a tender - January 2021.

Used for high value UK projects funded by public money.

5.3 m as of January 2022.

226
Q

What is JCT Tendering practice note 2017?

A

A guidance document providing an informative and practical tool for employers contractors and professionals advisors involved in private or public sector procurement for the letting of construction contracts in the UK.

227
Q

What is the Levitt Review?

A

Was an independent review by Alison Levitt published September 2021 of the treasury management 2018/19.

The recommendations were:

  • Commissioning of an independent review into governance
  • Sharing of minutes and access with governing council from various boards and committees.
  • Frequency of management board meetings.
  • Review of rewards and executive bonus structure.
228
Q

What is the difference between NEC 4 and JCT suite of contract?

A

NEC 4:

  • No provisional sums.
  • Requires programme to be updated & include float.
  • Has compensation event that does both.
  • Has works information (Much more information).

JCT:

  • Allows provisional sums.
  • No programme requirements.
  • Relevant event / matters time & money dealt with separate.
  • Has employers requirements.
229
Q

What is a CBR test?

A

California Bearing Ratio = Measures the pressure required to penetrate a soil sample with a plunger to evaluate the substrate strength.

230
Q

What is concrete cover?

A

In reinforced concrete = Its the least distance between the surface of the reinforcement and the outer surface of the concrete.

231
Q

What is the difference between a defined and undefined provisional sum?

A

Defined = Described in sufficient detail so a contractor can make an allowance in programming, planning and pricing.

Undefined = Less described works not known or described and the contractor cannot include for them in the programme, planning or pricing.

232
Q

What is a section 20?

A

Consultation process for major works - Landlords to notify leaseholders to carry out major works the leaseholder will be asked to pay.

  • Stage 1 - A notice to undertake works.
  • Stage 2 - Notify of estimates obtained by landlord.
  • Stage 3 - Notification of award of contract.
233
Q

What is Section 21?

A

A notice given to a tenant by a landlord is considered the start of the eviction process.

234
Q

What are the travel distances under AD B for fire escape routes?

A
  • 12m = High Risk Areas.
  • 18m = in Normal Conditions.
  • 25m = Very Low Risk Areas.
235
Q

What were the performance requirements for Windhill 21 boilers?

A
  • KW output for size of buildings.
  • Hot water requirements.
236
Q

What does Low VOC mean?

A

Volatile Organic Compounds

Typically within paints and have the following benefits:
* Improved air quality.
* Reduced smells.
* Better for environment.

237
Q

What is Biolithic Design?

A

Use of natural resources to create a sense of harmony between modern architecture and nature.

238
Q

What are wind posts?

A

A structural product used in construction to increase lateral stability against horizontal forces such as wind.

239
Q

Who is the current CEO if RICS?

A

Richard Collins - 2021

240
Q

Can you tell me some characteristics protected by the Equality Act 2010

A
  • Age
  • Disability
  • Gender
  • Pregnancy
  • Race
241
Q

What are Hydroscopic Salts?

A

Where rising damp has been present for some time, where the water evaporates it leaves soluble concentrated salts.

242
Q

What are contractual grounds for termination?

A

Failure to proceed with diligence and health & safety considerations / Failure to comply with a notice or instruction.

243
Q

What is the British Standard for loading of materials?

A

BS6399.
* Loading of buildings
* Dead & imposed loads
* Wind loads

244
Q

What legislation is there for public funds to be spent?

A

Pubic contracts regulations 2015 - Managing public money.

245
Q

What is the limit of variations of government funding?

A

50% of contract value.

246
Q

What is Tort?

A

A civil wrong that occurs where someone unfairly causes another person to suffer loss or harm. Can be up to 15 years from the negligence act.

247
Q

What is a genuine pre-estimate of loss?

A

It is a test closely aligned to liquidated damages and is a test of whether a court will strike down a clause as a unenforceable penalty.

248
Q

What is the definition of construction work under CDM 2015?

A

The construction, alteration, conversion, fitting out, commissioning, renovation, repair, upkeeping, decoration or other maintenance, de-commissioning, demolition or dismantling of a structure.

249
Q

What are call-off contracts / frameworks?

A

Individual contracts that fall under a framework agreement between a supplier and buyer for services, goods or works.
* Should be published via “find a tender”.
* Typically used for public sector works.

250
Q

What is contractual grounds to suspend works?

A

Failure to comply with CDM, breach in H&S, Rams non-complaint, Lack of site inductions, Poor performance over & above relevant events / matters.

251
Q

Can you tell me a Public Procurement Regulations?

A

OJEU / UK contracts finder / Find a tender.

252
Q

What is the Black Book?

A

A suite of guidance notes that define, good technical standards for quantity surveying and construction professionals.

253
Q

What is the definition of snagging under JCT contract?

A

Snagging does not have an agreed meaning and is not a contractual term. It is an expression widely used in construction. to define the process of an inspection to compile a list of minor defects.

254
Q

What requirements does your firms PI Insurance need to meet?

A
  • Thresholds
  • Each & every claims basis
  • Run-off cover
255
Q

What is BRE245?

A

Is for guidance on the diagnosis of rising damp on a rational basis. The basis of the method proposed is to drill samples, from the wall and measure the free water value and hygroscopic value of the said sample.

256
Q

What is the difference between a warranty and guarantee?

A

A guarantee is usually free whereas a warranty typically includes a premium for the cover.
* Warranty = Written contract
* Guarantee = Is a promise.

257
Q

What are the 3 pillars of sastainabilty?

A
  • Environmental
  • Social
  • Economical
258
Q

What are contracts implications of an undefined provisional sums?

A

The contractors cannot be expected to make an allowance for them in their programme or pricing preliminaries.

259
Q

What are the latest amendments to AD part L?

A

February 2023 - Carbon offset increased. Heating systems should not have a Co2 emissions factor greater that 0.350KG Co2/KWH.

260
Q

What is the defective premises act 1972?

A

An act that covers landlords and builders liability for poorly constructed and poorly maintained buildings, along with injuries that may result.

261
Q

What is the difference between expressed and implied terms?

A

Expressed = Is clear, unambiguous and agreed upon.

Implied = presumed agreement based on trust and not expressly set out in the contract.

262
Q

What is contracts (Rights of third parties) act 1999?

A

Sets out the circumstances in which a third party is to have a right to enforce a term of a contract (section 1) . The situation in which such a term may be varied of rescinded (section 2) and the defenses available to the promisor when a third party seeks to enforce the term (section 3).

263
Q

What is an employers agent?

A

An agent acting on behalf of the client as the contract administrator for works being carried out on a design and build project.
* No CA on D & B contracts.

264
Q

What is the difference between employers agent and contract administrator?

A
  • EA performs the CA role under D & B contracts whereas the CA performs the same role under traditional form.
  • EA more aligned to the clients, whereas CA more impartial.
265
Q

What are imposed loads?

A

Live loads - Usually temporary changeable and dynamic. These include loads such as vehicles traffic, occupants, furniture and other equipment.

266
Q

What are NEC4 contracts used for?

A

Typically civil engineering projects.

267
Q

What is the landlord & tenants act 1985?

A

A document for all short leases for residential property and tenancies agreed for a period of less than 7 years.

268
Q

Where is hollow pot brick typically installed?

A

Wall and flooring for upper floor levels with screeding.

269
Q

Who would be included on a draw down schedule?

A

Client, consultant & Bank.

270
Q

What is a technical due diligence survey and where would one be used?

A

Investigating a site to assess its suitability for a particular projects and the risks involved before proceeding with that project.

Typically used when a potential tenant is considering whether to secure a lease on a building or acquiring or selling a property.

271
Q

What is the National Planning Policy Framework (NPPF)?

A

Over arching policy guidelines and framework for local planning authorities to use to design their plans which dictate decisions on planning applications, covering all forms to development.
First published March 2012.

272
Q

What are the typical size of RAAC planks?

A

600mm x 2.4m.

273
Q

What is the reinforcement in RAAC Planks?

A

Wire strands at corners, typically 3mm thick.

274
Q

What happens if a party wall notice is not responded to?

A

If an adjoining owners expressly disagrees or does not reply to a notice within 14 days of receipt, then it is deemed to have dissented and a statutory “dispute” arises.

Party wall surveyors to be appointed and is needed a third party to make an award.

275
Q

What is an attenuation system?

A

A system that temporarily stores storm water for a period of time, then releases it back in to a water course or sewer network.

  • Controls the flow and volume through the system.
  • Reduces risk of flooding.
276
Q

What is swale system?

A

Shallow, broad and vegetated channels designed to store and / or convey run off water and remove pollutants.

277
Q

What are idenden pins?

A

Provides a mechanical fixings of insulation material to the structure.

278
Q

What ratio of water is used in lime mortar?

A

0.45 in a 1:3 mix.
Lime : Sharp sand.

279
Q

What is rainwater harvesting?

A

The collection and storage of rain water for later use.

280
Q

Can you give me an example of a practice statement?

A
  • Red book valuation survey & Home buyer surveys.
  • Bribery Act.
281
Q

Can you name a publication on technical due diligence?

A

RICS technical due diligence surveys.

282
Q

What is a site waste management plan?

A

Is a document that describes, in detail, the amount and type of waste from a construction project and how it will be reused, recycled or disposed of.

283
Q

Can you explain the construction of timber frames?

A
  • Brick work
  • 100mm Cavity
  • Vapour control layers
  • OSB board
  • Timber studs & noggins with insulation
  • Plaster board
284
Q

Name 4 types of pointing?

A
  • Flush
  • Recessed
  • Weather struck
  • Bucket handle
285
Q

What is the ICO for document keeping?

A

Information commissioners office - Upholds information rights in the public interest and data privacy for individuals.

286
Q

What are prime cost sums?

A

It is a supply only rate for materials or goods where the precise quality of those materials and goods are unknown.

287
Q

What is collaborative negotation?

A

When two parties work together to reach an agreement both parties find acceptable.

288
Q

What is competitive negotation?

A

When there is a winner and loser from the tender process.

289
Q

What is dust from timber attack known as?

A

Frass.

290
Q

How can you test the extent of timber attack?

A

Prodding with a braddle into the timer.

291
Q

What is a British Standard for emergency lighting?

A

BS5266.

292
Q

Name 2 types of pile foundations?

A
  • Driven piles
  • Bored piles
293
Q

What is expert determination?

A

A private process involving an independent technical expert. Making a binding decision on technical rather than legal issues.

294
Q

What is 6FE / 6FS crush?

A

Graded crush used as type 1 within construction sites for roads.

295
Q

What is a demolition Audit?

A

Undertaken by a surveyor to classify and quantify materials for recycling and waste.

296
Q

What is wet and prime PVA Brickwork?

A

When preparing brickwork, rake back 20-30mm, wire brush and prime with an atonomiser PVA primer.

297
Q

What is the website to find listed buildings?

A

HistoricEngland.org.uk

298
Q

When do you undertake a Scott schedule?

A

After a schedule of dilapidations has been undertaken and if both parties do not agree.

299
Q

What is the difference between scope of works and schedule of works?

A

Scope of works is a general description of the works.

Schedule of works is a detailed list of works requirements.

300
Q

What is the housing grants, construction and regeneration Act 1996?

A

The HGRA is intended to ensure that payments are made promptly throughout the supply chain and that disputes are resolved swiftly.

301
Q

Name some legislation for adjudication?

A

RICS guidance notes / practice statements.

302
Q

Name a public sector Regulation?

A

OJUE / find a tender

303
Q

Is scope of works a JCT contractual term?

A

Yes.

304
Q

How do you centre glazing within a fire door?

A

Installing packers and shims to the glazing frame to ensure plumbness. Followed by beading and intumescent seal.

305
Q

What are temporary works?

A

Part of a construction project that are needed to enable the permanent works to be undertaken.

306
Q

What is a Pen Number?

A

Penetration grade for floor build ups.

307
Q

What is active and passive fire protection?

A
  • active entails detecting and stopping the fire.
  • passive involves containing the fire to prevent further spread.
308
Q

What is HRB under the Building Safety Act?

A

High Risk Buildings

309
Q

What material is used on windows for weather stripping?

A

Neoprene to prevent wind and rain entering the building.

310
Q

What is section 10 if the party wall Act?

A

A notice that the surveyor can no longer continue with a commission to act.

311
Q

What is the difference between a clerk of works and a contract administrator?

A

Clerk of works represents the client, checks the quality of materials and workmanship are in accordance with the specification as well as progress against programme.

No input on;
- contract instructions
- PC
- client dialogue
- or other Contract administration

312
Q

What are heli fixing bars?

A

A helical stainless steel reinforcement bar for strengthening and stabilising masonry.

313
Q

Other than grenfel can you tell me another high rise building fire?

A

Lakanal House Fire, July 2009, Camberwell London

314
Q

If you are asked to work on a commission where your firm is already acting for the other side, what would you out into place?

A
  • ethical wall
  • management plan
  • NDA
315
Q

Why was an EOT issued for WHS?

A

Due to the client failure to provide information on design, fenestration and colour requirements for the internal screens and associated doors

Then due to potential asbestos, which was NADIS.

316
Q

Can you tell me some of the recent changes to AD part L and when they came into effect?

A

Feb 2022

  • all new homes are to produce 31% less co2
  • install waste water Heat recovery to all showers
  • heating systems flow temperatures to be no more than 55 degrees
  • solar PV and/or low carbon heating technologies to be installed (350kg co2 / KWH)
317
Q

What is the contracts (rights of third parties) act 1999?

A

Gives powers to third parties in certain circumstances to enforce terms of a contract.

  • parties must be named in the contract
  • gives rights to sue or claim damages
318
Q

What is a licence to alter?

A

Permission to change or improve a property that is owned on a leasehold basis for both residential and commercial leases

319
Q

Who held the freehold for WHS?

A

The Trust

320
Q

For WHS - who had a duty to manage asbestos under CAR 2012?

A

The employer/ duty holder of the school, however all involved in the project has a duty if care.

321
Q

What is the control limit of asbestos?

A

0.1 asbestos fibres per cubic centimetre (0.1 f/cm3)

322
Q

For WHS - where there any asbestos abatement works required?

A

No, however control measures were put into place.

323
Q

How did you advise the client with regards if the project was notifiable ?

A

20 persons on site for 30 days or more or 500 person days, to be identified from programme.

324
Q

What are JCT fluctuations provisions?

A

They are optional contractual provisions designed to deal with the effects of inflation and changes in cost.

325
Q

What legislation dictates how public funds are spent?

A

Public contract regulation 2015.

326
Q

On residential properties are window restrictions required?

A

No legal requirement, however good practice for first floor and above to be restricted.

327
Q

What is RRFSO?

A

Regulatory Reform (Fire Safety) Order 2005.

328
Q

Who are the duty holders under RRFSO?

A

Responsible person (a person having control of the building or a degree of control).

329
Q

What is contribution calculation in a business context?

A

Contribution = Total sales less total variable cost. Is the different between cost subtracted from revenue.

330
Q

What is a risk register?

A

A document that provides rating for severity, likelihood and possible mitigation methods.

331
Q

What elements would you include in a business plan?

A
  • Executive summary
  • Markets
  • Staffing
  • Marketing
  • Financials ( projection & needs)
  • Service offered
332
Q

What can happen if a business has cash flow issues?

A

Lack of liquidity, unable to run the business effectively and pay bills or liquidate.

333
Q

What is Neurodiversity?

A

Neurodiversity describes the idea that people experience and interact with the world around them in many different ways.

334
Q

What is an echo chamber?

A

Large enclosed empty spaces with floors and walls made of hard materials that reflect sound waves.

335
Q

What is the website for TPO’s?

A

Local authority or woodland Trust.org.uk

336
Q

Does it make a difference if trees are in a conservation area or not?

A

Trees in a conservation area are protected as part of the preservation so will still need to apply for consent to work on them.

337
Q

What happenes if you carry out works to a TPO tree, without concent?

A

Criminal offence to cut down, lop or top a TPO tree, can be fined up to £20,000.00 and on conviction on inditetment unlimited fine.

338
Q

Who is the new CEO of RICS and when do they come into effect?

A

Justin Young From 5 July 2023.

Replacing Richard Collins since September 2021.

339
Q

When does an EOT need to be agreed by?

A

No set time period - Needs to be agreed within a reasonable time period.

340
Q

How long does a contractor have to submit a final account?

A

6 months from Practical Completion

341
Q

How long does a contract administrator have to agree the final account?

A

3 months following receipt from contractor.

342
Q

What is time at large?

A

A situation where there is no date for completion or where the date of completion becomes invalid.

343
Q

What is the RICS motto?

A

‘Est modus in rebus’ - There is measurement in all things.

344
Q

What are some coming changes to JCT?

A

JCT 2024 - will include ‘Target Cost Contract’, legislation changes for building safety act and insolvency grounds and future proofing for environmental considerations

345
Q

What are LRV’s

A

Light Reflectance Values - provides visual contrast between a door and frame.

Must achieve a contrast of at least 30 points or more or 20 points with 200 lux levels or more.

346
Q

What does NICEIC stand for?

A

National Inspection Council for Electrical Installation Contractors

347
Q

How is the RICs structured?

A

RICS governance structure - March 2023

Privy Council

Governing council

Regulatory tribunal - standards and regulation board - RICS board

Audit, risk assurance and finance Committee - nominations and remunerations Committee - world regional board and market advisory panels

348
Q

Name 3 types of conflict of interest?

A
  • conflicts arising during professional assignment
  • passing confidential information to insurers and legal advisers
  • competing Bidders
  • effective date / transaction
349
Q

What is AGM?

A

RICS annual General meetin - 6th June

  • financial statements for 2022
  • frameworks
  • oppointment of professional auditer until next AGM
350
Q

What works can be undertaken to a listed building without consent?

A

Urgent repairs, mechanical, electrical & plumbing works, roof damage, immediate threat, temporary repairs.

351
Q

Why was a a planning application done for CRGS?

A

Alteration works to building, inserting a new door and roller screen.

352
Q

How does a business ensure they have enough resources?

A

Profiling, forecasting of works (secured, likely) some risks involved, regular meetings.

353
Q

What makes bit mac open textured?

A

Close - 6mm ø agregate

Medium - 10mm ø agregate

Open - 15mm ø agregate

354
Q

What is hot rolled asphalt?

A

Typically used heavier loads that provides a durable and flexible surface.

355
Q

What does DRE stand for?

A

Building research establishment.

356
Q

What do you do with unidentified clients money?

A

Try and trace the owner of the money, hold the funds in a clients suspense account for at least 3 years. Following if owner not found, must be donated to a charity and receipt provided. If clients come forward they can claim off an indemnity policy.

357
Q

What safety measures were incorporated into aylward academy stone works?

A

Hoists, scaffolding, RAMS, Temporary works design (must say).

358
Q

What is Kentledge?

A

Ballast or counterweight used for temporary works - such as cranes, scaffolding, hoarding & fencing.

359
Q

What is the 7m rule for Japanese knotweed?

A

The 7m rule states if JKW is found within 7m of the boundary of a property, a mortgage will not be offered.

360
Q

How would you remedy JKW?

A

Use of glyphosate-based herbicides, potentially over 2-3 years, then excavate the soils and burn it.

361
Q

What is regent street disease?

A

The name given to buildings constructed during the first half of the 20th century using a steel or wrought iron frame embedded within the facing stone. - Frame starts to rust and eroded causing store work to spawl.

362
Q

What are ashlar blocks?

A

A form of masoary, which are cost effective, possess similar properties as natural stone and come manufactured with a smooth finish. Made from lime stone or concrete.

363
Q

What foundations would you expect to find on a 1900’s timber frame building?

A

Oak sole plate on a brick corbel foundation.

364
Q

What would be used on a lime render for timber frame?

A

Laths fixed to the timber frame to bond the render to.

365
Q

What is time surved for leaseholders in relation to party wall?

A

Leaseholders must own the property for 1 year or longer to be classified as an adjoining owner.

366
Q

What are 3 types of dilapidations schedules?

A
  • Interim schedule of dilapidations - issued during the course of a lease.
  • Terminal schedule of dilapidations - issued during the last 3 years to 18 months of a lease.
  • Final schedule of dilapidations - issued after expiry of the lease.
367
Q

What is the landlord and tenant act 1927?

A

The payment of compensation for improvements or good will to tenants of business premises.

368
Q

What is an RICS guidance note on dilapidations?

A

Dilapidations in England and Wales 7th edition 2016

369
Q

Typical foundation build up of trench foundation?

A
370
Q

Typical foundation build up for strip foundations?

A
371
Q

How to treat QEB internal damp?

A

Remove existing plaster build up;

1 - wire brush
2 - repoint with line mix
3 - 2 coats of stain block
4 - 2 coats of antifungal treatment
5 - 2 coats of breathable PVA primer
6 - base coat of renovating plaster
7 - skim with plaster
8 - redecorate with emulsion paint

CT Revision (3 decks)

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