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APC Case Study > General Questions > Flashcards

General Questions Flashcards

1
Q

What did you consider when working in close proximity to residential properties?

A

I considered the noise from Enterprise using the site and how the planners would react to this and as such instructed an acoustic assessment to ascertain how the noise created from vehicle washing would affect the adjacent residential properties. I advised my client that instead of installing acoustic baffling measures such as screening to instead reduce the operating hours, which the planners accepted. I also had to consider the time for start and end of the works at each day and segregation of site using herras fencing.

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2
Q

What surveys did you instruct prior to demolition?

A

I instructed an asbestos R&D survey as the building was constructed pre 1999, which found insulating fire board to the brick division wall (licensable). As half of the building was to be demolished, I requested an engineer inspect the portal frame to ensure the demolition would not have any effect on the retained building. The engineer confirmed the retained building structure would be fine, as the new end portal was in line with the division wall.

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3
Q

What are the different types of asbestos?

A

Amosite (Brown asbestos) considered most dangerous and banned in 1985. Used for cement sheets, fire protection and pipe lagging.

Crocidolite (Blue asbestos) banned in 1985, used for insulation boards, spray on insulation, electrical wires and ceiling tiles.

Chrysotile (white asbestos) banned in 1999, cement, insulation and roofing materials.

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3
Q

What notice did you submit relating to demolition works?

A

Section 80 demolition notice to the local authority as per The Building Act 1984.
- ASB5 form submitted to notify the LA of licensed asbestos works, 14 days before date.

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4
Q

What is a portal frame?

A

A structure comprising of rafters and columns fixed at the apex and haunch, usually the columns are fixed to pads/piles depending on the size of the building. Advantages are large clear spans as there are no intermediate columns, fabricated on site, making them ideal for warehouses.

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5
Q

When undertaking the measured survey, what equipment did you use?

A

I used a disto and tape measure.

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6
Q

What guidance did you look at when measuring the property?

A

The RICS property measurement guidance 2nd edition, published in January 2018.

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7
Q

What are the differences between GIA, NIA etc.

A

GIA is gross internal area and is the area of the building measured to the internal face of walls on each floor.

NIA is the usable area, so the same as GIA but with columns etc subtracted.

GEA is the gross external area, area of the building measured externally at each floor.

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8
Q

What did you look for on your initial site visit?

A

location of services, areas of building to be demolished, information gathered as part of my measured survey. Allowed me to use rates for demolition etc.

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8
Q

What is IPMS?

A

IPMS stands for International Property Measurement Standards.

IPMS 1 = Formally GEA
IPMS 2 Office = Formally GIA
IPMS 2 Resi = Formally GIA
IPMS 3 Office = Formally NIA
IPMS 3a, 3b, 3c, refer to residential, for which I have no experience with.

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9
Q

What did you look for within the geotechnical report when analysing for the cost plan?

A

The geotechnical report wasn’t massively regarded for the cost plan as a lot of the items are some what beyond my expertise. I looked through to see if there was any contaminants within the ground that would need to be correctly disposed of when construction works were underway. The report was passed onto the SE to review CBR readings and advise accordingly.

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10
Q

What is a CBR test?

A

California Bearing Ratio test measures the strength of the sub base of the ground.

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11
Q

What are included within your T&C’s?

A

Payment terms, scope of services, inclusions and exclusions, client responsibilities, complaints and termination.

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12
Q

Within this you mention that you undertook the PD (CDM) role, why did you specify CDM and whats included within this role?

A

Pre construction I produced designs taking into consideration the use and maintenance of the building to ensure safe use for the entire life of the building.

I produced pre construction information document, undertook site safety audits and issued the H&S file.

There is now a PD for Building Regulations, however this project was pre October 2023 and as such this did not apply.

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13
Q

What is Trade Effluent Consent?

A

Consent is required from the local regulatory body prior to Trade effluent being discharged into the public sewer, as per the water industry act 1991.

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14
Q

Which insurance option did you opt for?

A

As this was a refurbishment option C was advised. However i requested the client speak with their legal team to confirm this.

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14
Q

Why was a JCT Intermediate Contract with Contractor Design used?

A

An intermediate contract is generally used less complex building projects without the requirements of complicated building services or other specialist works. A minor works could have been considered; however I generally would not use a minor works over the contract value of £500,000.00.

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15
Q

What is necessary to form a contract?

A

Offer, Acceptance (or counteroffer), Consideration and intent to create legal relations.

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15
Q

What is a contract?

A

A legally binding agreement (between two parties) to provide goods and services within a specified timeframe.

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16
Q

You mention you issued certificates for payments, what are the payments terms?

A

– The contractor send their valuation 7 days prior to the interim valuation date set out in the contract.
- not later than 5 days after the interim valuation date issue a certificate for payment.
- If a pay less notice is to be issued it must be issued no later than 5 days before the final date for payment.
- The final date for payment is a maximum of 14 days after the valuation date. This can be difficult for the client to make payment to the contractor if the CFP date is delayed.

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17
Q

You mentioned you selected a single stage tendering process, did you consider any other methods.

A

Single stage is traditional form of tendering is when a client issues a tender for a whole project, with all the relevant information provided at the point of issue. This is done in order for the client to gain a competitive quote.

Two stage tendering is used to appoint a contractor in the early stages whilst the design is still being developed.

Advantages of two stage
- Allows the project to progress prior to all designs being complete.
- Early involvement of a contractor should aid with buildability.
Disadvantages
- Competition is lost and as such this could impact pricing.

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18
Q

What factors did you consider when producing the budget cost plan for the project?

A

a) Site conditions (poor soil, contamination?), Legal and regulatory compliance, material costs, contractor OHP, Professional fees, contingency.

19
Q

How did you fulfil your duties as the Principal Designer under the CDM regulations?

A

a) The Construction (Design and Management) Regulations (CDM Regulations) are intended to ensure that health and safety issues are properly considered during a project’s development so that the risk of harm to those who have to build, use and maintain structures is reduced.
Duties include
- Informing the client of their duties.
- Planning monitoring and managing H&S in the pre construction phase. Includes intenfiying and eliminating or controlling foreseeable risks.
- Produced a PCI
- Prepared the H&S file.
- Reviewed contractors RAMS and CPP
- Evaluated the CDM Principles of Prevention – Avoid risks, evaluate risks that cannot be avoided, put in place measures etc.

20
Q

How did you review the tender returns and provide reasoned advice for the appointment of contractors to the client?

A
  • First check tender is compliant, has sow, programme etc.
  • Detailed cost analysis, put all into one spreadsheet and compare costs and query anomalies.
  • evaluate programme.
  • Make a recommendation based on economical or programme.
21
Q

What tendering protocol did you use?

A

Single Stage Tendering – We had a well defined scope so made sense to use this
Two stage – involves selecting a contractor based on an initial tender for preliminary works, OHP and then agreeing on a final price. Client may lose leverage in the second stage as the contractor has already been selected.

22
Q

Why did you use the JCT IBC?

A
  • Suitable for medium sized projects, strikes a balance between minor works and standard building contract.
  • Ideal for a moderate contract value.
  • Provides a balance level of detail that ensures all critical aspects are covered without overwhelming parties.
  • Reduced levels of complexity
  • The project was designed and a sow produced so didnt need design and build.
23
Q

How did you ensure the contract adequately addressed the project requirements?

A

Gave a clear description of the proposed works, reference all drawings and the schedule of works and appended them to the signed contract. Outlined the key deliverables such as handover date etc.

24
Q

What advice did you give around assessing liquidated damages?

A

LADS are a pre agreed compensation from the contractor to the client if works are delayed beyond the agreed completion date. Cost assessed based on loss of revenue, rent, sales etc. Potential reputational damage. Vehicle storage costs. Must be an accurate amount an inflated amount can be challenged in court.

25
Q

Did you have any Contractor’s Design Portions?

A

M&E works based on a performance spec produced by an M&E engineer

26
Q

What are the typical responsibilities of the contractor regarding design under a JCT contract with Contractor’s Design?

A

The contractor is responsible for developing and completing the design to certain elements as set out in the sow or employers requirement document. The contractor is liable for any design errors, omissions, or defects. This means they bear the risk of ensuring that the design is fit for purpose and does not lead to failures or shortcomings in the constructed work. The contractor is usually required to carry professional indemnity insurance to cover potential claims arising from design failures.

27
Q

What factors should be considered when determining the extent of Contractor’s Design in a JCT contract?

A

The contractors specialities. If there is a high degree of integration between different elements such as m&e and structural elements, then this may necessitate a higher degree of contractor design to ensure seamless integration. Greater contractor design responsibility reduces the employer’s risk but increases the contractor’s, which may be reflected in the contract price.

28
Q

Can you explain the procedures for approval and acceptance of Contractor’s Design submissions within the framework of a JCT contract?

A

– Initial submission of the design including drawings and specifications.
- review to ensure they comply with client requirements and appropriate statutory requirements.
- Written confirmation to approve within a reasonable time frame to ensure works progress. All should be clearly documented.

29
Q

What minimum public liability insurance requirements did you consider reasonable for the project and why?

A
  • £5,000,000.00
  • Generally in JCT contracts it is £5,000,000 to 10,000,000.
  • Medium to small size refurbishment
  • not high rise or public infrastructure.
  • Discusses with client to assess if their own risk assessment needed higher.
30
Q

How did you decide on contractors to tender to?

A
  • Chose contractors based on experience with ERAC.
  • Contractors who had completed similar jobs.
  • Local - prelims.
  • 2 contractors had not been used before.
  • Sent a PCQ as a benchmark.
31
Q

what is a PCQ?

A

Pre contract questionnaire.

32
Q

What is included in PCQ?

A
  • Financial statements (credit)
  • Experience.
  • Key personnel.
  • H&S Incidents. Records of incidents and near misses in last 5 years
  • Accreditations ISO 9001?
  • Relatable case studies.
33
Q

How would you check credit history?

A

Dun and Bradstreet. Provider of business data and financial stability date of a company.

34
Q

Why did you do contractor design?

A

-Simple M&E works
- Performance spec from engineer included with tender.

35
Q

Why did the m&e engineer not fully design?

A

Time consuming and would incur additional professional fees.

36
Q

What did you do when you received contractor proposals?

A

I sent to the M&E engineer to ensure they were in keeping with their performance spec, once agreed I confirmed to the contractor.

37
Q

Is there a conflict undertaking the PD and PM roles?

A
  • Can be - PM is to challenge and hold roles accountable inc PD, if a single person holds both roles there is nobody to check.
  • PM wants to get a project done quick and on budget, PD puts H&S at the forefront, these priorities can be at odds.
38
Q

Why would somebody take on the PD and PM role?

A
  • Streamlined communication
  • Cost efficiency
  • Deeper understanding of the project.
    - H&S always at the forefront!
39
Q

What did you consider when demolishing part of the buidling when it was occupied?

A
  • SE assessment to ensure that the structure would be sound whilst demolition was undertaken.
  • Ensure structure was carefully demolished to avoid disturbance and excess vibrations.
  • Clear segregation of works.
  • Dust and debris control.
40
Q

Whats would you include in a fee proposal?

A
  • Intro - Define insruction and who by.
  • Review of services to be provided, inclusions exclusions.
  • Fee for each service.
  • Standard T&C
41
Q

What are included within your standard T&C?

A
  • The service (s).
  • Client responsibilities.
  • Staff
  • Payment
  • Complaints
  • Termination
42
Q

What would you do if the client asked to change payment terms?

A
  • Yes
  • Consider how they may effect cash flow and consult with a senior director.
  • consider creditworthiness of the client.
43
Q

How do you get a client to accept fee quote?

A
  • Clients confirmation of appointment document which has clients name and invoice details.
  • Client raises a PO.
44
Q

what are the CDM principles of prevention?

A
  • Avoid risks.
  • Evaluate risks that cannot be avoided
  • combat risks at source
  • adapt the work to the individual
  • adapt to technical progress
  • replace dangerous with non/less dangerous
  • develop prevention policy
  • collective protective measures such as handrails
  • give instruction to employees
45
Q

What is contractors all risk insurance?

A
  • Comprehensive insurance policy taken out for construction projects.
  • Provides coverage for both damage to the property and liability for third party claims.
  • Covers: the building being constructed, temporary works, materials on site, plant and machinery.
  • Covered againts vandalism, accidental damage, fire, floor storm.
  • Third party covers injury, death or damage to neighbouring building.
46
Q

What does joint names mean in terms of insurance.

A
  • In the context of insurance, joint names refers to a situation where an insurance policy is issued in the names of two or more parties, usually to protect their shared interests in a particular project or asset
  • Construction Projects: The most common example is where the employer (client) and the contractor are joint names on the Contractors’ All Risk (CAR) insurance policy. Both parties have an insurable interest in the project, and the policy ensures that both are covered in case of damage or loss during the construction phase.
47
Q

What insurance options are witin a JCT contract?

A
  • Option A - Insurance of the works by the contractor (new build)
  • Option B Insurance of the works by employer (new build)
  • Option C Insurance of existing structure and works (refurb) - In this policy the employer must insure the existing structure and the contractor insures the materials and works.
48
Q

Give some examples of relevent events?

A
  • Relevent event entitles contractor to EoT, but not necceserily aditional payment.
  • Adverse weather
  • Additional works
  • Force Majeure
  • Late supply of materials by client
49
Q

Give some examples of relevent matters.

A
  • Relevant matter entitles contractor to loss and expense, but not necceserily an EoT.
  • Late instruction.
  • Failure to give access to site.
  • Employer supplied material or work.
50
Q

This is a high contract value, is this too high for a graduate surevor?

A
  • Appreciate the value was high.
  • The nature of works was relatively simple.
  • Items i had worked on before such as drainage and hardstandings, but scaled up on a larger scale.
  • Whilst i did run this project, i was overseen by senior surveyors who provided advice if needed.
  • I used trasnferable skills such as communication etc from other projects.
  • Good learning experience.

APC Case Study (5 decks)

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