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SB SoE Q's > SB SoE Q's > Flashcards

SB SoE Q's Flashcards

1
Q

How would you assess change/a variation?

A

Pricing schedule
Contractor quote
Dayworks
First Principle

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2
Q

How would you prepare a cashflow?

A

if the contract includes staged payments then it is straightforward
If interim valuation:
- based on forecast of the completion of activities and the cost associated with these

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3
Q

What are the pros and cons of a concrete frame?

A

Pros:
The price and availability are less volatile than steel
Concrete provides sound and heat insulation
Does not require fire proofing
It can be used to form complex geometry

Cons
Bigger foundations - heavier building
Takes longer, weather and temperature can cause delays

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4
Q

What are the pros and cons of steel construction?

A

Pros
- quick construction
- doesn’t warp
- long lasting

Cons
- needs fire protection
- volatile price and supply

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5
Q

Types of piles

A
  • Bored
    - CFA
  • Sheet
  • Secant
  • Driven
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6
Q

Hand Laid Brick Build up

A

Brick, wall ties, insulation board, metal studs with mineral wool between them, sheathing board, two layers of plasterboard

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7
Q

Brick Slip Panel

A

Brickslip anchored back to frame, with insulation board and full wall build up attached

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8
Q

Pros & Cons of Brickslip

A

Pros
quick and easy to install
lighter - less substructure
durable and fire resistant
many aesthetic options to suit architect
little maintenance required

Cons
more vulnerable to damage - thin
no structural bearing
overtime may required re-pointing with new mortat

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9
Q

What did you learn at the Quigg Golden CPD?

A

Essential construction insurances
- Employers liability
- Public liability
- Professional Indemnity

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10
Q

What were the numbered docs (appendices) in the Kane contract - JCT Minor Works?

A

Demolition management plan
prior notification
asbestos survey report
hoarding plan
scope of works
CSA
Floor Plans
Fire Risk Assessment
Ground Investigation Report

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11
Q

What were the amendments in the Kane contract?

A

Section 2 - Carrying out works
Clause to ensure no material was carted off site unless necessary (contaminated) or disrupted works
2.6 - added clause to ensure that the contractor could not claim additional costs from any unforeseen conditions

Section 4 payment
clause to ensure the contractor issued invoice within 2 days of payment cert
clause to amend final date for payment from 14 days to 28

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12
Q

What are the normal payment dates for JCT?

A

The due date is pivotal
- Interim valuation date is 7 days before due date
- Payment Certificate must be issued within 5 days of due date
- final date for payment is 14 days from due date (21 from interim val date)
- pay less notice 5 days before final date for payment

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13
Q

Pros and Cons of Traditional procurement route?

A

Pros
- Design Control
- Well known route
- Cost Certainty

Cons
- Lengthy, sequential process
- No main contractor input for buildability advice

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14
Q

What are the pros and cons of D&B?

A

Pros
- Single point of responsibility
- Overlap of design and build so time saving
Buildability input from contractor

Cons
- Less design control
- Harder to compare tenders
- Less focus on quality

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15
Q

What is the difference between Construction Management and Management Contracting?

A

CM involves there being a contractual relationship between the employer and sub-contractor, where as with MC it is through the main contractor.

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16
Q

Pros and cons of a two stage tender?

A

Pros
Buildability advice
Maintains competitiveness in first stage
Less risk priced into scheme at second stage as contractor knows scheme and has been involved in design

Cons
Lack of competition during the second stage
2 tender periods makes it a more lengthy process
No cost certainty until second stage contract signed

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17
Q

Pros and cons of a negotiated tender?

A

Pros
- Programme Saving

Cons
- No competition

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18
Q

What would you include in a tender report?

A

Exec summary and recommendation
Background of tender process
Scope of works
Pre-qual process
Evaluation Criteria
Equalisation and comparison to PTE
Any relevant correspondence/negotiation
Any outstanding package/contract risks

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19
Q

What would you include in a Cost Report?

A

Exec summary
Contract sum
Agreed Variations
Outstanding Variations
Risks and contingency balance
Cashflow forecast
Drawdown

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20
Q

What are some differences between NRM and IPMS?

A

GEA - IPMS 1 - balconies included in IMPS but not GEA
GIA - IPMS 2 - includes the internal dominant face which is 50% of the SA for each vertical section
NIA - IPMS 3

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21
Q

What are the components of the external works in NRM?

A

Site preparation works
Roads, paths, pavings and surfacings
Soft landscaping, planting & irrigation systems
Fencing, railings & walls
External fixtures
External drainage
External services
Minor building works and ancillary buildings

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22
Q

What are the timescales for the final account in the JCT?

A

The contractor must provide all necessary information for final account within 6 months of PC.
The CA/QS then issues the final account within 3 months of this.
Final date for payment is 28 days from due date.

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23
Q

What are some examples of relevant matters which can result in a loss and expense claim?

A

Failure to give contractor possession of site
Failure to give contractor access to site
Delay in issuing instructions
Discrepencies in contract docs
Disruption caused by works being carried out by client
Failure of client to supply goods or materials
Instructions relating to variations and expenditure of prov sums
Issues relating to CDM

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24
Q

What is the TPI?

A

Tender price index - measure of movement in prices between clients and contractors when tender is accepted
Typically used for adjusting estimates and budgets to different dates
Available on BCIS

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25
Q

When can the JCT minor works be used?

A

Typically non-complex works less than £250,000 in value.

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26
Q

What are the types of asbestos survey?

A

Management Survey: for buildings which continue to be occupied to ensure that presence is known and cannot be disturbed by normal activities causing harm. minor intrusion. Guides to client and suggests any remedial work required.

Refurbishment/demolition survey: for the purposes of change to a building to ensure that when work begins the ACM is known and that when work commences no one is harmed and work shall be done by only specialist contractors.

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27
Q

What are the building regulations?

A

Part A: Structure
Part B: Fire safety
Part C: Site preparation and resistance to contaminants and moisture
Part D: Toxic substances
Part E: Resistance to the passage of sound
Part F: Ventilation
Part G: Sanitation, hot water safety and water efficiency
Part H: Drainage and waste disposal
Part J: Heat producing appliances and Fuel storage system
Part K: Protection from falling, collision and impact
Part L: Conservation of fuel and power
Part M: Access to and use of buildings
Part N: Glazing - Safety in relation to impact, opening and cleaning
Part O: Overheating
Part P: Electrical safety
Part Q: Security - Dwellings

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28
Q

What would you find in a construction phase plan?

A

Project information
Project Team member details
Key dates and phases
Site Rules
Welfare
Induction details
Fire and emergency arrangements
H&S arrangements
High risk tasks e.g. ACM, high voltage power lines, hazardous substance

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29
Q

Name some dispute Resolution Techniques

A

Negotiation - low cost, quick, non-binding, non-adversial
Mediation - Formal, neutral third party, can be binding
Expert determination - Not possible to appeal, binding
Adjudication - JCT standard, introduced in the construction act 1996, can only be overturned by arbritration or litigation, binding and enforceable by technology and construction court
Arbitration - more formal and costly, binding through courts
Litigation - lengthy, costly, not confidential

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30
Q

What is the standard JCT timeline for adjudication?

A

Party issue a notice of dispute - adjudicator appointed in 7 days - then has 28 days to issue decision

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31
Q

What is contained in a consultant appointment document?

A

Workscope
Agreed fee and payment terms
Terms of business
Contract amendments
Contact details

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32
Q

What are the main types of ratio analysis used to assess a company?

A

Liquidity ratios - current ratio, Acid test,
Working capital Ratio - (assets-liabilities/turnover)
Profitability ratios - ROE,
Financial Gearing radios - debt/equity

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33
Q

What is a business plan and what would you expect to find in one?

A

An overview of the business goals and how these are to be attained.

Vision (strategic)
Objectives and goals
Strategies and actions

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34
Q

Name some key sustainability regulations which impact construction

A

Building regs - Part J: Heat producing appliances and Fuel storage system
Climate change act 2008 - cut greenhouse emissions compared with 1990 levels by 80% by 2050
Energy performance of buildings regulations 2012 - required EPC for buildings, quantifying energy efficiency - rated A-G

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35
Q

What are the principals/pillars of sustainability?

A

Social - building healthy communities with sufficient numbers and range of buildings
Economical - strong, responsive, competitive economy with land rights and types
Environmental - protecting and enhancing natural, built and historic environment

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36
Q

What is Passivehaus?

A

A fabric first approach with the intention of no requirement for space heating through good insulation, air tightness and solar gains.

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37
Q

What is an LLP?

A

A partnership where members share liability for each others actions. Limited liability protection

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38
Q

What is included in the Data Protection act 2018?

A

That information be used lawfully, collected for legitimate purposes. Information is accurate and up to date and kept for no longer than necessary.

Individual rights:
Right to:
be informed
access
rectification
erasure (remove)
restrict processing
data portability
object
automated decision making and profiling

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39
Q

What are the different types of provisional sum?

A

Defined - time allowance for prelims and programme
Undefined - no allowance for prelims and programme

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40
Q

What are the different types of fitout?

A

Shall and core - structure, envelope, common areas such as reception, lobby corridor etc
Cat A - Tenants own space fitted out so surface finished, MEP, raised floor suspended ceilings, and blinds completed
Cat B - full fitout including install of all finished, kitchens, IT equipment, furniture

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41
Q

What are S106 and S278 agreements?

A

Agreements between a developer and a local authority which may commit the developer to contribute to publicly funded institutions such as infrastructure, education, housing, town centre, health. S278 applies specifically to highways.

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42
Q

When is a project notifiable? and how do you notify it?

A

When construction is scheduled for more than 30 days and/or will have more than 20 workers at any point, - or has more than 500 person days. notified to HSE via F10

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43
Q

How does an ASHP work?

A

Pump takes air from outside to heat a liquid refrigerant, the pump compresses liquid to increase temperature, heat then sent to radiators/underfloor heater and remaining hot water stored for showers etc

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44
Q

How does a GSHP work?

A

By absorbing heat from ground via an array of pipework in the ground or water, compressing and condensing this energy into a higher temperature and transferring this to the buildings heating or hot water system.

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45
Q

What is the Scheme for Construction Contracts?

A

A scheme for projects which don’t comply with the Housing Grants, Construction and Regeneration Act (Construction Act 1996)

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46
Q

What is a performance bond?

A

Insures the client against the risk of the contractor fulfilling obligations, e.g. a contractor becoming insolvent

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47
Q

What are liquidated damages in construction?

A

Costs which the client claims back from Contractor for any delays which arise as a fault of the contractor

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48
Q

What are specified perils?

A

Fires, explosions, earthquakes and flooding.

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49
Q

Stages of the RIBA PoW

A

0 - stategic definition
1 - preparation and breifing
2 - concept design
3 - Spatial coordination
4 - technical design
5 - manufacturing and construction
6 - handover
7 - use

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50
Q

What are the five rules of conduct?

A
  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.
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51
Q

What did you learn at ‘Fire Safety Reform – What you need to know’?

A

The new fire safety regulations (2022) adds a greater burden on the responsible person in multi occupancy resi buildings and aims to reduce the risk of fire through unsafe cladding and entrance doors. The EWS is to be part of any fire risk assessment in multi occupancy buildings.

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52
Q

What does BREEAM stand for and what are its criteria?

A

Building Research Establishment Environmental Assessment Method

  1. Energy
  2. Land Use and Ecology
  3. Water
  4. Health and Wellbeing
  5. Pollution
  6. Transport
  7. Materials
  8. Waste
  9. Management
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53
Q

What is a smash and grab adjudication?

A

When a CA/EA/client doesn’t issue a payment cert or a pay less notice and is liable for the full amount of the contractor’s application for payment.

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54
Q

What were the valuation timelines on the demolition of Swingate House?

A

Due date is the last Friday of each month, interim valuation date 7 days before this. Payment cert due 5 days from due date. Changed payment date from 14 to 28 days after the due date

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55
Q

When was retention returned after the Swingate House demolition?

A

half was released upon practical completion and the other half released after the defects rectification period which was 6 months after PC.

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56
Q

How have you implemented knowledge from the ** CPD?

A

Smash and grab adjudication - been more diligent when issuing payment certs and looking out for signs the contractor may be looking to take advantage of a smash and grab

Homes for the future - dfma and how MMC is transforming house building. Passivehaus. encouraging/challenging my projects to use MMC and sustainable materials

Construction insurance - PI, EL, PL insurance, ensuring all my contractors have apt insurance

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57
Q

How did you negotiate the price for the installation of holes in the steelwork for the rainscreen cladding on SWFT?

A

I took a view that the contractor was overestimating the time taken to complete which I discussed with the construction manager for clarity - I also noticed some of the rates were inflated which I reduced in my assessment.

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58
Q

Which external sources are used to gauge steel price fluctuation?

A

BCIS Material Cost Index, internal Mace market reports,

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59
Q

What are some of the differences between an EA and CA?

A

EA is used in D&B contracts and CA is in Traditional contracts. EA is usually involved earlier than a CA and helps to prepare documents such as the ER.

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60
Q

What are some key building metrics?

A

Wall to floor ratio (internal and external), net to gross ratio, GIA:GEA, site usage %, average unit NIA, glazing ratio,

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61
Q

How was the enabling works contract administered?

A

Monthly valuations and monthly cost reporting

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62
Q

What risks occur from a separate contractor carrying out the demo works?

A

Risk of delaying the MC works. Risk of works not being carried out to an acceptable standard i.e. failing to recognise and remove contaminated material in the ground

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63
Q

What can be done to mitigate the risk of the demo contractor not performing ahead of main contract?

A

Liquidated damages

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64
Q

Difference between secant wall system and sheet pile wall system?

A

A secant wall system has alternating reinforced and non reinforced concrete piles, non-reinforced piles are install followed by the reinforced piles to form a watertight basement. Sheet piles are driven into the ground using a hydraulic rig before the basement can be excavated.

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65
Q

How would you manage going out to tender with an incomplete for S2 design?

A

Factor in the risk and include all elements in equalisation process.

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66
Q

What consideration was given to fire safety with the alternative specification of the cladding?

A

Ensure that they adhered to existing and incoming regulation, with design team fire consultant and also the supplier.

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67
Q

Can you explain how the first floor transfer slab worked on SG1A and how this impacted cost?

A

Cost neutral due to the price volatility of steel

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68
Q

How is a CFA pile constructed?

A

Pile mat installed, piling rig brought on site, hole bored with auger, while auger withdrawn, concrete pumped in, moving soil upwards. Cage then dropped in.

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69
Q

What issue would you experience with a high staff turnover?

A
  • Increased recruitment costs
  • Increased training costs
  • Inconsistent production/performance
  • Poor staff morale
  • Reputational damage
  • Loss of customers/repeat business
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70
Q

Give me some examples of fee earning v non fee earning staff at your company?

A
  • Fee earning
    o Qs
    o Architects
    o PM
  • Non fee earning
    o Admin staff
    o Business Development Managers.
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71
Q

If you chair a meeting, how do you make it effective?

A
  1. Set an agenda and keep the meeting on track.
  2. Prepare for it in advance, have documents, information and visuals ready.
  3. Be punctual for the meeting.
  4. Take minutes.
  5. Give everyone the opportunity to speak and contribute.
  6. Understand the body language.
72
Q

What key things do you need to think about before entering a negotiation?

A
  1. To what level I’m authorised to negotiate (for example, up to £250k)
  2. My (and my client’s) red lines.
  3. Do I have sufficient facts and information.
  4. The character of the person I’m negotiating with.
  5. What I want the outcome to be.
  6. Areas where I’m willing to compromise.
  7. The structure of the negotiation.
73
Q

When faced with a challenging negotiation, how do you conduct yourself in a fair and professional manner?

A
  1. I always stay objective and enter the negotiation with the mindset of funding a resolution.
  2. I carry out my work ethically and to the required standards.
  3. I am always respectful to the other side and endeavor to understand their position.
74
Q

What is workplace diversity?

A

Diversity in the workplace means that a company hires a wide range of diverse individuals.
Diversity is often misconceived as solely multicultural matters; however, it also applies to diversity of gender, race, ethnicity, age, sexuality, language, education, background, etc.

75
Q

How would you go about selecting the right people to join your team?

A

Firstly, understand the task and identify what skills and experience is required
Review the existing team to understand the skills and experience already available
Select new team members to fill the shortfall; the dynamics of the existing team should be considered to ensure the new people ‘fit’ with the existing team

76
Q

Give me an example of one of the clause amendments you negotiated? Why did you do that?

A

Kone Lifts - 24 month defect liability period

77
Q

What is a relevant matter?

A

The client is responsible for these. They allow loss and expense.
• Failure to give possession of the site
• Delays receiving instructions
• Discrepancies in the contract documents
• Failure to give the contractor access to the site
• Issues relating to CDM
• Instructions relating to variation and expenditure of prov sums.

78
Q

What are the risks with framework contracts?

A

They can suppress competition. If you are moderating how you test a market, that instrument by its very nature, is going to have the potential to prevent and stymy competition. …
There are too many of them. …
They lack transparency. …
Evidence of value is weak.

79
Q

What’s the difference between defined and undefined provisional sums according to NRM 2?

A

• Defined: not completely designed but:
o Nature of works known
o Fixing needs defined
o Quantities indicate extent of work
o Limitation
The contractor is able to make programme allowances

• Means a sum provide for work that is not completely design but for which information required for a defined provisional sum cannot be provided.
The contractor is able to make programme allowances

80
Q

What is earned value?

A

The amount of work which was planned to be done vs. what has actually been done at a certain stage. Used as a cross reference to gauge financial and programme performance and can be used to forecast.

81
Q

Can you run through the process how you prepare a CVR?

A

I’d do this by first of all taking into account all the costs spent to date and forecasting the future costs of the project. I’d then reconcile these costs against the value of the project to date, which would include payments from the client and the forecasted payments from the client, taking a prudent approach to give an accurate snapshot into the financial performance of the project.

82
Q

What are the consequences of a non-completion certificate?

A

The employer has the right to withhold liquidated damages (A pay less notice is also required)

  • Certificate of non-competition is required
  • Employer must write to contractor notifying them of the intending to withhold LDs
  • Employer to issue pay less notice
83
Q

What is the procedure for claiming an extension of time?

A
  • As soon as it is reasonable apparent that a delay is or is likely to occur, they should write to the contract administrator to notify them
  • This should identify the cause of the delay and if any of the causes are a relevant event and give and indication of the extent of the likely delay
  • They should give any other further information requested by the CA
  • The CA must notify the contractor in writing of their decision
  • Contractor must make all efforts to mitigate the effects of delay
84
Q

Can you talk me through the internal fit out on Quayside where you looked at the specification?

A

market testing based on architects specification

85
Q

Can you provide an example of where you have compared different forms of construction and/or material choice (from a cost point of view)?

A

Brickslip/traditional system on Stevenage

86
Q

Can you talk me through the steel inflation exercise you have carried out?

A

BCIS Material Cost Index, internal market report (James Donald)

87
Q

On the upstand at LDDC How did you advise the contractor they were over Measuring?
How did you demonstrate you were correct?

A

Referred to NRM 1 and how an upstand i measured correctly.

88
Q

What regulations and codes of practice govern the construction industry’s approach to sustainability?

Are they fit for purpose?

A

Building regs - Part J: Heat producing appliances and Fuel storage system
Climate change act 2008 - cut greenhouse emissions compared with 1990 levels by 80% by 2050
Energy performance of buildings regulations 2012 - required EPC for buildings, quantifying energy efficiency - rated A-G

89
Q

What is the difference between a balance sheet and a profit and loss account?

A
90
Q

Can you explain the differences between Conflict avoidance & Dispute resolution

A
91
Q

What procedures does your company have in place to ensure Data Security?

A

Locked screen policy, clear desk policy, Data Protection Training

92
Q

What are the terms and conditions of your appointment?

A
93
Q

What health and safety checks were carried out in the appointment of a contractor?

A

Asked H&S team carry out background check on company’s safety record and performance

Criteria includes RIDDOR. Necessary accreditation such as National Federation of Demolition Contractors. CHAS - contractors health and safety assessment scheme,

94
Q

Who are the CDM Duty Holders?

A

Commercial Client, Designers, Principle Designers, Principal Contractor, Contractor, Workers

95
Q

How have the rules of conduct for members and firms changed?

A

the two separate rules have been merged to form one set of rules for both members and firms.

96
Q

What are the five rules of conduct for members and firms?

A
  1. Be honest, at with integrity amd comply with professional obligations
  2. Maintain Professional Competence and ensure services are carried out by competent individuals
  3. Provide good quality and diligent service
  4. treat other with respect and promote diversity
  5. act in public interest and take responsibility for actions to maintain public confidence
97
Q

What is the Bichard Review and some of its recommendations?

A

An independent review carried out by Lord Bichard on the RICS’s purpose, governance and strategy. It proposed recommendations such as putting more emphasis on the young of the organisation through the matrics group. Reaffirm commitment to working in the public interest. Review of governance and emphasis on returning control to members. Focus on devolution to regions and boards and encourage networking between these.

98
Q

Name some other Sector Pathways

A

Building Surveying,Valuation, Project Management, Facility Management, Building Control

99
Q

What is needed to form a contract?

A

Offer, acceptance, consideration, intent, legality, capacity and consent

100
Q

How is a contract under hand different from a deed?

A

“A Deed is signed by a witness & traditionally authenticated by a seal. Imposes
greater legal obligations
Limitation period - Under Hand is 6 years, Deed is 12 years.”

101
Q

What are the standard forms of NEC contract?

A

Option A: Priced contract with activity schedule
Option B: Priced contract with bill of quantities
Option C: Target contract with activity schedule
Option D: Target contract with bill of quantities
Option E: Cost-reimbursable contract
Option F: Management contract

102
Q

Name the 9 sections of the JCT contract

A
  1. Definition and interpretation
  2. Carrying out the works
  3. Control of the works
  4. Payment
  5. Variations
  6. Injury, damage and insurance
  7. Assignment, Third Party Rights and collateral Warranties
  8. Termination
  9. Settlement of disputes
103
Q

What are the main parts of the JCT contracts?

A

Recitals, Articles, Contract Particulars, Attestation, Conditions (9 sections, 7 for minor works), Schedules

104
Q

What is a latent defect?

A

Latent defects are defects which are not readily identifiable upon inspection &
only come to fruition some time after building completion & may take many years.
A claim in contract can only be brought about within the limitation period of the
contract (6 or 12 years). Otherwise, a claim may be brought in Tort for
negligence providing there has been actual damage & not economic loss.

105
Q

Types of excavation?

A

Open – use battered excavation sides cut back to a safe angle, eliminates the need
for temporary support work, can easily construct basement walls and fall BUT extra
excavation costs and need a lot of free site space
Perimeter Trench Excavation – trench dug wide enough to form basement walls, this
is supported as required – basement walls are constructed and then the inside of the
basement is excavated.
Complete Excavation – used in firm subsoils. The Centre of the basement is
excavated first, then the basement slab cast while the sides of the excavation are
supported by struts

106
Q

What is/was the impact of covid 19 on construction?

A

According to a recent Modus article, 2021 showed a strong bounce back for the industry, recovering to near pre-covid levels, growth is now tapering due to material shortages and inflation.

107
Q

What led to the Bichard Review?

A

A recommendation in the Levitt Review that an external review should take place specifically on purpose, governance and strategy

108
Q

What were the implications for the construction industry of COP26?

A

£3.9bn of new funding for decarbonising heat and buildings, including the new £450m 3-year Boiler Upgrade Scheme
£120m towards the development of nuclear projects through the Future Nuclear Enabling Fund

109
Q

What are some of the implications for the construction industry in the aftermath of Grenfell?

A

Since 2018 there has been no combustible materials in EWS on buildings over 18m, as of December 2022 this will be 11m

110
Q

What are the implications of the Bribery Act (2010) for construction?

A

Businesses should be aware that failing to prevent bribery is a strict liability offence. The only defence available is if the company can show that it had “adequate procedures” in place to prevent bribery. Can lead to 10 years in prison.

111
Q

What are the professional obligations to the RICS for members?

A

CPD
cooperate with the RICS
Provide information reasonably requested

112
Q

What are the professional obligations to the RICS for firms?

A

Complaints-handling procedure, including an alternative dispute resolution provider approved by RICS, maintain a complaints log.
All previous and current professional work is covered by adequate and appropriate professional indemnity cover that meets the standards approved by RICS.
Firms with a sole principal must make appropriate arrangements for their professional work to continue in the event of their incapacity, death, absence from or inability to work.
Cooperate with the RICS.
Firms must promptly provide all information reasonably requested by the Standards and Regulation Board, or those exercising delegated authority on its behalf.
Display they are regulated by RICS.
Firms must report to RICS any matter that they are required to report under the Rules for the Registration of Firms.

113
Q

When can a firm register for RICS membership?

A

25% of a firms principals are members

114
Q

When must a firm register for RICS membership?

A

When providing surveying services to the public
When operating in regulation zone A
When 50% of principals are MRICS

115
Q

How much PI does a firm need?

A

Depending on turnover:
£100,000 or less = £250,000
£100,001-£200,000 = £500,000
£200,001 + = £1,000,000

116
Q

What are the RICS requirements for a CHP?

A

provide details of access to independent redress if the firm cannot resolve the complaint
made available to all staff – a CHP is intended to provide clarity and consistency to staff and clients
be regularly reviewed at a senior level – record evidence of review, to include reviewer details and review date
be agreed with PII brokers/provider(s) – the CHP should reflect processes that do not compromise PII cover

117
Q

What should be done when you receive a complaint?

A

Record it and all the details promptly
Assure the client that it will be dealt with
Notify PI if necessary

118
Q

What are the ethical principles which the Rules of Conduct are based on?

A

Honesty, integrity, competence, service, respect, and responsibility

119
Q

What is covered in Surveying Safely?

A

Guidance for visiting sites, assessing risks and hazards

120
Q

What is Value Management and how does it differ to Value Engineering?

A

Value Management takes place at the early stages of a project. Its job is to consider the overall function of the building and what the client requires, cutting unnecessary items and focusing on the elements which form part of the clients brief. Value engineering take place after this and looks to maintain the scope function of an element while reducing the cost.

121
Q

RIDDOR

A

Reporting of Injuries, Diseases and Dangerous Occurrences

122
Q

COSHH

A

Control of Substances Hazardous to Health

123
Q

Requirements to form a contract and their meaning?

A

Offer - offer to perform an act if the other party promises to do something in return
Acceptance -
Consideration - goods exchanged ie money
Capacity - legal capacity to form the contract - status of the coorporation
Intention - intention to make it a legally binding contract

124
Q

How would you advise the client on what JCT contract to use?

A

JCT Flowchart

125
Q

What is the difference between a Bond and PCG?

A
126
Q

What mechanisms are you aware of that protect the contractor?

A

Payment
Extension of time
Loss and Expense
Termination
Insurances
Disputes

127
Q

What needs to be in place to enable payment for materials off site?

A

Vesting agreements

128
Q

What is a good wall to floor ratio and how is it calculated?

A

between 0.4 and 0.5, depending on the building shape - caculated by measuring the floor area and the EXTERNAL wall

129
Q

What is the difference between how a floor area is measured in NRM and IPMS?

A

NRM is to the finished surface, IPMS is to the internal dominant face, which could omit plasterboard etc. The internal dominant face is the sirface which take up 50% of the vertical elevation

130
Q

What would you advise if a cash flow was more than anticipated?

A

Contractor could be front loading costs due to financial issues

131
Q

Can you explain the difference between procurement and tendering?

A

Tendering is part of the procurement process of going out to bidders and awarding the contract. Procurement is the overall act of obtaining goods or services.

132
Q

What are the key factors to be considered when advising on procurement? What does T, C and Q mean?

A

Time – time to site
Quality – control of design
Cost – Certainty at contract

133
Q

How did you advise your client regarding procurement and tendering? What was included in this?

A

I produced a procurement report in which i outlined the procurement strategy, tender strategy and contract type

134
Q

When receiving tenders, what would you do if you found an error?

A

Give the contractor the opportunity to amend that error, or give them the chance to stick by it. Decision made by client.

135
Q

What is negotiation?

A

A way of conferring with others in order to reach a compromise or an agreement

136
Q

Can you tell me the different approaches to negotiation you are aware of?

A

Competitive (start low)

Principled (go in at position)

137
Q

Can you name me some conflict avoidance techniques?

A

Good management
Clear contract documentation
Record keeping
Regular reporting and proactivity

138
Q

Can you name me some dispute resolution techniques?

A

Negotiation
Mediation
Arbitration
Litigation

139
Q

What is the process of adjudication?

A

the final outcome is determined by a third party who does impose a
binding decision on the parties

140
Q

What are the timescales for adjudication?

A

If the Act applies to a contract then either party may request the appointment of an adjudicator to be made within seven days of serving a Notice of Dispute, and the adjudicator has 28 days from issue of the Referral within which to issue a decision.

141
Q

Is adjudication binding?

A

That decision will bind the parties and in most cases be readily enforceable in the Technology and Construction Court (TCC). The TCC is the part of the High Court that deals with
construction related litigation.

142
Q

What value of risk allowance was included in your S2 cost plan?

A

£2.4m - 5%

143
Q

How much were prelims in your S2 CP?

A

£6.6m - 18%

144
Q

What are the types of business plan?

A

Corporate
Strategic
Operational
Divisional

145
Q
  • What are the key/main components of a business plan?
A
  • Method Statement.
  • Goals and Objectives.
  • SWOT analysis.
  • Key Performance Indicators.
146
Q

Difference between an OCE and Cost Plan?

A

OCE is high level early on in a project based on clients fundamental requirements. Begins prior to process of cost planning with more detailed design drawings and spec.

147
Q

Difference between NEC and JCT

A

JCT - CA - act impartially between parties
NEC - PM to manage project, collaberating between client and contractors

JCT - Master programme
NEC - Continually updated through the PM

JCT - Ground Responsibility of contractor
NEC - valid compensation event

JCT - time and price dealt with seperately in variations
NEC - both with CE

148
Q

Types of JCT Contract?

A

Standard Building Contract
Intermediate Building Contract
Minor Works Building Contract
Major Project Construction Contract
Design and Build Contract
Management Building Contract
Construction Management Contract

149
Q

What are the BREEAM ratings?

A

unclassified, acceptable, pass, good, very good, excellent, outstanding

150
Q

What should be included in a complaints handling procedure?

A

redress mechanism
complaint investigated in 28 days
must make aware PI company if necessary
all complaints recorded with their progress
Process has two stages as a minimum: 1. consideration of complaint by senior member ot complaints handling officer 2. Referred to an independent third party with the authority to award redress

151
Q

What is the water table?

A

The level at which the ground below is permanently saturated.

152
Q

Types of business plan?

A

Strategic - overall goals, SWOT
Departmental - focused on specific department
Operational - work planning - work delivery
Corporate - vision - mission - resources - objectives - strategies

153
Q

Types of organisational structure?

A

Functional - hierarchical
Divisional - separate divisions and function within each (admin and finance)
Matrix - project based (mace)
Flatarchy

154
Q

Three ways to waterproof a basement

A

A:: Barrier system - tanking
B: Structural - basement design to be unermeable through concrete spec and structure
C: drained cavity, water allowed to gather at the bottom to drain naturally or be pumped away

155
Q

Grades of basement

A

1: some seepage and leakages allowed: plant room, non electrial, car park etc
2: no leakages or seepage but some damp patches allowed. used for workshops, some plant rooms and storage
3: completely dry and habitable, bedroom, kitchen, office etc
4: specialist, archives etc

156
Q

Difference between relevant event and relevant matter?

A

Relevant event is one which causes delay to the completion date, caused by the client or a neutral event.
e.g. variation
adverse weater
terrorism
failure to provide information
specified peril e.g. flood
changes in statutory requirements

Relevant matter is one which causes a material disruption to progress of the works, enabling a contractor to claim for direct loss/ ad or expense

Failure to give the contractor possession of the site.
Failure to give the contractor access to and from the site.
Delays in receiving instructions.
Opening up works or testing works that then prove to have been carried out in accordance with the contract.

157
Q

Difference between relevant event and relevant matter?

A

Relevant event is one which causes delay to the completion date, caused by the client or a neutral event.
e.g. variation
adverse weater
terrorism
failure to provide information
specified peril e.g. flood
changes in statutory requirements

Relevant matter is one which causes a material disruption to progress of the works, enabling a contractor to claim for direct loss/ ad or expense
Failure to give contractor access/possession
delay in giving instruction
discrepencies in contract docs
CDM issues

158
Q

What would you expect in a contractors tender return?

A

Contractor’s proposals
Response to ITT
CSA
Signed form of tender
Method statement
Health and safety

159
Q

When was surveying safely last updated?

A

2019

160
Q

What is the RICS Building Carbon Database?

A

A database of carbon emissions from a buildings life cycle

161
Q

What is a typical net to gross ratio for a resi building?

A

75%

162
Q

Typical glazing ratio?

A

30%

163
Q

Types of sanctions by the RICS

A

Caution, Reprimand, Undertakings, Fine, Conditions, Expulsion, Removal

164
Q

What certifies the release of retention?

A

Completion of making good defects certificate

165
Q

CSA?

A

Contract sum analysis

166
Q

When did RICS get its Royal Charter?

A

1881

167
Q

What is involved in the RICS Governance structure?

A

The Privy Council grants the governing council authority to manage, they over see management board, beneath which sit the regional boards

there is also the standards and regulation board, audit, risk assurance and finance committee and nominations and remuneration committee

168
Q

What is provided at stage 1 of a two stage tender process in the tender return?

A

OH&P, prelims, design fee’s, design risk premium

169
Q

What insurances does a contractor require?

A

PI, EL, PL, Contractor’s all risk insurance to insure the works.

170
Q

What guidance is available on conflicts of interest?

A

Global professional statement

171
Q

What risks does NRM 1 recommend making allowances for?

A

Design development risks
Construction risks
Employer change risks
Employer other risks

172
Q

What are the implications of the incoming BS9991?

A

All buildings with a lift should have at least one evac lift.

Buildings more than 18m should have more than one evac lift.

Buildings higher than 11m must have sprinklers.

173
Q

Changes made to approved doc B (fire safety) in June 2022?

A

Complete ban on metal composite material cladding on any height of building.

Combustible materials in general still allowed in buildings up to 18m

New residential developments over 18m tall will also have to incorporate an Evacuation Alert System to help fire and rescue services inform residents of a change in evacuation strategy during an incident.

174
Q

what were some of the exclusions from your cost plan?

A

land acquisition costs, legal fees, professional and development management fees

175
Q

Name some docs in the RICS Black book

A

Cost reporting, commercial management, value management and value engineering, subcontracting

SB SoE Q's (1 decks)

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