Need to knows Flashcards
What is Rule 1 of the RICS Rules of Conduct?
Members and firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS
What is Rule 2 of the RICS Rules of Conduct?
Members and firms must maintain their professional competence and ensure that services are provided by individuals who have the necessary expertise
What is Rule 3 of the RICS Rules of Conduct?
Members and firms must provide good-quality and diligent service
What is Rule 4 of the RICS Rules of Conduct?
Members and firms must treat others with respect and encourage diversity and inclusion
What is Rule 5 of the RICS Rules of Conduct?
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 does Appendix A of the RICS Rules of Conduct contain?
Professional Obligations to RICS
Obligations for members
- Members must comply with CPD requirements set by RICS.
- Members must cooperate with RICS.
- Members must promptly provide all information reasonably required
Obligations for firms
- Firms must publish a complaints handling procedure, which includes a alternative dispute resolution provider approved by RICS and maintain a complaints log.
- Firms must ensure that all previous and current professional work is covered by adequate and appropriate professional indemnity cover that meets the standards approved by RICS.
- Firms must cooperate with RICS.
What would be the build up of the slab?
Typically:
- Wearing surface.
- Structural slab.
- DPM membrane.
- Hardcore sub base.
- Formation level (earth) which may have been built up using sub-grade fill
How was the epoxy coating applied to the warehouse concrete floor slab?
- Preparation of concrete floor slab
- the concrete floor slab itself needs to be initially sound. Isolated repair screed any of these areas.
- Remove all existing laitance and previous surface treatments by using mechanical preparation which can be through diamond grinding or abrasive blast cleaning.
- Slab should then be cleaned and left to try so it is free of oil and any contaminates. - Priming
- Usually two coat application process does not require priming but exceptionally porous concrete may need a priming layer to ensure adhesion and left for 12 hours. - Application
- Roller apply the epoxy coating by hand and then apply second coat between 16-48 hours later.
- Need to ensure that the ambient temperature is kept at a minimum 15 degrees or this can affect the curing and the subsequent finish.
What epoxy system did you specify for the warehouse floor?
- KDR EpoCoat HB epoxy floor coating system - a type 2 coating.
- Used because it was available at the time, RESDEV Pumatec system was not available due to restrictions caused by COVID.
- Consulted BS 8204- Part 6 - Screeds, bases and in situ floorings – Part 6: Synthetic resin floorings and found that for general industrial use with moderate traffic a floor coating would suitable. It also had good chemical resistance.
Also consulted The Resin Flooring Association Guidance note - chose based on anticipated traffic (moderate), had protection from chemical spillage also.
What are the different types of synthetic resin flooring for warehouses?
What is the procedure for drilling asbestos cement roof sheets? What document would you consult?
- HSE a9 information sheet - Drilling Holes in Asbestos Cement and Other Highly Bonded Materials.
- Ensure that workers are wearing overalls fitted with a hood and respiratory protective equipment.
- Cover the drilling point (and to the rear if possible) with masking tape to prevent the edges crumbling.
- Cover the drill entry point with a generous amount of past, foam or a drill cowl.
- Drill through the paste, foam or drill cowl.
- Use Class H vacuum to control fibres at source.
- Clean off the paste, foam and debris with a rag or remove the drill cowl.
- Dispose of paste, foam or rag as asbestos waste - double bag (asbestos waste bag inserted in clear taped polyethene bag).
- Seal the drilled edge with sealant.
- Insert sleeve to protect the hole’s edges from cabling (if applicable).
How were each of the external works items specified?
Roof system - Tata Steel Trisobuild Roof system, u-value 0.18, LPS 1181 Grade EXT-B for insulation, colour - Goosewing Grey, 40 year manufacturer’s guarantee.
Roof lights - Trilite 30 GRP profiled roof lights, Class B fragility (can withstand foot traffic), Class 1 fire rating (lowest flame spread), 25 year performance warranty from manufacturer, u-value 0.18, ensured appropriate fire resistance.
Valley gutter liquid system - HD Sharmans Delcote Gutter Coating System, 10 year manufacturer’s warranty - not installed.
Windows - Alitherm 600 Smart System, powdercoated allumnium casement window, specified to achieve u-value 0.16 (Part L compliant), kite marked for BS, chosen from a range of products on NBS’s approved product list, lead in time was also minimal (8 weeks).
Cladding sheets - Tata Steel replacement panels, LPS 1181 Grade EXT-B for insulation.
Cladding paint - TOR Unicover in Anthracite Grey - 20 year performance guarantee.
Describe the stages of decorating the profiled metal cladding
- Cladding will be cleaned using a jet wash to remove all grease, oil, general dirt and contaminates and existing flaking paintwork.
- All areas not to be painted will be masked off.
- All cladding will be brushed to remove any dust that could prevent adhesion.
- Spot priming will be undertaken to areas where there is bare metal resulting from the cleaning process to provide a mechanical key.
- Elevation then should be coated in an undercoat to ensure adhesion between the new topcoat and cladding.
- Apply the finishing / top coat.
What are the three types of conflict of interest according to the RICS Conflicts of Interest Professional Statement?
- Party conflict: a situation in which the duty of an RICS member or firm to act in the interests of a client in a professional assignment conflicts with a duty owed to another client in relation to the same or a related professional assignment.
- Own Interest Conflict: a situation in which the duty of an RICS member or firm to act in the interests of a client in a professional assignment conflicts with the interests of that same member/ firm.
- Confidential Information Conflict: a conflict between the duty of an RICS member or firm to provide material information to one client, and the duty of that RICS member or firm to another client to keep that same information confidential.
How many different types of RICS document statuses are there ?
There are three main types of document statuses issued by RICS:
- RICS rules of Conduct for members and firms - set out the professional conduct expected of RICS registered members and firms.
- International standard - high level standards developed in collaboration with other relevant bodies.
- Professional statement - Mandatory requirement for RICS members and firms.
- Guidance note - Recommendations and best practice approach followed by competent and conscientious practitioners.
- Code of practice - Document developed in collaboration with other professional bodies and stakeholders, same status as as a professional statement or guidance note.
If faced with a situation that you felt was unethical, how would you proceed?
Using the decision tree:
• Do I have sufficient facts?
• Is the matter legal?
• Is it in line with RICS Professional and Ethical Standards?
• Have I consulted with appropriate people?
• Do I have clear reasoning in reaching my decision?
• Would I be content for my actions to be made public?
If answered no to any of the above, I would not proceed with the situation alone and would consult senior staff with direction on how to proceed.
What cover do you need to open your own firm?
- PII insurance - Professional indemnity insurance covers financial loss, personal injury and property damage resulting from your negligent act or error while you’re working for a client.
- PLI insurance - Public liability insurance is there to protect you if a member of the public is injured (or their property is damaged) and your business is faced with a compensation claim as a result. It can cover you when you’re working at client sites or in public.
- Employers Liability Insurance - Employers’ liability insurance covers you and your business for compensation costs if an employee becomes ill or injured as a result of the work they do for you. It’s legally required of all businesses with one or more employees.
- Building Insurance (if you own your own premises)
What is the minimum limit of PII cover for firms? What is the maximum level of uninsured excess required by RICS
- PII cover dependent on turnover (during previous financial year or predicted turnover if a new firm) - _needs to be for any one claim or aggregate and round the clock reinstatement basis (w_hen each layer of indemnity has been exhausted up to the full limit of indemnity, the cycle should start again and reinstate back to the primary amount).
£100,000 or less = £250,000
£100,000 to £200,000 = £500,000
£200,000 and above = £1,000,000
- Maximum uninsured excess (amount of any claim which a firm may be required to pay before any indemnity is granted under the terms of any policy) is also based on firms’ turnover (as per new UK PII requirements effective 2022).
£10,000,000 or less - The greater of 2.5% of the sum insured or £10K.
Over £10,000,000 - No limit set.
What is the minimum level of run-off cover for a firm?
- For consumer claims: £1,00,000 for period of six years.
- For non-consumer claims: proportionate and adequate runoff for period of six years.
What is the RICS mission statement ?
To be recognised in key worldwide markets as the leading body that sets and enforces standards
and offers access to the most sought after professional status in land, property and construction.
What is the risk control hierarchy in relation to risk assessments? (Every Safety Element Always Protects).
- Elimination - redesign the activity or substitute so that the hazard is removed or eliminated e.g use drone for roof inspections to prevent need to work at height.
- Substitution - Replace the materials used or the proposed work process with a less hazardous one. For example, use pre-prepared components rather than fabricating/cutting on site.
- Engineering controls: Use work equipment or other measures to prevent falls where you cannot avoid working at height. Install or use additional machinery such as local exhaust ventilation to control risks from dust or fumes.
- Administrative controls - Identifying and implement the procedures needed to work safely. For example, reducing the need for lone working or ensuring the work is completed in daylight; reducing the time workers are exposed to hazards (e.g. by job rotation); prohibiting use of mobile phones in hazardous areas.
- Personal protective clothes and equipment - After all the previous measures have been tried and found ineffective in controlling risks to a reasonably practicable level must personal protective equipment (PPE) be used. For example, where you cannot eliminate the risk of a fall, use work equipment or other measures to minimise the distance and consequences of a fall.
What recent regulatory change do you know of with regards to EV charging stations?
- Approved document S - Infrastructure for the Charging of Electric Vehicles states:
- Where a non-residential building is undergoing major renovation and will have more than 10 parking spaces after the renovation is completed, one of those spaces must provide access to one electric charge point and cable routes for electric vehicle charge points must be installed in a minimum of one fifth of the remaining parking spaces.
- If the cost of installing the required EV charge point and cable routes exceeds more than 7% of the total cost of the major renovation then the regs do not apply.
What are some examples of environmental, social and economic sustainability you have imposed or achieved on a project?
Environmental
- Encouraging the use of PV installation.
- Reducing impact of work on neighbours / community (wash stations, dust suppression on tools, working with LA hours).
- Responsible sourcing of materials - FSC approved timber, water based paints and finishes.
- Retention and reuse of existing installations (particularly M&E) where possible.
Social
- Using contractors on the CCS (Considerable Constructors Scheme) scheme - code includes: actively encouraging and supporting an inclusive and diverse workplace, proactively supporting safe working, mental and physical wellbeing at work.
Economic
- Encouraging contractor’s to utilise local workforce and supply chain.
- Most refurbishment projects I have been involved with are for warehousing - brings long term employment opportunities to the local area.
Explain the valuation process and the responsibilities of a contract administrator for a JC intermediate Contract / JCT Minor works contract?
- Contractor must issue application for payment no later than the valuation date.
- Valuation date occurs (stated in contract particulars – will change to closest business day).
- Due date (date at which the CA values the works) is 7 days after the valuation date.
- Contract administrator must issue a certificate for payment (interim cert) within 5 days after the due date – the cert = the
amount they deem should be paid at the due date. - Final date for payment in standard contract is 14 days from the due date.
- If the employer intends to withhold any amount from the sum certified, the they must provide written notice of their intention no later than 5 days before the final date for payment.
Note: The contract gives the contractor the right to submit its own payment application - they are not required to and the CA can undertake the valuation without it.
Note: If the CA doesn’t issue a payment certificate within 5 days after the due date, if the contractor issued an application for payment this becomes a payment notice and acts as the cert, otherwise a contractor can send a payment notice to the CA.
What are the different insurance options under the JCT suite of contracts? What is all risk insurance?
- Option A (new buildings) - requires the contractor to take out and maintain all risks insurance of the works.
- Option B (new buildings) - requires the employer to take out and maintain all risks insurance of the works.
- Option C (existing structures) - requires the employer to take out and maintain (a) insurance in respect of the existing structure and their contents against specified perils and (b) all risks insurance of the works.
- In all options the insurance is taken out in joint names which prevents dispute between the parties if they try and claim off each other and allows each to claim against the same policy for any loss.
- All risk insurance covers against any physical loss or damage to works executed and site materials by vandalism, fire, storm, flood etc.
- Insurance in respect of the existing structure + contents includes cover for specified perils = basically the same as all risk but doesn’t protect against vandalism, theft or vandalism.
What are the core IPMS core definitions?
- IPMS 1: Closely comparable to GEA (Gross External Area).
- IPMS 2 - Office: equates closely to GIA (Gross Internal Area).
- IPMS 2 - Residential: equates closely to GIA (Gross Internal Area).
- IPMS 3 - Office: equates somewhat to NIA (Net Internal Area).
What IMPS have you used in your career as a building surveyor?
- To name one example, when compiling a dilapidations schedules for a multi-let office buildings I utilise IMPS 3 to give a cost per square meter for the claim based on the floor area used exclusively by the occupying tenant and exclude standard facilities such as shared WCs, circulation areas and stairways.
- To name another I have utilised IPMS 1 (GEA) / 2 (GIA) to scale off drawings for a warehouse unit to a client’s property marketing team to advertise a warehouse unit to prospective tenants.
What are the IPMS standards? What is IPMS 1, IPMS 2 & IPMS 3?
- Standards produced by the International Property Measurement Standards Coalition in 2014 to provide a measurement standard that can be used globally to enable clear comparison of buildings internationally with respect to floor area. Prior to this numerous measurement standards were used internationally and even nationally - for example in the USA air conditioned space is a unit of measurement and in India offsite car parks can be included.
- IPMS allows more accurate valuation of properties internationally as a standard point of reference can be used, likewise if a business owner requires a certain floor area for a new property this can be made clear through the use of the standardised measurement standard.
- There are different specific standard for IPMS 1, 2 & 3 for different building types such as offices and industrial buildings but broadly speaking:
IPMS 1 (Closely equates to Gross External Area)
- Used for measuring the area of a building including external walls and reported on a floor by floor basis and is commonly used for planning and costing development proposals. Includes area of the basement level (by extending exterior plane of perimeter walls at ground floor level downwards). Excludes; Open light wells and upper level voids of atriums, open external stairways that not integral to the structure, external car parking, equipment yards etc, but may be measured and stated separately.
IPMS 2 (Closely equates to Gross Internal Area)
- Used for measuring the interior area of a building and categorising the use of space with measurement taken from the internal dominant face and reported on a floor by floor basis. Commonly used by asset managers, facility managers and valuers to provide data on the efficient use of space. Excludes; Open light wells and upper voids of atriums, external car parking, equipment yards etc but these areas may be measured and stated separately.
- Categories include; vertical penetrations, hygiene areas, circulation areas and workspace to name a few.
IPMS 3 (Closely equates to Net Internal Areas)
- Used for measuring the occupation of floor areas in exclusive use by an occupier but excludes standard facilities and shared circulation areas and is calculated on a occupier-by-occupier or floor-by-floor basis for each building with. Measurement of floor space is taken from the internal dominant face and the centre line of where a wall separates two occupiers. Commonly used by asset managers, facility managers and valuers. It Excludes; Standard facilities (including shared stairways, lifts and toilets). Includes; All internal walls and columns and will include but stated separately the areas of balconies and rooftop terraces which are measured to their inner face.
