Mock - SW JM Flashcards
Main goal of underpinning a building
Strengthening existing foundations
How was delay manage contractually (Case study)
MC submit notification of delay with RE
Assessed if actual RE - Advised CA
May included L&E
How would you carry out negotiation over variations
Have key facts documented
Prepare other necessary info
Set agenda
Give chance to speak
Present case
Purpose of good data management
Increase efficiency and productivity
Less likely to breach GDPR
Enchance Security
What is GDPR
Law that governs how organisations handle personal data
What is Business Plan
Outlines operation and financial objectives for a business
How do you input into RLB achieving 2030 goals
- Assist developing junior staff
- High level service, Work efficiently
- Learning to use Ross
What would you expect to see on a company cash flow statement
Money coming in and out of business through main activites
What is Insolvency
Insufficient assets to discharge liabilities
Potential signs of insolvency
- Works slowing down
- Increase defective work
- Change management
- Additional / Inflated payment requests
- Complaints from subbies
Define Sustainability
Meeting the needs of the present without comprimising the future generations to meet their own needs
What is BREEAM
Building Reasearch Establishment Environmental Assessment Method
Certification system that evaluates the sustainability performance of a building
Examples of sustainable construction methods or materials
Solar panels
Wind turbines
ASHP
Rain water harvesting
Reclaimed timber, tiles and plastics
Pros and Cons of Timber panel external walls
Pros
* Aesthetics
* Sustainable
* Natural Insulation
Cons
* Shrinkage expansion
* Maintenance
* Moisture sensitivity
* Susceptible insect attacks
When would steel frame be more suitable than concrete frame
Long spans (open spaces)
Design flexibility
Quicker construction
Purpose of Building regulations
- Provide minimum standards for construction and safety
- Protect peoples safety and welfare in and around buildings
What are MMCs and examples
Modern Methods of Construction
Alternative methods compared to brick block
* Modular build
* Timber frames
* Precast panels
Why minor works contract for hospital refurb
- Traditional procurement
- Works simple in nature
- No complex service installtion
- No need for contract provisions
How to review contract variations
Check scope
Check validation
Check rates
Check measures
If client asks for help with LADs, how would you approach it
Cannot advise on amount but can advise on how they would calculate it
If client is late to pay contractor, what can contractor do
Can notify to suspend works
How would you manage costs on risk register as project progresses
Review risks that can be closed out and release back to client
Purpose of proving clients with financial statements
Advise on expenditure to make financial decisions
Stay informed with project
Purpose of project cash flow forcast for client, how would you set one up
- Gain understanding of financial requirements over duration of project
- Acts as check against valuations
- Plan expenditure
RIBA stage 1
S curve mechanism - maybe add advance payments
RIBA stage 5
Use construction programme and cost plan
If you wanted to set up your own business what would you need to do?
Inform RICS
Inform HMRC and Companies House
Business Plan
Complaints Handling Procedure
Company and Client Bank Accounts
Insurance - PI and Run Off, Building and Public
Why was single stage selected for Hendersons
As it was traditional
* Competitive pricing
* Most linear form of tendering
Why was JCT Intermediate selected for case study
- Traditional procurment
- Works fully designed by employer
- Works not complex in nature
- Doesnt have high degree building services
- Detailed procedures
Generally what were your clients requirements on Hendersons
- Structural stability
- Keep look of original
You mention the project was delayed – was an EOT issued? If so, can you talk me through the process of assessing this and the L&E
The contractor had made it aware as soon as it became apparent that a delay may occur.
They issued all relevant information needed for the CA to assess level of delay. This also came with a claim for L&E, once checking it was a relevant matter I reviewed the costs. Once agreed, it was added to the contract sum and paid in the next interim payment
Why is client care important?
’- Satisfied with our services.
- Keep good client relationships, continuous work.
Why is it important to understand the basis of your appointment with a client?
’- Understand your scope of service and what your client is expecting from you.
- Anything outside of your scope of services needs to be addressed
How would your client care differ between experienced and inexperienced clients?
’- Choice of language
- Amount of support throughout the process
- Workshops / calls to explain procurement routes / tendering options etc. for less experienced.
Can you give me an example of when you have given good client care?
’- Checking in with client before a change control meeting
- Giving your clients a call at the end of the week to check in with what’s on the list to do for next week.
- Working late on a particular evening to meet a last minute deadline.
- Calling your client when you have submitted a financial statement to run through the changes over the phone.
Can you briefly outline what the RICS Surveying Safely guidance document is?
Provide guidance to industry professionals on H&S within construction, our roles and responsibilities, risk assessments
Can you name the main H&S legislation?
’- CDM regulations
- H&S at work Act
- Theres various other ones such as asbestos
What would you typically include within a risk assessment?
Description of site, main risks, risk rating, ways to mitigate risks
What would you do if you saw unsafe practices on site?
Speak to a key person on site, e.g. site manager
Why is conflict avoidance important?
Can lead to deterioration of relationships
Breakdown of trust
Delays
Additional cost
What is the difference between mediation and conciliation?
Mediation - A facilitating role
Conciliation - More direct where suggestions are made to solve dispute.
Why do you think it is important to have a diverse team?
Brings different skills, experiences and knowledge to the team.
Can you tell me what unconscious bias is?
Underlying stereotypes people unconsciously attribute to another person
What legislation is relevant to this competency?
Equality Act 2010
Human Rights Act 1998
Why do you think teamworking is important?
Different perspectives
Efficiency
Quality
Productivity
Diversity
Unity
What benefits does an inclusive environment have?
Opens up the environment to more people, more diversity. A more diverse environment brings different skills, experiances and knowledge.
What is NRM?
Provides standard method of measurement across the industry.
What documents are there within this suit and what are they used for?
NRM1 – order of cost estimating and cost planning for capital building works
NRM2 – detailed measurement for building works
NRM3 - order of cost estimating and cost planning for building maintenance works
How does costing of construction projects develop throughout the RIBA Stages?
Order of cost estimate - RIBA stages 0 & 1
- High level estimate
- Usually based on single quantity (cost per m2 or functional unit)
Cost plan - RIBA stages 2, 3 & 4
Formal cost plan 1
- Early / RIBA stage 2
- Based on £/m2 elemental breakdown
- Assumptions
Formal cost plan 2
- More detailed / RIBA stage 3
- Based on detailed measured items £/m2 per item
- Less asumptions
Formal cost plan 3
- RIBA stage 4
- Send to tender
What is inflation and how would you account for this within your costings?
Forecasted uplift of costs over a set period of time. Would find from BCIS.
Give me an example of when you would advise using a two-stage tender
’- Quicker SOS (overlap of deign and tendering)
- Improving buildability
- Increased opportunity to value engineer
- Improved opportunity to identify project risk
Can you explain what normalisation is?
Analysing data into a common structure for comparison purposes
What are the two alternative options for examination and correction of tender returns?
As per the instructions in the Instructions To Tenderers
JCT dictates the following
Option 1 - Contractor must stand by error or withdraw
Option 2 - Contractor given opportunity to stand by or correct if a genuine error
What is the purpose of the RICS Codes for Measuring Practice?
’- Consistent measuring
- Accurate descriptions
Tell me why a client would use a SoR?
’- Makes the assessment of variations easier and quicker.
- Frameworks – quick appointment of contractor as they are on the framework and signed up to the SoR and makes negotiation of the CSA easier as based on agreed rates.
How is a risk register set out?
Risk, likelihood of occurrence, impact if it was to occur, mitigation options, cost implications etc.
How is risk dealt with under the NRM suit?
NRM1 – split into four catergories
- Design development risk
- Construction risk
- Employer change risk
- Employer other risk
NRM2 – not defined in this document.
Give me an example of how you manage risk within a financial statement.
Track risks and once they have been realised, expend money or release back to the client
5 Rules of Conduct
1) Members and firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS
2) Members and firms must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
3) Members and firms must provide good-quality and diligent service.
4) Members and firms must treat others with respect and encourage diversity and inclusion
5) Members and firms must act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession.
What do you need to do if you want to set up a business?
‘Inform RICS
Inform HMRC and Companies House
Business Plan
Complaints Handling Procedure
Company and Client Bank Accounts
Insurance - PI and Run Off, Building and Public
What is RLBs gift policy?
’- All hospitality has to be recorded (acepted or refused)
- No authorisation for small gifts e.g. routine working meal
- Can accept more significant gifts if:
- Demonstrable business rationale
- If over £75, approved by partner, over £200 approved by senior partner
- Manager must determine if proportionate and appropriate within context of relationship
What is bribery?
Offering or receiving something of value to influence actions
Minimum levels of indemnity (PI Insurance)
Firms turnover in preceeding year - Minimum level of indemnity
100k less - 250k
101k to 200k - 500k
201k above - 1m
Maximum level of uninsured excess (PI Insurance)
Limit of indemnity - Maximum uninsured excess
Up to and inc 500k - Greater of 2.5% of sum insured or 10k
Over 500k - 2.5% of sum insured
Each and every claim basis vs Aggregate plus
- Each claim has its own limit of indemnity
- Limit applies to total of all claims in period
