General Flashcards

1
Q

Why do you believe you’re competent to be a Principal Designer (CDM)?

A
  • APS accredited course (Association for Project Safety).
  • Technical knowledge and experience.
  • Design involvement allows me to compile PCI and plan works with the principal contractor.
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2
Q

How did you identify possible EPC upgrades?

A

Energy consultant was used to advise on this who suggested including the heating and cooling unit.

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3
Q

How did you achieve an EPC B rating in a Victorian age property?

A
  • Energy efficient heating and cooling.
  • Double glazed sash windows.
  • LED lighting.
  • Insulation to suspended ground floor.
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4
Q

Did you approve the contractor’s designs?

A

Got Building Control Approver sign off at design stage. I reviewed the energy consultant’s sign off to be sure it achieved EPC B.

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5
Q

How was the design repsonsibility split between you and the contractor?

A
  • Contractor undertook designs for the terrace and M&E.
  • I undertook design for remaining building fabric (performance spec).
  • Structural engineer: Floor structure [and chimney for KI 1].
  • Energy consultant: EPC B rating.
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6
Q

How are sub-contracts warrantied? What forms were used?

A
  • Collateral warranties.
  • JCT form (as a deed).
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7
Q

What are the current MEES ratings and their dates?

A

C - 2028, B - 2030, net zero - 2050.

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8
Q

Chimney (KI 1): How much more would it cost to go with Option 2 rather than Option 3?

A

£5,000.

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9
Q

Chimney (KI 1): How much longer would Option 2 have taken versus Option 3?

A

Around 1 week.

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10
Q

How did you report to the client in terms of project costs?

A

Provide a breakdown showing:
- Original contract sum.
- Costs to date.
- Payment certificates.
- Variations.
[Check interim payment certificates and variations for costs to date]

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11
Q

How did you deal with the variation of the works on a contractual basis?

A

I agreed the works with the contractor, put this onto a variation order with costs, issued to contractor.

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12
Q

How did you value the variations?

A
  • Tendered works (one other contractor).
  • Previous jobs of similar nature where possible.
    [- Cross-checked with BCIS.]
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13
Q

Could the contractor have refused the variation? If so, on what basis?

A

Yes, based on quantity [or quality] the works, changes to the design, [or site access].

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14
Q

How was the structural engineer appointed under the works?

A

Appointed directly through the client.

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15
Q

What would the procurement route be for Windsor Walk?

A
  • Traditional procurement route.
  • Single stage tender of 3 contractors and selected Quinn.
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16
Q

Why did you decide to use a MW contract?

A
  • JCT guide (decision tree).
  • Contract value around £250k.
  • Complexity of the project.
    [- Traditional procurement route.]
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17
Q

You have stated that you prepared the preliminaries on the project, what did you include in these?

A

Described the nature of the works and how these should be carried out.

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18
Q

What information did you include in the preambles?

A

Background information and objectives.

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19
Q

What provisional sums did you include?

A

Asbestos discovery.

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20
Q

What was the tender period?

A
  • 3 week tender period.
  • 3 week lead-in to begin works.
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21
Q

What did you check regarding the contractor’s insurance?

A
  • PII (negligence).
  • Public liability (accidents).
  • All-risk (property) [covers the value of the works].
  • In-date.
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22
Q

What were the variations on the project?

A
  • Chimney breast (originally localised repairs > structural works).
  • Flat roof repairs (originally localised repairs > overcoating roof, water ingress repairs).
  • Lintels to basement (contract instruction).
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23
Q

What was your role for releasing the retention at Windsor Walk?

A

I released 2.5% on PC. [2.5% released when Making Good Certificate issued but I left Hollis before that].

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24
Q

Is the Contractor’s Design Portion optional?

A

Yes.

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25
Q

What stage did you do the design to?

A

Stage 4 (Technical Design).

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26
Q

Can you provide an example of an instruction on Windsor Walk?

A

Removal of graffiti.

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27
Q

Note:
AD A (structure).
AD L (EPCs, air conditioning - conservation of fuel and power).
AD M (accessibility).
AD H (flat roof and pipework – drainage and waste disposal).

A
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28
Q

Note: Liquidated Damages could not be claimed by the client as they had suffered no direct loss. These were set at £1,000 per week in the contract, calculated as the loss suffered by the client from future rent.

A
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29
Q

Why was the project over budget?

A
  • Chimney issue.
  • Lintels issue.
  • Asbestos removal.
30
Q

How did you ensure the Contractor’s Design Portion was built correctly?

A

Contractor issued drawings which were forwarded to the Building Control Approver to ensure they met building regs.
Final Certificate and EPC consultant sign off.
[As long as you can show it meets requirements you don’t need to conduct a check of their designs e.g. building regs, EPC consultant - send details to them for them to check certificates and sign off.]

31
Q

How was the budget cost calculated?

A
  • Costs from previous projects of a similar nature.
  • BCIS [cross-checked with BCIS].
32
Q

Note: Liquidated damages sum: £1,000 per week [not required on this project].

33
Q

The extension of time – was that a Relevant Event or Matter?

A

It’s not referred to a Relevant Event in a Minor Works contract - called Extension of Time.
[Relevant Event is related to an Extension of Time.
Relevant Matter related to loss and expense claim.]

34
Q

What would you have done if the time claimed by the contractor was deemed excessive?

A

Complete my own assessment of the time required and feed it back to the contractor if it was less.

35
Q

What were the implications when the BSA came into force during the project?

A

Act partly came into force in June 2022 and fully in October 2023. Not much impact as not HRB. [Building safety regulator, accountable person].

36
Q

Why was Variable Refrigerant Volune/Flow (VRV) used instead of Variable Air Volume (VAV)?

A

It’s more energy efficient.

37
Q

Please explain the contractor dispute in more detail. Had they not realised the extent of the works required at tender issue?

A
  • Didn’t price for some of the works despite it being in the spec.
  • Cost of materials had increased so they wanted more fees.
38
Q

Flat roof works dispute: What works had the contractor included in the tender and what works had the contractor not allowed for?

A

Hadn’t allowed for undertaking liquid repairs. Allowed for the flat roof works but underestimated the extent of repairs required (underpriced it).

39
Q

You mentioned that the contractor claimed costs which had increased since tender stage. Does the form of contract used deal with cost fluctuation in any way?

A
  • MW: No - contract amendment required.
  • IC: Included if selected (not included by default but contract allows for them).
40
Q

Contractor attempting to claim costs for variations: Did the contractor accept the fault or dispute it further?

A

They accepted that they had not priced it correctly and that the works were in the spec.

41
Q

Who designed the M&E works on the project?

A

This was part of the contractor’s design portion.

42
Q

What piece of legislation do the MEES (Minimum Energy Efficiency Standards) ratings derive from?

A

The Energy Act 2011.

43
Q

Who was the Principal Designer (BSA) on the project?

A

External consultant appointed by the client. [Not competent to fulfil this role].

Not required - required from October 2023 onwards (PC was 20 September).

44
Q

How did you establish the brief with the client?

A
  • Inspected the site together.
  • Took notes, photos.
  • Confirmed in writing.
    [Refurbishment, ground floor structure, EPC B rating.]
45
Q

What information could you have used to develop the client’s brief?

A

O&M manuals [none available on this job].

46
Q

What advice did you give regarding fire safety in terms of design?

A
  • Must comply with AD B.
  • Fire escape door widths - 750mm.
    [Actual width 775mm, 1000mm - new build]
47
Q

You said as part of the client’s brief the property had to be accessible, what legislation or regulations were you working to?

A
  • Equality Act 2010.
  • Approved Document M.
  • BS 8300.
48
Q

What provisions were there to ensure the property was accessible?

A
  • Accessible WC.
  • Ramps (level access).
  • Doors were wide enough (AD M).
49
Q

Windsor Walk: Talk me through the build-up of the flat roof.

A
  • Warm roof: Deck, vapour control layer, insulation, covering.
  • Cold roof: Plasterboard, vapour control layer, insulation (between beams), deck, covering.
  • Inverted: Deck, covering (asphalt), insulation, membrane, ballast/concrete slabs.
    [Vapour control layer always goes before insulation.]
50
Q

Did you write the specification?
What did you use to write this?

A
  • Yes.
  • BS 8000.
  • Previous jobs of a similar nature.
    [- NBS Chorus.]
51
Q
  • Was planning permission required and were you involved?
  • What did planning permission involve?
A
  • Yes required, I wasn’t involved (client did this prior to my company’s involvement).
  • Change of use to cafe.
  • New windows.
52
Q

Was the lime plaster applied to lath and plaster?
What technique is used to apply the lime plaster?

A
  • No, masonry [no hair required within the plaster as it was applied to masonry not lath and plaster].
  • 3 coat system.
53
Q

What was:
- Contract sum.
- Final account.
- Contingency (% and £).
- Contractor prelims.
- LDs.
- Tender period and lead in.

A
  • Contract sum: £243k.
  • Final account: £260k.
  • Contingency (% and £): 4.5% and £10,000.
  • Contractor prelims: £3,000 p/week.
  • LDs: £1,000 p/week.
  • Tender period and lead in: 3 weeks for each.
54
Q

Did you need consent from Network Rail?

A

Yes, produced a small report detailing works with photos.

55
Q

How were you appointed?

A
  • Single stage tender.
  • Submitted lump sum cost - percentage of the works at 10%.
    [I wasn’t involved in this process - chartered suveryor].
56
Q
  • What was the manufacturer of the floor insulation?
  • What was the thickness of the floor insulation?
  • What was the U-value of the floor insulation?
A
  • Knauf.
  • 150mm.
  • 0.16W/m2K.
57
Q

The chimney appears to have damp staining to the outside. What could have caused this?

A
  • Poor ventilation (fire place no longer in use).
  • Warm air from building could condense on the chimney when it meets cold air outside.
58
Q

What were the range of tenders?

A

£243k-£270k.

59
Q

How did you assess whether the contractor’s were competent?

A
  • CHAS (Contractors Health and Safety Assessment Scheme).
  • Constructionline [certifications].
  • PII.
60
Q

What were the main costs on the project and what were the amounts?

A
  • New ground floor £15k.
  • New windows £35.
61
Q

Note:
- Basement walls - lime plaster.
- Floor joists - 400mm centres.

62
Q

What manufacturer did you use for the liquid repairs to the flat roof?

A

Sika - 2 coats.

63
Q

What was the insurance option selected?
What was the benefit of this?
What happens at Practical Completion?

A
  • Insurance for existing structures (option C).
  • Suitable for refurb projects, no disputes if existing structure is damaged.
  • Insurance responsibility passes to the client.
64
Q

What was the cause of the cracking to the brick arches?

A

Arch failure (undertook research to ascertain if this was arch failure - cracking to corner of the arches, dropped bricks).

65
Q

What Approved Documents did you use for the air conditioning unit with heat pump?

A
  • AD F (ventilation) [fan].
  • AD L (conservation of fuel and power).
66
Q

Why did the final account differ from the contract sum?

A
  • Variations: chimney breast, lintels.
  • Asbestos provisional sum not enough (£1500 allowed but was £8k).
67
Q

Who was PD? How did they manage the risk of the dilapidated state of the building?

A
  • Chartered surveyor who supervised on the project.
  • RA.
  • PCI.
  • Requested building information from the client.
68
Q

What RIBA stage did you prepare your specification to?

A

RIBA Stage 4 - Technical Design.

69
Q

What was the existing use of the property?
What was the planning use class?

A
  • Office.
  • No change of use (use classes updated so office and cafe fall into same class).
70
Q

Who was responsible for discharging the planning conditions?

A
  • The client.
  • Contractor follows planning conditions on-site.
71
Q

What stage did you prepare the M&E specification to?

A

RIBA Stage 3 - Spatial Coordination.
[Going to Stage 4 Technical Design would mean I wrote the spec detailing how they completed these works which wouldn’t make sense if they were completing the design of this element of works]