Level 3 Competencies Flashcards
What are the New Rules of Conduct with explanation?
- Honest, act with integrity
- do not mislead others by actions or omissions
- do not allow to be influenced
- identify conflicts of interest
- providing objective advice and opinion
- - Professional competence
- only undertake work they have knowledge, skills and resources
- supervise any employees undertaking work and ensure employees have knowledge and skills
- develop knowledge and skills throughout career - Good-quality and diligent service
- understand clients’ needs and objectives; agree with clients the scope of the service and its limitations
- undertake their work in a timely manner; with due care, skill and diligence
- communicate to clients on which their professional advice is based
- keep proper records of their decisions to allow to allow their work to be audited for quality assurance - Respect and encourage diversity
- respect the rights of others and treat others with courtesy
- treat everyone fairly and do not discriminate
- supply chains do not involve modern slavery
- inclusive culture in their workplaces, support equal access and opportunity - Prevent harm and maintain public confidence
- question practices and decisions that they suspect are not right
- support colleagues or clients who have acted in good faith to report concerns
- ensure that public statements do not undermine public confidence
What is the RICS Blackbooks?
The ‘Black Book’ is a collection of guidance notes that define good technical practice for quantity surveying and construction professionals.
What is the difference between RICS Guidance and an RICS Statement?
RICS professional statements set out the requirements of practice for RICS members and for firms that are regulated by RICS. A professional statement is a professional standard for the purposes of RICS Rules of Conduct.
Guidance notes define good technical standards for professionals.
What would you need to have in place if you were setting up your own firm?
Inform the RICS and appoint a contact officer.
Complaints-handling procedure, which includes an alternative dispute resolution provider.
Professional indemnity cover.
Arrangements to continue in the event of their incapacity, death, absence from work.
Cooperate with RICS.
Provide all information reasonably requested
Display a designation to denote that they are regulated by RICS.
Report to RICS any matter that they are required to report.
Abide by the Rules of Conduct for Firms.
When is it appropriate to receive gifts? How do you deal with these in your firm? How would you go about deciding whether there was a conflict?
RICS decision tree: sufficient facts > legal > Rules of Conduct > consulted with
appropriate people > clear reasoning and informed decision
My firms gift policy: Gifts $160 (not cash or voucher), Hospitailty $400 – Declare with MD
the RICS bribery and corruption guidance.
What must a complaints handling procedure include?
Must include a redress mechanism.
Details of the policy should be issued with the Terms of Business.
It must be clear, quick, transparent and impartial and free of charge.
Names and contact details of the nominated investigating person must be stated.
The complaint must be investigated within 28 days.
All complaints, their progress and outcomes must be recorded.
Advise PI insurers of a complaint immediately.
The process must have two stages as a minimum:-
Stage 1 - Consideration of the complaint by a senior member of the firm or the complaints handling officer.
Stage 2 - if the issue is not resolved, the complaint is referred to an independent third party with the authority to award redress. The complainant may be expected to contribute towards costs at this stage.
What is a conflict of interest?
A conflict of interest is where someone in a position of trust has competing personal or professional interests making it difficult for them to fulfil their duties impartially.
Chartered Surveyors have an obligation to make clients aware of this and if necessary, decline work opportunities.
How to deal with conflicts of interest?
Chartered Surveyors have an obligation to make clients aware of this and if necessary, decline work opportunities
If awarded with MRICS, how will you help the RICS?
Support positive change in the built and natural environments, through promoting and enforcing the highest ethical standards. Promote the RICS through mentoring other colleagues in achieving chartered status.
RICS CHP? What is in it?
Receiving a complaint – initial actions and responses
Evaluating a complaint
Initial response to the claimant
Additional investigations
Escalation
Record keeping
Learning from experience
Identifying training needs
Next PII renewal
You are the team leader, and 1 of the QS’ you manage made a mistake in the BoQ which is already in the hands of the client? How do you deal with this?
Firstly, I would ensure the client is made aware of the mistake and supply them with a corrected version if necessary. It may be necessary to notify our insurance and comply with any conditions & procedures set out in the insurance policy. I understand that we are accountable for anything we produce. I would try to put preventative measures in place to stop it happening again.
RICS Notes;
Ann became RICS President in January 2023.
Richard Collins became the CEO in 2021
The Governing Council is our highest governing body, setting our global strategy.
Founded in 1868
RICS is governed through its constitutional documents which consist of the Royal Charter, Bye-Laws, Regulations and Standing Orders. Changes to the Royal Charter and Bye-Laws can only be amended following a membership vote and approval of Privy Council which is part of the UK government.
The Members: (a) Chartered Members, comprising: (i) Fellows; (ii) Professional Members; (b) Non-Chartered Members; and (c) Honorary Members.
BYE-LAW 1: APPLICATION AND DEFINITIONS
BYE-LAW 2: MEMBERSHIP AND REGISTRATION
BYE-LAW 3: DESIGNATIONS
BYE-LAW 4: CONTRIBUTIONS TO FUNDS
BYE-LAW 5: CONDUCT
BYE-LAW 6: GOVERNING COUNCIL, OFFICERS AND STAFF
BYE-LAW 7: SUBORDINATE BOARDS, COMMITTEES AND GROUPS
BYE-LAW 8: PROCEDURE FOR GENERAL MEETINGS
BYE-LAW 9: ACCOUNTS AND AUDIT
BYE-LAW 10: GENERAL
How, in detail, would you produce an Order of Cost Estimate?
As detailed within NRM1 item 2.2,
RIBA Stage 1 cost manager is to;
Prepare cost estimates to test the feasibility of achieving the emerging project brief including quality aspirations taking into consideration any project risk.
Break down the cost of elements to highlight any areas that might cause significant cost- related project risks and Agree the cost limit.
The purpose is to establish whether the project is affordable and establish a realistic cost limit for the project.
To enable preparation of a cost estimate, I would first ensure I have necessary information, relevant to the stage, as detailed within the NRM1.
In order to establish the base cost estimate, I acquire benchmarking from other similar schemes in the region. Allowances for risk and inflation should be calculated separately and added to the base cost estimate.
Estimating methods include; Floor area method, Functional unit method and Elemental method. Unit rates applied to measured quantities should be applicable to the method of measurement used.
I define the details of the information and specification on which the cost plan was prepared, floor areas, basis of cost estimates, inclusions and exclusions .
My final report was peer reviewed by a senior and it was issued to the client.
What are the principal components of a cost plan?
As detailed within NRM1 item 3.3
Construction costs.
Preliminaries.
Contractor’s OH&P.
Contingency.
Inflation.
Assumptions.
Exclusions.
Area Schedule.
List of Drawings & Specifications adopted.
Include potential value engineering options.
How do you verify the Stage 1 ‘Site Information’ Provided?
As detailed within NRM1 item 2.3,
High-level checks for completeness, using the NRM1 Information requirements to enable preparation of an order of cost estimate;
Location and Site information, statement of building use, a statement of floor area or number of functional units, sustainability and quality aspirations. From architect: Design study sketches or drawings for each alternative design/development option, to a suitable scale, comprising: floor plans, roof plan, elevations and schedule of GEFA, GIFA and NIA, Minimum storey heights.
In your SOE you discuss changing specifications and omission of items? What advice did you give your client in relation to technical validation of your ideas?
My Value Engineering suggestions were technically validated by a competent persons with appropriate PI cover.
What if you didn’t have Market rates?
Demonstrable costs; build-up of rates/quotations. My companies Market Rates app.
What is RIBA (definition of RIBA plan of Work)
The RIBA Plan of Work organises the process of briefing, designing, constructing and operating building projects into stages and explains the stage outcomes, core tasks and information exchanges required at each stage.
What are the RIBA Stages?
- Strategic Definition
Client Requirements confirmed - Preparation and Briefing
Brief approved and confirmed that can be accommodated on the site - Concept Design
Architectural Concept approved and aligned to the Brief - Spatial Coordination
Architectural and engineering information - Technical Design
All design information required to manufacture and construct the project - Manufacturing and Construction
Stages of design and what you would cost at each;
- Strategic – Client Requirements, Develop Business Case for feasible options – Rough order of cost
- Preparation – Brief, Site Information, Budget – Order of cost estimate
- Concept – Architectural Concept, Outline Specification – Formal cost plan 1
- Spatial – Design Studies, Engineering Analysis and Cost Exercises to test Concept – Formal cost plan 2
- Technical – Prepare bills of quantities (BQs) – Formal cost plan 3 - Pre-tender estimate
What is the difference between an order of cost estimate and a cost plan?
As detailed within NRM1 item 2.2 & 3.4,
A cost estimate is prepared earlier on in the design process typically between RIBA Work Stages 0 to Stage 2.
This is when the level of design information is more limited and allows a cost estimate to be prepared on a cost per m2 or cost per functional unit basis.
A cost plan is produced typically at each RIBA Work Stage from Stage 2 onwards.
As the design progresses more information can be included to eventually breakdown the estimated cost of the development elementally into each of its component’s parts such as sub-structure, superstructure, services & professional fees into an elemental cost plan format.
When would you do a cost plan?
As detailed within NRM1 item 3.4,
A formal cost plan is typically issued between RIBA Work Stage 2 to Stage 4.
At stage 2 the Concept Design is made available and the cost plan may be produced at a fairly high level. The Cost Plan may be broken down into the different elements of the building based on an outline specification and Architectural concept drawings.
At stage 3 the Spatial co-ordination of the building is undertaken, the schedule of accommodation may be adjusted and the cost plan is updated to reflect this accordingly.
At stage 4 the technical design is made available and cost plan updated to reflect the Architect and Engineering technical designs. Specialist subcontractor designs may also be made available to support with refinement of the project costs.
The cost plan at Stage 4 will typically form the basis of a pre-tender estimate to compare tender submission against although this is no longer referenced within the RIBA Plan of Work.
Where can you obtain Tender Price Index information from?
The service I use to obtain Tender Price Indices is the Building Cost Information Service.
Larger cost consultancies also produce their own in-house tender price forecasts.
What is the difference between defined and undefined provisional sums?
As detailed within NRM2 item 2.5.5,
A defined provisional sum is one that relates to works that cannot be accurately measured, but there is sufficient information about the works including their nature, method, location, quantity, limitations to allow planning, programming & pricing of preliminaries to take place. The contractor would therefore only be entitled to claim for any increase in the cost of the physical works.
Where there is insufficient information, the works are classed under an undefined provisional sum entitling the contractor to costs for prelims and an extension to the programme.
An example of Whole-life Cost savings;
Over 30 years, the combined effects of a change from a steel-framed air-conditioned office to a building with in-situ concrete frame and floors are:
Capital cost changes: +3.6%
Energy cost changes: -4.1%
What costs should be considered in life cycle costing?
Capital costs.
Operational costs.
Maintenance costs.
Replacement costs.
Disposal costs.
Can you explain what the process of value management is?
Value Management are techniques concerned with defining and maximising value for money. VM provides a tool to explore a project’s objectives and aspirations from the client’s perspective.
An example of how shape and height affects cost;
Circular shaped buildings were the most expensive with highest average cost, U and L shaped were at the average while building Rectangular shaped buildings has the lowest average cost.
Construction costs increase steadily with height, up until the point the methods of construction are required to change. However, $/m2 begin to reduce again after a certain height. Value/m2 within the location is a factor (New York and Hong Kong vs. Bradford). Functionality affects floor-height.
Could you tell me just how you would produce a concept cost estimate for a client?
As detailed within NRM1 item 3.4,
The first Formal Cost Plan is typically issued at RIBA Work Stage 2, Concept.
I ensure that I have understood the client requirements and perform high-level checks to ensure the correct Stage 2 information has been provided, as per NRM 1 Appendix C: Information requirements for formal cost plans; Concept design drawings to suitable scale, General arrangements for all floors (GA’s) General elevations, general sections, external landscaping, Schedule of areas, Outline specification (schedule of finishes), Room data sheets.
After establishing available quantities, I then acquired benchmarking from other similar schemes in the region and utilize indices to adjust them. Alternatively, I could use pricebooks such as BCIS and undertake soft market testing for any specialist items included.
A Formal Cost Plan would typically include; Total construction cost, professional fees, project contingency, provisional sums, general and project specific assumptions and exclusions. Include potential value engineering options if necessary. An initial formal cost plan (formal cost plan 1), which takes into account initial design parameters established by the architectural concept and strategic engineering requirements, and which includes an elemental analysis of the significant elements of cost and initial bulk quantities of key items set out in the outline specification.
I defined my basis of cost, area schedule and information used. My final report was peer reviewed by a senior and it was issue. Agree the cost limit with the client before proceeding to next Stage.
How does a cost plan advise your client and designers?
As detailed within NRM1 item 3.2,
A detailed and accurate cost plan will provide a client with an early indication of probable costs and may identify value for money and cost savings, in both design & construction, through value engineering.
Analysis by quantity surveyor in collaboration with the Architect , including early identification of high-cost elements, should enable decisions to be made earlier, resulting in smoother running of the pre and post contract procedure.
A pre-tender estimate can also acts as comparison tool for the tender returns.
Underestimating project costs will lead to serious problems down the road. Overestimating risks having a project denied.
Example of VE? What is the basis of this VE? What did you gain from the VE?
VE is an organised approach aimed at providing the necessary functions of the building considering the clients objectives at the lowest cost, without detrimental effects to quality, reliability, performance or delivery. Value Engineering forms one of the processes under Value Management and is a reactive procedure to bring the anticipated cost of a project back in line with the budget when a potential overspend is identified.
I was involved in pre-contract cost management of a high-rise within Qatar. During which, I provided a value engineering shopping list of items we could change without affecting the design intent/overall look and feel of the scheme. Suggestions included an omission of plasterboard in various back of house spaces (replaced with paint), changing decorative glazing partitions to a laminate finish, and reducing the specification of a number of back of house finishes generally.
I advised value engineered alternatives which solved the material availability issue whilst also providing a saving to the project. This allowed the client to make an informed decision on whether to proceed with the proposed design or the value engineered alternative.
The client was given sufficient time to select their value engineering options which were captured in the stage 4 design. This in turn reduced both the projected capital expenditure and the contractor tender returns, allowing the client to realise their cost objectives ensuring the project was not delayed.
GIA?
Internal face of the perimeter wall at each floor level. Excludes external open sided balconies, fire escapes, canopies and fuel stores.
In your SOE you discuss giving clients advice on frame solutions. Talk me through the main considerations you would give in your consideration of a steel v concrete solution
Time/Cost/Quality: Steel is quicker but has longer lead-in time, concrete takes longer. Increased difficulty to achieve intricate shapes with concrete. Size of the site is a main consideration. Global prices of steel impacts.
inherent fire and sound protection properties of concrete, the skillset of local labour market and availability of materials.
A steel frame was considered quantity of steel required, both raw material and fire protection coating, the lack of in-country material and expertise, considerable lead times and the lack of confidence in the price.
You mentioned post tensions concrete slabs at what are the how is it post tension slab constructed and what the advantages of using post tensioned?
Sleek, slender concrete structures, dead load of structure reduced, longer spans.
Requires high-quality dense concrete, high tensile steel, tensioning equipment.
This method is usually employed where stressing is to be carried out on site after casting an in situ component or where a series of pre-cast concrete units are to be joined together to form the required member.
In post-tensioning, concrete is cast around ducts or sheathing in which the tendons are to be housed. Stressing is carried out after the concrete has cured by means of hydraulic jacks operating from one of both ends of the member.
Talk me through how the façade build up will affect other key building elements and also cost.
Relationship of building elements; depending on the volume of glazing you have different cooling requirements. Depending on the weight of your cladding and the height you require a different sub/superstructure.
What is included in MEP 1st fix?
All Concealed Items/Pipe Sleeves in Verticals/Horizontals. Processes that are undertaken during construction works up to the point of applying internal surfaces – typically plaster.
What are extensions of time?
Extensions of time adjust the completion date and relieves the contractor’s liability to pay liquidated damages for the period of the extension.
FICID Clause 8.4 states; The Contractor shall be entitled to an extension of the Time for Completion if delayed by any of the following causes; Variation, Climate, Unforeseeable shortages or prevention caused by the Employer.
Contractual mechanism for determining right to EoT;
Delays to Completion: The Contractor shall be entitled to claim Relief for Delay if completion of a Key Stage, Section or the Works has been or will be delayed.
FICID Clause 8.4 states; The Contractor shall be entitled to an extension of the Time for Completion if delayed by any of the following causes; Variation, Climate, Unforeseeable shortages or prevention caused by the Employer.
