MC Technical Flashcards
(154 cards)
1
Q
Can you talk me through the timeframes involved in an adjudication?
A
- Referring party must service notice of the intention to refer to adjudication
- Within 7 days of issuing notice, they must appoint an adjudicator and issue a referral notice
- There is no statutory requirment for the responding party to respond, however this is usually required and done within 7 days of the referral notice at the discretion on the adjudicator
- The adjudicator has 28 days to reach a decision from the date the referral notice was served, this can be extended to 42 days if the referring party agrees
2
Q
Regarding the adjudication on Cork Street, talk me through you preparation.
A
The initial adjudication was in relation to extension of time granted by the contract administrator.
Initially reviewed the referral notice, including the documentation provided.
Examined the delay events claimed in conjunction with what was awarded in contract for discrepencies.
Compiled project communications and documents to support our position and in some cases acknowledge valid points raised by the contractor.
The adjudication specialist further requested backup information for contractor delay events they had identified.
Reviewed the contract documents to help substantiate our position on the delay events.
3
Q
What were some of the key documents used/referred to during the process?
A
- Design informaiton issued at contract
- Agreed contractor programme
- Contract instructions / drawing revisions
- Written communications, including emails and meeting minutes
4
Q
Was the decision of the adjudicator binding?
A
Yes, the decision of the adjudicator is binding in an adjudication process, unless overturned by arbitration or litigation.
5
Q
Can you name some types of building foundations?
A
Strip foundations
Pad foundations
Raft foundations (RC slab)
Piled foundations (mirco, tension, sheet, seacant)
6
Q
What is underpinning and why might it be used?
A
Underpinning is a method of strengthening existing foundations
It is often used when existing foundations are undergoing settlement or erosion, to accomodate adjacent buildings, to extend the depth of a building (basement) ro to increase the load of an existing foundation.
7
Q
In what situations might you consider piled foundations?
A
Where the structure is heavy and the underlying soil is weak
In areas where settlement issues are common
High water table
Loads of the strucutre are nto uniform
Presence of horizontal forces
8
Q
What do you know about basements?
A
Types:
Grade 1: Basic Utility
Grade 2: Better Utility (Drier envirnment)
Grade 3: Habitabal (Watertight and ventilated)
Waterproofing:
Barrier
Structural
Drainage
9
Q
Can you explain what a top down basement construction is?
A
On Bishopsgate house this involved building:
1. Seacant piles to form the retaining walls of the basement and bored piles at intervals.
2. The ground floor slab was then cast in conjunction with the pile caps before excavation took place.
3. The building was then excavated within the perimeter piles and under the gorund floor slab.
4. Lower level slab was the last item to be cast.
10
Q
Can you name some of documents that form part of the building regulations?
A
- Approved document A - Structure
- Approved document D - Toxic substances
- Approved document E - Resistance to the passage of sound
- Approved document L - Conservation of Fuel and Power (2nr volumes, dwellings and building other than dwellings)
- Approved document M - Access ato and use of buildings (2nr volumes, dwellings and building other than dwellings)
- Approved document P - Electrical safety
11
Q
Can you talk me through some fo the adv and dis of concrete v steel frames?
A
Steel
- Faster to erect
- Recyclable
- High strength to wieght ratio
- Long span of beams
x Lower load bearing capacity
x Fire protection might be required
x Price volatility
x Poorer acoustic and thermal properties
Concrete
- Fire protection
- Cladding can be fixed directly
- Good sound and heat insulation
- High compressive strength
x Requires formwork
x Slower to construct in-situ, also long curing time and weather dependant
x Requires a bulky structure
x Lower horizontal span compared to steel
12
Q
Can you name some different types of roof structures?
A
Gable Roof - Sloping downwards in two parts at an angle from a central ridge
Hipped Roof - A roof that slopes upward from all sides of the structure, having no vertical ends
Mansard Roof - Steep front face pitch with a shallow or flat roof on top
13
Q
Why was an acoustic enclosure required on your project at Albion Street?
A
It was a planning approval condition that had to be discharged.
The design involved several condensing units located on the roof which needed to be surpressed to avoid noise nuisence to the eventual and surrounding residents of the building.
14
Q
How did you benchmark the acoustic enclosure costs on Albion Street?
A
The cost for this item was capturing as a defined PS in the contract.
When this was presented by the contractor to be a fixed cost, initally I used internal OCE, PTE and Tender data to assess the reasonableness of the cost at a high level, noting the bespoke nature of the item meant like for like caomparisons were difficult.
It was established the costs presented were well above any market data we had so as well as asking the contractir to seek alternative costs, I used the design information that we had to seek direct quotes from 3nr other suppliers.
This allowed a more like for like comparison and could be assessed on a more elemental basis, including things like, carriage, plant support system and the enclosure itself
15
Q
What are some of the cost elements of internal partitions?
A
- Timber/Metal frames/studs
- Insulation
- Ply/plasterboard layers
- Tanking/waterproof layer
- Labour
16
Q
What is approved document E? How does this effect walls and partitions?
A
Resistance to the passage of sound
Outlines the minimum sound resistance of internal walls and partitions
Differing levels dependant on the function of the wall ir seperating two dwellings, sperating rooms withn the same dwelling, seperating bathrooms etc
17
Q
What were the types of foundations used on View Road, how did you cost these?
A
View Road is a new build development where the existing house, and foundations were demolished in the first instance.
It had a mix of foundation types to suit the structure above and in consideration of the levels and proximity to adjacent properties which was very close to the site boundary
Strip foundations, pad foundations and raft foundations were used in various locations. Part of this startegy was dictated by the inclusion of a car garage as part of this scheme, retaining walls were also specified to help faciliate the levels of the existing site which sloped across the property.
18
Q
What are some cost considerations of a steel frame construction?
A
- Cost of steel itself
- Size of steel columns and beams proposed, length and weight
- Site conditions and access
- Number of connections required / design complexity
- Fire protection required
19
Q
Talk me through your analysis and advice on the ASHP solutions at Bishopsgate House
A
ASHP were initially explored as an option as the client raised concerns of the ongoing costs required to heat the building.
This helped inform the basis of the client’s requirements, with the life cycle cost holding a higher importance than the inital up front cost.
We already had an agreed cost for a gas boiler system which was used as the basis for comparison, this required an initial analysis to isolate the elements that would no longer be required in lieu of ASHP’s.
The contractor had provided an alternative cost for an ASHP system, incl a detailed breakdown of plant and equipment required.
Also had to consider location of services which was an additional E/O cost.
Decision was required quickly in order for works to progress, so life cycle analysis was intially carried out based on the contractors submitted costs.
This involved approaching appointed consultants for specialist input beyond my own scope to analysis the required running outputs of the building. I was then able to use this information to assess a payback period for the additional investment required for ASHP’s.
This ended up being 3.7 years with savings of £65k/year thereafter and as the building was intended to be the client’s long term residence, I advised the client the ASHP’s were the best option, noting final costs were to be agreed.
20
Q
What is life cycle cost?
A
A combination of upfront capital costs, operational costs, maintance costs, replacement costs and disposal costs
21
Q
What is a payback period and what was the payback period on Bishopsgate House?
A
The length of time required for an investment to recover its initial outlay in terms of profits or savings
The payback period for the ASHP investment on Bishopsgate House was 3.7 years with savings of £65k/year thereafter
22
Q
What are the mian differences between JCT and NEC contracts?
A
NEC contracts are generally more flexible
NEC contracts have more pricing options
NEC contracts generally have a more collaborative approach
JCT contracts focus more on risk alloacation and defining roles
Generally, JCT contracts are more suited to building works while NEC are used for engineering projects
23
Q
What are the insurance requirements of a JCT contract?
A
Employer’s Libaility Insurance
Public Liability Insurance
Insurance of the works and existing structures (Option A, B & C)
Professional Indemnity Insurance
24
Q
What are some key timeframes to consider as part of an extension of time claim?
A
- Has a relevent event occured?
- If so, has the contractor notified the CA/EA/Client in good time?
STandard JCT implies this must be immediate “forthwith”. Important to check for wording in any amendments as this iscommon. - CA/EA generally has 12 weeks to decide on any extension of time claims, suitably substantiated
25
How do you certify works in accordance with the contract?
- Make a fair and reasonable assessment of work complete as at the valuation date
- Include for any materials on site
- Include for any agreed off site payments properly substantiated
- Include for any agreed contract adjustments as applicible, ie variations, provisional sum expenditure, loss and expense
- Include for any deductions, such as retention
To achieve this:
- Conduct a site visit
- Provide a basis of assessment for review and agreement with the contractor (ideally)
- Raise a payment recommendation to the CA with the agreed amount
- Payment Certificate must be issued with a basis of assessment no later than 5 days after the due date, the due date is 7 days after the valuation date
26
How is change control managed and instructed
- A change is proposed (can be from any stakeholder)
- Proposed change is reviewed and reported on for approval by the relevant party
- A decision is made and recorded
- The change is then instructed (If withn the contract, this is in writing by means of an instruction from the contract administrator)
- Proposed change is then carried out
27
What are some of the timeframes surrounding contract instructions?
- Once a change has been identified and approved, it should be instructed as soon as reasonably possible.
- Verbal instructions have no immedaite effect but a Contractor should confirm its terms in writing within 7 days.
- Once submitted by the Contractor, unless the CA should disapprove in writing within 7 days from issue, the instruction is deemed to take effect at the end of the 7 day period.
- If confirmed by the CA before 7 days, the instruction takes effect from date of confirmation.
- Works carried out without an instruction can be retrospectively instructed anytime before the issue of the final certificate
28
What are the main forms of building contracts?
- JCT (Joint Contracts Tribunal)
- NEC (New Engineering Contract)
- FIDIC ( International Federation of Consulting Engineers)
- Bespoke Contracts
29
What are some of the different types of JCT contract?
- Standard Building Contract
- Intermediate Building Contract
- Minor Works Building Contract
- Design and Build Contract
30
What are the main changes from the JCT 2016 and 2024 suite of contracts?
- Gender neutral language
- Introduction of e-mail address to serve notices
- Updates in relation to the Building Safety Act 2022
- Updates to relevant events and relevant matters
- Sustainability and collaborative working now integrated not supplemental
31
What is the purpose of a contract?
- A contract provides a legally binding agreement between two parties which also sets out each parties obligations.
- It provides comfort for both parties that an agreement will be honoured and legal recourse if it is not.
- Ideally, it should also set clear roles, rules and responsabilities for each party which dictate activities and allocate risk to avoid any possible future disputes
32
What are contracts amended?
Standard forms of contract, while detailed and comprehensive can not always capture every possible project/client/contractor situation. Amendments can clarify any ambiguities specifically related to a standard form contract and the individual project.
Contracts may be amended by the clietn to re-alloacte risk.
May be amended to capture bespoke agreements made between the two parties.
33
What are the principles of forming a contract?
Offer
Acceptance
Consideration
Capacity and Competence
Intent
34
What are the differences between a JCT standard and D&B contract
- D&B contracts are more detailed so there is no confusion over the contractors's obligations
- Greater focus on contractors design as this is naturally highger in a D&B contract
- Monthly payment timeframes can change depending on the contractors payment application date
35
What documetns are generally included with a contract?
- The contract itself
- Any amendments
- Contract sum analysis / BOQ
- Appendix information noted in the contract (Design information, employers requirements, contractor designed portion and analysis)
- Statutory information (Planning apporval, LTA's, PCI, PWA's)
36
What is the purpose of a Letter of Intent?
It is used to indicate the employer's intention to enter a formal written contract for the works described. Generally, there are three types:
- Comfort letter
- Instruction to proceed with consent to spend
- Recognition of contract
37
What type of information should a letter of intent include?
Detailed description of work (The works and initial work if required)
Contract sum (if agreed)
Date for possession and completion
Insurance requirements
Method of payment
Expiration date
Would typically state the employers right not to proceed to contract
38
What is the difference between a 'Letter of Intent' and a 'Pre Construction Services Agreement'?
An LOI is a temporary placeholder for a formal building contract, while a PCSA is a stand-alone agreement for a specific scope of work.
An LOI is used to start works which would then be incorporated into the building contract.
A PCSA agreement is seperate to the works under the building contract where the contractor is enagged on a consultant basis.
39
What informaiton is included within the contract particulars?
Pricing Option
Employer CIS status
Supplemental provision application
Employers Requirements
Contractors Proposals
Key dates (Base, Completion, Possession)
Liquidated Damages
Rectification Period
Fluctuations
Advance Payments
Insurance
40
Who calculates LD's
The employer should calculate an appropriate rate of LD's specific to thier situation.
This should consider the cost of finance/borrowing, loss of earnings, rental accomodation, professional and legal fees etc
It should nto be construed as a penalty, as if so it may not be enforceable.
41
How are materials off site valued?
In accordance with the contract including any amendments but in essence i would consider:
- Requesting a vesting certificate
- Check the materials are appropriately insured
- Check the materials are appropriately labelled with reference to the project and set aside (if possible this should be done in person)
- Request a matrials off-site bond if appropriate
42
What is the purpose of retention?
It is used as an assurance of project completion and is intended as a safeguard against subsequent defects that the contractor may fail to remedy.
43
Are there any alternative options to holding retention?
It is possible to procure a retention bond to cover the retention that would otherwise have been deducted
44
Talk me through your review and advice on the contract amendments proposed for View Road?
Ground discovery
The proposed transferred all the risk to the contractor
Reasonable to push back on this
Risk was low as excavation was limited to foundations. No LGF levels
The cost implication of retaining outwieghed the risk of excluding
Fluctuations
Inflationary risk was assumed to have been priced already
Preferred contractor on cost, the flucuations proposed materially changed their tendered return
The client was open to including, negotiated the proposal down, based on cost substantiation and rate of inflation
45
How are fluctuations calculated?
The base date is used as a reference point
Adjustments can be made to labour and/or materials, usually by reference to a published price index
- Opt A: Based on changes to tax and levies
- Opt B: Based on changes to market rates
- Opt C: Based on pre determined formulas
Contractor must submit fluctuation request and calculations
Must be agreed with the QS or CA
Profit should nto be added to any agreed fluctuations
Retention should nto be deducted from any agreed fluctuations
46
What contract did you advise for Albion Street and Why? Were any other options considered?
JCT Standard Building Contract w/o quantities
The project was large in nature and involved a wide range of specialist trades.
There were elements of CDP required
An intermediate contract was also considered but due to the specification of a pool, steam room, lift and specialist AV/IT the standard building contract was considered more appropriate
47
What is the purpose of CDP?
CDP transfers the design responsability of pre determined packages to the contractor based on a performance specification.
Used for packages to transfer risk and gain buildability input from specialist subcontractors.
48
How are CDP packages managed?
A perfomance specification is provided by the client at tender stage
The contractor then provides a design proposal
The proposed design goes through an approval process with the client appointed design team
Proposals are then accepted, commented on or rejected
49
Can you provide some examples of typical CDP packages?
Steelwork connections
Cladding
Roofing
Temporary works
MEP elements
50
How are LD's deducted
This is done via a pay less notice issued by the client. The following must also be done in advance of issuing the pay less notice:
- Certificate of non completion issued
- Notification of entitlement to deduct LD's
- Formal notification to the contractor of the intention to levy the LD's
- Then a pay less notice can be served in conjunction with the contract timeframes to withold, deduct or repay the calculated amount.
51
WHat is the RIBA plan of works?
The RIBA Plan of Work organises the process of briefing, designing, delivering, maintaining, operating and using a building into eight stages
0 - Stategic Definition
1 - Preparation & Briefing
2 - Concept Design
3 - Spatial Coordination
4 - Technical Design
5 - Manufacture and Construciton
6 - Handover
7 - Use
52
How does the RIBA plan fo works relate to quantity surveying
Stage 1-2: OCE
Stage 2-3: Cost Plans
Stage 4: PTE
53
How is GIA calculated
- The internal area of each floor level to the inside face of the perimeter walls.
- Open sided covered areas should be noted seperately
- Any area with a height og less than 1.5m excluded (unless under stairs)
- Voids excluded.
54
What is the difference between GIA and NIA?
NIA refers to the useable space of the building and excludes structural elements and communal areas, such as walls, corridors, and staircases
55
How do you becnhmark rates?
Produce a clear document that shows the rates being benchmarked side-by side with relevant cost data (past projects, market rates, BCIS or similar)
Making adjustments as required to ensure a like for like analysis (location, inflation, volume etc)
56
How can feasibility costs be shown?
Usually shown as a rate or functional rate per square metre.
57
How do you build up a rate?
This will vary depending on what is being costed but things to consider include:
- Materials required
- Labour
- Logistics
- Subcontractor OH&P/Prelims
- Inflationary considerations if appropraite
- Contractor OH&P
58
What is lifecycle costing?
LCC is an objective method for measuring and managing the lifetime costs of any project or assest.
In construciton it enables design options to be compared froma lifetime perspective with a view to reducing overall costs associated with owning/operating a building/asset
59
Whta is TPI
Tender Price Indices:
They measure the movement in tender prices.
The BCIS TPI is currently 2.1%
This is dictated by the compilation of tender returns on a quarterly basis in comparison to previous data.
60
How do you adjust historic rates/costs
Adjust for:
Time (inflation)
Location
Technology
61
On Coach house, how did you prepare your PTE?
- Ananlysed the design informaiton
- Scheduled out the works
- Measured the works
- Sent out market enquires
- Applied rates based on market data and historical data
- Consultanted the design team on queries/intent
- Scheduled out any assumptions, exclusions and PS's
- Internal QA procedure
62
What is VE and when should it occur
VE = Value Engineering
It should occur whenever a cost plan exceeds the agreed project budget
63
How do you demonstrate value to your client?
- Establish what value means to the specific client
- Benchmark cost data against the project cost plans/tender returns
64
What are some VE eamples of VE proposed on Coach House
- Modular construciton of the Pool House
- Alternative sanitaryware fixures that maintained specified perfomance/quality at a reduced cost
65
What information goes into your PTE?
- Contents Page
- Exclusions/Assumptions
- Elemental Summary (faciliating works, substructure, superstuctre, finsihes, services, specialist, external, preliminaries, OH&P, fees, risk, inflation)
- Detailed schedule of works the elemental summary is based on
66
What is modular construction?
Modular construction is a process where a building is constructed offsite using controlled plant conditions before being transported and assembled at a final location
67
How are preliminaries priced?
Either fixed or time related
68
What are preliminaries?
Items that can not be allocated to a specific element, sub-element or component.
Items that are necessary for contractors to complete the works btu will not become part of the works
Examples include:
- Site staff
- Site establishment
- Temporary services
- Security
- Safety and environmental protection
- Insurances
69
What are some typical assumptions included within a PTE?
Free access to site
Works complete in usual workign hours
Property will be vacant
Scheme will meet building control, fire regs etc
No contaminents or extraordinary site conditions
70
On View Road, how did you manage design change pre contract?
- Done in consultation with the client (re-tender, negotiate with prefered)
- On View road this was split into two categories:
1. Required pricing before contract
2. Did not require pricing before contract
Items requiring pricing were prioritised and negotiated with the contractor for inclusion within the building contract.
Other items were agreed to be included within the contract if a fixed price was produced in advance of contract.
71
On Albion Street, how did you prepare your becnhmarking?
I collated a list of 5 projects we had tender/contract information for in the same area/similar value
Broke wthis doen on an elemental basis comparing cost/sq metre
Included projects with similar items, ie basement, pool etc
We were able to demonstrate overall value in comparison. Even with soem post tender/pre contract design change/variation the project was still below benchmarked rates and we advised to proceed with the current preferred contractor
Presented it as a side by side analysis of costs and in graphical format on an elemental basis. Costs were recent so we didn't adjust for inflation but noted even without adjustment the scheme was lower.
72
What is the most economical shape of a building
Circular as this has the lowest Wall to Floor ratio
However a square building is widely consdiered the best as quote often this has better useable space.
73
What do you do if a tender is submitted late?
In general, late tenders should be rejected if the deadline was clear and there's no good reason for the delay.
74
What do you understand by 'LumpSum' price
This refers to the fixed total cost for completing the item in question
75
What information is included in your instructions to Tenderers?
Time, date and method of return
Person to be sent to
Method for dealing with queries
Site visit contact details
Which alternative for dealing with errors is applicible
76
What were some of the contractor qualifications returned with the tender submissions on Marylebone Square?
Examples included:
- Allowance for samples
- Joinery finishes allowed for
- Assummed accesss
- Stone specification allowances
77
How were contractor qualifications dealt with?
These were distributed to the clients professional team of consultants to ensure they did not contradict the design intent of the project with any clashes reported back to the contractor for review.
78
What was your recommendation on the Marylebone Square tender?
The recommendation on the Marylebone Sqaure tender was a combined recommendation from the wider client team, not just mine alone.
We recommended to proceed with the contractor with the lowest price and overall programme as we were satisfied they could meet the quality demanded of the project, however, areas of risk were also identified to help inform the client's decision, with an alternative contractor being suggested should that risk profile not be accepted.
79
What were some of the risk's identified on Marylebone Square? How were these mitigated?
Programme. Abnormally lower than the other submissions
PS's. Much lower than the others (we had rationalised as part of the analysis and recommended a seperate client held contingency to cover these items)
Variation risk: Low contractor qualifications specific to the works which was unusual and not consistent with the other returns. We raised several tender quereis based on other submissions which were documented for inclusion in contract.
80
What do you include within a cost report?
- Executive Summary
- Initial Budget
- Risk allowance expenditure to date
- Authorised changes/instructions
- Anticipated changes/variaitons
- Anticipated and actual expenditure
- Loss/expense
- Items in dispute
- Provisional sum expenditure to date
- Project cash flow
81
How would you go about preparing a cashflow?
I would review the contract programme, and using the breakdown of package costs, apportion these costs accordingly on a month-by-month basis.
82
What are advance warnings? How do you quantify these?
Advance warnings are items that may impact the overall cost and/or duration of a project.
Depending on the item, I would quantify this is the mornal way, by scheduleing out the likely required work, measuring and applying contract rates or market/benchmark rates and OH&P.
If a delay to completion is noted, I would analyise the likely time impact against time related prelims to further quantify the cost.
83
How do you manage provisional sums?
I would ensure all PS's are scheduled out before entering contract.
I would then liaise with the contractor regularly so these can be developed into fixed costs after a process of review and agreement.
These are then reported on monthly to the client, highlihgting PS's expended and those still remaining.
The CA/EA should issue an instruction expending the PS's as they agreed throughout the project.
84
What risk allowances are included within a cost report?
This will vary depending on the project and what has been agreed with the client.
Generally, I would advise to include the following:
- Construciton contingency
- Design contingency for identified items subject to likely client change
- Provisional sum contingency for abnormal items noted as high/low as part of the tender analysis
85
How do you inform/report changes to your client?
Have an agreed process established in advance
This may involve a tiered structure of reporting/approval depending on the size/impact of the change
Some clients prefer verbal, written ro face to face
In the event of verbal, always follow up with a written communication confirming the conversation
Always formalised within a monthly cost report
86
How would you deal with a large change
For more complicated change with both cost and programme implications, the contractor would be asked to provide a Schedule 2 quotation. This is reviewed by the wider team and either instructed or rejected.
87
How often is a cash flow updated?
This will again largely depend on the agreed reporting requirements of the client.
Best practice is not to update the original cash flow so the actual can be reported against to gain insight into the contractor's progress.
Some clients prefer the cash flow to be updated monthly as it provides a more accurate forcast of monthly costs which helps them to plan finances accordingly.
88
How is steelwork measured under NRM1?
This is based on total weight of the steel including fittings and fixings.
89
How does measurement of steel differ under NRM1 and NRM2
NRM1 will involve a unit cost for the entire steel frame including compenents on a weight basis with details on beams/columns being noted.
NRM2 will be measured and costed on a compoent basis, beams, fixings, connections, bolts etc
90
What are the valuation rules for change?
- Should use rates/prices fro similar work within the contract
- Effects on prelims should be considered as appropriate
- When work is not identical or similar, other works in the contract should be used as the basis to form a new rate/cost
- When this is not possible a fair rate/price should be calculated and agreed
- Where this is not possible, works should be valued on a daywork basis
91
How are dayworks calculated?
By using records, or vouchers prepared by the contractor recording the labour, plant and materials used in the operation. I would then review and verify the works against the contract rates for daywork to agree a fair value.
92
What constitutes a change / variation under the JCT contract?
The alteration or modification of the design, quality or quantity of works
93
How does the JCT D&B deal with change?
Change is to be instructed under an Employer’s Agent Instruction and should be valued in accordance with the Valuation rules
94
How does the JCT SBC deal with change?
Change is to be instructed under an Contract Administrators Instruction and a Schedule 2 quotation should be requested
95
How do you manage change on your projects?
The CA issued details to me in a Change Control Form, for a financial assessment of the construction cost. I estimate the costs of the works and issue these to the CA and employer for acceptance.
If this is accepted, then it is instructed, and the contractor will then price and confirm the costs of works.
I would then review the contractor’s cost and confirm whether I feel they were fair and reasonable, then agree the costs directly with the Employer.
For more complicated change with both cost and programme implications, the contractor would be asked to provide a Schedule 2 quotation. This is reviewed by the team and either instructed or rejected.
96
What are the contractual implications of a change?
Should be instructed by EAI / CAI which essentially forms a change in the contract.
Certain changes can lead to issues such as EOT or L&E if noted and substantiated as relevent events and/or matters by the Contractor.
97
Talk me through the negotiation on Lancaster Gate. How did you prepare and what did you advise?
The preferred contractor was higher on cost then the second and the client wanted to trya nd negotiate this figure down.
I advised that rather than seek a blanket discount it would be better to negotiate specific packages where the contractor had been identified as high.
By using the tender analysis side by side comparison and my PTE I was able to identify several areas for potential betterment.
I was then able to use live market quotes to send to the contractor asking them to review their costs.
This led to a voluntary reduction in key packages I was able to ratify and recommend to the client to reduce the contract sum.
98
What constitutes Level 1 and level 2 informaiton?
Level 1 information is more of an overview or brief of the project and include basic GA layouts and project objectives. (OCE level, rates applied on m2 or functional unit basis)
Level 2 information is classed as the concept design and often includes an initial proposal for structural design, building services and specifications. (Cost plan level, rates applied on an elemental basis)
99
Are you aware of IPMS? How does it differ to RICS COMP?
International Property Measurement Standards
- IPMS refers to IPMS 1, 2 and 3 as opposed to GEA, GIA, NIA.
- External spaces such as balconies are included within IPMS 1 (GEA) but stated separately.
- IPMS 2 (GIA) is now measured to the internal dominant face of the external wall (as opposed to the internal face as previously).
100
What is a prime cost sum?
It is a sum of money included in a unit rate as a supply only rate and excludes all allowances for installation, sundries, sub-contractor prelims, OHP etc.
Usually, contractor will allow for the additional costs, with a prime cost sum for the item
101
What is a schedule of works?
Without quantities instructional list produced on smaller projects
Simply lists the work required, information about quality provided by reference to specifications and information about location and size should be provided on drawings.
Prepared by designers rather than a QS.
102
What do you use to inform your measurements?
- RICS International Property Measurement Standards.
- RICS Code of Measuring Practice.
103
What do you know about NRM?
New Rules of Measurement
NRM1: The order of cost estimating and cost planning for capital building works
NRM2: Detailed measurement for building works (Used for preparing a BoQ)
NRM3: Order of cost estimating and cost planning for building maintenance works
104
How would you value preliminaries?
On a percentage rate that is informed by similar projects that I’ve worked on previously, taking into consideration project specifics.
105
How do you prepare preliminaries in a pricing document
In accordance with NRM1
Include headings for things like:
Mgt & Staff
Site Establishment
Temporary Services7Security
Safety
Cleaning
Insurance
106
Can you provide an example of when you have given market advice to a client?
On Strathway gardens I advised on the upward trend in construction costs for Steel and timber due to ongoing supply issues in the european area.
On View Road I advised on the market trend for bi-annual increases to sanitaryware items from suppliers in the London market
107
Can you name the NRM documents?
NRM1: Order of cost estimating and cost planning for capital building works
NRM2: Detailed measurmenrt for building works
NRM3: Order of cost estimating and cost planning for building maintenance works
108
What are some typical elemental headings in NRM1?
Faciliating Works
Substructure
Superstructure
Internal Finishes
Fittings, Furnishings & Equipment
Services
Pre-fabricated buildings and building units
Work to existing buildings
External Works
Preliminaries
Contractor OH&P
109
What are fluctuations?
Refer to an adjustment in cost based on a pre-defined set of criteria
RICS have a guidence note simply called fluctuations
110
How are fluctuations dealt with in a JCT contract?
JCT has 3 set fluctuations provisions withn a standard building contract, an allowance for a bespoke agreement and the removal of any fluctuations.
A: Contribution, levy and tax
B: Labour and materials cost
C: Formula adjustment
111
What did you advise the client on how variations are dealt with?
Variations needed to be formally instructed by the CA to the contractor
These are then valued in accordance with variations rules
112
What are the variation rules?
Measurable work is to be valued using the rates listed withn the pricing document with reasonable adjustment
If not applicible, shall be derived on a fair and reasonable basis
If not measurable, dayworks shall apply.
Adjustment to any contract works affected by the variation shall be made in accordance with the above.
113
How does an ASHP work?
Fluid within the ASHP absorbs heat from outside air
It is then compressed to increase its temperature
Then it is transferred to a buildings central heating and hot water system
ASHP's are 350% more energy efficient than gas boilers
Two main types, Air to Water or Air to Air
114
Can you name types of basement waterproofing?
Barrier Protection
Structural Protection
Drainage
115
You mentioned about piles. What allowances would you typically make in a cost plan for CFA piling?
- Design
- Piling mats and plant
- Logistics, moving rig
- Piles themselves, material, reinforcement, casings
- Disposal of excavated material
- Cutting off tops of piles
- Testing
- Pile caps/ground beams
116
What are the main types of air source heat pumps
Air to Water
Air to Air
117
Can you name the differences between the JCT 2016 and 2024 suite of contracts?
- Gender neautral language
- Collaborative working and sustainablitiy no longer supplemental provisions
- Notification and negotiaiton of disoutes mandatory
- Relevent events now include epidemics, asbestos, contaminate material and unexploded ordance
- Updates relating to the building safety act
- Electronic communications (notices and signing)
118
How does the JCT design and build contract treat the quantity surveyor role differently than JCT standard building contract?
JCT D&B does not mention the role of the QS.
119
Can you name the differences in how the JCT design and build and the standard building contracts treat Liquidated Damages?
Under a D&B Contract:
- LD's can be charged between the completion date and date of termination
Under a SBC:
- Contractors total liability is not affected by the LD provisions
120
You mentioned you have read the RICS guidance note on Procurement & Tendering. What other document is out there?
JCT tendering practice note
121
Which procurement route is the quickest and why?
CM and MC, overlapping of desing and construciton on a package by package basis
122
Can you name a reason why a pre tender estimate may be lower than the tender?
- Tender addendums
- Costing error (Both PTE / Tender Returns)
- Poor design infomation / Amiguity
- Collusion
123
When assessing procurement route what are the criteria and sub criteria?
Establish the client objectives in relation to Cost, Quality, Risk and Time
Consider the project complexity
Client's ability to interact with various stakeholder requirements
Cross check against procurement route characteristics
124
Which document should you be looking at to determine the Gross Internal Area?
Code of Measuring Practice
125
How does your contract tackle variations? How did you advise your client on the contract procedures regarding variations? Name the relevant clauses.
A variation can be instructed either directly by the client or by the contract administrator.
Variations must be completed by the Contractor unless unreasonable to do so.
Should a contractor not comply, the employer has the right to get an alternative contractor to carry out the work after 7 days
Variations requiring cost cetianty can be dealt with with a Schedule 2 variation
Variation instructions: Section 3.14 of conditions
Variations: Section 5 of the conditions
Variation Rules: Section 5.6-5.10 of the conditions
126
What determines the different types of foundation?
The load it is expected to bear
The specific ground conditions of a site
Any site restrictions (Access/Location/Neighbouring Propoerty)
Cost and Time
127
Can you explain to me what factors you would consider when selecting or recommending a form of contract?
Design liability
Project complexity
Project size
Nature of works
128
What is the difference between a Payment Application and Payment Notice under the SBC
Payment application is a mechanism for the contractor to be paid
Payment notice stipulates a specific payment and must include the amount due and the basis for calculating it
129
How far can you go back with historical cost data?
Best practice is to use as recent as possible data as less adjustment is required.
Index's will not usually account for factors such as technology, regulation changes which can significantly impact costs.
So while older data can be adjusted, its level of accuracy diminishes with age.
130
Where would you get an inflation index from?
The BCIS publishes a TPI index
131
What else do you use the BCIS website for?
For information regarding average prices by sector
132
Why did you use NRM1 on Strathray Gardens?
Becasue I was creating a cost plan for the project and there was no need for detailed measurements.
133
What were the pros and cons of using ASHP's on Bishopsgate House?
Pros: Sustainable technology, more energy efficient
Cons: Higher upfront costs, ancilary costs associated with this being a variation and the existing scheme needing to be modified, noise
134
What factors informed your life cycle costs on Bishopsgate House
Unit costs (incl ancillary works)
Costs of running in conjunction with required output
Maintainnce
135
What metrics could you have used to define the ASHP 'greeness/environmental' freindlyness
A metric such as Embodied Eneregy could be used to assess its environmental impact, which records the total energy required from sourcing raw materials through to disposal.
136
What is embodied carbon?
The amount of greenhouse gas emissions (GHG) produced during the life of a product or building, from extraction to disposal
137
What were the liquidated damages set in the contract at Cork Street?
£5,000/wk or part thereof
138
How was the LD figure on Cork Street calculated?
This was set by the client. The project was an art gallery so:
- Loss of earnings
- Cost of current Rent
- Additional professional fees
139
On Marylebone Square how did you open and score the tenders initially
Firstly I created a tender opening record which sets out the details of the returns as submitted
Check for any missing information and the quality of the information provided
Then conduct a cost analysis, checking for ar-ith-mat-ical errors in the first instance, any exclusions or pricing irregularities,
Raise tender queries to the contractor and design team for any contractor qualifications,
Make any necesary adjustments/rationalisation.
140
What guidence did you use to inform the process of dealing with errors in a tender return?
JCT Tendering Practice Note and the RICS guidence note on tendering strategies
141
Why did you advise a recomended risk allowance on View Road?
The project involved substructure elements and there was a risk of ground discovery. There were also extensive re-levelling works to the rear garden where contaminated soil had been noted.
142
How did you quantify the risk allwoance on View Road?
As part of the tener process we received rates for the disposal of contaminated soil, so I was apply to apply these to a worst case scenario.
Using cost data from previous experience to inform a sensible allowance for additional excavation and backfill works
143
How did you build up your costs for the variations on Lancaster Gate?
In the first instance, checked how the scope of variation work affected the contract works and if any omits were required.
Then I would us contract rates where possible to value any new/modified works, either on a like for like basis or with a reasonable adjustment owing to the work.
If that was not possible, I would look to apply a fair a reasonable rate from a mix of my own expereince on similar projects and market testing/substantiation from the contractor.
Day rates were used if appicible as per the rates preagreed at point of contract.
144
Why is adjudication an option within JCT contracts?
It was introduced because it's a quick and cost-effective way to resolve disputes without going to court.
145
What implication did the variation you mentioned on lancaster Gate have in terms of cost and time?
This related to the change in floor finishes within the apartment which resulted in a net uplift in cost.
There was no impact on time, the quantity of flooring remained unchanged and was yet to commence and no new materials were specified.
146
Would an instructed variation be a valid reason for an extension of time.
Only if it was noted to be a relevant event and notified as such by the contractor.
147
What constitues a relevant event?
Certain Instructions
Deferment of site possession
Extreme weather conditions
Delays atributible to named specialists
148
What forms were administered for variation works to be completed
A change request form was issued by architect in relation to the updated drawings which was confirmed with the client.
The contractor also issued a CRF form specific to the change in floor finishes which outlined costs.
I issued a contract administrators instruction, referenceing the revised drawings and finishes schedule along with the cost which had been quickly agreed with the contractor.
149
What timeframe must the contractor advise of a relevant event?
JCT notes a Contractor should notify as soon as it becomes reasonably apparent that a Relevent Event will cause a delay but does not stipulate an exact timeframe.
NEC requires this done within 8 weeks of the event or else forfiet the right for an extension.
150
How long do you have to respond to an EOT claim?
Previously 12 weeks from point of receipt of full substantiation.
2024 suite this has changed to 8 weeks.
151
What were some of the exlusions and assumptions you made on your PTE for Strathray Gardens
Exclusions included:
Party wall awards
FF&E
VAT
Asbestos removal
Assumptions included:
Free access to site
Will meet planning, building and fire requirements
No existing structural issues
152
Can you please name the different sections of a JCT standard building contract
Articles of Agreement
Recitals
Articles
Contract Particulars
Attestation
Conditions
Section 1 – Definitions and
Interpretations
Section 2 – Carrying out the Works
Section3 – Control of the Works
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 – Settlement of Disputes
Schedules
Schedule 1 – Contractors Design
Submission Procedure
Schedule 2 – Variation and
Acceleration Quotation
Procedure
Schedule 3 – Insurance Options
Schedule 4 – Code of Practice
Schedule 5 – Third Party Rights
Schedule 6 – Form of Bond
Schedule 7 – Fluctuations Options
Schedule 8 – Supplemental
Provisions
153
What risk allowances are set out in NRM1?
Design Development Risks: Design Development. Third Party (Statutory req's, planning)
Construction Risks Site conditions/Discovery
Client Chnage Risks: Client driven changes to scope/brief, quality etc
Client Other Risks: Availability of funds, change in personal circumstance
154
Whay did you recommend a SBC without quantities on Albion Street?
Combination of factors relating to cost, time and quality of design infomration
Cost and time associated with producing a BoQ was not of interest to the client who was pushing for an early start date
The building was heavily fire damaged meaning areas were unable to be surveyed in full prior to facilitating works commencing, this meant the level of desing infomraiton produced for tender was not sufficient for a BoQ
