hot topics

Question 1

• Latest money laundering regulations

Answer 1

in January 2024, the Money Laundering and Terrorist Financing (Amendment) Regulations 2023, take effect.
*Construction firms, especially those involved in large-scale projects must perform enhanced Customer Due Diligence (CDD). This includes verifying the identities of clients, contractors, and suppliers, especially when engaging in large financial transactions.
*Construction companies, especially those involved in real estate or handling substantial financial transactions, are required to train their staff on money laundering and terrorist financing risks.
*Construction firms that fail to comply with AML and CTF regulations risk severe penalties, including fines and reputational damage.

Question 2

• Soft client care skills?

Answer 2

-Communication is an important soft skill in the construction industry because you must be able to develop relationships with clients.
-Problem-solving skills allow teams to offer solutions that align with the client’s goals and avoid delays or additional costs.
-Negotiation is key in managing client expectations finding common ground on issues like budgets, timelines, or scope changes. Strong negotiation skills ensure that all parties feel satisfied with the final agreement.

Question 3

Types of client

Answer 3

private(independent clients)//commercial (as part of a business)//government(local authority)

Question 4

RICS Surveying Safely 2nd Edition - risk assessment, PPE and lone working”

Answer 4

+Emphasizes the importance of conducting thorough risk assessments before starting any surveying work. This includes identifying potential hazards, assessing risks, and implementing control measures to ensure the safety of the surveyor and others on-site.
+surveyors must use appropriate PPE to minimize exposure to hazards
+Addresses the risks associated with lone working, where surveyors may be working alone on remote sites or in hazardous conditions. The guide emphasizes the importance of having lone working policies in place, including communication protocols, emergency procedures, and tracking systems to ensure safety.

Question 5

Covid-19 precautions

Answer 5

RICS COVID-19 precautions emphasize minimizing contact, using appropriate PPE, maintaining hygiene, and using digital tools to reduce physical interactions. Risk assessments should incorporate COVID-19-specific risks, and surveyors should regularly review their practices to ensure they are aligned with government advice and health guidelines.

Question 6

Health and Safety at Work etc Act 1974

Answer 6

It sets out the general duties which:
-employers have towards employees and members of the public
-employees have to themselves and to each other
-certain self-employed have towards themselves and others
*Providing a safe working environment: Ensuring construction sites are free from hazards, with proper signage//risk assessment

Question 7

Control of Asbestos Regulations 2012

Answer 7

+requires the duty holder to manage the risk of asbestos by:
Taking appropriate steps to determine if there are any asbestos containing materials (ACMs) present. If any is found, the amount, location and condition needs to be recorded.
+Assessing the risk of the identified materials.
+Preparing a plan that clearly sets out in detail how the risks will be managed.
+Taking the necessary steps to put the plan into action.

Question 8

what are the 3 financial statements

Answer 8

The income statement, balance sheet, and statement of cash flows are required financial statements.
income-The income statement makes public the results of a company’s business operations for a particular quarter or year.
balance sheet-balance sheet is a snapshot of a company’s financial position at a given point in time.
statement of cash flows- It shows where a company’s cash comes from and how it’s used to pay for operations and/or to invest in the future.

Question 9

GAAP

Answer 9

Generally Accepted Accounting Practice in the UK, or UK GAAP or GAAP (UK), is the overall body of regulation establishing how company accounts must be prepared in the United Kingdom.

Question 10

what social media guidance is within rics and how do you operate inline with this?

Answer 10

rics introduced the guidance note ‘use of social media: guidance for members”
=I always use social media in a responsible and prof manner. I am sure to use respectful language and understand the responsibility in representing the rics.
=i would never post in a dishonest or a way that would cause offence

Question 11

what do you need to produce a cshflow

Answer 11

programme- contract value- work packages to breakdown to the programme and see any losses or omitted items that could affetc the cashflow.

Question 12

why would a client want to see cashflow

Answer 12

to see at any point of he project, if the predicted is similar to the actual figure. this tells them if we are running over or under what’s anticipated.

Question 13

how would a contractor use a cash flow

Answer 13

By doing an S Curve it helps to monitor their own progress (or subcontractors’ progress) or used to assess the movement of any float within the programme.

Question 14

What is volumetric construction?

Answer 14

Volumetric modular construction is a form of off-site construction in which buildings are put together by connecting a series of fairly large pre-built sections, or ‘modules’.

Question 15

codes of practice that govern sustainability

Answer 15

building regs part L and the code of sustainability and BREEAM.

Question 16

public insurance define
all risk insurance define

Answer 16

=This type of insurance covers liability occurring from death or personal injury to third parties other than the insured’s own employees.
=All risk insurance focuses on covering all physical damage to works and site materials. This can be taken out by either the contractor or the employer, with all responsibilities associated with the construction project attributed to the parties.

Question 17

explain rics inclusive employer quality mark

Answer 17

Its rics guidance, designed to improve diversity and inclusion within the construction sector. scheme requires employers to pledge commitment to improving staff retention/development/engagement/recruitment

Question 18

what is rics doing to improve diversity and inclusion

Answer 18

rics has set up diversity and inclusion leadership. allowing rics to share ideas on how and why diversity is so important. celebrated international women days and pride 2023.

Question 19

recent ipms update

Answer 19

shorter and concise format has been adopted. organsied into 4 volumes, encourages adoption of standards on a global scale

Question 20

what is rics futures report

Answer 20

2015 report was launched and highlighted key trends such as urbanisation, the disruption of big data and climate crisis presenting key challenges to the property.

Question 21

why did the previous rules of conduct change?

Answer 21

following on research it was to provide a single document to enable greater clarity for rics members and firms. Now greater example on behaviours

Question 22

what affect has the conflict in Ukraine had on construction

Answer 22

conflict has resulted in significant energy price increases. cost of steels bricks and plastics have increased. also delay and disruption caused by materials and goods affecting deliveries.

Question 23

how has Brexit affected construction

Answer 23

employers are now required to register as sponsers in order to recruit from abroad. cost increases of materials and price of goods moving across the border is expected to increase.

Question 24

what cost advice did you provide to your client as the design progressed from RIBA stage 1 to stage 4.

Answer 24

preparation & brief- at this stage i was able to prepare a cost per m2 estimate using internal benchmarking data and industry source of cost information. as design progressed from 2-4 as spec came available i was able to use this to compile an elemental cost plan by taking off quantities from project drawings.

Question 25

what level of contingency do you recommend to the client

Answer 25

with input from design team we were able to produce a risk register identifying each project risk. each risk was assigned with a probability and impact profile and my duty was to advise on cost allocation. the contingency allowance for the scheme was calculated and updated as the scheme progressed.

Question 26

what is excluded in a feasibility cost estimate

Answer 26

vat/prof fees/inflation/section 106s

Question 27

iwhat are the diff piles///how do CFA bored piles work.

Answer 27

sheet piles/secant piles/ bored piles/pre cast piles.
*by rotating a hollow stem continuous into the soil
* his bores out subsoils to a designed depth
*concrete or grout is pumped through

Question 28

what advice would you give a client who was wanting to know the technical disad of a steel frame construction. & what diff fire protection can be used on steel.

Answer 28

steel requires protection//parts may need replacing//price of steel is variable//need experienced builders. i am aware of intumescent paint and fire protective boarding.

Question 29

how does intumsecent paint work

Answer 29

its a pint like material which is inert at low temps. the coating reacts with heat. as temp rises, during a fire event, the intumescent coating swells and forms a char layer. this stops oxygen getting to the surface of the steel and prevents it from burning.

Question 30

diff between relevant matter and event?

Answer 30

To summarise, a relevant event entitles the contractor to an extension of time and a relevant matter entitles the contractor to claim direct loss or expense.

Question 31

how to claim relevant matter

Answer 31

-Discrepancies in the contract documents.
-Failure to give the contractor access to and from the site.
-Delays in receiving instructions.
-Disruption caused by works being carried out by the client.
-Instructions relating to variations and expenditure of provisional sums.

Question 32

How are design obligations passed down to the subcontractors in a JCT contract

Answer 32

=When the main contractor appoints subcontractors, the terms of the subcontract will need to include clauses that outline the subcontractor’s design obligations.
=Express Design Obligations: The subcontractor may be expressly required to carry out design work for certain parts of the project (e.g., curtain walling, electrical systems), which should meet the performance standards set out in the main contract or subcontract.
=In a JCT contract, design obligations are passed down to subcontractors through a combination of well-drafted subcontract agreements, professional indemnity insurance requirements, collateral warranties, and by reflecting the design standards from the main contract. The subcontract typically mirrors the main contractor’s obligations to the employer, ensuring the subcontractor takes on appropriate design responsibility for their portion of the work.

Question 33

How do you deal with materials on/off site

Answer 33

(RICS) provides guidelines on handling materials through contracts, valuations, and interim payments.
off-site materials, stricter controls are required to ensure the employer’s interests are protected, including contractual clauses, title transfer, insurance, and inspection rights. By adhering to these practices, RICS professionals can manage materials efficiently and ensure that both the contractor and employer are adequately protected.

Question 34

• Why would you do a credit check on a Sub-Contractor and what are the signs of insolvency to look out for?

Answer 34

Conducting a credit check on a subcontractor is an essential due diligence step to reduce the risk of insolvency, ensure financial stability, and maintain project continuity. Monitoring for early signs of insolvency, such as late payments, poor work quality, or legal disputes, allows me to take proactive measures, safeguarding the project from delays, additional costs, and risks of legal action.

Question 35

• What is the difference between cost and value?

Answer 35

Cost refers to the money spent to produce or acquire something, whereas value reflects its worth in the market, which is influenced by a variety of external factors.

Question 36

How do you manage cashflow of milestone payments

Answer 36

Milestone payment is triggered by completing a pre agreed milestone. this inevitable leads to a less accurate predictability of the cash flow unlike stage payments.
Ensure that milestones are well-defined, measurable, and tied to specific project deliverables or stages in the contract. Regularly assess work completed to ensure milestone payments reflect actual progress and avoid overpayment.

Question 37

4 types of period payment mechanisms?

Answer 37

stage payments/milestone/activity schedule/3rd party certification

Question 38

How is value allocated in a CVR

Answer 38

value is allocated by comparing the earned value of the work completed to date against the costs incurred during the same period. this involves:
1assessing work completed= The value of work done is calculated based on actual progress, typically using interim valuations or milestone achievements.
2allocating value =the earned value is then compared to the contract sum or budgeted revenue to assess the financial performance.
3tracking variances=Any variances between the value earned and costs incurred are monitored to evaluate profitability and identify areas of potential cost overruns or savings.

Question 39

• Can you advise about the NEC form of contract?

Answer 39

I have no experience in NEC so would not be in a position to advise on the contract.

Question 40

• Can you advise the standard Sub-Contract forms under JCT?

Answer 40

-JCT Standard Building Sub-Contract (SBCSub) provides comprehensive terms for large, complex projects. Includes options with/without design responsibility for the sub-contractor.
-JCT Design and Build Sub-Contract (DBSub)allows the main contractor to pass on design responsibility to the sub-contractor, where applicable.
-JCT Minor Works Sub-Contract (MWSub)is used for more minor sub-contracting work. similar to JCT intermediate subcontract

Question 41

What advice would you give to the client on whether or not he can deduct Liquidated Damages where he has not incurred the loss?

Answer 41

=If the contract specifies LDs, the client can typically deduct them without needing to prove the exact amount of loss incurred, as long as there is a valid delay attributable to the contractor.
=While the client has the contractual right to deduct LDs, it’s important to consider the broader context i.e. deducting LDs when no significant loss has occurred may damage the relationship with the contractor, particularly on future projects.
=The contractor may have valid reasons for the delay, such as unforeseeable site conditions or employer-caused delays. In such cases, deducting LDs may not be fair or enforceable.

Question 42

You have been requested to make amendments to a standard form of contract/sub-contract. Explain how you undertook this.

Answer 42

As i have no experience in this I cannot ascertain the steps needed however, i would review client requirements, examine the standard contract review the standard form to understand what needs to be modified and consult legal advice before drafting any amendments.

Question 43

Can a Quantity Surveyor deduct Liquidated Damages from the valuation due to the contractor?

Answer 43

(QS) typically cannot unilaterally deduct Liquidated Damages (LDs) from a contractor’s valuation. however, once the employer or contract administrator decides to impose LDs, the QS may be instructed to reflect the deduction in the valuation. After receiving instruction, the QS can deduct the specified amount of LDs from interim payments or the final account as per the contract terms.

Question 44

concrete frame vs steel frame

Answer 44

concrete frame= has high thermal mass, good sound insulation, high durability, and low carbon footprint. However, they are heavy and bulky, difficult to modify or extend in the future, have a low strength-to-weight ratio, and can crack and shrink.
Steel frame=Steel frames offer benefits such as faster construction due to off-site fabrication, versatility in design,dis=The transfer of heat in steel studs is extremely high. This causes a lot of waste of energy. steel studs are prone to corrosion

Question 45

Can you explain spatial coordination riba

Answer 45

Here we carry out design studies and costing exercises to test the design in line with the project brief. By the end of this stage, we’ll have coordinated all architectural and engineering information required for the planning process and submitted any required planning applications.

Question 46

What was the benefit and cons of raised floor over a screeded floor

Answer 46

Raised Floor Systems allow services to be hidden in a void created in the floor and enable easy access both when installing and maintaining the services. potential noise and vibration issues, limited load capacity, and a higher initial cost.
screed= better insulation faster drying time and more load capacity then raised floor. cleaner finish. maintenance is harder.

Question 47

How could you add strength to concrete prior to its construction

Answer 47

Opt for high-strength cement (e.g., Portland cement) that is formulated for enhanced durability and strength. Reducing the water-cement ratio improves strength. A lower ratio leads to a denser concrete mix, increasing compressive strength. A well-mixed concrete will have a consistent strength throughout.

Question 48

Why would you choose brick/block internal walls over drylined?

Answer 48

=Brick and block walls provide greater strength and stability, making them suitable for load-bearing applications and areas subject to impact or stress.
=Brick and block walls are less prone to damage over time compared to drylined walls, which can be susceptible to dents, moisture, and wear. can be easily modified, allowing for openings, changes in layout, or future adaptations without significant structural changes.

While drylining offers benefits such as speed of installation and reduced labor costs, brick and block internal walls provide superior durability, strength, acoustic performance, and fire resistance. The choice ultimately depends on the specific requirements of the project, including budget, desired aesthetics, and performance criteria.

Question 49

What are the risk profiles associated with single, two stage and negotiated tendering?

Answer 49

single stage– The client assumes the risk related to design flaws or incomplete information, as contractors rely solely on provided documentation.
2 stage— Risks are shared between the contractor and client. The client retains more control over design decisions during the first stage.
negotiated- Reduced competitive pressure can lead to better alignment of interests but may also risk complacency and lack of cost control.

Question 50

How is client’s cash flow different from contractor’s cash flow?

Answer 50

Client’s Cash Flow: Primarily from project financing (equity, loans) and revenue generation (property sales, rentals).Cash outflows occur upfront for design, land acquisition, and construction payments, with inflows delayed until project completion or sale.
Contractor’s Cash Flow: Derived from progress payments, final payments, and change orders for work completed.

Question 51

• How would you build up a rate from first principles?

Answer 51

Break Down Labour: Determine the number of labor hours required and the hourly wage rate.
Materials: Identify the quantity and cost of materials needed for the task.
Plant and Equipment: Include costs for any machinery or equipment required, including operating and ownership costs.
include OH&P’s.
sum all the above to arrive at a total rate. ;

Question 52

What is included within a Balance Sheet?

Answer 52

It includes three main ingredients: your assets, your liabilities and the shareholders’ equity.

Question 53

If a firm made a large loss how would this be shown on a Balance Sheet?

Answer 53

The most direct effect of a loss is on the retained earnings section of the equity part of the Balance Sheet. Retained earnings represent the cumulative profits or losses retained in the business over time. A large loss would reduce retained earnings, potentially resulting in a negative balance. a decrease in total equity, and potentially a reduction in current assets or an increase in liabilities, all of which indicate the firm’s financial health and stability.

Question 54

What is the quality management system used in your office?

Answer 54

At Morgan Sindall, the quality management system in use is known as SIMS (Site Information Management System). SIMS is designed to enhance quality assurance and control across projects by integrating various quality management processes.

Question 55

What steps do you take to ensure client confidentiality?

Answer 55

Restrict access to client data to authorized personnel only, using role-based permissions and secure authentication methods. Utilize secure communication channels (e.g., encrypted emails, secure file sharing) for exchanging sensitive information. following gdpr.

Question 56

When would it be appropriate to breach confidentiality

Answer 56

If there is a legal requirement to disclose information, such as a court order, subpoena, or statutory obligation, confidentiality may need to be breached to comply with the law.
If the client explicitly consents to the disclosure of specific information, confidentiality can be breached in accordance with their instructions.

Question 57

What is your duty to the public as an RICS member?

Answer 57

Members must act with integrity and honesty in all professional dealings, ensuring that their actions do not mislead the public or clients. Members have a duty to act in the public interest, prioritizing the welfare and safety of the community and the environment in their professional activities.

Question 58

Can you describe a situation where you prioritised the interests of the public over a client or employer?

Answer 58

As a Quantity Surveyor on a project with limited funding there were times where the client wanted to maximize profits by reducing costs, including opting for lower-quality materials.
Recognizing that the developer’s focus on cost-cutting could compromise the long-term durability of the flats, I compiled data on the benefits of higher-quality materials, particularly in terms of energy efficiency and maintenance costs.

Question 59

Can you provide an example of a situation where maintaining impartiality was difficult, and how you handled it?

Answer 59

I encountered a situation where there were conflicting opinions between the client and local community regarding the design of the flats. The developer wanted to maximize profitability by minimizing certain community-oriented features, while community members advocated for additional amenities such as green spaces and accessible facilities. As the QS, my role was to provide unbiased cost assessments and ensure that the project remained financially viable.

By maintaining impartiality throughout the discussions and facilitating constructive dialogue, I was able to help the developer and the community reach a compromise. The final design incorporated essential community features while keeping the project financially viable for the developer. The community felt heard and involved in the process, leading to improved public relations for the developer.

Question 60

What is whistleblowing, and when should it be used?

Answer 60

Whistleblowing is the action someone takes to report wrongdoing at work that affects others. it should be used for health & safety violations//fraud and corruption//any discrimination or harassment.

Question 61

what happens in the event of EOT
Relevant Events//Delay –

Answer 61

When an EOT is granted, the project completion date is extended to account for the delays, often caused by events outside the contractor’s control. provided they fall under the categories defined in the contract as relevant events. This protects the contractor from liability for liquidated damages for the extended period. In JCT 2016 Design and Build, EOT can be granted for Relevant Events, which include: variations/late access/force majeure//adverse weather conditions

Question 62

alternatives to 2 stage tendering

Answer 62

Alternative is single stage tendering this is when a client issues a tender for the whole project, with all the relevant information provided at the point of issue. The process seeks to ensure that the client is able to secure a competitive price at a quicker pace. The added pressure may mean contractors look for ways to cut costs, possibly at the expense of quality.
negotiated tender is effectively a single-stage tender with a single contractor who returns with an initial price. This is then negotiated with the client’s PQS. The benefit of this route is the speed with which a price can be obtained for the works. the competitive advantage of a formal bidding process is compromised. Also, many public bodies and government departments will not allow negotiated, as it is difficult to prove that value for money in the current market has been achieved.

Question 63

Discrepancies & Divergences under JCT D&B – ER’s, CP’s etc

Answer 63

Under the JCT Design and Build 2016 contract, discrepancies and divergences primarily relate to conflicts between the Employer’s Requirements (ERs) and the Contractor’s Proposals (CPs). Clause 2.11 of JCT Design and Build 2016 states that if there is any discrepancy or divergence between the Employer’s Requirements and the Contractor’s Proposals, the Contractor’s Proposals take precedence, unless otherwise agreed. If the resolution of the discrepancy or divergence results in a change to the works, it may constitute a Variation under Clause 5.1. if the discrepancy affects the works the EA needs to issue an employers instruction under 3.10.

Question 64

What is corporation tax?

Answer 64

Corporation Tax is a tax that all limited businesses in the UK must pay on its profits after you’ve deducted your expenses. Only limited companies pay corporation tax, meaning sole traders are exempt. The main corporation tax rate is 25%.

Question 65

How did you put together loss & expense

Answer 65

To correctly ascertain the loss and expense for preliminaries, it is important to subdivide into prelims, labour costs, additional waste, inflation and loss of profit. Prelims cover site set up costs, removal costs and additional hire charges if the item was required to be kept on site longer. Labour costs are harder to prove so site diaries and dayworks should be kept for this. if work is executed later than otherwise would have been possible as a result of a relevant matter and if inflation has caused the cost to rise then, provided that such costs are not reimbursable under the fluctuations clause, they will form part of the ascertainment.