Mock 1

Question 1

What is a contingency?

Answer 1

Allowance for the unknown risks associated with a project

Question 2

How much was the contingency on this project?

Answer 2

£50k (approx. 5%)

Question 3

Why was 5% contingency chosen?

Answer 3

During the early design stages it was 10%, however as the design developed the contingency was reduced to 5%

Question 4

Why was a traditional procurement method used here?

Answer 4

Procured using the framework agreement, but traditional contract used.

Question 5

Why was it a JCT MW without quantities?

Answer 5

• Project not complex enough to require BoQ
• Price was a lump sum

Question 6

What impact could using a JCT without quantities have on the contractors tender?

Answer 6

Contractor may factor in more risk allowance to facilitate errors with quantities

Question 7

What is life cycle costing?

Answer 7

Process of economic decision analysis, which helps taking decisions on investments in new construction - Considers the overall cost of a product over its life cycle

Question 8

Simple English, what is value engineering?

Answer 8

An exercise that involves most of the project team as the project develops. It is about taking a wider view and looking at the selection of materials, plant, equipment, and processes to see if a more cost-effective solution exists that will achieve the same project objectives

Question 9

How does VE differ from VM?

Answer 9

VM is a method of highlighting possible opportunities to create value within a project and subsequently managing those solutions to ensure value is continuously delivered.

Whereas VE is a method used to eliminate any unnecessary costs, in order to achieve value for money on a project. VE methods and techniques can be used throughout the life cycle of a project, from strategic definition (very early design) to handover and close out

Question 10

What is “Float” in relation to programme?

Answer 10

The amount of time a task can be delayed without impacting the overall programme

Question 11

Single stage tendering – What are the advantages?

Answer 11

• Early cost certainty
• Competitive price

Question 12

If you did make an allowance for inflation, how could you do that?

Answer 12

Take advice from the BCIS and apply and % to the rates

Question 13

Tell me some methods of natural ventilation?

Answer 13

Openable windows

Question 14

UJ- You mention you made an allowance for acoustic products. Can you tell me what one of those was?

Answer 14

Acoustic floor boards

Question 15

Acoustic floor boards – tell me what they are and how the work (what is the build-up?)

Answer 15

Cellecta Screedboard 28, interlocking tongue and groove, 20mm gypsum with 8mm fibre acoustic fleece.

Question 16

What is an acoustic flooring panel purpose?

Answer 16

Designed to reduce reverberation and reflection of sound within rooms. By absorbing sound energy, they stop this energy from continuing to bounce around the room helping to reduce reverberation

Question 17

Asbestos Survey at UJ

Answer 17

I advised my client to instruct a specialist asbestos removal company to remove the identified asbestos to provide a safe environment for the contractor and future tenants

Question 18

Feasibility Estimating – what is that?

Answer 18

Produced up to stage 1 - Feasibility estimates are used to give clients a rough order of magnitude of the cost of the project. These estimates are intended to be a tool to help a customer decide to proceed on the articulated quote or scale the project up or down keeping in mind several feasibilities may be required before moving to the conceptual phase

Question 19

Why do we have the RIBA Plan of Works?

Answer 19

The RIBA Plan of Work organises the process of briefing, designing, constructing, and operating building projects into eight stages and explains the stage outcomes, core tasks and information exchanges required at each stage

Question 20

Give me a take-off list under NRM1 for those partitions

Answer 20

1. Walls + Partitions (stating thickness) measured = m2
2. E/O internal walls for forming openings = Nr

Question 21

Tell me how you updated your cost plans UJ as the design moved through the RIBA stages?

Answer 21

i. Following receipt of the developed design information, I would carry out a take-off of the new information
ii. I would then update the cost plan to reflect these adjusting rates where necessary
iii. Finally, I would review the cost plan with the designers to ensure allowance are in line with their expectations

Question 22

How did you deal with any unknowns or any queries

Answer 22

Q&A - Raise with relevant member of the design team

Question 23

KN – you mentioned you reviewed the design with the design team and advised the client with some options/considerations, which include specialist lighting – What was your advice in relation to these specialist light fittings

Answer 23

My involvement was advising of the impact from a commercial perspective (i.e. costs + lead in time)

Question 24

What factors can affect cashflow for a contractor?

Answer 24

i. Late payment from the client
ii. Pay Less Notice issued by the client
iii. Materials off-site not being paid for

Question 25

What is a provisional sum?

Answer 25

A provisional sum is an allowance (or best guess), usually estimated by a cost consultant, that is inserted into tender documents for a specific element of the works that is not yet defined in enough detail for tenderers to accurately price

Question 26

What is the difference between a defined and undefined provisional sum?

Answer 26

i. Defined provisional sums are those which have been described in sufficient detail that the contractor is expected to have made allowance for them in their programming, planning, and pricing preliminaries ii. Undefined provisional sums are less well described and so the contractor cannot be expected to make allowance for them in their programming, planning, and pricing preliminaries.

Question 27

Cubico – What were the stages of the change control procedure?

Answer 27

i. Introduced change control forms, which included a description of change, effects of the change from cost and programme perspective, and reason/benefit of the change ii. Any variation over £10k would require approval at board level

Question 28

KN – what is the agenda for a regular change control meeting with the Contractors QS?

Answer 28

i. Contractor to submit a copy of the latest change log + substantiation ii. I would then review the information provided + make an assessment prior to the meeting iii. I would then meet with the contractors QS to discusses each variation + substantiation with the aim of agreeing items

Question 29

Talk me through the schedule 2 quotation process under the JCT?

Answer 29

i. + sufficient information must be provided to the contractor to enable preparation of a quotation ii. + prescriptive time periods exist for the preparation and acceptance of a quotation iii. + the quotation must include the value of the varied work and the effects on any other work iv. + supporting calculations should be submitted, with appropriate reference to the Valuation Rules v. + any requirements for an Extension of Time vi. + any amounts to be paid in lieu of ascertaining Loss & Expense vii. + a fair and reasonable amount in respect of the cost of preparing the quotation should be included. This fair and reasonable amount is to be paid even if the quotation is not accepted viii. + method statements and resource requirements should be included if asked for by the instruction to provide the quotation

Question 30

KN – unagreed variations totalling £50k, tell me the process you went through to deal with these items?

Answer 30

i. Requested the contractor provided all relevant substantiation ii. I then reviewed these and identified a number of CSA rates has not been applied iii. Responded with my assessments iv. Discussed my position with the client v. Agreed a figure with my client to propose as the Final Account to contractor

Question 31

Why was the external terrace works a CDP item on KN (terrace)

Answer 31

Works had not been fully designed at this stage, so put the design risk onto the contractor

Question 32

What are the benefits of CDP for a client?

Answer 32

i. One contractor retains overall control and accountability ii. Reduces expenditure on professional fees

Question 33

How does a verbal instruction process work under a JCT?

Answer 33

i. Contractor issues Confirmation of verbal instruction (CVI) within 7 days of receiving verbal instruction ii. If the architect/contract administrator does not dissent from that confirmation within seven days from receipt of the written confirmation, the instruction then takes effect

Question 34

What is the timeline for the CA to reply to a confirmation of verbal instruction?

Answer 34

Seven days

Question 35

Collateral Warranty – can you give me an example of where a Collateral Warranty may be used?

Answer 35

i. Funders - banks and other lenders funding construction works who are taking a charge over the property, rather than purchasing it, will require collateral warranties ii. Purchasers - a party that buys the development iii. Employers to sub-contractors

Question 36

Schedule of Amendments – Can you give me an example of some of the amendments?

Answer 36

i. Payment dates (example – change from 14 days to 28 days) ii. May be amendments relating to Covid & Force majeure

Question 37

What is a vesting certificate?

Answer 37

A vesting clause is a contractual term which deals with the transfer of ownership of goods and materials and a vesting certificate is a document evidencing that transfer of ownership of those goods or materials

Question 38

Off-site joinery at KN – tell me the tasks and actions you carried out in relation to this?

Answer 38

I visited site with the architect to ensure the MOS were there and clearly labelled

Question 39

Did you go on your own to look at these or did you take anyone else with you?

Answer 39

No, I went with an architect and took a copy of the specification

Question 40

What does Residual Valuation mean?

Answer 40

Residual valuation is the process of valuing land with development potential

Question 41

Festival House – How did you use historical data to produce the new cost plan

Answer 41

I used rates from a previous fit-out I did the year before for the same client, who was rolling out the same scheme across different locations. I applied the TPI from the BCIS to ensure an appropriate percentage had been applied for the inflation

Question 42

Practical Completion – give me a list of the consequences of Practical Completion

Answer 42

i. Rectification Period starts ii. Clients’ ability to apply liquidated damages becomes void iii. Client is not responsible for insuring the building iv. Half of retention is released

Question 43

How would develop good relationships with clients?

Answer 43

i. Establish open, consistent lines of communication with your client ii. Understand their needs and requirements iii. Provide diligent service iv. Offer solutions

Question 44

What are the pitfalls of communication via emails?

Answer 44

i. The recipient needs access to the internet to receive email ii. No guarantee the mail will be read until the user logs on and checks their email iii. May take few days for person to respond

Question 45

The Adelphi – How did you prepare for contractor interviews?

Answer 45

i. Prepare and circulate an agenda ii. Understand what the client is looking to achieve from the interview iii. Identify queries that should be raised

Question 46

CDM Regulations – tell me some of the tasks and actions of a principal designer?

Answer 46

i. Project set up assistance ii. Coordinate the pre-construction phase iii. Assist compiling the pre-construction information iv. Identify, eliminate and control foreseeable risks v. Ensure designers comply vi. Advise on time and resources vii. Liaise during the construction phase viii. Prepare the health and safety file

Question 47

What is included within the Health & Safety at Work Act?

Answer 47

i. Adequate training of staff to ensure health and safety procedures are understood and adhered to ii. Adequate welfare provisions for staff at work iii. A safe working environment that is properly maintained and where operations within it are conducted safely iv. Suitable provision of relevant information, instruction and supervision

Question 48

What is the purpose of CHAS?

Answer 48

Type of accreditation that proves a business’s health and safety processes meet excellent standards

Question 49

There are various H&S accreditations – how do you know which ones are reliable

Answer 49

Ask principal designer for advice

Question 50

Why do company’s prepare accounts?

Answer 50

i. help companies make informed decisions ii. Requirement by law

Question 51

What would you expect to see in an operational business plan?

Answer 51

i. Clear Objectives Processes ii. Activities to be delivered Progress iii. Quality standard iv. Budgeting v. Procedures vi. Desired Outcomes

Question 52

What are some of the disadvantages of litigation?

Answer 52

i. More expensive - It can last between 12 - 18 months ii. Potentially longer time period to obtain a judgment iii. Proceedings are generally conducted in public iv. Judgment will be subject to appeal

Question 53

How does adjudication work?

Answer 53

i. One of the parties requests an appointment of an adjudicator by serving a Notice of Dispute. Adjudicator must be appointed within 7 days of serving Notice ii. Referral Notice must be issued at the end of 7-day period of notification. This sets out the details of the dispute and provides supporting document for the adjudicator to review. iii. The adjudicator has 28 days from issue of the Referral within which to issue a decision but can be extended by 14 days on agreement from both parties

Question 54

What happens at the end of adjudication?

Answer 54

Adjudicator issues their decision

Question 55

Who pays the adjudicators fees?

Answer 55

i. Depends on the terms of the contract. Most standard forms and adjudication rules provide that the parties cannot recover their own expenses in the adjudication. ii. Both parties are jointly liable for the adjudicator’s fees. Standard forms usually provide that the adjudicator can decide who is to pay their fees

Question 56

What is the general ethos of GDPR?

Answer 56

Designed to harmonize data privacy laws across Europe, to protect and empower all EU citizens data privacy and to reshape the way organisations across the region approach data privacy

Question 57

What does Tuckman’s Team Theory relate to?

Answer 57

i. It relates to how a team of people tackle a task by breaking it down into 5 stages 1. Forming 2. Storming 3. Norming 4. Performing 5. Adjourning

Question 58

What does Approved Document M relate to?

Answer 58

Access to and use of buildings – ensures buildings are accessible, not only to disabled people, or those with limited mobility but also to people who use prams etc.

Question 59

What is the purpose of BREEAM?

Answer 59

i. Building Research Establishment Environmental Assessment Method ii. Best practice guidance and standards for the environmental performance of buildings through design, specification, construction, and operation

Question 60

International Property Management Standards – What is the purpose of them?

Answer 60

Aims to bring about the harmonisation of national property measurement standards through the creation and adoption of agreed international standards for the measurement of buildings

Question 61

Can you name me the 5 RICS rules?

Answer 61

i. RESPECT - Treat others with respect ii. RESPONSIBILITY – Take responsibility for your actions iii. INTEGRITY – Act with integrity iv. COMPETENCE - Maintain their professional competence v. SERVICE - Provide good-quality and diligent service

Question 62

Can you give me an example of where you have applied one of those within your career?

Answer 62

Acted with integrity and declined a hospitality invitation, which could be held against me in the future to influence a decision

Question 63

What is run off cover?

Answer 63

Run off' insurance is professional indemnity insurance which covers the historic liabilities of a business and its directors when the business ceases or is acquired

Question 64

How are premiums for PI calculated?

Answer 64

Calculated based on the firm’s turnover

Question 65

What are red flag indicators?

Answer 65

Red flag indicators are something that happens, which raises suspicions relating to money laundering

Question 66

Let’s say you passed your APC, left your firm to set up a RICS regulated firm- how would you go about setting that up?

Answer 66

i. Make an application to the RICS ensuring compliance with the Rules For Registration ii. provide information to RICS in such form as prescribed by the Standards and Regulation Board iii. Advise on the service the firm will be providing iv. Have a CHP in place v. Have PII and run off cover in place vi. Confirm if the firm will handle clients’ money vii. Nominate a contact officer

Question 67

A Contractor invites you to corporate sporting event, all expenses paid - what would you do?

Answer 67

Politely decline the offer. May constitute a bribe and be held against me in the future to influence a decision

Question 68

A relative ask for some cost advice for an extension, what would you do?

Answer 68

Decline. Would not be covered by PII. Advise them to use the “find a surveyor” tool on the RICS website

Question 69

What is the RICS Black Book?

Answer 69

collection of guidance notes that define good technical practice for quantity surveying and construction professionals

Question 70

A contractor makes an error within their tender (£20k), what would you do?

Answer 70

Be honest and act with integrity – give them the opportunity to stand by their tendered rate or correct it

Question 71

What are the RICS rules on CPD for chartered surveyors?

Answer 71

20 hours per year (10 hours formal + 10 hours informal)

Question 72

How do you find out if something is formal or informal CPD?

Answer 72

RICS CPD Decision Tree

Question 73

What impact do you think inflation will have on the construction industry?

Answer 73

i. Increase in cost of construction (materials + labour) ii. Workload may slow down due to increase in finance charges for developers/clients