JL Submission - Technical Flashcards
1
Q
DE
What are the RIBA stages of work?
A
- Strategic definition
- Preparation and briefing
- Concept design
- Spatial coordination
- Technical design
- Manufacturing and construction
- Handover
- Use
2
Q
DE
What are the changes from RIBA Plan of Work 2013 to 2020?
A
- Stage 3 - develop design -> spatial design
- Stage 5 - construction -> manufacture and construction
3
Q
DE
What information is typically expected at the end of Stage 0?
A
Plan of Work 2020 - Strategic Definition
- Client Requirements
- Business case
- Feasibility study / order of cost
4
Q
DE
What information is typically expected at the end of Stage 1?
A
Plan of Work 2020 - Preparation and Briefing
- Project brief
- Feasibility studies
- Site information
- Project budget and programme
- Procurement strategy
- Responsibility matrix
- Information requirements
- Order of cost
5
Q
DE
What information is typically expected at the end of Stage 2?
A
Plan of Work 2020 - Concept Design
- Project brief derogations
- Signed off stage report
- Project strategies
- Outline specification
- Cost plan
6
Q
DE
What information is typically expected at the end of Stage 3?
A
Plan of Work 2020 - Spatial Coordination
- Signed off stage report
- Project strategies
- Updated outline specification
- Updated cost plan
- Planning application
7
Q
DE
What information is typically expected at the end of Stage 4?
A
Plan of Work 2020 - Technical Design
- Manufacturing information
- Construction information
- Final specifications
- Residual project strategies
- Building regulations application
8
Q
DE
What information is typically expected at the end of Stage 5?
A
Plan of Work 2020 - Manufacturing and Construction
- Building manual (H&S file, fire safety info)
- Practical completion certificate (and defects list)
- Asset information
9
Q
DE
What information is typically expected at the end of Stage 6?
A
Plan of Work 2020 - Handover
- Feedback on project performance and post occupancy evaluation
- Final certificate
10
Q
DE
What information is typically expected at the end of Stage 7?
A
Plan of Work 2020 - Use
- Feedback on post occupancy evaluation
- Updated building manual (inc H&S and fire safety info) as necessary
11
Q
DE
What is an order of cost estimate (OCE)?
A
NRM1 definition
- method of cost prediction- estimate based on benchmark data for a similar type of project, based on strategic definition / initial brief
- purpose to establish affordability of client’s proposed development
- takes place prior to full set of working drawings, forms initial build up to cost planning process
12
Q
DE
Purpose of an order of cost estimate?
A
Establish if proposed building project is affordable and, if affordable, establish a realistic cost limit
(cost limit = max expenditure the client is prepared to spend on proposed building project)
13
Q
DE
Difference between an order of cost estimate and cost plan?
A
- OCE typically stage 0-2, provides possible cost based on higher level info- Initial phase of cost planning process, usually completed with sqm areas or functional units
- Cost Plan typically stage 2 onwards more detailed elemental breakdown, shows how costs are distributed across project, based on a more detailed, specific design
14
Q
DE
What typical information accompanies an order of cost estimate?
A
- Covering letter / email
- Executive summary
- Cost limit
- Notes, assumptions and exclusions(i.e. on spec)
- Drawing and info on which the estimate is based
- Schedule of value enhancing options
- Risk register
15
Q
DE
How would you price a feasibility / order of cost estimate?
A
- Presented on cost per sqm/functional unit/elemental basis, potentially as a range
- Range -> i.e. for element rates for main elements
- Considerations for any site abnormal costs / enabling works
- Prelims, contingency (risk), inflation, location factor adjustments
16
Q
DE
What information do you need to be able to carry out an order of cost estimate?
A
No established minimum information, but availability affects accuracy and detail
- Building location and type / purpose
- Floor area / no. functional units
- Assumed storey height and whether RAF / suspended ceilings envisaged
- Initial floor plans and drawings
- Indication of spec, M&E
- Budget and cashflow restraints
- Site conditions
- Indicative professional fees
17
Q
DE
What is a cost plan?
A
NRM1 definition
- Estimate based on specific design
- Statement showing apportionment of estimate / agreed budget between cost headings
- Method of cost prediction
18
Q
DE
Purpose of a cost plan?
A
- Cost consultant document to control design development
- Identify agreed cost limit and how money allocated to different building elements
19
Q
DE
When would you do a cost plan?
A
- Typically between RIBA Stage 2-4, increasing detail throughout project
- Stage 4 typically forms basis of PTE (to compare against tender submissions)
PTE no longer referenced in RIBA plan of work
20
Q
DE
What benefits does a cost plan provide to a project and its team?
A
- Help predict final project cost
- Designers aware of cost implications and proposals to help arrive at practical and balanced designs
- Provides info for the employer to make informed commercial decisions
21
Q
DE
Do you need a programme to complete the cost plan?
A
- Would be helpful- prelims presented as a weekly rate in developed cost plan, so programme or at least high level dates would be required
- Key info required = design and tendering periods, start on site date, construction period, completion date
22
Q
DE
How do you structure an elemental cost plan? / Typical components?
A
In accordance with company templates, which follows NRM recommended structure:
- Elemental summary, then breakdowns on separate sheets (facilitating, substructure, superstructure etc)
- Area schedule
- Depending on info, I would provide a cost for contractor’s prelims based on weekly rates / benchmarking / programme
- Add % for OH&P, professional fees, other project costs, then any risk and inflation
- List of drawings and information used
23
Q
DE
What benefit does the client get out of accurate cost planning?
A
- Confirms to the client whether scheme is affordable or not
- Places client in informed position to make commercial decisions
- Acts as value management tool- ensure client gets building meeting their needs and representing best value
24
Q
DE
How would you deal with a cost plan which is over budget?
A
- Analyse costs to assess sources of increase
- Communicate matter to client and project team clearly
- Identify any abnormally high elements of work
- VE- identify where potential savings can be made, or offer scope reduction
25
DE
How can the cost manager help control the design to keep the project within budget?
- Explain where cost plan is vs budget, discuss limitations
- Identify areas where design may not be economical
- Regular project risk reviews, focus on mitigating key design risks
- Explain how design changes have impacted the cost plan
- Contribute to VE / cost saving sessions
26
DE
What are some key reasons for cost overrun on a project?
- Ambiguous client brief
- Changes in later stages of project
- Project risk not properly managed
- Inadequate management of control and change processes
- Design not coordinated
- Changing external factors / market conditions (inflation, pandemic, legislation updates)
- Unsuitable selection of procurement strategy
- Statutory authority influences (i.e. onerous planning permission conditions)
27
DE
What is usually excluded from a cost estimate?
- Professional fees
- VAT
- Loose FF&E
- Inflation
- Removal of asbestos / contamination
- Section 106 agreement
- Land purchasing costs
- BREEAM
28
DE
What are the elements in the elemental cost plan?
- Substructure -> excavation, disposal, foundations
- Superstructure -> frame, upper, floors, external walls, roof, finishes
- Services
- External works
29
DE
Why is VAT usually excluded from the cost plan?
- Not a tax specialist - we wouldn't know correct rate unless informed
- Employers may incur different levels of VAT
- Therefore usually excluded to ensure incorrect rate not applied
30
DE
How are subcontractor's preliminaries captured in the cost plan?
% varies, depending on:
- Location
- Perceived level of risk
- Project type and value
- Market conditions
31
DE
What is value?
- Measure of worth, accounting for overall benefits being delivered compared to cost being paid for it
- Will have different implications for different clients
32
DE
Difference between value management and value engineering?
VE
- Adds value to project on a component basis
VM
- More holistic process - assess client's main drivers and aligning strategy to optimise value from whole project (including say maintenance)
33
DE
What do you understand about the term VE?
RICS Value Management and Value Engineering
- Value engineering
- Organised approach to accommodate the client's needs in the most efficient, best value manner, either by reducing costs or ensuring they get more for these costs
- Does this without detrimental effect to quality, reliability, performance, delivery
34
DE
What happens during the VE process?
- Design team meeting including client, QS, architect, engineers (and potentially contractor/specialist subcontractors)
- Team suggests VE proposals, monitored against client objectives
- Chairperson and team delivers increased value for money offering cost effective solutions without compromising overall building objectives
35
DE
Phases of VE?
Phases:
Information
Understand and define objectives, influences on existing design development
Speculation
List ideas to generate lesser capital / life cycle cost
Evaluation
Evaluate ideas against client criteria, ones with greatest potential savings and value improvement retained - discord impractical / unwanted ideas
Development
Retained evaluation ideas expanded into workable solutions, highlighting advantages, disadvantages, cost implications
Presentation
Present to client (report/verbally) with rationale for recommendation
Client decides which proposals accepted / discarded
36
DE
Can you give an example of when you successfully implemented value engineering?
[Friary House - mentioned in doc
- Cost was too high per sqm
- Less doors within studios]
- Minimised double height floor space
- Asked structural engineers to take another look - 350mm thick slabs deemed excessive compared to other schemes
[De Beauvoir - mentioned in doc
- Less external grade doors inside]
- Lower extent of tiling throughout bathrooms
- Less bathrooms per apartment (more in line with other projects)
- Review height and design of parapet copings (1m wide)
- Source alternative bricks
- Alternative specification of windows
Electric Quarter
- Partition from full height glazed screen to smaller window
37
DE
Benefits and limitations of pricing books?
:)
- Detailed rates provided applicable to a wide range of projects
- (SPON’S) Useful guide notes and help in the beginning
- Specific breakdowns for different types of projects
:(
- Data usually out of date by time of publishing
- Rates based on certain scale and location- usually have to adjust
38
DE
Benefits and limitations of historical project data?
:)
- Detailed breakdowns
- Real costs obtained from projects
- Full understanding of allowances, specification, items included
:(
- Data may be out of date
- Rates based on specific project - usually have to adjust
- May have limited data internally
39
DE
Benefits and limitations of market testing?
:)
- Most accurate reflection of current market rates
- Project and location specific prices
:(
- Can take time to obtain
- Can impact ongoing relationship with suppliers / subcontractors if no jobs come out of it
40
DE
What are some current external market forces impacting your projects?
- Ongoing Brexit issues - additional administration increasing lead-in times and costs for importing EU materials
- Changing legislation - updates to building regulations for fire safety delaying programmes and resulting in more stringent requirements (i.e. additional insulation)
- Ukraine crisis - impacting access to energy sources resulting in increasing costs
- Aftermath of COVID increasing likelihood of contractor insolvencies - ensuring performance bonds put in place
41
DE
What were the changes in the design identified in De Beauvoir Estate?
- Particular changes to fire strategy following the legislation change (allowing for more fire doors, moving services)
- Over and above - layout changes, increased frequency of internal walls, updated fire strategy, changes in external furniture allowed for, revised window specification, external feature staircase revised design
42
DE
What are some typical key assumptions in your cost plans?
I.e. DBE
- Assume inclusion of sprinklers
- Hazardous materials
- PV installation
- Shell and core fit out to commercial units
- Demolition / site preparation under separate contract
43
DE
On Friary House you mention the £/ft2 increased, but what typically happens to the £/unit?
Could decrease - when adding more units into the same amount of space this will mean more efficient use of space, less cost per unit.
If specification was increasing, cost per unit would also increase
44
DE
What would you consider to be an average benchmark ratio for external glazing to wall area?
25-35%, 25% more cost efficient
45
DE
What would you consider to be an average net to gross ratio?
75-85%, 85% more efficient
46
DE
What is wall to floor ratio?
- External wall divided by GIA, indicates proportion of external required to enclose floor area
- Can reveal how efficient design is, may help inform construction cost
- Lower ratio = cheaper for building to construct (less external wall to construct)
47
DE
What would you consider to be an average wall to floor ratio?
- 40-60%
Variation of 10% can impact costs by 5%
48
DE
When benchmarking a cost plan how would you interrogate historical cost data?
- Omit ‘abnormals’ i.e. contamination, often external works, temporary works required i.e. access constraints
- Pull a few projects of a similar scale / nature
- Rebase to current date and location
- Look at the elemental headings and compare to my current document
- Identify where any rates significantly higher / lower
- Take a closer look at my rates for this current project and see if there’s justification for these or adjust as necessary
49
DE
In respect of buildability, what would you look for and/or advise the project team when preparing estimates and cost plans?
- Key benchmarking ratios (£/sqm, NIA:GIA, external wall)
- Look at where there are less common features (i.e. curved walls)
- Target areas that may be ‘premium’ i.e. the double height entrance space at Friary House
50
DE
Can you explain the difference between NIA and GIA?
NIA - in IPMS 3, area exclusively where the occupier is (only lettable space)
GIA - measured to extent of internal dominant face, includes for communal areas
51
DE
What’s the difference between footprint and floor area?
- Footprint is the extent of the building (including to the external face of external wall) on ground floor only
- Floor area (GIA) is measured to internal face of external wall, across all floors
52
DE
What do you mean by inflationary pressures and how do you measure this?
- External factors, i.e. material costs and energy prices increasing, more demand than supply, resulting in prices and ultimately construction costs increasing
- Measure using Stace and BCIS index
53
DE
What are some preliminary items and how would you calculate preliminaries?
NRM2
- Employer's requirements
- Site accommodation
- Site records
- Completion and post-completion requirements
- Main contractor's cost items
- Management and staff
- Site establishment
- Temporary services
- Safety and environmental protection
- Control and protection
- Mechanical plant
- Temporary works
- Site records
- Completion and post completion requirements
- Cleaning
- Fees and charges
- Site services
- Insurance, bonds, guarantees, warranties
54
DE
What would you consider a reasonable proportion of internal walls?
- Depends on building use - for student accommodation and 1B apartments, potentially around 30sqm each
- For more bedroom could be higher, studios could be lower
55
DE
What other premium elements did you identify in Friary House?
[mentioned in doc - balconies, internal walls, sliding doors]
- Double height space and glazing to entrance lobby
- Full height glazing to main facade
- Thickness of floor slabs (350mm)
56
DE
What premium elements may you generally notice within your cost advice?
- High % of glazing
- High spec of finishes
- Curved walls
- High frequency of bathrooms
- Non-stacked services
57
Tech
What is MMC?
Modern methods of construction
- Generic term to embrace all processes which reduce level of on-site labour intensity and delivery risk
- UK government has formally defined 7 types - structural (3D boxes, 2D panels, structural components, 3D printing), and non-structural (3D printing, pods & panels & components, smarter materials, better processes)
58
Tech
Can you provide some additional benefits of MMC (vs in situ)?
- Quality control
- less waste
- lots of government drive
- better management of embodied carbon
- easier transparency and resourcing in projects
- aid in programme
- safety on site
59
Tech
Some of the disadvantages of prefabricated units?
- Requires economies of scale to be worthwhile financially
- Limited funding in private sector
- Lack of trust and knowledge in new technologies
- Lack of control in delivery process
60
Tech
QS MMC considerations?
- Costs more, potentially working on different sites, prelims costs
- More suited to milestone payments, vesting certificates, advance payments, materials storage
- Small pool of MMC contractors, lack of benchmarking data available
61
Tech
Advise on time/cost/quality of different materials and methods of construction?
On xxx project, although higher upfront cost, longer life span and reduced maintenance and repairs costs, reduced programme
62
Tech
What to consider for life cycle costing? (LCC)
Present value, life span, maintenance costs, cleaning and operation costs, discount factor
63
Tech
What is meant by life cycle costing?
Accounting for relevant costs over defined period of time, considering total running costs, maintenance and repair for client to consider in long term use
64
Tech
What is meant by whole life costing?
Broader scope than LCC - can include costs associated with income, externalities, land acquisition (non-construction costs)
65
Tech
What is the purpose of life cycle costing?
- Predict cashflow when building is in use
- Carry out options appraisal to decide which is better value long-term
66
Tech
What are the different levels of LCC estimates?
According to RICS LCC:
- Component level
- System level (discrete components combined to form a system)
- Element level (construction part performing same function)
- Cluster level (work package)
- Single asset / whole building level
- Multiple assets / portfolio/estate level
67
Tech
Can you provide examples of operational processes allowed for in life cycle costing?
[As per life RICS life cycle costing professional guidance]
- IT services
- Cleaning
- Rent
- Insurances
- Energy costs
- Local taxes and charges
68
Tech
Can you provide examples of maintenance processes allowed for in life cycle costing?
[As per life RICS life cycle costing professional guidance]
- Redecoration
- Periodic inspections
- Component replacement
- Unscheduled corrective and responsive
- Planned and preventative maintenance and component replacement
69
Tech
How do you consider operational and maintenance processes in life cycle costing?
- Consider operational and maintenance processes required
- Consider net present day value of costs
- Calculate annual equivalent value
- Consider how often components will need to be replaced / maintained (will usually state on product specification)
- Input the net present day value at these calculated frequencies over required number of years
70
Tech
What data do you use for life cycle costing?
- Sources from historical data - i.e. from facilities managers
- BCIS [life cycle costing]
- Modelling techniques to yield calculations (software)
- Data from manufacturers / suppliers / specialist contractors
71
Tech
What are O&M manuals?
- Operation and maintenance manuals
- Contains information required for operation, maintenance, decommissioning and demolition of a building
- Produced by contractor / sub-contractor, with supplementary info from designers (service engineer) and suppliers
72
Tech
What might be included in an O&M manual?
- Building’s construction details
- As-built drawings and specifications
- Instructions for operation and maintenance, including H&S info and manufacturers’ instructions
- Asset register of plant and equipment
- Commissioning and testing results
- Guarantees, warranties, certificates
- Requirements for demolition, decommissioning and disposal
73
Tech
Typical programme for new build structure?
- Site clearance
- Enabling works
- Site setup (prelims - could be 17-20%)
- Haul & access roads (inc)
- Setting out
- Excavation (machine - could be £5-15/m3 or £40-80/m3 breaking out; hand - could be £15-30/m3 or £50-100/m3 breaking out)
- Foundations (£ as above)
- Frame
- Cladding
- Roof
- Floors
- Services
- Finishes
- FF&E (very much depends on extent that
- Testing and commissioning
- Landscaping
- Snagging
74
Tech
Typical programme for existing structure?
- Enabling / facilitating works
- Frame alterations
[- Cladding
- Roof
- Floors]
- Services
- Any RAF
- Finishes
- FF&E
- Testing and commissioning
- Landscaping
- Snagging
75
Tech
What is top down construction?
- Allows superstructure and basement to be built simultaneously. GF slab constructed, below ground excavated
- More expensive generally - specialist plant and complex methodology
76
Tech
What alternatives are there to top down construction?
Bottom up construction - Traditional method, basement and substructure elements constructed then working upwards. Simpler, but longer programme
77
Tech
What is a basement?
Storey below ground storey
78
Tech
3 types of basement construction?
- Retaining wall and raft (monolithic) - slab raft foundation, basement walls are retaining walls
- Box and cellular raft - similar to above, internal structure walls transmit and spread loads over raft, divides basement into cells
- Piled - main superstructure loads carried to basement floor by columns, transmitted to ground via pile caps, bearing piles (lots of columns going through basement)
79
Tech
3 methods of waterproofing a basement?
- Dense monolithic - designed and built to form watertight space using high quality reinforced concrete, needs strict control and good workmanship
- Tanking (i.e. polythene sheeting, bitumen, epoxy resin), applied internally/externally to provide continuous membrane to base slabs and walls. External better as this protects structure too
- Drained cavity - can be used for new / refurb work. Accepts small water seepage levels, collects and drains away. Inner non-load bearing wall to form cavity, floor laid to falls, moisture drains to sump, discharged direct
-> waterproofing solution often influenced by basement final use
80
Tech
Different grades for waterproofing basement?
- Grade 1 - some water seepage and damp is tolerable (i.e. car parks)
- Grade 2 - No water penetration acceptable
- Grade 3 - No dampness / water penetration acceptable (i.e. ventilated resi and commercial areas - homes, offices, shops)
81
Tech
Different types of foundation?
- Strip
- Pad
- Raft
- Piled
82
Tech
Typical considerations when selecting type and size of foundations?
- Building load
- Nature and bearing capacity of ground
- Structure type
- Cost
- Construction constraints (proximity to nearby structures)
83
Tech
Explain the suitability of different foundation solutions
- Strip - well-made ground with good load-bearing capacity, low load-bearing weight from structure
- Raft - poorly made ground with low load bearing capacity- spread load across entire building footprint
- Pad - well-made ground, for structures with high load-bearing points i.e. columns on steel frame
- Piled - High load-bearing, poor ground and tight sight conditions
84
Tech
Typical components in ext wall / foundation detail?
Strip foundation
- Concrete block foundation wall
- Rebar reinforcement
- DPC
- Air bricks
- Suspended / GF slab
- Backfilling
- Drainage
85
Tech
Why were piled foundations selected for your job at La Plata Grove?
Poor soil conditions, soil not suitable to prevent excessive settlement. Raft wouldn’t have provided adequate support
86
Tech
What are piles?
- Series of columns constructed / inserted into ground to transmit structure load to lower level of subsoil
- Used where no suitable fdn conditions near ground level / high water table, poor bearing capacity of soil
87
Tech
Main construction methods for piled foundations?
- Bored piles
- Driven piles
88
Tech
Types of piles?
- Replacement - soil excavated to make the pile, relies on end-bearing more than friction (includes flush & percussion bore piles, rotary bored piles, continuous flight auger (CFA) and grout injection piles)
- Displacement - soil pushed aside to insert preformed pile, relies more on friction (includes preformed concrete piles, steel tube piles, partially preformed piles, driven in-situ)
89
Tech
Different ways piles transfer load to the surrounding ground?
- End bearing - transfer load through low-bearing capacity soil to strong stratum (rock/dense sand)
- Friction - frictional resistance between outer surface and soil in contact
- Settlement reducing - beneath central part of raft foundation to reduce differential settlement to acceptable level
- Tension (tall chimneys, transmission towers, jetties) - resist uplifting forces that may otherwise cause structure to be extracted from hydrostatic pressure, seismic activity or overturning movement
- Laterally loaded piles - bridge piers, tall chimneys, retaining walls
90
Tech
When would you use a bored pile? What's the process involved?
- Build up areas with cohesive soils (i.e. clay) with requirement to go down 15m+
- Used where load requirement greater than CFA capabilities - larger diameter, greater depths
- Heavy duty crane with Kelly bar, concrete mixer truck and bentonite storage. Soil excavated, bentonite and casing inserted to stabilise, concrete pour with mixing truck and reinforcement cage, casing removed on completion
91
Tech
Bored pile vs CFA pile
Bored piles have excavation and concrete pour done separately, crane + more substantial piling rig, larger diameter and greater depths, casing required
92
Tech
Advantages and disadvantages of precast piles?
Advantages
- Can be precast to required spec
- Any size, length and shape can be made in advance
- Driven into granular soil compacts adjacent soil mass -> bearing capacity can increase as a result
- Fast, neat and clean installation
Disadvantages
- Requires heavy equipment to handle and deliver
- Increased noise and vibrations
- Costly if piles are too short
93
Tech
Advantages and disadvantages of bored piles?
Advantages
- Any size / shape can be formed on site
- No risk of damage during delivery and handling
- Less vibrations and noise
Disadvantages
- Significant spoils generated - need to be handled
- Reliance and coordination on multiple trades (reinforcement, piling and concrete crews/suppliers
- Don't improve bearing capacity of ground
94
Tech
QS problems regarding cost control with piling?
End depth never a certainty
95
Tech
Cost difference between different types of foundations?
- Varies depending on thickness, material prices
- Piling cost approx £200-£250/m, could be on La Plata Grove cost was around £600-800/sqm (£30k per plot)
- Strip/trench foundations cost £250-£350/m, or £210-250/sqm, £11-13k per plot
- Raft foundations around £200-250/sqm, could have been £10-12k per plot
- I didn’t calculate pad foundations for this particular project but the cost could be £100-150/m3. Need structural engineer’s drawings for cost/m2
96
Tech
What is a raft foundation?
- Continuous slab extending over entire footprint of building
- Spread load of superstructure over large base, reduce load per sqm of area
- Useful in load bearing capacity soils and heavy individual column loads
- Solid raft slab / beam and slab raft - ground beam system and suspended PC concrete GF
97
Tech
What conditions are required where you'd expect a raft foundation?
- Lightly loaded buildings, poor soils
- Heavy loads can cause raft to move sideways (as it's not very deep)
98
Tech
What is a strip foundation?
- Formation in strip of linear structure, spreading weight across total ground area (supports masonry)
- Suitable for most subsoils and light structural design
- Usually reinforced
99
Tech
What are pad foundations?
Provide a base for reinforced concrete / steel columns. Usually constructed from reinforced concrete, square / rectangular on plan
100
Tech
How are foundations constructed?
- Setting out
- Excavation and disposal
- Relevant formwork
- Install rebar
- Concrete pour (/ drive in)
- Cut rebar / connect into slab
- Pour ground slab (after relevant reinforcement installed)
101
Tech
How to reduce / control moisture levels in a basement? (and how much would this cost?)
Archives
- Dehumidifier (£20-30/sqm)
- Pollution, temp and humidity sensors (£10-15/sqm)
- Replacing lighting with more energy efficient bulbs (£20-25/sqm)
- Air conditioning system (£30-40/sqm)
- Manual winches to heaters (£500/each)
- Leak detection sensors (£15-25/sqm)
[+ tanking]
102
Tech
Typical elemental cost?
£/m2
- Enabling works (£50-150/sqm)
- Substructure (exc basement) - £80-150 (inc basement £250-350)
- Frame and upper floors £300-450
- Roof (£300-£500)
- Stairs (£8-10k per storey)
- External walls (£500-800)
- Internal walls and partitions (£130-£200)
- Internal doors (£450-£2500 each)
- Finishes (£150-£300)
- FF&E (£90-£120)
- Services (£450-650)
103
Tech
Different types of internal walls?
- Timber stud (£50-80/m2)
- Metal stud (£80-110/m2)
- Brick partitions, depends on whether single or double skin (£70-150/m2)
- Block partitions (£60-90/m2)
- Concrete partitions (reinforced) £250-£350/m2
- Glazed walls £500-800/m2 - can be much more expensive with acoustic considerations
- Sliding partitions £2k/m, or £600-900/m2
- eo for curved work could increase costs by about 20-30%
- Manifestations £150-200/m2
104
Tech
What are the main factors that might affect the choice materials for internal partitions?
- Strength - if fixings required
- Level of transparency required
- Acoustic and fire rating
- Fixed / movable
- Thermal properties
- Door/window requirements
- Height
105
Tech
What is plywood?
Plywood = wooden material, made up of several sheets of thin wood. Less durable and easy to work with
106
Tech
What is plasterboard?
Plasterboard (aka gypsum) = material sandwiched between 2 thick sheets of paper, modern alternative to plaster (though usually tape and jointed too). Comes in large panels (say 1200m width) and easy to cut
107
Tech
Plywood vs plasterboard?
- Plasterboard = cheaper, easier to work with, fix, and install, easier to decorate, can be more fire resistant, better sound dampening properties, more versatile
- Plywood = lighter, stronger, more damage resistant (but more expensive to fix)
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Why are manifestations required?
- Privacy
- Accessibility (see where windows / doors are) and prevent injuries
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Manifestation regulation requirements?
- Glass doors and screens clearly defined on 2 levels (850-1000mm and 1400-1600mm above floor)
- Manifestation can take form of logo / sign at least 150mm high or decorative feature at least 50mm high
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Acoustic benefits and limitations of different internal wall types?
- Stud - Can install insulation and plasterboard but stud itself doesn’t necessarily contribute to soundproofing
- Brick/block partitions - if two walls thick, can have insulation + dense blocks + acoustic plasterboard = very effective solution, but takes more space and more cost. Limited options if only single skin
- Glazed - thin wall, aesthetic, aids function of keeping meeting rooms visible but helping confidentiality of conversation, but may require thicker glass / more absorptive materials -> more expensive
- Sliding / folding walls - they can be made sound proof and aid with the flexibility of the space, however need to be closed fully (no gaps) to minimise sound travelling and is more expensive
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How to make a wall more soundproof?
- Add high density material (i.e. acoustic plasterboard (higher density core), soundproof barriers)
- Insulation (between stud frames) to absorb sounds
- Curtains
- Acoustic clips - designed so noise that transfers through building structure can’t due to being separated
- Sealing edges of soundproof boarding and wall perimeter
- Acoustic putty
- Double thickness walls (expensive, hard to build, take up more space)
- Acoustic batts (reduce and absorb sound, cotton / fibreglass)
[- Expanded foam sprays are more for thermal insulation]
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Partition build up?
- Head and base track
- Stud fixed at 600mm centres (plasterboard typical width 1200mm)
- Insulation between studs
- Pattressing
- Door openings formed
- Abutments, tees, fair ends
- Plasterboard
- Head detail (depends on frame)
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Tech
How do you construct a glass partition?
- Glass fixed into frame (wood / steel)
- Glass placed in a rebate, secured with putty / beading
- Frame mounted between walls / columns required, usually secured with putty
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Different types of balconies?
- Bolt-on - cantilevered off building or on open mesh deck, bolted onto building exterior with support system, say £7-12k each
- Juliet - full height glazing with railing, but no outdoor space, say £2-3k each
- Inset - constructed with the frame and structure- recessed into the facade of a roof / building, say £5-10k each
[- Roof terrace (minimises usable GIA - premium feature), cost depends on spec, build up can include waterproofing, decking structure, finish, access for services]
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How to construct inset balconies?
I.e. on DBE
- Build as continuation of slab and construct walls around it
- Waterproof membrane
- Thermal break
- Slab decking system (on adjustable pedestals)
- Concrete banding
- Fairfaced concrete finish (can be tiling, paving slabs)
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Inset vs bolt on balcony?
- Inset generally cheaper (less balustrading, decorative details
- Bolt on can save on time
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Factors affecting balcony choice?
- Cost
- Complexity of installation
- Location
- Size and design
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How do stacked services have impacts on costs?
When stacked, there’s shorter and simpler distance to travel - less cabling, easier buildability
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What site surveys might be required for typical construction project?
- Topographic survey
- Site investigation
- Asbestos survey
- Drainage CCTV
- Utility searches
- Ecological
- Flood risk assessment
- Transport assessments
- UXO discovery
- CBR test
- Archaeological dig / excavation
- Existing condition survey
- Geotechnical survey
- Structural survey
- Condition survey (similar to struct, more on building fabric-materials)
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Main site considerations?
- Access
- Storage and accommodation
- Temp services
- Plant
- Hoarding / fencing
- H&S
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What are the objectives of a site investigation?
- Primary purpose to establish parameters for foundation and substructure design
- Assess properties and composition of soil and rock, potential ground contamination
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Typical components of site investigations?
- Systematically collect and record data to help design / construction
- Adjacent site impacts
- Boundary hedges / fencing
- Existing trees, buildings
- Services location (gas, phone, elec, water, drainage)
- Ground water conditions
- Soil investigations
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What surveys were undertaken on your project to inform foundation choice?
i.e. Geotechnical technical survey and soil investigation
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Tech
What are temporary works?
Part of construction works not usually on drawings but are needed to enable permanent works to be built safely
- propping, scaffolding, formwork, excavation support
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What is formwork?
Anything holding fresh in situ concrete in place until it hardens - plywood shutters, profiled decking, steel plan forms, fibreglass moulds
+ accessories i.e. wedges and clips for tightening joints and to make stripping easy
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Main types of excavation?
- Open - battered excavation sides cut back to safe angle, eliminates need for temp support work, easily construct basement walls BUT extra excavation costs, needs a lot of space
- Perimeter trench - trench dug to form basement walls, supported as required. Basement walls constructed then inside excavated
- Complete excavation - firm subsoils, centre of basement excavated first, then basement slab cast while sides of excavation supported by struts
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Tech
Different forms of excavation?
- Site clearance (remove vegetation and rubble)
- Strip topsoil
- Reduced level dig (reach formation level)
- Cut and fill
- Excavation for foundations
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Key factors to consider when excavating?
- Soil type, moisture content
- Method
- Whether ground support systems required
- Proximity of existing buildings
- Depth required
- Underground services and drainage
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What is underpinning? Why might it be required?
- Method to repair and strengthen foundations
- Stabilises fdns undergoing settlement/movement/erosion/vibration damage
- Increase load capacity of existing fdn
- Accommodate new adjoining building, basement or deep sewer
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Techniques available for ground improvement?
- Vibro compaction
- Vibro stone columns
- Vertical drains and vacuum consolidation
- Soil mixing
- Dynamic compaction
- Dynamic replacement
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What is ground heave?
- Associated with clay soil (swells when wet), causes ground to move upwards
- Soil can't expand downwards / sideways -> exposed upper surface rises up
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What is the external envelope?
- Materials and components forming external shell / enclosure of a building - boundary between interior and exterior
- May be load or non-load bearing
- Typically consists of brickwork, cladding, curtain walls
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Key considerations designing external walls?
- Weather protection
- Fire resistance
- Acoustic, thermal and structural performance
- Aesthetic / appearance
- Lifespan
- Future maintenance
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Different cladding materials?
Timber, aluminium, brick, slip, PCC, glazed, stone
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Tech
What is a movement joint? Why are they used?
- Safely absorb expansion and contraction of construction materials
- Allow for movement associated with ground settlement, seismic activity
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In brick/block cavity wall, how are window openings dealt with?
Prevent water penetration - cavity tray (DPC crossing cavity, forming gutter leading to weephole in outer leaf) and DPC (same width as wall to stop moisture rising from the ground up external leaf of wall
Structurally - Lintel, small beam over window / door head usually carries wall load only
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Stick vs unitised cladding system
- Stick - constructed onsite, transoms and mullions (vert and horiz respectively) made from aluminium, connected together on-site to floor slabs
- Unitised - Component parts constructed off-site - pre-fab units delivered to site and fixed straight to building
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Benefits and limitations of stick vs unitised system?
Stick
- Lower cost, flexibility due to on site construction
- Longer to erect on site, requires more labour, less quality control
Unitised
- Erected on-site in 1/3 of time, better quality control, achieve more complex design
- Higher cost, risk of mistakes during fabrication affect installation on site
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Tech
Types of curtain walling?
- Stick - panels / glazing in between transoms
- Unitised - narrow storey height units, preassembled in factory
- Panelised - large preassembled panels connecting back to structural columns
- Structural glazing
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Tech
Frame materials?
- Steel
- Concrete
- Timber
- Hybrid (i.e. CLT)
- Load bearing masonry
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Key factors to consider when selecting structural frame type?
- Programme
- Fire protection
- Acoustic and thermal properties
- Market conditions, supply costs
- Site constraints/logistics
- End user requirements (i.e. column free space)
- Sustainability objectives
- M&E strategy
- Future expansion requirements
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Components of steel frame construction?
- Beams, columns
- Purlins
- Rafters
- Eaves, eaves haunch
- Base plate
- Apex haunch
- Cladding rails
- Fixings
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Steel frame advantages and disadvantages?
:)
- 100% recyclable, won't warp, crack, split, nor be vulnerable to termites / organisms
- Highest strength:weight ratio
- Dimensionally stable - won't expand / contract depending on weather conditions
- Consistent material quality, strictly produced in accordance with national standards, no regional variations
- Non-combustible- won't contribute to spread of fire
- Lighter- in poor soil conditions steel is preferred to concrete
- Faster to install than concrete
- Can span over long distances
- Manufactured on-site - quality benefits
- Voids within floor can run services
- Suitable for irregular shaped buildings
:(
- May need fire protection
- Although they don't burn, they fail (collapse) before wood component in fire
- Parts may need replacing
- Variable cost
- Experienced builders required (+ cost)
- Lower load bearing capacity vs concrete
- Don't have same acoustic / thermal properties of concrete frame
- Prone to corrosion in coastal areas
- High embodied carbon (often procured from abroad)
- Long lead-in times - Letter of intent / materials off site may be required
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Tech
Different parts of steel beam?
Flange - top and bottom of vertical steel
Web - vertical steel part of I
Root - where flange and web join
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Tech
Weight of steel?
10mm3 = 0.0078kg
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What is intumescent paint?
- Fire-resistant paint, passive fire protection system
- Rapidly expands in extreme temps to protect surface it's applied to
- Prevents/minimises/delays structural fire damage
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Tech
Steel connections and percentage?
Plates, bolts, welding.
5% by weight
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Tech
Concrete frame advantages and disadvantages?
:)
- Concrete framed buildings marginally less than steel framed buildings
- Fire protection is part of structure
- Slower - reduces cashflow early on
- Low maintenance
- Cladding easily fixed to concrete and replaced
- Good sound and heat insulation
- Insitu allows alteration at late stage of construction
- Complex geometrical shapes easier dealth with than steel
- High compressive strength
- Lower embodied carbon - can be made with by-product of coal and iron industry
:(
- Slower to construct, inc long curing time
- Requires formwork
- Edges may not be as square / surfaces not as flat as steel
- Steel reinforcement leads to cost issues associated with steel
- Heavier -> larger foundations
- Bulkier structure
- Doesn't span as well as steel
- Low tensile strength
- Higher floor height required to accommodate services
- In-situ quality dependant on skill of operatives
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Tech
Elements of a pitched roof?
- Rafters, battens, eaves, fascia, soffit, gutter, joist, ridge, ridge board, hanger, membrane, tiles
- Vent tiles may be used to provide natural ventilation to roof space
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Main components of hipped end timber roof structure?
- Principle rafters (support to roof covering, eaves to ridge)
- Jack rafters (shorter rafters, hip to eaves / ridge to valley)
- Ridge board (spine of roof carcass along ridge)
- Wall plates (receive feet of rafters at top of external wall)
- Hip rafters (where 2 roof surfaces meet, form ext angle)
- Valley rafter (where 2 roof surfaces meet to form internal angle)
- Bargeboards / fascia (to cover feet of rafters)
- Purlins (intermediate horizontal members supporting rafters)
- Battens (small pieces of wood which roof covering is affixed)
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Tech
Elements of a flat roof?
- Joists (fixed to wall plates- main support)
- Furrings (fixed to joists to give required incline)
- Particle board (fixed to furrings to give flat surface)
- Felt (3 layers bonded with bitumen to give waterproof covering)
- Stone chipping (gives protection to felt, reflects sunlight)
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Different types of flat roof coverings?
- Single layer membrane - one layer of felt consisting of base sheet of glass fibre/polyester, impregnated with hot bitumen during manufacture
- Cheapest option, but too thin, easily punctured and rarely used
- Built up membrane - 3 layers of above felt, 1st laid at right angles to fall, next is perpendicular, and again for third layer. Covered with stone chippings
- More durable than above, but can be easily punctured without proper care
- Asphalt - Aggregate with bituminous binder cast into block. Reheated onsite at 200deg, transported as liquid to roof. Usually 2 coats
- Reduced risks of defects (poured on site, not in rolls which may be damaged in transport), hard wearing, can allow transit on top, can have long life guarantee
- Hot temperature - apt H&S measures required
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Describe typical cold flat roof construction
- Insulation above ceiling level - between roof joists and below roof deck
- Risk of condensation forming within roof void / on underside of slab - good cross ventilation essential
- Plywood decking secured to joists and finished with roof covering
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Describe a typical warm flat roof construction
- Insulation on top of roof deck, beneath waterproof membrane
- Vapour control layer under insulation
- Reduces risk of condensation as ceiling / roof void at similar temp
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Tech
Describe a typical inverted flat roof construction
- Insulation on top of waterproof membrane - anchored down, protects membrane from damage
- No vapour control required
- Roof void and deck maintained at similar temp to room
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Tech
Cold vs warm flat roof?
- Insulation position varies
- Warm - between roof rafters, above roof level
- Cold - between rafters and service voids
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Tech
Green vs blue roof?
- Green - absorbs rainwater, habitats wildlife, aesthetics, helps lower urban air
- Blue - collects water and releases slowly after rain's stopped, e.g. attenuation tank
[both are forms of SUDS]
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Tech
What would you expect to find on timber / part glazed door with FR30 requirement?
- 3 hinges
- Intumescent strip
- Self-closing device
- Part glazed door - 6mm thick, wired to max 1.2sqm with 13x13mm wood beads encased with non-combustible materials
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Types of ventilation?
Natural - Method of supplying fresh air to building / room via passive forces, i.e. wind speed, pressure
- Reduced carbon emissions key benefit
Mechanical - Intentional fan driven flow of outdoor air into building
- Can include supply and/or exhaust fans
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What is an air source heat pump? How does it work?
- Takes heat from air, boosts it to a higher temp using compressor
- Transfers heat back to heating system
- (like the reverse of a fridge / air conditioner)
- Can also have a split ASHP - system put in reverse to provide cooling
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What is a VRF? / What can be used to provide cooling in localised part of building?
- Variable refrigerant flow (AC system)
- Controls refrigerant flow to each FCU
- Heat pump system - can provide simultaneous heat and cooling
- Heat pump connected to indoor units
- Energy recovered from 1 zone can be used to heat separate zone
- Less space than traditional ductwork, more efficient compared to other systems
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Tech
Why do we stall generators in addition to regular grid power?
- Powered by diesel engines - backup power supply if primary one fails
- Generators becoming less common as technical advances being made in UPS
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How is power distributed to floor boxes in raised floor?
- Incoming power supply connects to low voltage switchboard, connects to a distribution board
- Dist board has underfloor busbar connected - busbar has sockets which floor box plugs are put into via flexible lead
- Floor box has sockets to which appliances can plug costs
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Tech
Different types of lift?
- Passenger - specialised for service they perform (i.e. hospitals with front/rear entrances)
- Residential - Small enough for 1 person, some can be for 12+
- Platform - Wheelchair/platform lifts- specialist, designed to move wheelchair <2m. Accommodate 1 person, max load 340kg
- Freight - Similar to passenger lifts, but designed to carry goods (though there'll still be passengers so building regs still apply). Larger, capable of carrying heavier loads - 2300-4500kg. Manually operated doors, hydraulic freight / electric options (latter is more energy efficient)
- Dumbwaiter - Small freight elevator often for moving small items (i.e. in 2-storey kitchen). Small electric motor with counterweight or can be hand operated, capacity about 340kg.
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Tech
What is a utility easement?
Legal agreement giving utility company access to use property for the good of a community
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Tech
How to form a highway?
- Break out existing
- Excavating
- Capping
- Sub-base (100-250mm)
- Base (70-150mm)
- Binder (50-100mm)
- Surface/wearing course (20-40mm)
- Road restraint systems
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Flexible vs rigid paving?
- Flexible - subbase, base, binder, surface course. Initial cost lower, less curing time, lower repair costs. Less durable, higher maintenance costs.
- Rigid - subbase, concrete slab (less thick). More durable, low maintenance costs, no good subgrade required. High initial and repair cost
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Tech
Have you come across the term SUDS?
- Sustainable Urban Drainage System
- Manage stormwater locally (close to source as possible) to mimic natural drainage, encourage infiltration and/or attenuation
- Help reduce reliance on existing drainage infrastructure
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What are Building Regulations?
- Min performance standards for design and construction of buildings, supported by Approved Docs and other codes of practice
- Regulations ensuring new buildings, conversions, renovations, extensions will be safe, healthy and high-performing
- Cover specific topics, inc structural integrity, fire protection, accessibility, energy performance, acoustic performance
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Why do we have building regulations?
- Establishes min stds and guidance on construction elements
- H&S
- Enables mortgages and insurances to be granted
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What type of building work is covered by Building regulations?
- Erection / extension of building
- Extension of service controlled by regulations
- Alteration projects with temp/permanent effect on building - structure, fire and access
- Insertion of insulation into cavity walls
- Underpinning building foundations
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Process for building control sign off?
- Building notice submitted to local planning authority - small projects
- Full application (drgs and spec submitted) - BCO visits site and inspects works, larger new build projects
- Local authority / approved inspectors will come to sign off
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Tech
Alternatives to building control officer?
Approved inspector
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What are British Standards?
- Publications issued by British Standards Institution, prefixed BS
- Give min standards for materials, components, design and construction practices
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Tech
What are international standards?
- Prepared by International Organisation for Standardisation, prefixed ISO
- Compatible with and complement BS' (i.e. ISO 9000 is quality)
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What are the Building Regulations approved documents?
- General guidance on performance of materials, to comply with functional requirements of building regulations - practical examples
- Only guidance, no obligation to adopt specific solutions if requirements can be met via alternative means
Part:
- A - Structure
- B - Fire Safety
- C - Site preparation
- D - Toxic substances
- E - Sound resistance
- F - Ventilation
- G - Sanitation, hot water safety and water efficiency
- H - Drainage and waste disposal
- J - Combustion appliances and fuel storage system
- K - Protection from falling, collision and impact, opening and cleaning
- L - Conservation of fuel and power
- M - Access to and use of buildings
- N - Glazing - safety in relation to impact, opening and cleaning
- P - Electrical safety
- Q - Security - dwellings
- R - Physical infrastructure for high-speed electronic communication networks
- S - Infrastructure for charging electric vehicles
- Regulation 7 - Materials and workmanship
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Changes to building regulations?
Part B Fire safety
- Hotels 18m+ included in definition of relevant buildings (must have above certain cladding grade)
- Cavity trays required in relevant buildings (other than those with masonry non-combustible external walls)
- Aluminium composite panels (ACM) banned from use on all buildings
- Evacuation Alert System for 18m+
- Secure information boxes for Fire and Rescue service for flats 11m+
- Sprinkler systems 11m+
- Emergency wayfinding signage 18m+
- Firefighting shaft in basements (2nr required in buildings over 900m2)
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New building regulations in effect this year?
From 15th June 2023
- Reduction of carbon emissions (~ 30%)
- New metric for energy efficiency - “primary energy” to measure building heating efficiency
- New minimum efficiency standards
- Heating and lighting efficiency - particularly for existing
- EV charging points (preparatory work for future installation) to all new domestic builds
- Avoid overheating - New approved document O to introduce glazing limits to reduce unwanted solar heat
- Limitation periods extended from 6 to up to 30 years for dwellings
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Tech
New legislation regarding building safety?
- Fire Safety (England) Regulations 2022
- Building Safety Act 2022
- Fire Safety Act 2021
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Purpose of the Fire Safety (England) Regulations 2022?
Effective January 2023
- Following Grenfell Tower inquiry recommendations
- Fire fighting service found it difficult to navigate buildings
- Responsible persons of high-rise residential buildings to provide info to local fire and rescue service
- High rise resi building = 2+ domestic premises and 18+m tall / 7+ storeys
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Duties of the Responsible Person under the Fire Safety Act?
- General: display fire safety instructions and info to residents
- 11+m: fire door checks at least every 3 months, flat door entrance checks at least every 12 months, keep records on external wall construction
- 18+m: wayfinding signage, secure information box for fire and rescue service at readily accessible location
- Keep up to date floor and building plans, shared to local fire and rescue service
- Check lifts, inlets/outlets, sprinkler systems, fire alarm systems, evacuation alert systems
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Purpose of the Building Safety Act 2022?
- Provides new framework for design, construction and occupation of ‘higher risk’ buildings (18+m / 7 + storeys and 2+ domestic premises)
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Key provisions of the Building Safety Act 2022?
- 6 parts, contains provisions to secure safety of people in or about buildings
- HSE is the new Building Safety Regulator to oversee safety and standards of buildings, lead implementation of new regulatory framework and encourage built environment to improve competence
- Golden thread of information - digital and accessible audit-trail throughout building life
- New duty holder: “Accountable Person”, must register building with BSR and regularly log info about building and review risk assessments following Completion Certificate
- Mandatory for Building Regulation Approval for projects before commencement (12 weeks from submission of application)
- Amends Building Act 1984 (amends general duties, industry competence, breaches inc offence of contravening regs, regulation of building control profession) and H&S at Work Act 1974
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Key provisions of the Fire Safety Act 2021?
- Amends Regulatory Reform (Fire Safety) Order 2005
- Increasing and clarifying obligations for responsible persons for multi-occupied residential buildings
- RPs must do fire risk assessment - manage and reduce risk of fire for structure and external walls of building (inc cladding, balconies, windows, entrance doors)
- Allows Fire and Rescue service to enforce against non-compliance
- Regular inspections / review of lifts, evacuation plans
185
Tech
Name some materials banned from use in construction?
- High alumina cement in structural elements
- Asbestos
- Urea formaldehyde
186
Tech
What safety provisions would you expect to find in an office block?
- Max. occupancy listings
- Fire exits - signage above that function in power failure
- Fire extinguishers and alarms easily accessible
- Restricted use of flammable materials
- Fire alarm control panels - quick detection and warning of fire
187
Tech
Different types of planning applications?
- Full (whole detail)
- Householder extension
- Outline (masterplan)
- Reserved matters (RMA)
Everything must be discharged within time frame. Restrictions on times
188
Tech
BCO vs approved inspectors
BCO = straight from the local authorities
Approved inspectors = bodies designated by local authorities
189
Tech
Size of a brick?
Standard - 215 x 102.5 x 65mm
190
Tech
How many bricks per sqm?
~60
191
Tech
How many UK std size blocks per sqm?
~ 10
192
Tech
UK Standard block size?
440mm x 215mm x 100mm
193
Tech
Different types of brick bond?
- Stretcher - most common half brick thick, vertical joints staggered each time by half a brick
- English - alternating courses of headers and stretchers
194
Tech
Brick vs block wall
- Blocks made of concrete / aggregate - bigger, lightweight, higher water resistance, fire resistance
- Brick made of sand, lime and concrete - longer life, can be more aesthetic, often more expensive, low maintenance
195
Tech
Common types of plasterboard?
- Standard (white/light grey)
- Fire boards (pink)
- Acoustic (blue)
- Moisture resistant (green)
196
Tech
Name some deleterious materials
- Lead (flashings on roofs - waterproofing)
- Asbestos (insulation)
- Brick slip systems
- Woodwool slabs (ceilings)
- High alumina cement (used a lot in 60s, 70s)
- Sea dredged aggregates (high chloride content)
197
Tech
Different types of asbestos?
- Chrysolite (white) most common least dangerous
- Amosite (brown)
- Crocidolite (blue)
198
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Where have you considered maintenance and operational costs during design stages?
- High spec LED luminaires
- Maintenance- central heating plant instead of boilers has benefits of energy use and maintenance
- Maintenance - ASHP uses less energy and ducting
- Cleaning - roof access, cleaning facade methodology
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Tech
What fire safety provisions are there in new buildings?
- Max occupancy numbers
- Fire evacuation plan, escape routes, signage, fire exits
- Extinguishers, alarms
- Sprinklers
- Fire dampers in ventilation ductwork
- Fire barriers - floor, wall and ceiling cavities
- Fire rated roller shutters
- Smoke control systems
200
Tech
Fire compartmentation? (in a building)
Passive fire protection- subdivides structure into fire compartments to limit spread of fire and smoke
201
Tech
How are fire barriers formed in suspended ceilings?
- Req in ceiling void if suspended ceiling not fire resistant
- Installed between soffit of floor above and suspended ceiling - ceiling void compartmented
- Need to consider if smoke stops are also required
202
Tech
What happens when services pass through fire barriers?
Need to be sealed to prevent fire spreading through service gap
203
Tech
What impact do new building regulations have on fire safety?
- Buildings over 11m now need sprinklers
- Buildings over 18m need 2 cores
204
Tech
What impact will future building regs likely have?
- Prohibit combustible materials in external facade, i.e. timber decking and glass on balconies, insulation used
- Maybe high fire ratings required around ext facade
205
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Design concerns for fire safety in tall buildings?
- Sprinklers (11m+)
- Dry riser
- Wet riser 50m+
- Fire fighting lifts
- No combustible materials in ext facade
- Fire walling in ceiling voids
- Dampers
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What systems can be introduced to a building to make it more sustainable?
- Biomass boilers
- Solar panels
- ASHP / GSHP
- LED lighting
- Insulation
- Onsite batteries for PV
- Car charging points
- BMS
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Tech
Benefits / drawbacks of PV panels?
Advantages
- Can generate more than home use to sell energy back to grid
- Renewable energy source
- Reduced electricity bills
- Low maintenance costs
Disadvantages
- Cost
- Weather dependent
- Solar energy storage can be expensive
- Uses a lot of space
- Puncturing roof structure removes roof warranty
208
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Legislation for clean air in cities?
UK clean air model 1997 - clean up city air by 2010 (still way behind)
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Which product is more sustainable timber vs concrete?
- Depends on project- location, material source
- Generally timber, assuming from forestry steward council source
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CP
Considerations when selecting the appropriate construction contract?
As per JCT guidance: Deciding on the apt JCT Contract 2016:
- Project nature and scope of works
- Measure of control, risk assessment
- Accountability
- Contractor appointment
- Certainty of final cost
- Programme
- Changes during construction
- Relationships with supply chain / appointing contractor
[depends on procurement route chosen]
211
CP
What does JCT stand for?
Joint Contracts Tribunal
212
CP
What are some of the contracts in the JCT family?
- Standard
- Intermediate
- Minor works
- Major project
- Design and Build
- Management
- Construction management
- JCT Constructing Excellence
- Measured Term
- Prime Cost
- Repair and Maintenance
- Homeowner
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CP
What are key project characteristics which influence which JCT contract is used?
- Size, value and type of project
- Need for contract design
- Final cost certainty
- Appetite for risk ownership and risk transfer
- Employer experience
- Programme requirements
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When would you use the JCT Minor Works Contract?
- Smaller, basic construction projects with work of a simple nature
- Projects procured via traditional method
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CP
Why would you use the JCT intermediate contract?
- Construction projects involving all recognised trades and skills of the industry
- Fairly detailed contract provisions without building complex building services or other specialist work
- Suitable when projects procured via traditional method
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CP
When would you use the JCT standard building contract?
- Large / complex construction projects where detailed contract provisions needed
- Suitable when projects procured via traditional method
- Employer responsible for design, though have optional provision for CDP if appointed contractor responsible for design of specific parts of the works
- Works can be carried out in sections
217
CP
When would you use the JCT major project construction contract?
- Large-scale construction projects where major works involved
- For employers that regularly procure large-scale construction work- to be carried out by contractors with experience and ability to take greater risk
- Suitable for projects procured via D&B method
218
CP
When would you use the JCT design and build contract?
Construction project where contractor does both design and construction work; varies in scale but generally suitable where detailed provisions needed
219
CP
Key features of the JCT D&B contract?
- Scale varies greatly
- Contractor completes design based on employer's concept / produces and completes design from outset
- Design requirements go beyond traditional contract with CDP
- Employer normally uses agent to administer contract
- Works can be carried out in sections
220
CP
When would you use the JCT prime cost contract?
- Designed for projects requiring early start (alterations / urgent repair work)
- Nature and extent of works unknown until project underway - full design docs not complete until work has commenced
- Suitable for projects procured via traditional method - uses cost reimbursement or cost-plus payment structure
221
CP
When would you use JCT MTC?
Measured term contract
- Employers with regular flow of maintenance, minor works and improvements and projects they want to be carried out by single contractor over specified period
- Suitable for projects procured via traditional method, using measurement payment structure
222
CP
When would you use the JCT construction management contract?
- Employer appoints several trade contracts to carry out the works
- Construction manager appointed to oversee works completion
- Projects procured via management method
223
CP
What are the different certificates you are aware of under JCT forms of contract?
- Interim certificate
- Practical completion / sectional completion certificates
- Non completion certificates
- Certificate of making good
- Final certificate
224
CP
3 ways that benefits can be transferred under JCT contracts?
- Collateral warranties
- Third party rights
- Assignment
225
CP
Does JCT have a target cost contract?
Yes, JCT construction excellence incorporates target cost option
226
CP
What are the different sections of a JCT contract?
- Section 1 – Definitions
- Section 2 – Carrying Out the Works – e.g. relevant events, PC and certificates
- Sections 3 – Control of the works – e.g., Instructions form CA
- Section 4 – Payment
- Section 5 – Variations
- Section 6 – Injury, damage and Insurance
- Section 7 – Assignment, 3rd party rights and Collateral Warranties
- Section 8 – Termination
- Section 9 – Dispute Resolution
227
CP
Intermediate vs standard building contract?
- Intermediate doesn't have 3rd valuation rule for receiving a quote for retentions
- IC doesn't have provision for retention bond
- IC retention 5% vs SBQ 3%
- No provision for third party rights
228
CP
Intermediate vs minor works?
- MW doesn't have provision for possession (deferment, early use, partial possession)
- MW no provision for assignment, collateral warranties, performance bonds
229
CP
JCT 2011 vs 2016?
- Payment provision more aligned to construction act
- Choice between PCG and performance bond in contract particulars
- Introduction of notice of delay by contractor
- Introduction of Insurance Option C
230
CP
What legislation has been introduced between JCT 2011 and 2016?
- Public Contract Regulations 2015- rules for public sector procurement, fair valuation timescales, BIM provision
- CDM Regulations 2015 - Principle designer replaces CDM co-ordinator
231
CP
Similarities between NEC and JCT?
- Standard forms of contract
- Suites that accommodate for different circumstances
- Both set out provisions specifically for construction contracts
- Set out information and obligations for contractor and employer
- Provisions for change control, adjudication, payment
232
CP
NEC vs JCT?
- NEC drafted in plain English- less use of legal terms
- NEC has early warning process
- JCT splits up dealing with time and cost, whilst NEC deals with them together
- JCT: Variations; NEC: Compensation events
- JCT - EA/CA; NEC - PM
- NEC has 6 main options, JCT has a larger suite of separate contracts
- No QS in NEC
- NEC considered more collaborative approach to working- work in spirit of 'mutual trust and cooperation'
- NEC - programme is a contract document (withhold 25% of monies if contractor doesn't submit accepted programme)
- NEC has 'periods of reply'
- NEC heavy on administration
- JCT allows for provisional sums, NEC does not
233
CP
NEC3 vs NEC4?
- NEC4 has 2 new contracts- DBO (Design build and operate- enables contract to be procured from single supplier) and ALC (alliance contract- for clients who want to enter single contract with several participants- focuses on collaborative working)
- Risk register is now Early Warning Register to distinguish between project risk registerr with wider use
- Employer now Client
- Works information now scope
- 4 week period for escalation and negotiation of dispute introduced (before commencing formal proceedings - senior representatives of parties meet to negotiate solution)
- Secondary option X12 partnering now 'collaboration' to better reflect intent
- Now only 1 fee percentage- no separate one for subcontracted works
- Payments - contracts now must submit payment applications, instead of PM obliged to assess if they fail to do so
- Now gender neutral
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CP
What are the valuation rules?
As per ICD:
Measurable work
> where additional work is of similar nature and conditions, used priced document rates and prices
> where additional work is similar nature but not conditions (significant qty change), use pricing document rates as basis and allow fair allowance for difference
> where additional work not of similar character, value at fair rates and prices
> where approx qty reasonable forecast, approx. qty = valuation
> where approx qty not reasonable forecast, use same rates and determine valuation on fair qty
> where work is omitted, rates and prices as contract
> [ditto for CDP] measurement in accordance with same principles as preparing contract bills, allowance for any % / lump sum adjustments, and adjust any add/subtract of preliminary items
Daywork
> Prime cost of work calculated in accordance with RICS “Definition of Prime Cost of Daywork” (or current definition for specialist works) + % additions as stated in priced document
> must provide names, timesheets, plant and materials to CA up to 7 business days after work executed
[Additional provisions - no effect for loss and expense under these conditions]
235
CP
What is a prime cost?
- Direct costs of materials and labour associated with production process
- As per NRM 2 Prime cost sum is an allowance by PQS for which the contractor to add their OH&P, costs for installation, prelims, fees etc. Supply-only rate for materials / goods where precise quality / spec unknown
236
CP
Can you tell me a bit about the JCT guidance note for deciding on the appropriate JCT contract?
- 2 main parts
- Part 1 discusses project strategy, including procurement methods, types of contract available and the factors that might influence choice
- Part 2 details when each contract under the suite is appropriate and whether CDP, sectional completion, public sector clients and named specialists can be used
237
CP
Any other guidance?
RICS Appropriate Contract Selection [Archived]
238
CP
[QUESTION NEEDED]
- H&S at Work Act 1974
- Employment Rights Act 1996
- Equality Act 2010
- GDPR
239
CP
What consultants do you require on ICD?
Refer to articles:
- Architect / CA
- Quantity Surveyor
- Principal Designer
[- Principal Contractor]
Ditto for SBC/Q
240
CP
What consultants do you require on MW?
- Architect / CA
- Principal Designer
[- Principal Contractor]
241
CP
What consultants do you require on DB?
- Employer’s Agent
- Principal Designer
[- Principal Contractor
242
CP
What consultants do you require on NEC?
- Project Manager
- Supervisor
[- Contractor]
243
CP
Can you describe some of the key differences in payment provisions between Standard and Design and Build contracts?
Application
- SBC / IC / MW - CA obliged to request QS to undertake valuation regardless of whether contractor has issued application
- DB - Payment / due dates only following suit from application
Retention
- SBC / DB - 3%
- IC / MW - Retention not referred to but default % to pay before completion is 95%
244
CP
Some key differences in payment provisions between JCT and NEC?
Timescales (default)
JCT
- 5 days from due date for payment notice / interim certificate
- 14 days from due date for final payment
- Pay less 5 days before final payment
NEC
- 1 week from due date for payment cert
- 3 weeks from due date for final payment
- Pay less 1 week before final payment
Retention
JCT
- Embedded into main contract clause
- No provision for retention-free amount
NEC
- Option clause X16
- There can be a retention free amount specified in contract data
245
CP
Can you describe some of the key differences in insurance provisions between Standard and Design and Build contracts?
- No differences in insurance options but DB vs ICD - ICD doesn’t have retention bond provision
246
CP
Some key differences in insurance provisions between JCT and NEC?
JCT:
- Risk for the works - insurance Options A/B/C
- Pool Re Cover
- Professional Indemnity
- Employers Liability
- Contractor Public Liability
NEC
Core Clause 8 - Table setting out insurances to be made against:
- Loss / damage to works, plant, materials
- Loss / damage to equipment
- Liability for loss / damage to property
- Employer liability
- Core Clause 8 also sets out employer's and contractor's risks
247
CP
Can you describe some of the key differences in variations provisions between Standard and Design and Build contracts?
- In both, employer introduces change as instruction as instruction / request for quotation
DB
- In D&B contracts, contractor can also propose change to employer's requirements
- Change = from contractor
- Variation = from employer
248
CP
Some key differences in variations provisions between JCT and NEC?
NEC
- Measures time and cost together
- EWN system
- Doesn't include provisions for provisional sums
JCT
- Has variation rules
249
CP
Can you describe some of the key differences in design provisions between Standard and Design and Build contracts?
- Design submission procedure in schedule 1 for both (schedule 6 in ICD), both have same provisions (Status A/B/C)
Standard
- Lesser extent of design unless CDP
250
CP
Some key differences in design provisions between JCT and NEC?
JCT
- Status A/B/C
NEC
- Core Clause 2 - Contractor designs parts of work that scope states for them to design and doesn't proceed until PM accepted design
- Option Clause X15 - The Contractor's design - Contractor not liable for defects unless it fails to carry out design with skill and care
251
CP
Main elements you would include within an interim valuation?
- Preliminaries
- Measured work
- Variations
- Materials
- Loss and expense
- Retention
252
CP
How do you evaluate interim valuations?
- Go to site, inspect works and view what's been undertaken
- Check for materials (on and off site)
- Value time-related and fixed preliminaries
- Value any agreed variations and claims
- Valuation is presented as gross, minus previous payment and retention
- Send my recommendation to CA to prepare payment certificate
253
CP
What is included in contract recitals?
JCT:
- Description of the works
- [CDP]
- Where drawings and numbers are listed
- Drawings and pricing document defining works
- Division of works into sections
- Whether the work is supplemented by a Framework Agreement
254
CP
What's included within contract documents?
i.e. ICD:
- Tender drawings and specification
- Pre-Construction H&S Information
- Client policies
- Existing site photos
- Preliminaries
- Contractor's design portion
- Warranties and bonds
- Contract sum analysis
- Tender queries and correspondence
255
CP
What's included in your contract preliminaries?
- Project particulars (who different parties are, points of contact)
- Site information (access and logistics, investigations)
- Description of the work, form of contract
- CDP
- Tender conditions
- Minimum standards and targets (i.e. BREEAM), quality standards
- Management of works
- Documents to be sent to CA / EA
- Security / safety provisions and limitations
- Operation / maintenance of finished building
256
CP
What do clauses 4.8, 4.11 and 4.12 say for payment?
ICD
- 4.8 - due date is 7 days after valuation date, CA interim certificate 5 days after due date (following valuation from QS)
- 4.11 - Application to be sent by valuation date, if application and cert not made, may issue payment notice
- 4.12 - final date for payment
(may have also been worth adding 4.13 for pay less notices, requiring apt notice)
257
CP
What are clauses 3.8-3.13? What is your contribution as a QS?
- 3.8 - compliance with instructions
- 3.9 - Non-compliance with instructions - if contractor fails within 7 days, Employer may pay other person to execute, of which Contractor is liable for additional costs incurred (ddt from contract sum)
- 3.10 - provisions empowering instructions - contractor requesting additional provisions and CA can comply with request
- 3.11 - Instructions requiring variations
- 3.12 - postponement of works
- 3.13 - instructions on provisional sums
QS
- Input on whether anything needs to be instructed through contractual procedures (St Botolph’s)
- Value in accordance with valuation rules
- Make reasonable assessments and relevant omissions from contract sum
258
CP
What is Clause 4.3?
ICD - adjustment of contract sum
- Contract sum adjusted by amount agreed by employer and contractor
- any fluctuations
- deduction of prov sums / approx qtys
259
CP
What do you typically include within your pricing documents?
I.e. EQL - schedule of work
- Preambles / pricing notes
- Summary page (inc OH&P, confirmation / addition for firm price)
- Elemental breakdowns
- Sections for contractor to itemise items they feel not covered
- Prov sums and dayworks
- Prelims (into fixed and time-related)
- CDP
260
CP
How do you identify that liquidated damages are applicable?
Under ICD Clause 2.23
- CA issues certificate of non-completion
- Advise employer to notify contractor in accordance with timescales (5 days)
- Employer either states they require contractor to pay LDs or they will withhold LDs
- Clause 2.24 - If EOT is given, Employer shall repay amounts
261
CP
Under JCT contracts, what contractual documents need to be in place before damages can be deducted?
- Non-completion notice / certificate
- Formal notification to contractor that the employer intends to levy
- Pay less notice served
262
CP
What are delay damages / LDs?
- Genuine pre-estimate of loss suffered by employer because of late completion of works
- Damages inserted into contract prior to signing by contracting parties
- NOT a penalty
- Quick remedy to avoid having to prove actual loss and contractor aware of the liability
- Employer calculates figure
263
CP
What sort of expenses / costs can the employer include in the damage calculation?
- Loss of rent / other income
- Additional professional fees
- Expected costs incurred by other parties
- Costs for not having facility (storage, rent, abortive costs etc)
- Capital salaries
- Associated legal costs
264
CP
Can the employer levy liquidated damages if they do not actually incur the loss identified in the initial calculation?
In essence yes, provided that:
- Damages not deemed to be penalty on contractor
- Original calculation is a genuine pre-estimate of loss
265
CP
When is the remainder of retention released?
Upon expiry of the defects rectification period
266
CP
What are the contractual timescales for settling the Final Account?
ICD
- 6 months after completion the Contractor needs to issue CA / QS with documents necessary for adjustment of contract sum
- 3 months after receipt of docs - QS ascertains amount of L&E and statement showing adjustments for Contract Sum
- If contractor doesn’t supply docs, CA may give notice requiring supply, if still failing, assessment is down to CA / QS and copies sent to contractor
DB
- Contractor submits Final Statement within 3 months of PC
- Employer gives notice if not submitted (contractor has additional 2 months)
- If contractor doesn’t submit, Employer issues final statement to contractor
267
CP
When is the final certificate due?
Under JCT
- 28 days (ICD) or 1 month (DB) after the latest of:
> end of Rectification Period
> Issue of last cert of making good
> date on which CA sends contractor copies of Final Statement
268
CP
What items are not subject to retention?
- L&E
- Fluctuations
- Insurance options
- Costs incurred with contractor's suspension
269
CP
What contractual provisions are there for early possession?
- Early use
- Partial possession
(before commencement - sectional completion)
270
CP
What is early use?
- Employer can occupy site / part of site for storage or otherwise before PC
- Contractor gives consent, subject to confirmation that this doesn't impact insurance
- Insurance option A / if Contractor covers own risks and this results in insurance premium, contractor notifies employer to be added to contract sum if still required (no retention) (contractor produces receipt if requested)
271
CP
What is partial possession?
- Contractor allowing employer to take possession of part of the works before they have been formally completed
- Often requires contractor agreement, allows employer to use portion for its intended purpose
- Not agreed prior to signing building contract
- Completion deemed occurred for that section
- Contractor must give consent
- Voluntary agreement between employer and contractor
272
CP
Can the contractor refuse to give partial possession?
- Consent cannot be unreasonably withheld
- Contractor could withhold occupation if it hinders their ability to complete the remaining areas
273
CP
What are the typical implications of partial possession?
- Half retention released (proportionate to area of possession)
- Contractor's responsibility for insuring works there ends
- Contractor's liability for damages ends (proportionate as above)
- Employer responsible for any damages to the works
- Defect rectification period commences
274
CP
What does the CA have to do at partial possession?
Issue written statement to the contractor showing relevant part and stating Relevant Date
275
CP
What is sectional completion under a JCT contract?
- Provision allowing different completion dates for different sections of the works
- Contractor has obligation for achieving sectional completion dates
- Liquidated damages agreed up front should section be delivered late
276
CP
Sectional completion vs partial possession?
- Sectional completion is pre-planned and defined in contract documents - typically contract should provide if employer knows in advance
- Partial possession relies on contractor's consent
277
CP
What are the benefits of sectional completion over partial possession?
- Sectional completion leaves less to chance - parties have agreed many practical consequences
- If something goes wrong (i.e. delay), easier for CA to deal with delays, changes and acceleration
278
CP
Do the works have to be totally completed before practical or sectional completion is achieved?
- PC is a vague concept not defined in JCT
- Reliant on CA's opinion that works are complete- should not be conditional
- There may be minor defects / omissions that don't prevent employer taking beneficial occupancy
279
CP
What are the main options for insuring works under a JCT contract?
- Option A - Contractor takes out and maintains joint names all risks insurance of the work for new buildings
- Option B - employer takes out and maintains as above
- Option C - for renovations and existing structures-employer takes out and maintains joint names all risks insurance
280
CP
What is contractor's 'all risk' insurance?
- Protection against physical loss / damage to works being undertaken
- Policy pays for repair / replacement of insured works following damage caused by insured event
281
CP
Different insurance provisions included in JCT contracts?
- Risk for the works - insurance Options A/B/C
- Pool Re Cover
- Professional Indemnity
- Employers Liability
- Contractor Public Liability
282
CP
What is a joint names insurance policy?
- Policy in the names of 2+ parties (i.e. contractor and employer)
- Joint names -> insurer has no right of subrogation against insured parties, even if they have caused loss the insurer has to pay for
283
CP
How can you minimise risk for payment of off-site materials?
- Off-site materials bond
- Value of bond can be reduced as it's delivered to site
- Advance payment
- Vesting certificate
- Check financial status of contractor
- PCG
- Direct contract with supplier
284
CP
What is a vesting certificate?
Letter used to confirm that ownership of the goods, plant or materials will transfer from one party to another on payment
285
CP
How would you assess payment for materials off site?
i.e. St Botolph’s
- Ask for vesting certificate
- Visit factory
- Ensure materials stored safely and labelled appropriately
286
CP
Risks of vesting certificates?
- Might be ambiguous
- Difficulties if subcontractor / contractor goes insolvent, unclear means of recourse
- Status of certificates within main contract may be unclear
- This can lead to disputes
287
CP
What is a retention of title clause?
- Subcontractor / supplier retains ownership of materials until they are paid for by contractor
- Highlights importance of vesting certificates
- Legal principle can lead to disputes in the event of insolvency
288
CP
First interim valuation date?
- Refer to contract
- 1 month after date of possession (and thereafter same date in each month / nearest Business Day)
289
CP
Risk of contractors frontloading programme?
- Could be early sign of insolvency
- Employer may pay too much and not have enough in the event that things go wrong
- Materials on site too early could have increased chance of damage
290
P&T
What is procurement?
The overall process of obtaining construction goods and services
291
P&T
What are the main factors that would determine procurement route selection?
- Client objectives and key drivers, risk allocation
- Must consider and balance the client's priorities, as you usually find that one procurement route won't satisfy everything the client wants.
- Cost, time, control, quality, risk
- Higher risk usually means cost premium
292
P&T
Which procurement route poses the least risk to the employer?
D&B - the design risk is transferred to the contractor (single point responsibility)
293
P&T
Which procurement route is the riskiest for the employer?
Construction management - the employer places individual contracts direct with each trade contractor, construction manager has no risk (except professional negligence)
294
P&T
How to identify client requirements before recommending procurement route?
Detailed discussions with client and design team - identify priorities especially in time, quality, risk, control and experience
295
P&T
What are clients’ key drivers when procuring a building project?
- Cost
- Time
- Quality
- Risk
296
P&T
What is traditional procurement?
Design and construction separate - employer appoints consultants for design then contractors submit tenders on fully developed scheme (apart from CDP - the consultants are retained by employer and will review and approve these).
Contractor is responsible for construction and client for the design (& design team performance)
297
P&T
Advantages and disadvantages of traditional procurement?
:)
- (Excluding significant design changes) Reasonable certainty of construction costs before commencement if design is robust.
- Employer retains control of design, knows exactly what they're getting and potential for higher quality
- Minimal risk priced in costs from contractor
- Design changes reasonably easy to arrange and value
:(
- Longer project duration (less overlap with design and construction)
- Limited contractor buildability input
- Employer retains design risk
- Dual point of responsibility - employer = design, contractor = construction
- Price competition requirements can lead to adversarial relations
298
P&T
Where might traditional procurement be appropriate?
- Specific / detailed design requirements - client wishes to retain control of design and spec - design, cost and programme certainty
- Cost certainty before construction = priority compared to programme
- Quality - client retains control
- Competitive tender analysis more fair
- Established - most linear and commonly used method of construction
299
P&T
What is design and build?
- Contractor responsible for completing design and executing construction phase, inc planning, organisation and work according to ERs.
- Under JCT - employer's team produce employer's requirements (ERs), then the contractor responds with contractor's proposals (CPs) which include price.
- Design risk transferred to contractor when they're appointed for a job- in some cases the original employer's design team may be novated to contractor for continuity, or the contractor appoints their own design team (internal or separate design company)
300
P&T
What is novation?
Used in D&B to transfer benefits and obligations of contractual agreement from client to the contractor- terms and conditions the same except parties in agreement.
- Benefits and obligations transferred (i.e. responsibility of payment)
301
P&T
Advantages and disadvantages of novation?
Advantages - continuity, accountability, assurance on quality for client, reduces risk of post contract changes / disputes, less likely to price in design risk, contractor doesn't commit as much time/resource to reviewing / validating design
Disadvantages - Contractor unlikely to be familiar with architect- risk of non-beneficial working relationship, architect underperformance = contractor responsibility, inc prior to their involvement - could be unfair
302
P&T
Alternatives to novation?
Option to assign design team, contractually retained by client (not as good for risk averse)
303
P&T
How much design input will the contractor have under D&B?
- Depends on design work already completed by the Contractor's appointment
- Can range from full design to production info and coordination only
304
P&T
How does D&B establish cost certainty?
- Lump sum submitted for whole of works provides cost certainty in single stage tender
- Design development responsibility is contractor's so risk transfer with it
305
P&T
Advantages and disadvantages of design and build procurement?
:)
- Single point of responsibility for design and construction (contractor) - they maintain risk
- Earlier commencement on site possible - faster programme if design and construction can be overlapped
- Buildability incorporated into design (contractor's experience)
- More cost certainty overall than traditional procurement, early price certainty may be increased
:(
- Design is only as good as employer's requirements - employer may not have a sufficiently comprehensive brief
- Client may have to commit to concept designs early
- More complex to compare tender returns
- Employer changes difficult to value, often more expensive
- Less employer control over aesthetics and quality
- Risk premiums cost in tender return
306
P&T
Where might D&B procurement route be appropriate?
- Earlier start on site required, quicker programme
- When employer wants to minimise risk profile
- Contractor's buildability input may help with technically complex projects
- Where retaining control of design is not priority
- Contractor assumes risk and responsbility for design
- Cost certainty required
307
P&T
Other consideration for D&B routes?
- Additional insurances - Professional Indemnity Insurance (PII) might be needed as the contractor has design responsibility
- Employer usually pays a premium as contractor is taking on the design risk, so usually there is an allowance (sum of money) in exchange
308
P&T
Typically, what stage would contractor's be taken on board?
Stage 3 - further design development to still get benefit from contractor
309
P&T
What's in a novation agreement?
- Relinquishes consultant from client
- Contractor takes responsibility for all design done before their involvement
- Payment terms
- New parties
- Terms and conditions
310
P&T
What is construction management?
- Employer directly appoints multiple subcontractors (trade contractors) instead of single main contractor - individual contracts with separate specialist trade contractors
- Construction manager expertise to coordinate and supervise works for employer, but they have no contractual link to trade contractors - construction manager has no vested interest in financial outcome and carries no risk
311
P&T
What is the construction manager's role?
- Preparation of programme
- Determine requirements for site facilities
- Breaking project up into suitable packages
- Obtaining and evaluating tenders
- Coordinating and supervising works
- Requires a lot of upfront buildability knowledge
312
P&T
Advantages and disadvantages of construction management procurement?
:)
- Speed (early start on site), overlap with design and construction
- Construction manager can contribute to design and project planning processes
- Easy to facilitate changes in design
- Prices may be lower due to direct contracts with trade contractors (not paying contractor's premium)
- Employer has means of redress with trade contractors through direct contractual links
- Clear / direct roles, risks and relationships
:(
- No price certainty until last trade package is let
- Needs informed, experienced, proactive employer
- Lots of consultants and contractors for employer to manage
- Changes to packages could adversely affect already let packages
313
P&T
Where might construction management be appropriate?
- Experienced employer with sufficient resource to manage project
- Employer wants early start on site
- Flexibility for minor changes in design / spec / construction strategy throughout, with minimal impact on time / finances
- Large, technically complex job needing specialist consultants and trade contractors
- Price certainty before commencement not a key driver
- Repetitive work where structure / works is quite similar
314
P&T
What is management contracting?
- Employer appoints management contractor to manage entire building process
- Management contractor appoints trade contractors with competitive open book tender to carry out construction works
- MC paid fee % / management fee based on construction costs
- MC has direct contractual link with trade contractors - responsible for overall construction works
315
P&T
Advantages and disadvantages of management contracting procurement?
:)
- Shorter programme (overlap design and construction)
- Management contractor (MC) provides buildability input
- MC single point of responsibility
- Trade packages let competitively and transparently
- Flexibility in design - changes made throughout construction process
- Contractor contribution to design and planning process
- Works are let competitively at current market prices on firm price basis
:(
- No price certainty until last package is let
- Informed, proactive employer required
- % fee can disincentivise management contractor to minimise costs
316
P&T
Where might management contracting be appropriate?
- Early start on site
- Flexibility in design
- Buildability input from management contractor
- Cost certainty not priority for employer
- Changes to design of latter packages may affect packages already let
- Little incentive to MC to reduce costs
- In practice, MC has little legal responsibility for defaults of trade contractors
317
P&T
Difference between management contracting and construction management?
CM - Employer directly appoints multiple trade contractors to execute works - direct contractual relationships with employer not CM
MC - Employer appoints management contractor who appoints trade contractors, direct contractual employer with employer and MC only
318
P&T
What are the reasons for a robust tendering strategy?
As per RICS tendering strategies:
- Accountability
- Auditability
- Ensure everything is allowed for
- Parity
- Reduce corruption claims
- Ensure correct price paid for proposed works
319
P&T
What are the main methods of choosing a contractor?
- Open tendering
- Selective tendering (single or two stage)
- Negotiated tendering
[- Serial tendering - not as essential]
320
P&T
What is a pre-qualification questionnaire?
Sets out a series of questions for potential tenderers to answer regarding their level of experience, capacity and financial standing etc. before being invited to tender. Now superseded by selection questionnaire (SQ) but private projects may still use PQQ
321
P&T
What is a selection questionnaire?
Questionnaire issued by contracting authorities to prospective bidders - series of questions regarding experience, capacity and financial standing before being invited to tender. SQs incorporate exclusion grounds in Public Contract Regulations 2015 (PCR 2015) and aligns with European Single Procurement Document (ESPD)
322
P&T
What's the difference between PQQ and SQ?
- SQ now updated to incorporate the exclusion grounds in the PCR 2015 and ESPD. This correlates with exclusion concerning Modern Slavery Act 2015
- SQs tend to also have the difference that you can self-certify that you meet the requirements instead of having to gather and submit all the evidence. Instead you'll be asked to provide this once invited to tender or when being awarded the contract.
- SQ's typically for public sector procurement
323
P&T
What might the SQ ask for?
- Part 1 - Potential Supplier Information; Company details, inc any parent companies, contact details
- Part 2 - Exclusion Grounds; participation in criminal organisation, corruption, fraud, money laundering, terrorism, child labour -> if yes may need to demonstrate reliability of organisation despite ground for exclusion
- Discretionary exclusion - breach of environmental, social, labour law obligations, professional misconduct, bankruptcy, conflict of interest
- Part 3 - Selection questions; Economic and financial standing (cashflow, audited accounts, financial documents - profit and loss, balance sheet, statement of cash flow), PCG / guarantee from elsewhere (bank), technical and professional ability (relevant experience and contract examples), modern slavery act requirements - ensure compliance with section 54, Insurance (employer's liability, public liability, professional indemnity, product liability), skills and apprentices (supporting commitment to development), steel (supply chain management systems, examples of management, breaches of H&S), suppliers past performance
324
P&T
What is open tendering?
Tenders submitted to open market, via adverts in papers, technical press. Little / no barriers for submitting a tender
325
P&T
Advantages and disadvantages of open tendering?
:)
- Opportunities for capable firms the clients may have not previously considered
- Secure maximum competition from open market
:(
- Danger of increased errors due to risk of inexperienced contractors with no prior understanding of client requirements
- No assurance the lowest tenderer is capable / financially stable
- More cost and time to review tenders
326
P&T
What is selective tendering?
- Restricting numbers of tenderers by pre-selecting limited no. of contractors to tender for the work
- Can be single or 2 stage
327
P&T
If you have a £25m new build project under D&B procurement (single stage tender) how long would you allow for the tender period?
Depends on complexity of project - 10-12 weeks might be reasonable as it would take time to interpret employer's requirements
328
P&T
What is single stage tendering?
- Receiving competitive tenders from no. of pre-selected capable contractors, based on their financial standing, qualifications and certification, prev track record, references, organisational structure, capacity and resources, size of work prev done.
- Bid based on identical tender info, usually done at RIBA Stage 4 to get relevant detailed info.
329
P&T
Advantages and disadvantages of single stage tendering?
:)
- Ensures only capable and approved firms submit tenders
- Reduce aggregate cost of tendering
- Reduces risk of receiving from unsuitable contractors
- Competitive tendering process - potential competitive pricing
- Fixed price as a result
- Most straightforward
- Shorter overall tendering process
:(
- No buildability input from contractor at point of tender
- Price is only as reliable as design info
- Contractors may be unwilling to tender in good economic climate (too much competition)
- Risks of unknowns may dissuade some contractors - risk of prov sums
330
P&T
What is two stage tendering?
- Client appoints contractor based on outliine scope of work not fully defined
- Client works with appointed contractor to develop scope of work and reach agreed price
- Useful to obtain contractor's buildability expertise on project, gain earlier contractor involvement
Stage 1
- Outline project design, contractors compete for preferred contractor status. Chosen based on quality of bid, team, prelim & OH&P allowance, schedule of rates. Preferred contractor joins design team on consultancy basis using pre-construction services agreement (PCSA).
Stage 2
- Once design sufficiently progressed, contractor enters detailed negotiation to agree final price, contract conditions and programme
331
P&T
Purpose of the first stage?
Get a contractor to help client develop and finalise design using buildability expertise
332
P&T
What do tenderers return as part of the first stage?
- Detailed build up of prices for preliminaries items
- OH&P %
- Programme
- Proposed sub-letting of works
333
P&T
Purpose of the second stage?
Agree final price, contract conditions, programme
334
P&T
Advantages and disadvantages of two stage tendering?
:)
- Early contractor involvement
- Encourage collaborative working
- Potential earlier start on site
- More client involvement selecting supply chain / subcontractor
- Improved opportunity for contractor to identify and manage project risk
- Less resource intense 1st stage more attractive for contractors
- Walk away clause retained by employer
:(
- Low cost certainty before construction starts
- Additional PCSA fees for contractor
- Negotiated 2nd stage has less incentive to price competitively
- Potential for negotiation stage to fail, risk of re-tendering
- Potential prolonged tender phase
335
P&T
What stage would you bring the contractor on board?
- Generally Stage 2 for further design development
- Can be other stages but it's important to factor in whether you lose buildability benefits and earlier means higher fees
336
P&T
How can you gain input from specialist subcontractor other than 2-stage tendering?
Separate contract and assign benefits to main contract
337
P&T
What is a negotiated tender?
- Client has existing preference for appointing a particular firm, so will only submit tender and negotiate pricing with one contractor
- Rates or prices from previous project could be used as basis of agreeing price
- Generally not allowed in public sector projects
338
P&T
Advantages and disadvantages of a negotiated tender?
:)
- Simplicity
- Negotiated process could have programme benefits if done in good faith
- Employer has flexibility choosing preferred contractor
- Time and cost savings to multiple tender submission analysis
- Early contractor involvement
- Good relationship with employer and contractor
:(
- Possibility of delay if negotiations protracted
- Potential cost premium (lack of competition)
- Heavy reliance on trust between parties
- Can be seen as anti-competitive and exclusive
- Not suitable for public clients
339
P&T
How do you justify value for money in negotiated tender?
Insist on open book approach- min of 3 quotes provided for each element of works (needs to be agreed up front with contractor)
340
P&T
What are the inherent risks of negotiated tendering?
- Higher costs
- Not usually suitable for public clients - can be seen as exclusive
- Possibility of delay if negotiations protracted
- Heavy reliance on trust between parties
341
P&T
Why would you use negotiated tendering?
Complex works, small pool of contractors
342
P&T
What might selecting wrong contractor lead to?
- Bad client & contractor relationship
- Dissatisfied client
- Insolvent contractor
343
P&T
What initial advice would you give to an inexperienced client / request from them in respect of commencing a new project?
Appoint professionals with prior experience
344
P&T
What is the method of tendering for for public bodies since leaving the EU?
Find a tender service
345
P&T
OJEU vs FTS?
- No changes in procurement laws, so processes still based on same legislation (Public Contracts Regulations 2015)
- FTS - now procuring entities need to submit notices to UK e-Notification Service (formal name for FTS) - doesn't apply to live procurements / awards under existing framework
346
P&T
Can you talk me through the tender process?
I.e. Grange Farm
- Produce PTE
- Choose suitable tender strategy and period
- Reach out to contractors
- Compile tender docs
- Manage tender process (queries, withdrawals, addendums)
- Tender analysis (review, equalise, tender queries)
- Post tender interviews
- Tender report making recommendation
- VE proposals
347
P&T
What is included within tender documentation?
> Invitation to tender letter
> Form of tender
> Contract conditions
> Instructions to tender docs
> Works information/prelims/ERs - sets contract particulars, level of design responsibility
> Design info
> Pricing document
> Typical appendices (H&S, surveys, planning, building control docs, warranty, risk register
348
P&T
Design and build vs traditional procurement?
DB
- Earlier start on site
- More contractor buildability input
- Least risk to contractor
- Single point of responsibility
Trad
- Retain control of design
- Design changes easy to determine and value
349
P&T
What would you include in a tender report?
i.e. Grange Farm
- Tender process and period
- Tender examination
> arithmetical check
> qualifications
> provisional sums and daywork
> post tender adjustments
> preliminaries
> OH&P
- Comparison of tender with budget
- Recommendation
- Next steps
- Exclusions
- Appendices (form of tenders, tender comparison, tender queries)
350
P&T
How many tenderers would you invite for a competitive process?
JCT tender practice note
- generally between 3-6
- D&B requires a lot more contractor input so no more than 4
- Public procurement - 3 for processes inc negotiation, 5 for restricted procedures
- Varies with frameworks and nature
351
P&T
What is an ITT?
Invitation to tender
- Give indication of documents, date and time for return, contact point, basis of award, arrangements and procedure, any required info from contractor
352
P&T
What does an ITT include?
I.e. as per Victoria Road Formby
- Tender form inc description and location of works
- Name and address of employer
- Relevant documents
- Arrangements, dates/timescales
- Mention whether there's interviews
353
P&T
How do you ensure compliance with your tender submissions?
As per JCT practice note
- Ensure submissions are based on identical documents
- Consider extending period depending on circumstances to minimise qualified tenders
- Give tenderers opportunities to withdraw qualifications to produce compliant tender or reject if refuses to withdraw
- Put in a tender acceptance period
354
P&T
What's examined for compliance with invitation to tender and instructions?
- Maths errors
- Pricing errors (items not priced)
- Pricing methods (front loading)
- Compare CPs against ERs (D&B)
- Completed Form of Tender
- Resolve qualifications
355
P&T
What is the risk of evaluating a quality submission?
- Employer must abide by established criteria, otherwise unsuccessful tenderers open to challenge
- As a QS my knowledge of commercial submission could impact my views on quality
356
P&T
What are the alternatives when a contractor makes an error in a tender?
- Alternative 1 - don't permit correction of overall tender price (confirm / withdraw - not apt for 2-stage)
- Alternative 2 - permit correction (confirm / amend - open to abuse if not properly supervised)
357
P&T
What is the standstill period?
- Where Public Contracts (PC) regulations apply, contract is not entered into before end of 10-day 'standstill period' for any challenge to award (or 15 days if not online / by email)
358
P&T
What is the contractor responsible for in traditional contracts?
Temporary works elements, i.e. facilitating / enabling works / propping
359
P&T
What do you include in a 1st stage tender package?
- Prelim document
- Initial drawing and spec
- Pricing doc
- Requirements for bond warranties
- Contract and proposed amendments
360
P&T
What is a form of tender?
Document the contractor usually signs and returns with proposed tender submission. Formal acknowledgement that tenderer understands and accepts T's & C's.
361
P&T
What additional info might be requested from contractors?
- Prev exp
- Proposed team
- Methodology / logistics
- References
- Programme
- H&S info
- VE proposals
- Social value strategy
- D&I policy
362
P&T
What pricing mechanisms are available? Which procurement route do they relate to?
- Traditional: lump sum, re-measurable, target cost, guaranteed maximum price
- Design and build: lump sum, guaranteed maximum price
- Construction management: cost reimbursable
- Management contracting: prime cost
363
P&T
What pricing documents are available and which procurement route do they relate to?
- Traditional: BoQ, SoW
- Design and Build: CSA
- Construction management: cost plan
- Management contracting: schedule of rates
364
P&T
How could you reduce risk of contractors pulling out during tender process?
- Accurate tender info
- Long enough period (extend if required)
- PQQ to ensure apt contractors selected
- Check in advance / during they have capacity to complete
365
P&T
How do you respond to contractor clarifications during the tender period?
I.e. Victoria Road
Collate all queries and clarifications, circulate anonymised answers and information to all tendering contractors. Ensures transparency and fairness
366
P&T
If the delivery programme is tight, how can you give comfort regarding liquidated damages?
- Amend contract to include liquidated damage-free period / levied at say 50% for a period
- This could avoid excessively pricing tender sum
367
P&T
How to deal with front-loaded tender?
Front loading generally not a pricing error. Request to remove front loading, could be grounds for disqualification with refusal
368
P&T
Public vs private sector?
- Processes - public has more regulations, more easily scrutinised (more vested interest)
- Funding
- Transparency (more in public)
- Motivations (i.e. public more service and social value driven than profit driven)
369
P&T
On what grounds would you advise your client to re-tender the project?
- Not enough tenders returned
- Compromised tender process (fraud, collusion, bid-rigging)
- Significant design, VE, methodology / programme changes after issuing tender docs
- Tenders not at cost level required
370
P&T
What are typical next steps following your tender report?
- Notify successful/unsuccessful tenderers
- Cooldown period- close outstanding clarifications
- Pre-start meeting
- Raise/issue F10
- Delegate/appoint CDM
371
P&T
What happens if tender prices higher than PTE?
- Could be down to market conditions / external factor (COVID/Brexit)
- Reconcile tenders with PTE, identify where major differences are
- VE project if prices over budget
372
P&T
Why would you advise an alternative offer?
- Significant design change putting budget at risk, risking contractors bidding for other schemes
- Allows for buildability options
- Pricing original spec and design still demonstrates value
- Must be decided prior to tendering (JCT practice note)
373
P&T
What other options to alternative offer are available? Why might they not be feasible?
- Addendum - not option if scope completely changed
- Delay scheme, re-design, re-tender - expensive professional fees, lose interest from contractors, tighter programme constraints
- Switch to D&B route - Client already designed to Stage 4, maintain control of quality
374
P&T
Can you explain what this the JCT practice note is and how you used it?
- Guidance and tools for employers, contractors and professional advisors involved in public and private sector procurement for letting construction contracts (in UK)
- I used it in Aberdulais scheme for
1. preliminary enquiry; timescales for responses, info schedule, questionnaire and determining number of tenders
2. Invitation to tender and process; documents, bribery and corruption considerations, tender period, quality criteria, documents to be supplied, tender compliance
3. Assessment and award; assessment criteria, examination of priced docs and errors, alternative provisions, post tender queries and discussions, recommendation, award and notification
375
P&E
With your EQL project you state that none of the contractors provided compliant bids, why were revised tenders accepted?
- Below OJEU / FTS threshold (£5.3m)
- Selected tender not open tender
- Otherwise the change in programme was not possible
376
P&E
What due diligence was done when selecting the list for tender on your Aberdulais project?
- Speaking to contractors in advance to ensure they understood nature of project
- Research on potential contractors for similar work (websites)
- Unfortunate circumstances - in Wales there was a large public sector job for the same nature ongoing at the same time so most of the suitable contractors were unavailable at the time
377
P&E
What legislation applies to public sector clients?
Public contracts regulations 2015
- Overriding policy requirement that all public procurement must be based on value for money
- Public sector procurement subject to legal framework encouraging free and open competition and value for money
- Enables procurements to be faster with less red tape
- Greater focus on getting the best supplier and tender
378
PF
What are the different uses for a cashflow forecast?
RICS Cash Flow Forecasting
- obtain loans and bank monitoring (for employers/developers) - banks may require drawdown schedule
- monitor progress of works on site vs agreed programme - when done between main contractor and subcontractors it's more accurate than s-curve - based on agreed sequence. Extra significance in NEC where programme and activity schedule specifically referenced
- manage cash within business - understand liabilities, overdrafts, potential consequences on business
- forecast business performance (assess contractor stability before appointing, though this isn't 100% foolproof)
- stakeholder management (i.e. funders, shareholders, banks)
- manage consultants' resources (ensure employees are working proportionate to value)
379
PF
Different ways to calculate cashflow?
RICS Cash Flow Forecasting
- S-curve (standard) ascertained by formula - less expenditure at beginning due to site set up and inexpensive enabling works and end due to reduced trades and staff, materials already delivered >DHSS Expenditure forecasting originally used for expenditure on capital projects - consider reliability when producing cashflows
- More advanced computer modelling - still tends to be based on same principles as S-curves
- During course of project, calculations can become more accurate. Can use related pricing document to programme but time consuming and often not much better than using industry s-curve formula
380
PF
Ongoing project considerations for cashflow forecasting? / Reasons for variance in cashflow?
RICS Cash Flow Forecasting
> Cashflows should be regularly reviewed and adjusted to reflect progress and events
- Consider payment period in certificate (i.e. employer payment after 14 days might fall in next month)
- Sectional completion and partial possession impact retention
- Variations impact cashflow and programme
- Employers may have fees and other development costs required, including consultant fees, direct contracts
- If materials brought onto site way in advance, QS shouldn't allow payment. Materials on site shouldn't affect cashflow, but if they are needed early (to offset rises), then this impacts cashflow
- Materials offsite can result in more frontloaded cashflow
- Changes in sequencing
- EoT
- Acceleration
- Annual events (Christmas, Easter)
- Assumptions / exclusions
381
PF
Risk factors in construction cashflow forecasting?
- changes in design/spec
- inflation
- effects of interest and exchange rate
- building complexities
- estimating errors
- re-sequencing to mitigate delays
- L&E
- damages
- VAT
382
PF
Reasons you might re-sequence?
I.e. EW&S JRC
- Recover time
- Late procurement resulting in programme updates
- Accommodate employer variations
Also:
- Change / insolvency of subcontractor / supplier
- Encounter site conditions
- Adverse weather
383
PF
Effect of alternative procurement routes on cashflow?
- Change in procurement route could require amendment to account design and risk differently
- Trad - separates construction cost from design fees and risk allowance
- D&B - Contract Sum may include element of design fees and risk already
- Cost reimbursable / target cost based on actual costs+% - cashflow needs to be regularly updated
- Micro level effects on cashflow with Construction Management - cashflow is effectively lots of mini-cashflows for each contract - each subcontract could have different payment terms, dates, need to account for construction manager fee and VAT applications varying
384
PF
What is the purpose of post-contract cost / financial reporting?
- Provide overview of client's current financial commitment
- Inform client of the likely outturn costs of the project
- Forecast outturn costs compared to budget and/or tender sum
- Give client understanding of potential savings / VE / additional monies required
- Report contract progress against pre-contract predictions
385
PF
What information would you include in a post-contract cost report?
I.e. St Botolphs
- Summary
- Contract sum
- Instructed variations
- Anticipated variations
- Provisional sum adjustments
- Anticipated final account (forecast)
- Risk and opportunities
- Cashflow forecast and certified payments
- Commentary on project status
386
PF
Factors affecting outturn costs of a construction project?
- Variable costs - prov sums, provisional quantities, prime cost sums, daywork allowances (plant, material, labour)
- Variations (instructions, anticipated instructions, professional fees)
- L&E, fluctuations, risk allowances
- Client driven changes
- Design development
- Site specific risks (contamination, ground obstructions, logistical issues, incoming services)
- External influences (market fluctuations, tax and insurances, Brexit, COVID - depends on contract)
387
PF
Costs not typically included in construction contracts / cost reports?
RICS Cost Reporting
- VAT
- Capital allowances
- Direct cost
- Statutory undertaker work
- Planning costs
388
PF
Would there be a potential conflict on the scheme if the EA undertook commercial aspects of the contract?
- Post contract - not really as the EA and QS scope of services are to act impartially and in accordance with administering contract conditions, so technically there shouldn't be too much variance between their assessment of say valuations etc.
- Pre-contract (EA not appointed yet) but could be PM - if they had a favourable contractor in mind this could skew their quality assessment if they knew the status of the cost rankings
389
PF
Have you produced a change control tracker? If so, how?
St Botolph’s and London Road
- Description of changes, who this was raised by and when, categorise change according to status
- Any additional comments in other column as a running commentary
390
PF
What are the typical responsibilities of the cost manager on a construction project?
Depends on scope of service, may include:
- managing risk allowance expenditure
- prepare pricing documents
- tender evaluation / analysis
- prepare interim valuations
- value variations
- assess contractor's financial claims
- negotiate and agree final accounts
- produce cost estimates and cost plans
- advice on whole life costs
- cost reports, forecasts
- prepare and maintain cash flow forecast
391
PF
What are variations?
Alterations / modifications to design, quality or quantity of the contract works / site access / working conditions
392
PF
What form must architect's instructions take?
- Best practice to be made in writing
- QS not usually authorised to make additions to contract sum for instructions not in written form
393
PF
What would you say about oral instructions post-contract?
- Validity depends on whether form of contract has valid mechanisms
- i.e. JCT SBC- Instructions other than writing of no immediate effect- contractor shall confirm in writing receipt within 7 days, if CA doesn't dissent within 7 days, takes effect from expiry of 7 day period
- In my opinion, best practice to follow up verbal instructions with written ones ASAP
394
PF
Can the contractor object to a variation?
- Depends on the contract, i.e. JCT SBC - contractor must comply with valid instruction subject to certain exceptions
Exceptions
- Instruction might affect efficacy of CDP / compliance with CDM regulations
- Instruction might infringe patent rights
- Contractor unable to enter into contract with named specialist in instruction
395
PF
What can the architect do if the Contractor doesn't comply with an instruction?
- Depends on the contract, though in JCT, the architect is required to issue 'notice to comply' to the Contractor
- If contractor still fails to comply, architect can instruct another party to carry out work, with contractor liable for additional costs incurred - must obtain range of quotations and have record
396
PF
3 methods of obtaining a cost for variations under JCT forms of contract?
Depends on contract, JCT SBC:
- Agreement between employer and contractor
- Schedule 2 quotation
- Valuation by QS under valuation rules
397
PF
What are time periods for Schedule 2 quotations under JCT SBC?
- CA requests via issue of AI
- Contractor has 7 days to notify they won't provide one, otherwise 21 days to quote
- CA has 7 days to confirm acceptance "Confirmed acceptance" / rejection of quotation
398
PF
What does the Schedule 2 quotation contain?
- Work value
- Time adjustment
- Money in lieu of direct loss and expense
- Fair and reasonable cost of preparing quotation
399
PF
Is the contractor entitled to any costs if the quotation is rejected?
Fair and reasonable cost of preparing quote, as long as quote itself was fair and reasonable
400
PF
What document should the prime cost be calculated in accordance with?
Definition of the Prime Cost of daywork carried out under Building Contracts (by RICS)
401
PF
What information is necessary to be able to assess dayworks?
- Dayworks / time sheets
- Names of workmen
- Plant and materials used
This info should be given to CA / authorised person for verification
402
PF
What would you do if the contractor submitted 10 dayworks sheets to you for payment?
- Verify with CA that relevant variation has occurred and it's recorded on an instruction
- Ensure no other contractual method of valuing variation
- Providing CAI in place and no other mechanisms, I'd seek verification of hours and materials
403
PF
How would you resolve if you didn't not agree on something with the contractor's QS?
- Discuss with client / senior colleague, try to seek resolution with contractor
- Could take to adjudication if necessary, all parties should try and resolve matter by negotiation in first instance
404
PF
What are the procedures for claiming loss and expense under JCT forms of contract?
- Once regular work progress is affected / likely to be affected / contractor aware of matter incurring loss and expense, they should notify CA in writing
- Contractor should submit further information as requested by architect
- Contractor should submit further info as requested by CA/QS to enable L&E amount to be ascertained
405
What are Relevant Matters under JCT forms of contract?
- Variations
- Instructions
- Execution of approximate qty not reasonably accurate to actual qty
- Suspension by contractor for non-payment
- Any impediment/prevention/default by employer
406
PF
What are common heads of claim in loss and expense applications?
- Prolongation
- Thickening of prelims (i.e. extra supervision required)
- Disruption causing plant/labour to be underemployed
- Increase in labour / material costs during delay period
- Head office overheads
- Loss of profit
- Finance changes
- Acceleration costs
- Claim preparation costs
407
PF
Can you explain how you valued loss and expense claim on one of your projects?
St Botolph
- Liaised with EA/CA to confirm validity, if it was a relevant matter following EoT
- Reviewed contract prelims / extent on site to build up costs
- Communicate with contractor, ascertain their costs and sense check if matched with my assessment
- Client informed, agreed, monies paid against
408
PF
What is a provisional sum?
- Allowance / estimate included within the contract price
- Not sufficiently defined/designed/detailed to allow accurate cost determination at time of carrying out and/or
- Work the employer may (not) wish to be carried out
409
PF
How are provisional sums dealt with in the Final Account?
- CA should have issued instructions for expenditure of all provisional sums with the add/omit
- Instructions then accounted for in usual way under Final Account (FA)
410
PF
How does the NEC contract incorporate provisional sums?
- Unamended NEC contracts don't provide for use of prov sums
- NEC approach - if scope of works unclear, item is excluded until it can be properly defined
411
Difference between defined and undefined sums?
Defined (as stated in NRM1)
Contractor has allowed adequate time for programme and prelims included in contract - nature of construction work, qty and time required is known but design not yet complete
Undefined
Extent unknown so contractor has not allowed for planning/programming/preliminaries implications- entitled to EoT and/or additional prelims when actual works undertaken
412
PF
Prime cost vs provisional sums?
- Prime cost affects material cost only, work elements firm but only material elements subject to change
- Provisional sums allow for supply and related costs
413
PF
On one of your projects, how did you make sure the contractor made sufficient allocation in their programming, planning and prelims?
EQL
- Ensuring provisional sums classed as defined, so contractor accounted for programming, prelims - less cost and time risk
414
PF
When would you use a prime cost sum over a provisional sum?
When works element can be firmed up but specification isn't confirmed
415
PF
What are some of the risks associated with a provisional sum?
- Cost not certain - if full extent of works not realised / appreciated, costs can increase significantly
- Undefined provisional sums have time-related costs and programme implications
416
PF
Under what situation would you advise a provisional sum to be included?
When design can't be complete and inadequate information to attribute a firm cost
417
PF
Does JCT D&B mention provisional sums in the contract?
Mentioned and to be expended by contract instructions
418
PF
Can you issue an instruction for expenditure of a provisional sum without costs agreed?
Yes - can instruct against design and the costs be agreed with QS later
419
PF
In the event that a provisional sum is instructed without costs agreed, what advice would you give?
- Assuming the provisional sum is defined and instruction has been made with adequate timing in programme, programme should not change
- Costs will represent actual costs however prov sum gave accurate reflection of budget at the time
- If costs beyond budget, can explore VE and alternative options (i.e. London Road)
420
PF
What mechanisms are there in D&B for change control?
- Supplemental Provision 2 - valuation of changes
- EA instructions
- Acceleration / L&E
[London Road - mechanisms inc change order to request quotation from contractor and change proposals for contractor to request a quotation]
421
PF
What mechanisms are there in ICD for change control?
- Supplemental Provision 3 - cost savings and value improvements
422
PF
What is supplemental provision 2 (in D&B)?
Valuation of changes (D&B) - contractor’s estimates
- If compliance with instruction requires further consideration, contractor provides estimate
- Estimate comprises value of adjustment to contract sum, additional resources required for compliance, method statement for compliance, length of EoT required and L&E
- If within 10 days of receipt of contractor’s estimate the EA and contractor can’t agree, EA may instruct compliance with instruction / withdraw instruction
- Withdraw = no cost to employer unless preparation of estimate involved additional design work
423
PF
What is supplemental provision 3 (in ICD)?
Cost savings and value improvements
- Contractor proposes changes to design and spec for works and/or programme
- Details provided, identify supplemental provision, benefit and cost (saving)
- If employer wishes to implement, confirm in instruction (Contractor gets share of financial benefit)
- Only instructed if nothing prevents employer using other contractors to implement changes after PC
424
Q&C
What does the government code of measuring practice state?
GEA, GIA, NIA inclusions and exclusions
425
Q&C
What is IPMS?
Updated in 15/01/2023
- Made up of multiple bodies across the world including RICS and RIBA
- Sets rules for measuring GEFA and GIFA
- Applicable to all types of buildings and purposes, inc analysis and benchmarking, construction rates and ratios, property development, financing and management
- Seeks to avoid confusion with existing terms
- 3 different groupings- IPMS 1 and 2 for external and internal measurements for whole / part of building
- IPMS 3 - ext and int measurements for excluding occupation (NIA)
- IPMS 4 - internal measurements required for selected areas, inc int walls and columns
426
Q&C
Why were the New Rules of Measurement introduced?
- Prev Standard Method of Measurement (SMM7) purely designed for BoQ production for tender purposes
- Therefore lack of guidance and uniformity when preparing cost estimates and cost plans
- NRM introduced to provide common and consistent basis, to give employers more confidence around what's been included
427
Q&C
If producing estimates and cost plans, which measurement rules represent industry best practice for capital building and building maintenance works in the UK?
- NRM (new rules of measurement)
428
Q&C
Why should you use the NRM?
- Common and consistent basis for production of cost documents
- Adds confidence to clients
- If QS / firm pursued for negligence, NRM (if followed)would provide means of defence - represents best practice
- If not following NRM, would need good defence why this approach taken
429
Q&C
Can you name the 3 documents in the NRM suite?
- NRM 1 - Order of cost estimating and cost planning for capital building works
- NRM 2 - Detailed measurement for building works
- NRM 3 - Order of cost estimating and cost planning for building maintenance works
430
Q&C
Why did NRM update?
Updated in 2021 to align with IPMS, ICMS and RIBA Plan of Work 2020.
431
Q&C
Can you provide a brief overview of NRM1?
- Guidance for quantification of building works for purpose of preparing cost estimates and cost plans
- 'Cornerstone' of good cost management of construction projects, enables effective and accurate cost advice to be given to clients and other project team members
- Facilitates better cost control
- Now links to IPMS 1 and 2, and incorporates ICMS principles
Structure:
- Glossary
- General
- Measurement rules for OCE
- Measurement rules for cost planning
- Tabulated rules of measurement for elemental cost planning
- Group elements
- Appendices (templates, functional units)
432
Q&C
How does NRM define the 'cost limit' for the project?
Max expenditure the client is prepared to make related to completed building (inc construction, professional services, other project costs, items required post completion, during operation and risk allowances
433
Q&C
How does NRM define the 'base cost estimate' for the project?
Evolving estimate of known factors without allowances for risk / uncertainty / inflation. Sum of works cost estimate, project and design team fees estimate, other development and project costs
434
Q&C
Can you provide a brief overview of NRM2?
- Prep BoQ and quantified schedules of works
- Rules invaluable for designing and developing standard / bespoke schedules of rates
- Now links to IPMS 1 and 2, and incorporates ICMS principles
Structure:
- Glossary
- Detailed measurement of building works
- Rules of measurement for building works
- Work sections (more how packages might be split up)
- Appendices (templates, guidance for prepping BoQ)
435
Q&C
Key headings for contractor preliminaries identified in NRM 2?
- Employer's requirements
- Site accommodation
- Site records
- Completion and post-completion requirements
- Main contractor's cost items
- Management and staff
- Site establishment
- Temporary services
- Safety and environmental protection
- Control and protection
- Mechanical plant
- Temporary works
- Site records
- Completion and post completion requirements
- Cleaning
- Fees and charges
- Site services
- Insurance, bonds, guarantees, warranties
436
Q&C
Types of BoQ under NRM2?
Firm
- Reliability of tender price increases in relation of accuracy of quants provided. If no design changes, firm BoQ at tender stage = final cost
Approximate
- Not enough detail to prepare firm, decided by client that time/cost to produce firm one not warranted
- No lump sum price provided, but tender price totals
- Qty's subject to remeasurement on completion by QS / cost manager
437
Q&C
What items would you measure in association with structural steelwork under NRM 2?
- Framing erection
- Permanent formwork
- Cold rolled purlins and cladding rails
- Isolated structural member
- Filling hollow sections
- Surface preparation and treatment
- Localised protective coatings
438
Q&C
How do you measure brickwork walls under NRM?
Masonry- section 14
- Measured in sqm, itemised according to wall thickness, type of construction and method of formation
Associated items:
- Chimney stacks
- Arches
- Brick reinforcement
- Forming and closing cavities
439
Q&C
What items would you measure in association with piling under NRM 2?
Work section 7 Piling (measured in m)
- Piling mat
- Piling plant
- Reinforcement
- Breaking through obstructions
- Disposal of excavated materials
- Delays and tests
440
Q&C
What items would you measure in association with balconies under NRM 2?
Work section 25 Stairs and balustrades
- Item includes rails, infill panels, ironmongery, finishes, fixings (measured in m / nr)
441
Q&C
What items would you measure in association with internal walls under NRM 2?
Work section 20 Proprietary walls, linings and partitions
- Measured in sqm (unless under 300mm)
- Forming opening
- Angles, junctions, access panels
- Linings
442
Q&C
Can you provide a brief overview of NRM3?
- Guidance for quantification and description of maintenance works for purpose of preparing initial order of cost estimates
- Rules aid procurement and cost control of maintenance works
- Now links to IPMS 1 and 2, and incorporates ICMS principles
Structure:
- Glossary
- General
- Measurement rules for building maintenance works
- Measurement rules for order of cost estimating
- Cost planning of R&M works
- Calculation of annualised costs for R&M works
- Elemental cost planning
- Group elements
- Appendices (functional units, discounting, info requirements, templates)
443
Q&C
IPMS vs NRM?
- IPMS is purely rules for how to do the measurements of buildings
- NRM references IPMS but has more of a QS perspective on how to provide cost documents (OCEs, Cost Plans, Pricing Documents)
444
Q&C
What are the 4 categories of risk identified in NRM?
- Employer change
- Employer other (funding risks, policy / spending practices)
- Design development (items of work missed as design developed)
- Construction (site risk, contamination, obstruction)
445
Q&C
Why is it important to measure the works according to industry standards and best practice?
- Greater consistency and accuracy of pricing
- Ensure all parties price on same basis, reduce risk of dispute
446
Q&C
What are the levels mentioned in NRM?
NRM 2 section 2
- Level 0: project number
- Level 1: cost plan number
- Level 2: group element (facilitating works, substructure etc)
- Level 3: element (frame, upper floors)
- Level 4: sub-element (demolition works, soft strip)
- Level 5: component (user-defined building components / items)
447
Q&C
What is the hierarchy between all these measurement standards?
ICMS -> RICS Cost Prediction -> NRM (references IPMS)
448
Q&C
Change control vs change management?
RICS Change Management
- Change control is the process that can lead to the alteration of the timescale, cost or scope of project
- Change management is the management of this control process, so these changes are effectively implemented
- Effective management strives to ensure the project will benefit from this change, or in the very least suffers minimal disruption.
449
Q&C
What should the CA / EA do when making changes?
RICS Change Management
- Identify a reason
- Investigate the impacts of cost, time and location
- Strive to mitigate risks and maximise opportunities to achieve the project’s objectives
- Review and accept or reject the change
450
Q&C
How can BIM help change processes in projects?
RICS Change management
- Requests for information can generate in integrated response
- Change requests can be supported by information within the model
- Fabrication drawings can be produced to support changes
- Risk management activities can be analysed
- BIM-based tools help cost scheduling, control and tracking of changes implemented
- Whoever is in charge of BIM can streamline products and investigate efficiencies
- Changes and quantities can be automatically updated
451
Q&C
General procedure for change control within construction projects?
RICS Change management
- Employer agrees to scope
- CA / EA issues instruction / request for quotation
- Contractor reviews and submits cost
- CA accepts change / requests further substantiation
- If change not accepted, explore alternative / omit
452
Q&C
Other types of risk (not NRM) stated in RICS Change Management document?
- Political and business
- Benefit
- Consequential
- Project
- Programme
453
Q&C
What to consider when evaluating change?
RICS Change management
- Who is proposing the change and why
- Whether the outcome will result in a quicker programme, improved performance, or lower costs, or on the other end an extension of time and higher costs
- What steps need to be taken to mitigate any onerous consequences to keep the programme on schedule
- The associated risk and who is responsible
- What would happen if the change wasn’t made
- The contractual timescales and procedures
454
Q&C
What information / documentation do you need to quantify a change?
- A formal instruction
- The legal basis for the change
- Prepare a discussion
- Substantiation of the quantities and rates
- Breakdown including labour, plant, materials, specialist fees, prelims, insurances to include in the cost report
- Drawings and specifications
- Photos
- Revised programme
- Status of the changes- whether they have been agreed
455
Q&C
Basic principles of valuing a change?
RICS Valuing Change
- Additions / omissions from contracted works, valued by using rates/prices from valuation
- Consider any effects on preliminaries, risk allowances, design fees, overheads and profit etc.
- Where work is not identical/similar, use rates from other work in contract as basis to form new rate (with adjustments as necessary)
- Where above isn’t possible, calculate fair rate or price
- Last resort- value work on basis of time taken and resources used to complete (‘daywork’ valuation)
456
Q&C
How to value change in Standard contract?
- Employer and Contractor agree the value of a Variation - part of rolling Final Account
- Quotations may be requested to be resubmitted
- If agreement isn’t reached, QS varies out valuation in accordance with ‘Valuation Rules’
457
Q&C
How to value change in DB contract?
- Employer and contractor endeavour to agree value
- Where agreement has not been reached, valuation is made in accordance with Valuation Rules
- Unclear who undertakes valuation, probably at EA direction
458
Q&C
Considerations when valuing change?
RICS Valuing Change
- Changes in character
- Changes in conditions
- Valuing preliminaries
- Dayworks
- General conditions
459
Q&C
What are the 5 categories of instructions?
- Design / quality
- Clarifying information
- Changes in sequence
- Expenditure of sums (prov sums, PC sums)
- Works not in accordance with contract
460
Q&C Components of valuations?
- Works executed
- Changes
- Prov sums expenditure
- Materials
- Design fees
- Risk and % adjustments
- Any adjustments for bonds
461
Q&C
Legislation regarding payment provisions?
HGCRA 1996
- stages / periodically
- Contracts must have payment mechanisms
- Parties can’t whithhold payment without effective notice
LDEDCA 2009
- Pay less notices within 5 days
- Pay-when-certified clauses can no longer be used to prevent paying a subcontractor the money they are due
- Payment notices - so if the client’s side doesn’t provide the correct documentation in time, the contractor will be due a default payment notice which the client must pay
- If the client doesn’t pay the monies due under the contract, the Contractor has a right to provide a notice and stop all or part of the construction works
462
Q&C How do you undertake a valuation?
RICS Interim Valuations
1. Planning - understand project, liaise with project team
2. Pre-valuation - look at contractor’s application
3. Valuation - fair assessment, ascertain and collect info
4. Valuation documents (collate, check)
5. Issue valuation
6. Post valuation (maintain records, photos)
463
Q&C
Any case law regarding vesting materials?
> Aluminium industrie vaassen v romalpa aluminium 1976 - seller cannot pass on better title they actuallly possess. Seller in possession of goods can pass title of goods with consent of owner.
> Borden (UK) v Scottish Timber 1981 - right to goods lost when materials irretrevably mixed into other goods
> Hendy Lennox v Grahame Puttick 1984 - Retention of title still effective for engine that can be unbolted
464
Q&C
What to do if works not properly executed?
RICS Interim valuations
- Retention acts as safeguard
- CA can notify contractor to rectify
465
Q&C
What do you think of ‘on account’ payments?
> definition: payment for items where no instruction to date, but anticipated / instructed work where qty not capable of measurement / rate TBA
> usually not permitted where no instruction
> JCT standard forms allow contractor to confirm oral instructions - if not responded to written notice, this is written confirmation as instruction
> need to be careful as the employer may end up losing money
466
Q&C
Can you name some of the pricing documents we might use at tender stage?
- Bill of quantities (BoQ)
- Schedule of rates (SoR)
- Contract sum analysis (CSA)
- Schedule of work (SoW)
- Priced activity schedule
467
Q&C
Why might a CSA make it difficult to agree post contract cost changes?
- Higher level breakdowns (usually elementally) so contractor substantiation is required to agree costs post contract
- More difficult to determine if an item has been costed for and how priced
468
Q&C
How are obstructions dealt with on site? What package do you see them included?
- Usually as a prov sum
- Included in groundwork / earthwork contractor's package (responsible for excavating foundations)
469
Q&C
The client has requested to use a Standard form of building contract. Explain the different types of SBC available and what level of pricing document you would expect to use for each.
1. SBC with quantities, with approximate quantities, without quantities
2. Pricing document depends on size and complexities of the project, typically you would expect:
- With quants -> full BoQ prepared by PQS
- With approx -> BoQ used on re-measurable basis
- Without quants -> pricing schedule / BoQ may or may not have qty's to be verified by tendering contractor
470
Q&C
What information is required to measure preliminaries?
- Contract duration
- Location
- Type of project (new build vs refurb)
- Project size and area
- Security
- Methodology, programme
- Services
- Accommodation
- Sectional completion
- Contractor design work
- Insurances / bonds
471
Q&C
What are contractor preliminaries?
- Items not allocated to specific element/sub-element/component but necessary for contractor to complete works
- May include management and staff, site establishment, temporary services, security, safety and environmental protection, insurances
472
Q&C
Examples of contractor preliminaries which might be considered abnormal? (over and above a 'standard' project)
- Tower cranes
- Weekend / evening working
- Road/train line closures / traffic management
473
Q&C
How would you price a contractor's preliminaries?
- % construction cost supplemented by benchmarked data
- NRM 2 states it's not possible for QS / Cost Manager to quantify main contractor's prelims as it's for them to interpret the information, so I wouldn't dictate what they should include
- issue items in preliminary pricing schedule in tender in line with NRM 2
474
Q&C
Are you aware of any recent / upcoming changes to measurement standard?
- Cost prediction (2020) and revised NRM documents in 2021 now incorporate international construction measurement standards (ICMS)
475
Q&C
Advantages of using a method of measurement document in construction?
- Internationally recognised
- Consistency in tendering and pricing
- Easily identify what's included/excluded
- Beneficial to agree post-contract variations
- Allows cost data to be comparable
476
Q&C
Difference between IPMS 1,2 and 3?
1 - GEA to include balconies (stated separately)
2 - GIA measure to dominant face
3 - NIA to include columns
477
Q&C
What are first principles (with costing)?
- Splitting an item into labour, plant, materials, prelims, OH&P, design and risk
478
Q&C
When have you used first principles to build up a rate?
- i.e. floor finishes, obtained material cost from supply, made allowance for small tools, labour required to lay 1sqm, added contractor's OH&P, design, risk and prelims to give bottom line figure with estimate
479
Q&C
Give an example where you agreed a variation?
St Botolph’s
- Checked contract whether equivalent rates could be extracted, whether there was anything to be omitted from the scope of works
- Queried with the contractor, obtained substantiation
- Notified EA/CA upon agreement, they gained client acceptance and issued instruction
480
Q&C
Problems with market testing for cost data?
- Sometimes impacts long term relationships with suppliers if no jobs come about
- Sometimes individual suppliers provide different rates to domestic / commercial buyers
- Suppliers may not include install costs
481
Q&C
Have you quantified something on site during a valuation?
- Each valuation I ascertain progress to date using floor plans / drawings to apportion / verify apt %
482
CA
Who is responsible for administering the building contract?
- JCT MW/IC/SBC - Contract Administrator - JCT DB - Employer's Agent - NEC3 and NEC4 - Project Manager
483
CA
What guidance is there for design and build?
RICS Employer's Agent: Design and Build, 1st edition, 2017
484
CA
Can you talk me through the RICS Contract Administration document?
- Dated 2011, now archived
- Intro - how CA role was introduced in JCT 1987
- Section 2 - Context (role of the CA) -administers terms between employer and contractor (agency and decision making)
- Section 3 - Appointment of a CA (confirm T&C’s, ensure processes agreed with employer, ensure no conflicts)
- Section 4 - Roles and Responsibilities
- Appendix A - Checklists
- Appendix B - Office procedures
485
CA
Is the Contract Administrator a role before the construction phase starts?
- Begins when building contract in place
- In practice can have responsibilities before (procurement method / building contract selection, ascertaining damages)
486
CA
What qualities does a CA require?
As RICS Contract Administration
- Knowledge and skill to apply relevant contractual provisions
- Act independently, impartially, and fair
- In-depth knowledge of construction and inter-relation between trades so changes and imipact can be traced
- Appropriate record keeping procedures
- Be aware of different types of critical path and project programming techniques
487
CA
Key tasks of a CA?
As RICS Contract Administration
- Chairing meeting
- Periodically inspect the works (not include checking compliance of work with design
- Employer's obligation which could be delegated to design team)
- Give instructions (variations, change orders)
- Determine EoT applications
- Authorise interim payments
- Certify completion
- Settling adjusted contract sum (FA)
(- doesn't include design - need to take care that instruction / design changes are approved by employer and designers)
- Comply with CDM 2015 regs as a designer role
- Reporting to client
488
CA
What is required within a CA inspection?
As RICS Contract Administration
- Frequency depends on project
a) recording information: date and time, weather conditions, no. and type of operatives on site, instructions given on site, progress of works
b) review quality of workmanship
c) review progress in relation to programme d) check materials being used
e) check works conform with spec and drawings (may have assistance)
f) note general info so CA can report to employer on progress and quality
g) record any measurement that might be needed for certification (valuation)
h) General awareness of H&S > confirm outcome in writing, inc any instructions, to employer and contractor
489
CA
What is the CA’s role at completion?
- CA to check completion date. May be required to issue 'certificate of non-completion' depending on contract so employer can claim liquidated damages
- EoT - CA assesses whether delay has had effect on completion date and what the effect is. 'Reasonable' assessment required
- CA obliged to issue certificate granting PC for part of works where possession obtained. CA advises what contract includes, may have to consider granting PC of entire works whether or not complete. Potential to omit works and make necessary financial adjustments
- CA's commonly issue lists detailing snagging works, but most building contracts don't allow for 'snagging lists'. Avoid if possible
490
CA
CA vs PM vs EA?
- CA - specifically identified in contract; administers contract for employer. Impartial role, only exists at point contract is entered into
- PM - specifically identified in NEC contract; manages team to develop and deliver a project for an employer. Provides info, controls, manages team communications. Impartial in contract. Managing contract on behalf of employer
- EA - identified in contract; acts on behalf of employer in all matters, as if EA employer. Should act impartially in certification and decision-making functions
Employer’s Agent Design and Build Guidance Note
491
CA
CA steps with defects?
1. Issue instruction to remove from site
2. After consultation with contractor, issue change instructions as reasonably necessary to accept defect with no addition to contract sum nor EoT
3. Have due regard of Code of Practice in Schedule 4 - issue instructions reasonable to open up for inspection / testing
- Latent defects (not observable at time of inspection and arise potentially years later). EA may be called to provide info pertaining to any claim, even after appointment ended. Works necessary to return works to compliant state = contractor cost
492
CA
What is practical completion?
PC - point at which a building project is complete (except minor defects and outstanding works that can be put right without undue interference/disturbance to an occupier - Project is "capable of beneficial occupation and use' by Employer
493
CA
Can you rescind the PC statement once it has been issued?
No - once issued, it's final and binding on the employer
494
CA
What are the consequences for the contractor and employer once the PC statement has been issued?
- 50% retention released (STC) - Defect rectification period starts
- Employer usually required to start insuring and securing building
- Employer's ability to levy liquidated damages ends
- Performance bond / PCG expires
495
CA
What is a non-completion certificate?
- Formal written notice that contractor has failed to complete the works described in the Contract by the completion date - Enables liquidated damages to be levied
496
CA
What are the consequences of a non-completion certificate?
Triggers right for employer to levy liquidated damages if they choose to do so (employer must also write to contractor notifying them of intent and issue pay less notice to recover LDs)
497
CA
If a project was due to finish before Christmas, but an extension of time was given which meant the contractor finished after Christmas, is the contractor entitled to costs over the Christmas break, which is normally 2 weeks?
- Depends on why EoT issued and whether L&E allowed to be claimed for - If L&E can be claimed, contractor would be entitled to costs over Christmas period
498
CA
What is the defects liability period?
- Duration at end of contract (usually 1 year after PC certificate issued) where contractor undertakes to rectify any defects arising within the structure at the Contractor's expense, providing they were due to materials and workmanship not in accordance with contract - If the contractor failed to rectify any defects, the employer may employer someone else to undertake and recover cost from main contractor (can use retention monies)
499
CA
Why might the EA instruct the contractor to 'open up' works which have been covered up?
- If they suspect work isn't completed in 'proper and workmanlike manner' or believes 'materials, goods, or work not in accordance' with the Contract - Defined under clauses 3.12 and 3.13
500
CA
When issuing instructions for further opening up and testing to determine the extent of non-compliance what sort of things should the CA consider?
- Significance of non-compliance and consequences on building owners, users, adjoining properties and public - Reason for non-compliance - Level of supervision and control employed by contractor - Recognised testing methods - Time and consequential costs of opening up
501
CA
Assuming the EA has instructed the contractor to 'open up' the works, what are the potential outcomes? (including effect on cost and completion date)
- If works NOT defective, contractor paid for opening up, may be entitled to adjustment of completion date - If works ARE defective, contractor remedies at own expense / gives Employer saving, EA can instruct Contractor to open up similar work, which if defective no payment / adjustment of completion date. If not defective, completion date may be adjusted but still no payment
502
CA
If the works or materials aren't in accordance with the Contract, what options does the Architect have available to them?
Architect may: - Instruct contractor to remove all defective work / for variations necessary, materials and goods at their own expense and time
- Notify in writing they can remain with appropriate deduction made from contract sum
- Instruct to open up and test further work to determine extent of any non-compliance
503
CA
What's the procedure for claiming an EoT?
- As soon as reasonably apparent that delay has, or is likely to occur, contractor notifies CA in writing
- Notification identifies 'relevant event' and gives indication of extent of delay - usually shown on a programme - Contractor required to submit info requested by CA to determine claim
- CA notifies contractor of their decision of the claim- completion may be adjusted, if delay in accordance with contract and adequately demonstrated
504
CA
From a CA point of view, what are the time periods related to assessing relevant events and adjusting the completion date?
CA must notify contractor of their decision within 12 weeks of receipt of the required particulars (sooner if completion date less than 12 weeks away) and state extension awarded
505
CA
If the contractor successfully demonstrates a relevant event and CA adjusts the completion date, is the Contractor due additional preliminaries?
No, Contractor is required to demonstrate a 'relevant matter' for L&E claim
506
CA
What is completion?
- All specified services / works have been provided to a satisfactory standard in line with the requirements
- Use the building for its intended purpose
- Any outstanding works stopping client using the building have been corrected and finished
- Down to subjective test of reasonableness
507
CA
Who decides when a project is finished?
CA
508
CA
Implications if parties disagree with completion?
Could lead to disputes / adjudication
509
CA
QS role in completion?
- Advise on insurance provisions
- Payment
- Adjustment of contract sum
- L&E claims
510
CA
Examples of outstanding snagging works?
- i.e. La Plata Grove - highlighting where tiling / finishes weren’t to desired quality
- EW&S nursery - paving outside not replaced
511
RM
What is risk in the context of a construction project?
- Uncertain event / set of circumstances that, should it occur, could have a negative effect on the project's objectives - Can be predicted to a degree, but it is known whether actuality will have positive/negative effect on budget / programme - Risk measured in terms of likelihood (probability) and consequence (impact)
512
RM
What is a Risk Event?
Event predicted to some degree, based on historical data / experience and making decision according to probability of event occurring
513
RM
Examples of risks in construction projects?
- External factors - economic uncertainty, legislation / policy change
- Financial risks - exchange rates, cost of borrowing
- Site - restricted access, planning difficulties, environmental issues
- Client - lack of experience, multi-headed client, likelihood of post contract changes
- Design - inapt consultant team, poor team ethos, incomplete design, lack of design coordination
- Construction / delivery - adverse weather, H&S, resource availability
514
RM
What are the NRM 1 categories of risk?
- Employer Change
- Employer Other (fund availability, acceleration, sequencing, special contractual arrangements)
- Design Development (change in scope, statutory/legal/planning requirements)
- Construction (access restrictions, existing buildings/conditions/surveys, statutory authority delays
515
RM
Examples of Employer Change risks?
As NRM1
- Changes in requirements / scope
- Changes in time / quality
- Variations introduced during construction stage
- Cumulative effects of numerous changes
516
RM
Examples of Employer Other risks?
As NRM1
- (un)availability of funds
- changing inflation / interest / tax rates
- unrealistic / insufficient programmes
- Acceleration / early handover / postponement
- Unclear project brief
- Unclear project organisation and management
- Statutory requirements
- Market conditions
517
RM
Examples of Design Development risks?
As NRM1
- Inadequate / unclear project brief / responsibilities
- Soundness of design data
- Appropriateness of design
- Reliability of area schedules / estimating data (changes in costs and inflation)
- Use of provisional sums
518
RM
Examples of Construction risks?
- Inadequate site investigation
- Archaeological remains
- Contaminated ground / materials
- Physical access
- Location of existing services
- Effects of changes on programme
- Statutory undertaker performance
- Material availability
- Weather
519
RM
Can risk be calculated?
- To an extent- suitable provision can be made but it can't be calculated exactly
- Risk involves probability of something occurring and potential impact
- Can be assessed via a number of methods - I have most experience using risk registers in workshops to identify and assess impact on cost and programme
520
RM
How would you calculate risk allowances?
- Order of cost stage - simple % (unless detailed info available)
- Cost plan onwards - risk allowances assessed based on total cost of risk (should it be realised) and probability of occurrence
521
RM
What is Expected Monetary Value (EMV)?
- Probability x impact - Used to establish overall monetary value of risks within project
- Probability - fraction / %
- Impact - Positive / negative monetary value
522
RM
Your client wants to use a D&B contract with GMP, what are the risks?
- Client will pay premium for contractor taking on cost risk
- Any deviation from original specification can result in costly changes
523
RM
What is a mixed use (qualitative) assessment?
- Explore likelihood, consequence and magnitude of risks and opportunities (i.e. from very high to very low) to order and prioritise risks - can be weighted / skewed scoring system to rate impact higher than likelihood
- Qualitative analysis prioritises risks in terms of importance without costing (done in initial phases)
- Can also rank risks by proximity - how close they'll happen in the future
- mitigation approach i.e.: unacceptable / highly undesirable / manageable / negligible
524
RM
What are risk deliverables within a project?
- Risk management plan
- Risk register -> save once a month - Quantitative cost / quantitative schedule risk analysis results
- Risk response plan
- Risk management reports / progress reviews -> agendas and meetings saved
- Procurement option reviews
- Tender return risk reviews
525
RM
How can risks be reduced?
As NRM1, mitigation strategies are:
> Avoidance - Serious consequences, totally unacceptable (i.e. alternative design solution to eliminate risk)
> Reduction - level of risk unacceptable (i.e. further site investigations)
> Transfer - accepting risk doesn't give employer best value (i.e. to the contractor, usually means premium paid)
> Sharing (by both employer and contractor i.e. provisional quantities - pricing risk to contractor, qty risk to employer)
> Retention (put apt allowance in cost plan for employer to manage)
526
RM
Risk avoidance vs risk transfer?
NRM1
- Avoidance = totally unacceptable with serious consequences, finding alternative design solutions
- Transfer = accepting risk doesn’t give employer best value and i.e. passing to contractor
527
RM
How does NRM assist with risk?
Defines different types of risks and establishes measurement rules for risk allowances
528
RM
What are the measurement rules for risk allowances?
- Stage 0-1 can be % but not recommended to just be %, instead proper considered assessment
- Separate allowances for design development, construction risks, employer change and employer other risks
- Recommended regularly assessed risk registers and estimates during cost planning stages
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RM
How did you monitor and quantify risk through design stages on one of your projects?
- Initially benchmarked risk %, comparing other projects, level of design, abnormals, procurement/tender route
- Review % at each RIBA design stage
- Produced risk register, continuously monitored throughout
- Drew down on contingencies when required
530
RM
How can a project team reduce design risk for employer?
- Use trusted and experienced design team
- Transfer design risk in procurement (i.e. D&B, CDP)
- Effective, regular management of risk register
- Early contractor involvement (buildability input)
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RM
How do you monitor risks throughout the life cycle of your project?
- Identify, monitor cost element of risks, including planned responses and financial allowance
- Corrective action when risk materialises
- Monitor actions of risk owner to ensure mitigation strategy deployed
- Measure effectiveness of risk responses
532
RM
Once project risks have been identified, how do you allocate risks to a specific 'owner'?
- Individual / party best able to manage it
- Allocation clearly identified on risk register
533
RM
Stages of risk management?
- Identification - Analysis - Response - Monitor and control
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RM
What happens during a risk workshop?
- Project team formed prior, facilitator appointed
- Facilitator briefs team, issues apt info about scheme and purpose and objectives of workshop- allows prep to occur prior to workshop
Operations:
- Identify risk, generate risk register
- Identify risk probability and impact
- Allocate risk items to owner
- Agree upcoming actions
- Agree dates for following workshops
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RM
Benefits of risk management?
- Increased confidence achieving project objectives - success
- Reduced likelihood of cost and time overruns
- Team understands and recognise use and composition of contingencies
- Enables decision making to be made on assessment of known variables available
- Workshops can facilitate team development and encourage communication
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RM
What is typically included on a risk register?
May include:
- Risk identification number
- Description
- Probability risk rating (likelihood of occurring)
- Impact risk rating (severity / consequence)
- Risk score (probability x impact)
- Actions required- to mitigate effect
- Risk ownership - assigned to team member/party
- Review date
- Status
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RM
How do you create a risk register for a new project?
- Project team come together early in project life cycle and brainstorm potential risks associated with project
- Risk checklists ensuring most common areas of project risk are considered - useful as 'prompts' to facilitate brainstorming
- Usually PM collates risks and adds them to risk register
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RM
What risk have you allowed for in say a S2 Cost Plan?
Usually projects will have initial risk register at this point - often provisional sum / budget figures and reasonable impact x probability applied. Total carried forward to cost plans
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RM
What can be introduced to protect a client through contract mechanisms?
- Performance bond
- Contractors all risk insurance
- PCG
- Contractor’s liability
- Retention
540
RM
What would you do in the absence of a risk register?
- i.e. La Plata
- Planning conditions tracker
- Mention and mitigate with every meeting
- Benchmark against similar projects what may come on the horizon
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RM
Give me an example of a risk you have priced?
i.e. THH
- Traffic management - found additional sources for costs of road closures within the same borough
- Calculated costs of works to be completed
- Advised PM of total potential cost
- They helped assess likelihood and compared to other mitigation strategies
