RICS APC Quick Study Flashcards
Payment.
Transaction for works complete or materials procured, terms need to be pre agreed, aware of the timescales to avoid late payment - JCT
Design change
change control procedure , record, time cost quality, variation. Client/contractor. Recorded via. Contract instructions or amending and developing client briefing document.
Variation
Change to specification quality/timings/quantities/design
Cracking
Caused by movement or loadings. Horizontal cracking is caused by the lifting movement, I.e roof spread, lintels or ties corroding. Vertical stepped cracking caused by subsidence or heave. Drains and trees influence. Clay soils
Building safety Bill
Draft published in 2021
Strengthen RRO 2005
Change Building Act legislation
New role of Building Safety Regulator
Ethical Standards
Integrity Service Trust Respect Responsibility
Better Regulation
Think about how fines are given:-
Proportionality Accountability Consistency Targeting Transparency
Rules of Conduct for Members
- Interpretation
- Information to RICS
- Communication
- Cooperation
- Competence
- CPD
- Service
- Solvency
- Ethical Behaviour
Rules of Conduct for Firms
- Interpretation
- Information to RICS
- Solvency
- Service
- CPD and Training
- Communication
- Competence
- Complaints Handling Procedure
- Clients Money
- Cooperation
- Advertisement
- Arrangements for the death or incapacity of a sole practitioner
- Use of Designations
- Professional Behaviour
- Professional indemnity
Principles of Preventing a Bribe.
Proportional Procedures Top Level Commitment Risk Assessment Due Diligence Communications Monitor and Review
International Ethical Standards
- Accountability
- Financial Responsibility
- Integrity
- Reflection
- Standard of Service
- Transparency
- Trust
- Lawfulness
- Conflict of interest
- Confidentiality
RICS registration requirements
- 50% of principals as MRICS
- Operate in the regulated Sector
- Provide surveying services to the public.
Registering a Firm
- Register with the RICS
- Appoint an RICS Contact Officer
- Have PI Insurance
- Complaints Handling Procedure
- Client Bank Account
- Staff Training and CPD.
- Hold appropriate insurance
Complaint.
An expression/statement of dissatisfaction
Bribe
A transaction for an improper cause..
Bribery Act 2010?
Introduced to make giving, receiving, offering or accepting a bribe an illegal activity. This includes facilitation payments.
10 years imprisonment or an unlimited fine
Overview of RICS Structure
- Privy Council - Bye-laws cannot be changed without going through parliament via. Privy
- Governing Council - Develops RICS Strategy
- Standard and Regulations Board - Upholding professional standards.
- Audit Committee - Monitors integrity of financial reporting
- Management Board - Oversee RICS Affairs
Companies CHP
3 Stage Process If there is a complaint - head of BS If unresolved, put a complaint into CHO CHO acknowledges within 7 days CHO responds within 28 days If unresolved, independent redress scheme.
Screed considerations
Non structural screed
- thickness
- even surface
- Intended for finish
- in accordance with British Standards and the floor finish manufacturer’s recommendations
- sand cement mix (generally between 1:3 and 1:4½ cement:sand).
Bonded screed
20-40mm. For my project I installed 35-40mm polymer screed
Issues with screed
Wrong mix
Bad compaction
Not suitable conditions for curing
Bad workmanship
Tests for screed
Drop hammer test - Physical indentation test.
Surface Regulatory Tests - Tolerance of the levels over a short period (2m)
Laser Levelling - level test
Calcium Carbide Test - Moisture
Content Mix Test - Lab analysis
BS Standard for screed
BS - 8204 - ‘Screeds, bases and in-situ floorings. Code of practice
What NHBC Guidance are you familiar with?
Screeds
Foundations
Roofing
Building near trees
Floating screed thickness
> 70mm thickness
Considerations for pitched roofs with insulation at ceiling level
Ventilation is required. The paths should remain clear, i.e. not blocked by insulation or the structure, and should prevent birds.
Flashing heights for lapping up and down an abutment serial
75mm up and 150mm sloped down (horizontally)
Why advice does NHBC provide over building near trees
Provides guidance on depth of foundation based on type and size of tree. Should always consult with an engineer though.
Heave
Upward movement of soil. Caused by the felling or removal of trees, water leaking from drains or services, or change in ground water conditions
Combatting heave
Where foundations and substructure may be subject to heave, they should be protected by voids, void formers or compressible materials. I.e Claymaster
Trees with high water demand
Oak, willow and eucalyptus
Considerations for resurfacing tarmac
All vegetable matter should be removed.
Must be suitable fill material (comprising clean, well-consolidated crushed rock, hardcore, slag or concrete).
Sub-bases not exceeding layers of 225mm.
Thickness for surfacing
225mm subbase MOT Type 1
60-80mm binding course asphalt concrete
25-40mm surface wearing course. Hot rolled asphalt or stone mastic asphalt
Falls for tarmac
Recommended minimum of 1:80, however, it is preferred between 1:40 and 1:60 and must drain away from a building
Size of brick
225mm x 112.5mm x 75mm
Including a nominal joint thickness of 10mm
Size of a block
A common block size is 440mm long x 100mm wide x 215mm high
Mortar mix for typical wall above DPC
Cement lime and sand 1:0.5:4.5
High saturation risk areas on superstructure
- below the DPC
- areas of severe or very severe exposure to driving rain
- parapets
- retaining walls
- freestanding walls
- rendered walls
- chimney stacks.
Money Laundering
The concealment of illegitimate money through legitimate business.
The Money Laundering, terrorist financing and transfer of funds regulations 2017
Combatting money laundering as a business
Companys must have training Policy in place to prevent Risk assess Clients Due Diligence Money Laundering Officer
Conflict of Interest
Someone or something that has the potential to affect an individual or firms ability to act impartially on a professional assignment.
Conflict of interest professional statement 2019
What types of conflicts of interest does the professional statement refer to?
- Part Conflict
- Own Interest
- Confidential Information
Gifts and Hospitality
Question timing of Gifts
Adhere to Company’s Policy for Gifts and Hospitality
RICS Countering Bribery, Corruption, Money Laundering and Terrorist Financing. Professional Statement
How to counteract the possibility of bribes and money laundering under the professional statement, countering bribery, corruption, money laundering and terrorist financing?
To counter the above, you must:
1. Declare 2. Attend relevant training 3. Act in compliance with employers policy 4. Take a leadership role
ADOPT THE PRINCIPLES OF PREVENTION. (PTRDCM) Proportional Procedures, Top Level Commitment, Risk Assessments, Due Diligence, Comms, Monitor and Review.
PI Requirements
Provides cover against professional negligence that could cause loss to company and their clients.
- Minimum policy wording
- Issued on a claims-made basis
- Minimum Indemnity must match turnover
- RICS Listed Insurer
- Run off cover for past and present employees
- Keep insurers well informed
Why do you want to be a member?
- It is the Gold standard of the profession
- So I can be recognised by my clients as competent member of the RICS.
- Helps with my career progression and gives me a stepping stone.
- Globally recognised qualification.
The Roles of the RICS?
- Maintain High Standards
- Protect Clients and Consumers
- Be the Leading source of information on the Built Environment, Land and Property.
What does the RICS mean to you?
It was founded in 1868. It has a Royal Charter promoting the usefulness of the profession for the public advantage. It is a globally recognised institution. Renowned for its rigorous and successful assessment of professional competence to ensure members are a safe pair of hands when acting in the public interest.
Pillars of sustainability
Social
Economical
Environmental
Triple bottom line - Financials
The term used describe the three factors that are interlinked to define the overall performance of a company:
- Social
- Economical
- Environmental
Three common threads for Safety in Design and Specifications
Guidance Note: Design and Specification
- Safety
- Compliance
- Sustainability
Classifications of Floodwater
- Clearwater
- Greywater
- Blackwater
New Rules for Members/Firms
- Must be honest, act with integrity and comply with their professional obligations.
- must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
- must provide good-quality and diligent service
- must treat others with respect and encourage diversity and inclusion
- must act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession
Can you summarise the new rules and why they were introduced.
They are introduced as a clearer framework for members/firms to follow.
Collates all the Ethical Standards, Rules of Members/Firms into one. Makes it easier to read. 5 New Rules for Members/Firms. Professional Obligations are appended to the back of the rules.
Profit and Loss Account?
Financial Account
Revenue and expenditure
Over a period of time
Balance Sheet
Financial Snapshot
Assets and Liabilities
At a point in time
Cashflow Forecast
Financial Account
Money in and out of a business
Running Balance
Management Accounts
Internal Financial Accounts
Informal - no structure
Plan & Manage money
RICS Guidance Notes or Legislation on accounting principles and procedures
RICS Professional Statement on Client Money Handling
Company’s Act 2006
Business Plan
A decision making process based on market analysis and forecasting to set a company’s goals and objectives.
Content of a business plan
Vision Mission Statment Aims Strategy Objectives SWOT/PESTLE Analysis Client Identification Social/Environmental Sustainability
SWOT Analysis
Strengths
Weaknesses
Opportunities
Threats
PESTLE Analysis
Political Environmental Sociological Technological Legality Economical
SMART Targets
Specific Measurable Achievable Realistic Timely
ADR
Mediation Adjudication Arbitration Conciliation Expert Determination Early Neutral Evaluation.
Adjudication
Adjudicator is appointed.
A trained professional.
Short timeframe - 28 days
Binding Decision on parties
Arbitration
Private procedure A 3rd Party Arbitrator - a trained professional Binding decision No timescale Expressed within JCT Contract
RICS Initiatives for ADR
RICS DRS - 40 year old service to industry
Introduced to lower cost and to Take pressure off courts
New Arbitration Scheme - Fast Track for max value of £100k (6month). Or Selective for Min value of £100k (12 month).
Avoiding Disputes
- Clarity of scope
- Clear payment terms
- Keep Good Records
- Complete Contracts
- Review competence
Typical Disputes
- Non-payment of monies
- Delays
- Extensions of Time
- Poorly executed work
- Clarification of scope of a project.
RICS Guidance Notes or Legislation on ADR
Conflict Avoidance and Dispute Resolutions in Construction (Guidance Note)
Mediation (Guidance Note)
Surveyors acting as Arbitrators in Construction Disputes (Guidance Notes)
Surveyors acting as Adjudicators in Construction Disputes (Guidance Notes)
Housing Grants Construction and Regeneration Act 1996
UK GDPR
Give UK Citizens more control of their data.
UK Companies must comply with privacy laws.
Sets key Principles for businesses to follow.
Set the rights for individuals.
£17.5 million fines.
Data Protection Act 2018
Primary Legislation enforcing the UK GDPR.
Adapted as the storage of data moved electronically.
Also adapted following Brexit to incorporate UK GDPR.
GDPR Principles
(L P D A S I A)
- Lawfulness, fairness and Transparency
- Purpose Limitations
- Data Minimisation
- Accuracy
- Storage Limitations
- Integrity and confidentiality
- Accountability
Individual Rights under GDPR
(BAREROAD)
- Be Informed
- Access
- Rectification
- Erasure
- Restrict Processing
- Object
- Automated Decision Making
- Data Portability
Sensitive and Personal Data
- Religious Beliefs
- Political Beliefs
- Race/Ethnic Origin
- Genetic or Biometric Data
- Sexual orientations
- Membership of Trade Union
Personal Data, is home address, email address, phone number
RICS Guidance Notes or Legislation on data management
Data Protection Act 2018
UK GDPR 2018
Freedom of Information Act
Sustainable methods I have used:
- Have worked with M&E Consultation to appraise whether the clients’ buildings are suitable for Air Source Heat Pumps.
- Use aluminium over PVC windows
- Use of recyclable materials
- Introducing more soft landscaping and have an awareness of SuDS
- Investigate whether MMC is possible on projects
How is your company sustainable?
- Less printing
- Green policy
- Conscious of the carbon footprint of our work phones
- Promote travel via. Public transport.
RICS Sustainable initiatives
- Carbon Database
- SKA Rating Encouraged
- Sustainability Reports
- Value the Planet Campaign (Adopting UN’s Sustainable Development Goals (SDGs))
- Professional Statement - Whole Life carbon Assessment for the Built Environment
- Guidance Note - Resource Management: Improving efficiency and reducing waste.
Global Initiatives in sustainability
- COP26. 26th meet between United Nations to discuss climate change. Kyoto Protocol, Paris Agreement.
- Reducing rising temperatures by reducing greenhouse emissions
Sustainable technologies and methods
Air Source Heat Pumps Ground source heat pumps Mixergy tanks Photovoltaic Panels Cork Render Pre-fabrication (MMC)
Definition of Sustainability
The ability to meet the needs of the present without impacting on the ability of future generations to meet their own needs.
RICS Guidance Notes or Legislation on sustainability
Building Act 1984 Building Regulations 2010 Approved Documents A-S Climate Change Act 2008 Environmental Protection Act 1990 Wildlife and Countryside Act 1981 Energy Act 2011 Flood and Water Management Act 2010 Minimum Energy Efficiency Standards Part L
Environmental protection act 1990?
The authority for waste management and control of emissions into the environment. Unauthorised or harmful depositing, treatment or disposal of controlled waste is prohibited with prohibition enforced by criminal sanctions. I.e. asbestos, Japanese knotweed etc.
Flood water management act 2010
Introduced following the flooding of 55000 homes in 2007. Act requires better management of flood risk. New responsibility to Environment Agency and Local Authority to coordinate flood risk management in their area.
What is BS8300?
BS8300 is a British Standard that sets out how buildings should be designed, constructed and maintained to create an accessible and inclusive environment for disabled people
Sustainable Targets under the climate change act
Climate Change Act - Reduce emissions from 1990 levels by 31% in 2025
Reduce emissions by 78% in 2035
Be Net Zero by 2050.
What is Net Zero?
Achieving a balance between the emissions produced with the emissions taken out of the atmosphere.
What is the BRE and can you name any publications?
Building Research Establishment.
They are an independent research based consultancy, testing and training organisation.
BRE Digest 251 - assessment of cracking in low rise buildings.
361 - Why do Buildings Crack?
245 - Rising Damp in walls
444 - Corrosion of steel in concrete.
What is SAP?
Standard assessment procedure
Is a 4 stage process - draft design, final design, draft build, final build.
Predicted energy use
Scores from 1-100. EPC Rating A = 92-100.
Hierarchy of Risk Control
Eliminate Substitute Engineering Controls Administrative Controls PPE
Undertaking a Risk Assessment
Identify hazards Decide on who it affects Evaluate risks Record Review
CDM Regulations
Secondary legislation
Governs H&S in construction to ensure H&S is managed from inception through to completion. Brought it to combat injuries and deaths in the construction industry
HASAW Act?
Primary Legislation
Governs occupational H&S in the workplace in GB.
CAR 2012
Dutyholder
Governs the control and management of asbestos in non-dwellings
protect the workers carrying out developments and people working within normal occupation
Regulatory Reform (Fire Safety) order RRO 2005
Responsible Person
The legislation governs the requirement for the responsible person to undertake risk assessments to effectively control and manage risks in relation to fire safety in non-dwellings.
The employer has an obligation to record the assessment under the Act where they employ 5 or more staff.
Client duties under CDM
Manages the resourcing of a project. PCI - Responsible. Sufficient time and resource Welfare is provided Appoint duty holders Relevant information is issued. Ensure Principal Designer/Contractor carry out their duties
Principal Designer Duties
Plan manages and monitors the pre construction phase
H&S File - Responsible.
Coordinate with Designer to develop H&S File and eliminate risks.
Coordinate with Client and help develop PCI Information.
Ensure team within pre-construction phase communicate
Liaise with contractor to inform them of any risks that need to be controlled.
Principal Contractor Duties
Plans manages and coordinates the construction phase.
CPP - Responsible
Coordinate with Designer to manage risks
Ensure competence of workers (skills knowledge and experience)
Provide CPP prior to commencing works.
Liaise with client and PD for duration, to ensure all risks are effectively managed
Take into account the H&S risk to everyone affected by the works
Ensure suitable welfare facilities are provided .
Designer Duties
Eliminates, reduces and control risks on a project.
Provide design information to PD for PCI and H&S file.
Provide design information to the PC
Cooperate and communicate
F10 Notification
Required when the project exceeds 30 working days and 20 workers working simultaneously at any one point or the project exceeds 500 person days.
What is Client Care?
- Building Relationships
- Providing a full service within scope of competence
- Identifying Client Types
- Managing the process within the public interest.
- Always adhering to the Global Ethical Standards.
Reporting to Client
Time - Programme
Cost - Reconciliation sheets
Works Progress - Standard form for site visits
Principles of Client Care.
Feedback Complaints Handling RICS Codes of conduct Different types of clients and genres Identifying new and existing clients.
Choice of Consultant Appointment? Can you describe the content?
RICS Short Form or Standard Form of Appointment
- Obligations and services provided - Payment - Fee - Insurance - Termination - Dispute Resolution - Limitations of Liability (6 years - short form) - Notices - Governing Law (Law of England and Wales)
Pros of using a standard form
- Fair transfer of risk between the parties
- Proven legal basis in case law
- Familiar to Clients
- Clarity, comfort and protection to both parties
- Avoids misunderstandings and disputes
- Defines fees and payment provisions
- Asserts and retains Copyright
Why use a short form of appointment?
Tried and tested
Low value, non complex works
Normal service type appointment
Various Communications
In-Person Recording Meeting Minutes Emails Reports Not each stakeholder can meet in persons variation is required.
Preparing for Negotiation
- Detailed research
- Prepare your Win-Win Situation
- Prepare you Full back position
- Decide on your negotiables and non-negotiables
- Develop a partnering approach
- Focus on the project not the individuals
When negotiations are used?
- Tendering/procurement of goods/services
- Variations
- Final Accounts
- Payment Terms
- Loss and Expense
Why do you vary communication between client and contractor?
To ensure my communication is effective and clear. With contractors I speak in more technical terms to communicate and with clients I use less technical terms and explain progress. As an example, I may suggest that they take out joints of brickwork by 25mm and put back lime mortar with a 1:3 mix using NHL 3.5, but to the client I say, the contractor is taking out and repointing as they don’t always need the extra information.
Name an approach for Negotiation?
The Thomas and Kilman Approach. This is a people approach.
- Own interests - Satisfy others interests. - Avoid conflict - Agree to satisfy both parties - Mutually agreeable solution
Appointment Letter
Form of appointment Terms of Business Services Programme Fee Payment Dispute Resolution Complaints Handling Procedure PI Insurance Liability
What exclusions do you include?
Access at roof level or from access towers
Producing drawings or tendering a project
Investigations where suspected asbestos is present
At London Borough of Newham, we excluded lifting floor finishes due to sanitary conditions.
What are the steps you would undertaken following instruction to proceed with the investigation by the client?
Gather all the details of the instruction
Check conflicts of interest
Check competence
Check insurances
Advise the Client that a formal letter of instruction is required to proceed.
Formalising Client Brief
Establish whether the project is viable.
Identify the brief from Stage 1.
Understand key drivers and visions for the projects
Form key objectives that the design team can work to
Ask Who/What/When/Why/Where?
• Who is the end user? Who is the Client.
• What do you want to achieve?
• When do you want to undertake the works?
• Why are you doing this? Is this the only option?
• Where are the works taking place?
Collate this information into a Client briefing document.
Relate back during all phases to make sure the design doesn’t deviate from the initial desired output.
BRE Digest 251. Explain.
Assessment of cracking in low rise buildings. It has different stages and recommends remedial works for the different sizes of cracks:
0 - Hairline cracks less than 0.1mm.
1 - Fine cracks of up to 1mm.
2 - Crack widths up to 5mm.
3 - Crack widths of 5 to 15mm (or several of e.g., 3mm).
4 - Extensive damage, cracks 15 to 25mm.
5 - Structural damage, cracks greater than 25mm.
Victorian Defects
To help structure my answer, I’m going to go from externals (top to bottom) and the into Internals:
- Leaning chimney stacks, slipped roof tiles, ail fatigue - Cast iron gutters, missing joints and corrosion - Brickwork - frost attack, missing pointing, modern methods of repairs used - Embedded corroded iron causing cracking - Cracking around openings - Timber decay to windows - Internally - Damp issues from water ingress, high ground levels, dry rot behind linings and in unventilated areas.
ALL THINGS DRY ROT
Fungal Decay 20-40% MC Cuboidal cracking Musty mushroom like smell, crumbly texture Plate like fruiting bodies, white mycelium Unventilated areas with high humidity Loft areas, behind linings, floor voids. Spreads through masonry
Cut back 500mm timbers
Cut back 1m plaster
Sterilise surround masonry
New pre-treated timbers
Spores
Hyphae
Mycelium
Fruiting Bodies
ALL THINGS WET ROT
Fungal Decay 40-60% MC Cracks along the grain Olive knobbly surface Spongey Exposure externally
Stop moisture
Replace with pre-treated timbers up to sound timbers
Sterilise areas.
FLAT ROOF DEFECTS
Abutment details are poor Blistering Crazing Defective joints in felt systems Ineffective/missing flashings Fragile rooflights Gulleys blocked Ponding Poor Workmanship
PITCHED ROOF DEFECTS
Slipped roof tiles Sagging roofs and roof spread from modern heavier materials Leaning chimney stacks Missing/defective flashings Blocked gutters Corroded fasteners Cut edge corrosion
DELETERIOUS MATERIALS
Deleterious is used to describe materials which are hazardous and harmful to health of people and to buildings. The term is also used to describe materials which unexpectedly fail.
- Lead
- Asbestos
- Woodwool slabs
- High Alumina Cement
- Urea Formaldehyde
Concrete Testing
Physical - Surface hardness test
Visual - Review cracking or other defects.
Chemical - Phenolphthalein Solution
Permeable - check how liquid penetrates
Electromagnetic - Check cover for reinforcement
Lab analysis - Check content of mix
FLAT ROOF LEAK DETECTION
Electronic Leak Thermography Dye test Acoustic Camera
Carbonation Repairs
Carefully cut and break out concrete
The reinforced steel prepared back to bright metal - grit blast or wire mesh.
Purpose designed repair mortars are used.
Repairs are then usually hand placed packing the mortar on in layers no thicker than those recommended and using the fingers to pack mortar behind the bar.
Decorate with anti-carbonation paint.
1960’s Defects/Considerations
Asbestos High Alumina Cement Concrete Frame - carbonation and reinforcement corrosion Location - sea water Poor Thermal Detailing - cold bridging Flat roofs, ponding, crazed surfaces.
RISING DAMP CAUSES
- No DPC
- Defective DPC - bridged or damaged
- High ground levels externally
- Poor circulation of air
- Build-up within cavity walls
TYPES OF BASEMENT WATERPROOFING
A) Barrier Protection
B) Structural integral Protection
C) Cavity Drain Protection
Causes of cracking
Ground movement
External factors, local tree’s or draining
Corroded steelwork
ALL THINGS SPLICING
Half Lap, Bevel Lap, Tabled Joint
Advantages of splice repair:
Aesthetic - hides bolts and brackets
Reduced cost and repair
Minimal disturbance
Low intervention
Considerations for specifying cladding
• INSURANCE? PI Insurance • LEGISLATION? What is the building and what regulations apply? PROPERTIES: • Fire protection • Moisture and movement of materials • Product performance - approving body • Durability • Service life • Impact on adjacent surfaces • Structural Limitations of frame
Part B and Cladding?
Part B - Evidence must be submitted that all cladding systems are tested with a BR 135 assessment and the fire test is inline with BS 8414.
Other considerations:
- Use fire engineer for properties above 11m - Part B and Approved Document B followed closely. - Building Regulation 7 restricts use of combustible materials short of Euroclass A2-s1. - Three parts of a cladding system: 1)External Cladding, 2)Thermal Insulation and 3) Backing Wall.
Advantages MMC
- Weather
- Quick
- Quality
- Safer
- Waste
- Time on site.
May not be suitable for all projects;
- Access
- Flexibility in design.
What is an Air Source Heat Pump?
What are the Disadvantages of an Air Source Heat Pump?
Absorbs heat from a colder place and heats it to a warmer place using vapour compression and refrigerants. It is technically the reverse of a fridge.
Using electrics, the pump compresses the refrigerant to increase its temperature.
- They’re ideally paired with well-insulated, airtight properties.
- Electricity is still needed to power an air source heat pump.
- Must be designed and specified properly. Airtightness, insulation and size of emitters play a factor.
- The bigger the difference between the outside air and the target temperature, the lower the efficiency.
What are the Disadvantages of an Air Source Heat Pump?
- They’re ideally paired with well-insulated, airtight properties.
- Electricity is still needed to power an air source heat pump.
- Must be designed and specified properly. Airtightness, insulation and size of emitters play a factor.
- The bigger the difference between the outside air and the target temperature, the lower the efficiency.
Types of Insulation
- Mineral Wool
- Fibre Glass
- Urea Formaldehyde Foam
- PIR Board
- PUR Board
- Rockwool insulation
What types of insulation board are used more regularly these days?
PIR (polyisocyanurate) Boards are used instead of PUR boards as they react better to fire. They are also better thermal insulators that Rockwool. However, Rockwool has better fire resistance. 50mm PIR would need to be replaced with 80mm Rockwool.
Planning Enforcements
Enforcement Notices: Fine of up to £20000 or unlimited fine.
Planning Contravention: Request for further information. Can fine them up to £1000.
Stop Notice: Force an injunction and reverse the works. Fine of up to £20000
4 year after completion to take action
10 years for other planning contraventions
Listed Building Enforcements
Section 38-46
Criminal offence to alter without permission.
2 years imprisonment or unlimited fine
No time limit to issue enforcement notice
Building Control Enforcements
Section 35 & 36 of Building Act.
35 is for the Builder - £5000 fine then £50 per day there onwards. 24 months after works completing.
36 is for the Building Owner. 12 months after works completing.
Establishing Fitness of Workmanship
1) CE Marking
2) Standards - British or international
3) Independent Certification Schemes
4) Management Systems
5) Past Experience
6) Tests that prove workmanship and demonstrate compliance - air flow/acoustic/pressure test.
Approved Document 7 provides this list.
Establishing the fitness of Materials
1) CE Markings
2) British Standards
3) Independent Certification Schemes
4) Testing and Calculations
5) Past Experiences
6) Sampling
Approved Document 7 provides this list.
How do you ensure quality on site?
Specifications:
1) Including British Standards
2) Requesting Sampling and Benchmarking on Site
3) Remove “similar approved” options.
Quality:
4) Using competent contractors
5) Checking materials have CE Markings/Kite Marks
6) Testing Certification that demonstrates compliance
7) Frequent site visits.
What codes of practice do you use when specifying school works?
- Government Output Specification
- School Premises Regulations
- Building Bulletins - 103, 93,
- Building Regulations and Approved Documents
Why the Minor Works contract?
Works are simple in nature
Employer designs and contractor builds
No detailed control procedures or BoQ’s.
Specification and Drawings by Employer
Why the intermediate contract?
Relatively simple in nature but more complex than minor works
Detailed control procedures are required;
I.e. Sectional Completion, Named Specialist
Specification, BoQ’s and Drawings by Employer
Contractors All Risk Insurance Inclusions
Covers both parties for any claims in respect of personal injury or death arising out of carrying out the works.
Traditional all risks including everything on site, tools, flood, wind, earthquakes, water damage, and mould, construction faults and negligence.
They do not cover normal wear and tear, wilful negligence or poor workmanship.
Optional extras such as insuring neighbouring property and risk of manufacturing defects.
CA Duties
PICCLE
Payment Instructions Completion Change Control Loss and Expense Extension of Time.
Effects of Practical Completion
5 effects - PRRIL
Possession Rectification Period Retention Insurance Liquidated Damages
What are preliminaries?
Significant costs for non-construction related items.
Prelims include;
- PLANT
- REPORTS
- Environmental protection
- Lighting and Temporary Supplies
- Information relating to the project
- Management
- Site, Security and Safety
What is included in a Prelims Document?
Summary
Description of project and parties.
Contract details (Type of contract, LD’s, Date of Completion)
Contract particulars (Insurance details, CDP Elements,
Pre-construction information
Planning conditions
Party wall requirements
Can you explain the difference between the prelims document and prelims costs?
Provides a description of a project that allows the contractor to assess costs which are separate to the package of works.
Explain the differences between JCT and NEC?
- Contract Administrator is used in JCT
- Layman’s terms.
- Provisional sums
- Programme as a Contract Document
- Early Warning Notices and Compensation Events
- JCT separates Extension of Time and Loss and Expense
- NEC has an open book policy
5 REASONS FOR VARIATIONS?
- CLARIFICATION
- CHANGES TO DESIGN, QUANTITY OR QUALITY OF WORK
- CHANGES TO TIMING
- EXPENDITURE OF PROVISIONAL SUMS
- RECTIFICATIO OF WORK FOUND NOT IN ACCORDANCE WITH THE CONTRACT
What is your understanding of practical completion?
Contractor has fulfilled their obligations under the contract and works are free of patent defects.
Loss and Expense Timescales under JCT Contract
CA must provide initial assessment 28 days after receiving info then 14 days after each update.
Extension of Time timescales under JCT
CA must provide initial assessment 12 weeks after receipt of information however, if completion is closer than 12 weeks then CA must make assessment with a reasonable timeframe.
What are the Relevant Matters in the JCT Contract?
These are matters which have caused direct or consequential loss to the contractor that are caused by the client or people whom the client employs.
- Variations - Instructions for - Expenditure of undefined provisional sums - Opening up and Testing - Inaccuracy of Approximate Quants - Impediment or prevention by employer - Failure to provide (client goods/Access/possession/ - CDM related issues.
Employers Liability
(Employees)
Covers injury or illness to employees caused by going to work.
Public Liability
(third party damage or injury)
Covers for third party property damage or bodily injury.
Contractors All Risk Insurance
(Property/Materials)
Covers works and any loss or damage to the property and or materials.
Professional Indemnity
Covers loss or damages caused by a breach of contract or negligence when providing professional advice or designs. (Negligence in design/professional advice)
Insurance Option B differences between MW and IC?
Insurance Option B in MW. Covers works and existing structures taken out by the employer.
Insurance Option B in IC. Covers All risks insurance in respect of new buildings taken out by the employer.
Building Regs Required?
- Construction and extension of building
- Replacing fuse boxes, windows and doors, roof coverings on commercial properties
- Install or replace heating system
- Install a bathroom which requires plumbing
Not required for maintenance or decorations. Or where works are undertake under competent person scheme.
Critical path
A list of work items that run in sequence. Cannot move without consequence to the programme. A change to this path can result in delay.
Float
It is the amount of time that an event or activity can be delayed without delaying the overall completion of the works.
Impact of Covid in Construction?
GUIDANCE/MATERIALS/UNPREDICTABLE MARKET/COST&PROGRAMME UNCERTAINTY
- CLC released guidance on the safe operating procedures in construction sites.
• Material shortages.
• Force Majeure clauses were activated and included in contracts.
• Unpredictability within the market.
Impact of Brexit in Construction?
• Increase in material costs.
• Tax and shipping costs increasing.
• Material and labour shortages.
• Difficulty in programming works based on certainty.
• Expiry periods decreasing within quotations
- changes to old EU Regulations
What is the latest Modus you have read?
The future of sustainable building materials:
- Building lime making a comeback over concrete.
- Hemp concrete
- timber frame construction
What is the latest Building Surveying Journal?
Conducting a successful thermographic survey
Can you tell us about the last CPD you attended?
- CPD on Condensation Formations and resolutions for repair.
- Forms when hot air with high humidity collides with a colder surface forming condensation.
- CPD on Structural Repairs
- History of wall ties; introduced in late 19th century and become more widespread in 1920’s
- Extent of the wall tie corrosion problem in the UK. Mild steel expands by 7x causing damage to brickwork. Shown by evenly spaced
- Practical solutions to replace corroded ties. Stainless steel or plastic ties. Using pilot holes and resin infills.
Can you name some hot topics in the Industry?
Sustainability - The built environment accounts for nearly 40% of emissions globally: around 30% from heating, cooling and operating buildings and 10% from the materials and products used in their construction and maintenance.
Fire - Building Safety Bill
What is the building safety bill?
The Building Safety Bill is intended to: establish a Building Safety Regulator to implement and oversee a stringent regime for higher-risk buildings and drive improvements in building safety and performance standards in all buildings; strengthen the obligations under The Regulatory Reform (Fire Safety) Order 2005
What does the Guidance Note on Design and Specification state?
- Three common threads in design and specification which are sustainability, safety and compliance.
- It focuses on the approach and design stages for small to medium sized projects.
RICS President aims for their tenure
Clement Lau to extend the reach of RICS thought-leadership and drive the organisations digital capability during his term.
Roles of the professional groups
Think Role of RICS and what Firms must provide:
- Promote and Represent.
- Provide best practice - Guidance Notes
- Set standards,
- Provide training and CPD,
- Research to improve,
Issues RICS are exploring
1, Fire Safety HACKITT REVIEW
- Diversity and Inclusion in the profession EQUALITY
- New clear and simple rules, RULES OF CONDUCT
- RICS Whistleblowing – LEVITT REPORT
What is the associate route (Assoc RICS)
Assoc RICS - 0-4 years experience, 2000 words summary of experience, 2000 words case study, 24 hours CPD, complete online ethics.
What does it mean to take responsibility
Be Accountable for all of your actions!
Always act with skill care and diligence
What is a consent order
Written instruction from RICS to implement corrective procedures.
Can you name some QS guidance literature that applies to your pathway?
Black Book – Retention, Valuing Change, Extension of Time, Tendering Strategies.
What is the role of the rules of conduct?
To provide a framework for RICS members to work to, to maintain high standard and also make Clients aware of the expectations and level of service RICS members provide.
Can you explain the Disciplinary Procedures process
Head of regulation investigates any complaints, RRV and request further information and discipline members if not acting in accordance with rules of conduct.
What would you do if the client offers you hospitality?
Follow the Company’s Policy on Gifts and Hospitality!
Politely decline, do not want to compromise my impartiality. If they insist, I would pay my own costs.
How to keep up to date with issues in the industry
Modus, Surveying Journal, RICS Website, Subscribed to RICS and Building. CPD in the industry.
What is the governance structure
Privy Council, Governing Council, Audit Committee, Standards and Regulation Board, Management Board.
What is the role of the APC supervisor
Supports and guides candidates and review their structured training .
How to avoid claims or disputes
Keep records (record instructions and advice given)
Letters of engagement, terms of business agreed
Keep within scope of competence.
Use RICS Guidance.
What must you do if acting in the Regulated sector?
UK FINANCIAL SECTOR - THINK MONEY MONEY MONEY.
Regulated firms must put in place systems to stop money laundering
What are the fixed penalties under the disciplinary process?
Caution, Unlimited fine, member expulsions.
What would warrant member expulsion from the RICS?
FDC - FRAUD DISHONESTY CRIMINAL ACTIVITY
Fraud, Dishonesty or Criminal Activity.
Would you accept cash from a client?
No ask them to transfer from a bank account. Could be deemed as avoiding tax and need to be cautious of money laundering. The origin of the money is unknown.
What is considered a bribe under the act?
Facilitation payments, failure to prevent a bribe, OFFERING ACCEPTING RECEIVING OR GIVING A BRIBE.
Name a Code of Practice you have used?
RICS Code of Measuring Practice
What is the RICS Publication relating to bribes
Countering bribery, corruption, money laundering and terrorist financing.
Difference between institute and institution
Institution: Exists to serve a public purpose. Institute is a study of a subject.
What measures do the RICS have in place to protect clients money?
RICS measures for protecting Clients money - Client Money Protection Scheme. The RICS do this to ensure the public know they are in safe hands when using an RICS Regulated Firm.
Free RICS Service to protect clients’ money for RICS Regulated firms. An insurance policy to cover client’s direct loss of funds. All regulatory firms who hold money must pay a fee to have a regulatory review on an annual basis.
When can a conflict of interest occur?
Acting for another person with competing interests to an existing client within the same professional assignment. Own interest affecting your impartiality where there is an financial interest in the outcome. Conflicting duties, i.e. holding confidential information for one party and not disclosing the same information to another party.
What are some giveaways for money laundering?
secretive client, paying in cash, not understanding where client money comes from.
Why do you want to become MRICS:
MRICS (More Respect Improved Competitive Standard)
More Respect in the Industry
Improved Confidence from Clients
Competitive advantage in the industy
Gold standard of the profession
Speedy carbide meter limitations:
is destructive technique and not as quick as other methods to get readings of moisture content in masonry.
What is a tell tale?
two plates which measure across an x and y axis to determine movement and direction of a crack
Beetle lifecycle
egg, lava, pupa, adult.
Indicators for the type of beetle
type of timber and location, then more specifics would be size of flight holes.
What is mundic block?
Mundic block – southwest – blocks produced from waste rock from mining and quarrying, block degrade because of the inherent minerals.
What is RAAC? And what are the issues?
RAAC – REINFORCED AUTOCLAVED CONCRETE PLANKS – BRE ISSUES AN INFORMATION PAPER ON PLANKS DESIGNED BEFORE 1980 FOLLOWING A COLLAPSE IN 2018. Rusting of embedded reinforcement, ponding rainwater adds to loads, excessive deflection in the planks.
How to detect RAAC?
The surface is slightly crumbly when touched and easy to gouge with a screwdriver. If the concrete has been heavily painted or coated, however, it may be harder to identify. Panels are usually 600mm wide and 2.4m long with a slight chamfer to each end and often arc-shaped stripes. Check plans for mention of RAAC installed before 1980’s.
How would you detect for subsidence?
Opening and closing of cracks on a seasonal basis. External cracking in the same location as the internal cracking, Cracks tapering in width between the top and bottom. Cracking occurring around weak structural points, such as doors and window
Causes of heave
excessive moisture and water in the ground causing saturation in the soil. Vertical cracking to brickwork and windows.
Doors sticking as their frames become out of square.
Lifting of paths and patios surrounding buildings.
Heave prevention?
raft structures, creating voids or installing compressible materials. Underpinning , repairing leaking drains and reducing moisture in soil locally.
Sick building syndrome
where particular buildings can cause acute health problems with no specific cause. The HSE provide guidance on this. Ventialtion, lighting, lack of daylight, pollutants, increase carbon dioxide.
What is thermal expansion
Buildings move throughout the seasons and they are designed to overcome this. Expansion is usually greater over the longer surface. Causes oversailing of the DPC, bowing of walls or chimney stacks, fracture of masonry units.
Types of DPC
slate, membranes – i.e. polyethylene, bitumen, engineering brick.
How does water enter a property?
rising damp, penetrating damp, condensation, leaks, construction water
What are the problems with water ingress
health issues for people, damage construction materials – reduce strength, contaminate, mould growth, corrosion of metals, reduce effectiveness of insulation.
Gravimetric Testing
A sample is weighed, dried in an oven and then weighed again. Limitations include – impractical to undertake on site and destructive.
Dew Point
the temperature at which the air becomes saturated to form water vapour.
Relative humidity
MC Moisture Content present within the air.
Measured in percentage of water vapour it can hold at that temperature. Hygrometer measures this.
How to overcome condensation
Reduce moisture generation, Increase ventilation (mechanical or nature), Increase air temperature by heating, Increase surface temperature by thermal insulation.
What is interstitial condensation
Interstitial condensation – condensation that occurs within the structure of an element, as opposed to on its surface. Dew point is within the structure.
Cold Bridging
WHERE A COLD ELEMENT IN THE BUILDING ENVELOPE ALLOWS COLDNESS TO PASS THROUGH THE STRUCTURE. It maybe where there is a gap in the insulation.
Sustainable methods for assessing buildings
BREEAM, SAP, SKA and EPC.
Name some BREEAM Criteria:
- Economic impact
- Demographic needs and priorities
- Flood risk assessment
- Noise pollution
- Energy strategy
- Existing buildings and infrastructure
- Water strategy
- Ecology strategy
- Land use
- Transport assessment
What is an EPC
certificate assessing the energy performance of a building and rates it based on that performance.
When are EPC’s not required?
EPC not required in temporary buildings, places of worship, or buildings of less than 50SQM
What are some criticisms of EPC’s
EPC are not invasive so its assuming insulation has been installed.
How do you get to know your clients requirements
Meetings, issuing questionnaires, KPI’s. Feedback.
How are fees calculated?
Fees are calculated based on type of project and time spent. It can be a lump sum or a percentage based on the scope service.
KPI Uses
Monitor costs. Track progress. Assess client satisfaction. Identify strengths and weaknesses. Compare performance across and between projects. Assess specific areas of a project.
Types of stakeholder
the client, the end user, the legal team, statutory undertakers, emergency service, the insurers.
Why should you identify stakeholders?
Identify stakeholders as early as possible to determine their influence on a project. Adopting the RACI chart helps to manage communications and identify key decision makers.
What are the RICS forms of appointment and when would you use each of the them?
Consultant appointment Standard/short/designated
Contract administration services – Building surveyor services – principal designer.
Designated Forms of appointment can include – dilapidations, expert witness, reinstatement cost assessment.
CA Roles for Loss and Expense
Responsibility to calculate actual loss, ensure that claims for loss and expense have been applied for under the terms of the building contract.
What are the timescales and applicable law for CVI’s under the JCT?
CVI’s – are instructed after 7 days but must be agreed whether they are included under the building contract. If CVIs are being issued then the CA will need to check their contents to make sure they are accurate and must issue a CAI confirming instruction.
What are contingencies
Time or costs reserved for unforeseen circumstances. In projects, I tend to use 5-10% based on size of project and complexity.
Why does the term inherent mean?
Inherent – Something that has always been there.
Why does the term inherent defect mean?
Inherent defect - A defect in the design or material of a building which has always been present.
What is a patent defect?
Patent defect - A defect that is apparent upon reasonable inspection
Can you describe Japanese knotweed?
Japanese Knotweed - The plant is known to grow at a rapid pace, difficult to remove and cause damage to walls. Idneitfied by shovel shaped leaves, creamy white flowers, purple flecks on bamboo like stems.
How would you inspect a leak?
Visual Inspection, Electronic leak detection, Thermography, Moisture meter
What is a PPM and how does it benefit the client?
Planned preventative maintenance – scheduling items in order of condition, urgency and providing budgets alongside those items for the benefit of the client to plan upcoming maintenance.
If you were to build a wall what considerations would you have?
acoustic, fire rating, visibility, structure, insulations, loads, impact, is anything being hung from the walls?
What colours are the wiring of electrics?
Electric Wiring - Earth = Green/yellow, Neutral = Blue, Live = Brown
What is the approved document F?
Approved Doc F - Ventilation. It includes standards for ventilation and air quality for all buildings. It also covers requirements for the prevention of condensation. The types of ventilation covered includes, mechanical, background, passive (natural) and purge (rapid).
Types of piles?
generally – displacement or replacement using augers.
Specifics: Sheet piling- to retain earth or water front structures.
Contiguous piled walls - used in dry and cohesive soils and are often the quickest and more economic method of constructing retaining walls.
Friction piles - used where the load bearing strata is too deep they are held in place by shear stresses along the sides of the pile.
End bearing - used where the load bearing stratum is close to the surface and bears directly against it.
Advantages of steel
Versatile, faster build, space maximisation i.e. large spans, ease of constructing and deconstructing, manufactured off site – therefore safer. Weight to strength ratio is better.
Disadvantage of steel
Requires fireproofing. High up-front costs. Long lead-in-times. Must be accurate in design. Well coordinated with site.
Types of asbestos containing materials -
HSE guide 264 Appendix 2 identifies ACMs in order of ease of fibre release. To name a few; Asbestos insulation board, Cement Pipes, Pipe lagging, Textured ceilings (Artex), Vinyl floor tiles, Vinyl sheet flooring
Sources of legionnaires:
Typical sources include; Pipework (dead legs), Water storage tanks, Hot water systems, pools
Legionnaires temperatures to know
Legionella is active between 20 & 46°C with its optimum temperature being 37°C. Safe temperatures for storing water - regulation below 20°C or above 60°C
Hackitt review - what is it and what impact did it have on the industry
Hackitt Review - Following Grenfell - A series of 53 recommendations to improve safety of construction and buildings. Her recommendations formed “Building a safer future review” which identified unsatisfactory processes and practices within the industry. - Ban of the use of combustible cladding, improve regulatory oversight, Improve the change control process, Introduce a new building safety regulator.
Surveying Safely - what does the guidance note discuss
A guidance note produced by the RICS covering the following topics: Visiting sites, Undertaking risk assessments, Lone working, Personal responsibilities, Corporate responsibilities, Occupational health and hygiene, Fire safety
How do you undertake an inspection?
Before visiting sites - PPE check, Access, appropriate instruction, notify colleague etc.
Checklist of things to consider -, Personal Risk Assessment - lone working, site rules, roofs, Diseases, hazardous substances, unsafe atmospheres, ensure risk assessment is accurate etc.
Securing the site and leaving - the premises or site should be left secure and any occupier or manager who is present at the premises or site should be informed that you are leaving.
Review on completion of the visit - any accidents, incidents or ‘near miss’ occurrences, any high risk hazards that need to be reported, lessons learnt etc.
What are net and gross profit?
Gross Profit – The fee earned minus technical costs (salaries) and consultant and planning fee’s.
Net Profit – Gross Profit – Office and administration costs, insurances and marketing.
What are some Alarm bells when accessing contractors accounts:
P&L – Turnover increase much more than profit. Could be down to contractor buying work. Profits decreasing year on year indicating a downtrend. Balance sheet – Low cash reserves, increase in debtors or creditors raises alarms with cashflow. If liabilities exceed assets then this means contractor cannot afford to pay off debts. Current assets = cash in bank/stock.
What is the purpose of a profit and loss account:
Monitor or measure profit (or Loss). Calculate tax. Helps with future forecasting. Used for comparison to past year, projected budget and other businesses.
What is a creditor and a debtor?
Credit – You are in credit have but you owe someone else money.
Debtor – When you are in debt, you don’t have the money but it is due to you from other firms.
What is the CE marking and what is the impact of Brexit?
CE Marking – Marks that a product confirms with EU directives regarding Health and Safety and Environmental Protection.
Post Brexit - UKCA mark on 1st January 2021. CE marking will continue to be valid in the UK up until 1st January 2022.
How would you vet subcontractors
past experiences (references), PQQ’s, financial accounts using assistance from financial partner.
When should you decline work?
Declining Work – Conflict of interest, illegal or cannot resource.
What is the RICS Mission Statement
MISSION - EPL - BEST LEAGUE IN FOOTBALL - EQUIP PROMOTE AND LEAD - BE THE BEST.
To qualify and EQUIP our professionals to the highest level.
To PROMOTE and enforce standards.
To LEAD solutions to the major challenges facing the built environment through professional expertise.
What would you do if you knew someone who was breaching the rules of conduct?
A personal relationship is breaching rules of conduct of the RICS. I have a duty as a member to protect the integrity of the profession within the public interest. I would inform the RICS and specify my relationship and any corrective action required for my personal interest put in place.
Actions following investigation from the RICS:
- Fixed penalty (fine)
- Consent order
- Disciplinary panel (serious breaches) or do nothing.
What is included in an annual return to the RICS?
RICS Annual Return (THINK RULES FOR FIRMS PLUS CLIENT INFO AND STAFFING DETAILS – Inform RICS Online of:
1) Type of business and staffing -
2) nature of clients -
3) training provisions,
4) complaints handling procedure,
5) PI insurance details,
6) whether the firm holds client money.
What are collateral warranties
are agreements which are associated with another PRIMARY CONTRACT. Collateral warranties therefore create direct contractual relationships between parties that would not otherwise exist. i.e. subcontractors and clients to manage defects (Lift Manufacturer and Occupier of a building. Or architect and occupier.
What is BBA?
British Board of Agrement, UK Body that issues certification on products, systems and providing inspection services. Example materials include insulation and roofing.
How can you ensure the screeds have been laid as per the specification?
BRE Drop hammer test, the indentation formed from the test determines its resistance to loads. The use determines how far the indentation is acceptable. 4kg weight is dropped down a tube on to a stainless steel anvil four times. Screed must be 14 days old. <5mm was acceptable.
What codes of practice did you consider when specifying Floor screeds?
Code of Practice for Floor Screeds – Part C would guide the DPM requirement. NHBC provide guidance on floor screed determining the depth as well as British standards and British board of Agrement products. BRE Digest 104 provides a report for guidance on laying floor screed.
What document is issued at stage 0
What happens at Stage 0 – This is when the client determines whether a project should commence and a business case is released.
What is a British Standard
British Standard (BS) publications are TECHNICAL SPECIFICATIONS or PRACTICES that can be used as
1) GUIDANCE for the production of a product,
2) CARRYING OUT A PROCESS or
3) PROVIDING A SERVICE
can partial possession be issued under a MW Contract?
JCT Minor Works Building Contract 2016 does not provide for partial possession or sectional completion, likely because this form of contract is usually only be use for relatively minor works which will in effect be completed in one go an
What is a concurrent delay?
Two or more unrelated, independent delays exist.
How many professional groups are there?
How many countries do the RICS Operate in?
How many members are there currently?
18 groups covering the broad spectrum of surveying services.
146 Countries
134000 members approximately.
What does the CE Mark tell you?
The products declaration of performance in terms of the following:, i.e. reaction to fire, slip resistance, water tightness.
What id the listed building has severe issues, which are considered dangerous?
You should notify the Council of any urgent works to Listed Buildings in writing and as soon as possible. Dangerous Structure Notice is issued under the Building Act and the owner is responsible for urgently repairing their own building.
