Q&A questions

Question 1

What are the main types of curtain walling system? What are advantages and disadvantages of each system?

Answer 1

• Stick system
  + Installed piece by piece on site, with glazing inserted from the inside or outside depending on access conditions.
  + Advantages: Can be assembled without large lifting equipment, more versatile (can be integrated with other systems).
  + Disadvantages: More time spent on site installing - increased labour costs (skilled labour).
• Unitised system
  + Prefabricated system comprised of prefabricated panels of framework with glazing panels already installed. Panels craned into position on site and fixed to pre-positioned brackets attached to the concrete floor slab and structural frame.
  + Advantages: Reduced installation time on site (less disruption to the overall programme), can crane system in so no need for temp access, built in controlled environment (quality assurance and less skilled labour).
  + Disadvantages: Higher direct costs, hard / impossible to modify if construction has not been built to exactly as designed.

Question 2

What foundation types would you expect to find in a warehouse?

Answer 2

• Pad foundations would usually be used to transfer loads from the metal frame down to the load bearing strata. The pads are usually square but may be elongated where there is reduced room on site. Connections between loadbearing columns may either be fixed or hinged.
• Traditional strip foundation / trench fill foundation will be used for low level masonry and that forming walls of any ancillary accommodation.

Question 3

Why does concrete need to be reinforced?

Answer 3

• Concrete is strong in compression but weak in tension. Reinforcement increased concretes tensile strength.

Question 4

How is cladding fixed to a building?

Answer 4

Bolted to the concrete floor slabs and can be welded / bolted to a structural frame.

Question 5

How is cladding installed to a framed building?

Answer 5

• Portal frames: cladding panels will be bolted, riveted or welded to horizonal metal rails that span between the columns of each portal frame unit.

Question 6

What types of floor would you find in a warehouse property?

Answer 6

• Ground supported concrete floor (to ground floor of warehouses usually).
• Beam and block floors.
• Hollow clay pot floors.
• Composite steel and concrete floors.
• In situ cast concrete floors.
• Precast concrete floors.

Question 7

What is a hollow clay pot floor system?

Answer 7

• Common during post war years from 50s - 80s.
• Originally used to fireproof floors in multi-storey buildings and found forming inner cavity leaf of 60s high rise buildings.
• Floor composed of hollow clay pots which span the floor with spacer tiles that set the width of the concrete ribs. The clay pots form permanent formwork as concrete is poured over the spacer tiles to form concrete ribs in situ. A structural topping is then poured over the entirety of the hollow clay pot floor surface.
• There are two types of hollow clay pot floor systems:

1. Ribbed slabs whereby the concrete topping contributes to the structural strength of the floor.
2. Robbed slabs whereby the concrete topping does not contribute to the structural strength of the floor - simply a screed with reduced strength.

Question 8

What issues can there be with hollow clay pot floors?

Answer 8

• Voiding can occur to the ribs when they are cast (concrete doesn’t completely fill the formwork): reduces structural integrity and very hard to detect (underside of floor may be plastered / covered).
• When a building is being refurbished you can remove the structural topping to gain floor height to allow RAF system but only if the topping is non-structural!!!

Question 9

How can you finish a concrete floor flab?

Answer 9

• Tamped finish - timber tamping beam is used to level and compact the concrete before it is left to cure, provide a rough finish.
• Power float - a power float machine is used to smooth and level the surface of the concrete, provides a buffed / polished finish.
• Brushed - usually used for external hardstandings for increased traction.

Question 10

What are the usual terms of a break within a lease?

Answer 10

• Might be a break premium which the tenant will have to pay.
• Pay all rent, insurance rent and service charge up to and including the break.
• Give written notice within a particular time frame.
• Give vacant possession - free of the tenant, sub tenant and any possessions.

Question 11

What is a Jarvis v Harris clause?

Answer 11

• A clause within a lease that allows the landlord to serve a repairs notice on the tenant so they carry out works.
• If the tenant does not carry out the works having been served the notice, the landlord has the right to enter the premises, carry out the works and recover the cost of the works from the tenant as a debt.

Question 12

What is the Landlord and Tenant Act 1954?

Answer 12

• If a lease is covered by the act then when a tenant comes to the end of their lease, they are entitled to a new lease on the same terms as the pervious lease subject to modernisation and revision of rent.
• If a lease is covered by the act then a landlord must serve a Section 25 notice if they was to get possession back.

Question 13

What is a Part 36 offer in relation to dilapidations?

Answer 13

• Called a Part 36 of the Civil Procedure Rules and part 36 relates to offers made on a without prejudice basis (offer cant be seen by the court until judgement is made.
• Offer puts pressure on party by implying that they are willing to settle out of court, but will likely go to court if it is not accepted.
• Once offer made, the receiving party has 21 days to accept.
• Party making offer has right to withdraw the offer even after 21 days.
• If the matter does go to court and the Judge offers less than the Part 36 offer, then the claimant will only receive the lower amount and may have to pay legal fees on top.

Question 14

What are the main types of structural frame found in buildings?

Answer 14

• Skeleton frames: used for multi-storey high rise usually - serious of metal frames places at right angles to each other so loads are imposed from member to member until they reach the foundations and are transferred to the sub soil.
• Long span frames:
  1. Castellated / lattice beam frames
  2. Portal frame buildings.
  3. Space frames
  4. Structural timber frames (laminated timber portal frame, ply-faced boxed portal frame and solid timber portal frame).
• In-situ cast reinforced concrete frames.
• Precast reinforced concrete frames - view less favourably in UK since issues in 60s 70s construction
• Structural timber frames: common in resi construction, less weight (smaller foundations), BRE recommends no more than 6 storeys do to fire risks.

Question 15

How are precast concrete frame members connected to each other?

Question 16

Note - add all advantages / disadvantages of each type of structural frame!