General Q&A Flashcards
Why did you use a traditional procurement route?
The client wanted to maintain control of design and quality and undertake the works under a lump sum contract, so cost is agreed before works begins.
Why did you recommend Minor Works form of JCT Contract?
Works were simple in nature.
No requirement for express provision such as:
- Named subcontractors
- Collateral Warranties
- Sectional compeliton/ partial possession
- Performance bonds
Why did you recommend a 15K contingency?
This was based of 10% or the contract sum which would be deemed an adequate amount considering the likely risk and unforeseen works for the project.
How did you assess the costs for variations?
- Compare the quotation provided against know rates within the tender (assuming works are of a similar nature)
- Value against BCIS rates or other project tenders that reflect the market rate.
What areas of the work were contractors design portion?
The areas of works within the project that were contract design portion included
- Internal lighting including emergency
- And the fire detection and alarm system.
What were the performance requirements for the contractor’s design of the lighting?
The performance spec for the internal lighting included LED luminaires to be installed through out the warehouse, WCs, office and circulation areas. Installed in accordance CIBSE codes for interior lighting.
- Lamps were to achieve minimum 120 lumens per circuit watt. PIR and daylight adjustment sensors were to be installed to offices and circulation.
EMERGENCY LIGHTING
- In accordance with Building regulations approved document B – Where escape lighting must conform with BS 5266-1.
What were the performance requirements for the contractor’s design of the fire detection and alarm system?
- An automatic addressable system. In accordance with approved doc B. Conforming with BS 5839. Full designs were to be carried out by a fire alarm specialist.
- An Automatic Addressable category L3 system was installed.
Who signed off the contractors design portion works?
Electrical Works, were notifiable and require sign off from Building control or NICEIC (National Inspection Council for Electrical Installation Contracting) registered contractor
Alarm system had to be approved by Building Control / Fire Officer.
What ESG works were recommended?
The unit had a EPC energy rating D. Which was compliant under current MEES legislation. However, In anticipation of changing legislation, It was prudent to uplift the EPC to a grade B.
- LED lighting Installation
- Upgrading the roof lights – to triple skin GRP’s to achieve minimum required u-value of 2.2 W/m2k) in accordance with part L building regulations.
- Installation of air source heat pump VRF System.
Why couldn’t some of the variations be avoided?
- Asbestos - An R&D survey was carried out within the enabling works period when the tenant had vacated the premises in full. Due to the survey being intrusive and destructive it’s not safe or feasible to make good for reoccupation.
Asbestos - removal of the broken up cement boards was notifiable – non licensed work.
Removal - Asbestos cement debris on ceiling tiles is notifiable non- Licensed work. Removal was in accordance with HSE guidance A11 (Removing AC debris). The HSE was notified prior to undertaking the works.
- Class H vacuum
- Heli ties – visible cracking wasn’t visible until the tenant fitout was stripped out.
- Wall finishes – patch repairs and replacement of isolated damage tiling was allowed for only (this was recoverable through the dilapidations.
On site cracked tiles could be removed in isolation, so full replacement was necessary.
- Ventilation – This had to be rationalised as it was suitable to house adequate ventilation to the WC’s .
- Security doors overhaul – Originally these were to be stripped out. However, upon further consideration the client want these to be retained.
- Boiler replacement -
Allowance to power flush the heating system and service the boiler. Numerous faults meant that the required repair costs were equivocal to a replacement boiler.
What were the warehouse flooring options and why wasn’t the value engineered option specified
Flowcoat SL offered a seamless gloss finish – Provides an attractive floor finish suitable to showrooms.
This resin floor finish had been specified for another unit on the estate. And the client agents had specified it for its aesthetic appearance.
FLowcoat SF41 – Would be durable enough for the intended type of occupier. Hard wearing against sustained vehicle traffic such as folklifts.
What was the Dilapidations claim advised to the form part of the premium request?
Circa £50,000. I advised the client of elements of supersession such as overhauling existing lighting installation if we were to upgrade with new LEDs
What Design Risk Considerations were included?
