SOE Hooks 1.0 Flashcards
What is included in the Rules of Conduct as updated in 2022
Rule 1: Members and firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS.
Rule 2: Members and firms must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise
Rule 3: Members and firms must provide good-quality and diligent service.
Rule 4: Members and firms must treat others with respect and encourage diversity and inclusion.
Rule 5: Members and firms must act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession
What is the RICS CPD policy?
Each member has to complete 20 hours of Continual Professional Development every year.
You must complete 48 hours per year as an APC candidate
What was included in the 2022 rules update?
Provides behavioural example for each rule of conduct.
It expaned and gave greater focus on diveristy and inclusion
What is in the RICS global professional and ethical standards?
Hon - Comp - Law - Conf - Promo
Acting with honesty, integrity, and in the best interests of clients.
Maintaining professional competence and knowledge.
Complying with applicable laws, regulations, and professional standards.
Protecting client confidentiality and handling conflicts of interest appropriately.
Promoting and upholding the reputation of the profession.
What is your overarching role as a PM
To manage the project team, and drive the successful compeltion of the project and its objectives
What is included in you PM scope of series
1) Establish & Attend meetings and record outcomes.
Project procedures and protocols. Draft the PEP.
Review and recommend payments. Create and monitor programme. Manage change control.
Prepare and maintain project risk register.
2) Coordinate the project brief and design
3) Manage planning and consents
4) Manage and lead the procurement process
5) Monitor construction / administer the building contract.
6) Provide advise on financial issues e.g implications of developing different sites/programmes
7) Advise on contract matters (EOTs)
What do you do if a client asks you for a sevice out of your scope of services?
I would advise the client that the service is out of my PM scope of services.
I would assess if the services are within my competence before offering to extend my scope of services for a fee.
What are offences under the anti bribery act 2010 / RICS guidance ?
You must not:
GIVE Offering, promise, or give a bribe.
RECIEVE Requesting, agreeing to receive, or accepting a bribe.
Bribe a foreign public official.
Fail to prevent bribery by individuals or organizations associated with a business.
Where do you register gifts and hospitality?
Any details?
In G&Ts gifts and hospitality register
What is G&T’s policy on gifts and hospitality?
The limits for the UK are set out in the G&T AB policy £100 for personal expenditure, and £250 maximum for groups of 2 or more (i.e. not £100 per person)
Everything else requires delegated authority
What are the general offences under the bribery act
Offering, promising, or giving a bribe.
Requesting, agreeing to receive, or accepting a bribe.
Bribing a foreign public official.
Failing to prevent bribery by individuals or organizations associated with a business.
What are the 6 principles of the Bribery Act?
PP - Top - Risk - DD - Comms - Mon
- Proportionate procedures - The procedures taken by an organisation should be proportionate to the risks it faces and the nature, scale and complexity of its activities. A small organisation would require different procedures to a large multinational organisation.
- Top-Level Commitment - The top-level management should be committed to prevent bribery and foster a culture within the organisation in which bribery is unacceptable.
- Risk Assessment - Organisations should assess the nature and extent of its exposure to risks of bribery, including potential external and internal risks of bribery.
- Due Diligence - The organisation should apply due diligence procedures in respect of persons who perform services for – or on behalf of – the organisation in order to mitigate bribery risks.
- Communication - The organisation should ensure its bribery prevention policies and procedures are embedded and understood throughout the organisation through internal and external communication, including training, proportionate to the risks it faces. Communication and training enhances awareness and helps to deter bribery.
- Monitoring and Review - The organisation should monitor and review procedures designed to prevent bribery and make improvements where necessary. The risks an organisation faces may change and, therefore, an organisation should evaluate the effectiveness of its anti-bribery procedures and adapt where necessary.
What is your complaints handelling procedure?
Once received I will provide written acknowledgement within 7-days.
I will notify my project Partner and Company Secretary & Governing Counsel Imelda Moffet, who will log this within the Complaints Handling Log.
I will notify G&T’s PII insurer ‘Marsh’
I will provide a formal written response within 28 days.
- If resolved G&T will undertake an internal audit in order to prevent the issue from reoccurring.
- Following this, then the Company Secretary & Governing Counsel will update the Complaints Handling Log based on this outcome.
However, if the complaint is still unresolved then an independent redress provider would review this such as the RICS Dispute Resolution Service.
How did you maintain tender confidentiality (L3 ethics)
1) I advised their legal team should draft an NDA
2) signed by tendering parties before beginning tender process
How did you resolve the issue of a tendering contractor received info which created a competitive advantantage. L3 Ethics
1) Redistrobuted info to all
2) advised my cleint who confirmed they were happy for tender to proceed
3) copetitive advantage was eliminated
Before assisting clients with appointments I…?
/
If do you do if a client asks for advice on PI
will notify the Client that advice on level of insurance to be provided is outside of my scope of services and advise they should consult their legal advisors and insurers on the topic.
What is a conflict of intrest?
it is a situation where your duty to someone is potentially compromised by the fact that you have a material interest at stake in the matter.
When there is doubt about your ability to make an impartial decision.
What are the three types of conflicts of intrest defined by the RICS?
3 types of conflict of interest:
- PARTY CONFLICT: situation in which the duty of an RICS member (working independently or within a nonregulated firm or within a regulated firm) or a regulated firm to act in the interests of a client or other party in a professional assignment conflicts with a duty owed to another client or party in relation to the same or a related professional assignment
- OWN INTEREST CONFLICT: situation in which the duty of an RICS member (working independently or within a nonregulated firm or within a regulated firm) or a regulated firm to act in the interests of a client in a professional assignment conflicts with the interests of that same RICS member/firm (or in the case of a regulated firm, the interests of any of the individuals within that regulated firm who are involved directly or indirectly in that or any related professionalassignment)
- CONFIDENTIAL INFORMATION CONFLICT: a conflict between the duty of an RICS member (working independently or within a non-regulated firm or within a regulated firm) under paragraph 2.2 to provide material information to one client, and the duty of that RICS member (working independently or within a non-regulated firm) or of a regulated firm under paragraph 2.1 to another client to keep that same information confidential.
Is advice on level of professional indeminity covered by G&T’s PI cover
No it is not
What is professional indemnity insurance?
Professional indemnity insurance covers the cost of compensating clients for loss or damage resulting from negligent services or advice provided by a business or an individual.
What’s is a any one claim policy for PII?
An any one claims limit – also known as a per-occurrence limit – reflects the maximum amount an insurer would pay out for an individual claim.
I.e. if a limit is 1 mil, you can have 2x 700k claim in the period.
What is aggregate PII cover?
an ‘aggregate’ policy provides cover up to the full limit for all claims made in the period of insurance.
What is retoractive PII cover?
This policy covers claims that are first made against the insured during a period of insurance regardless of when the negligent act occurred.
If the retroactive date of the policy is stated as ‘none’ then the policy is fully retroactive and all former works carried out by the firm will be covered.
Tell me about Merrett V Babb 2001?
- Babb completed a valuation as an employee of a company for a house purchased by Merrett
- The valuation was later found to be negligent
- The original company no longer existed and the PII polcy had been cancelled
- The court ruled Merrett Could pursue the individual (Babb) for losses.
What are the minimum limits of professional indemnity insurance?
Firm’s turnover In the preceding year vs Minium limit of indemnity
£100,000 or less - £250,000 PII
£100,001 to £200,000 - £500,000 PII
£200,001 and above - £1,000,000 PII
What are the maximum level on unisured excess
Firm turnover vs Maximum uninsured excess
£10,000,000 or less - The greater of 2.5% of the sum insured, or £10,000
£10,000,001 and above - no limit set
If you make an error, what would your insurance company expect you to do next?
- Notify them at your earliest opportunity
- Comply with any conditions and procedures set out in the insurance policy
- Advise the client of the error.
- Assess the level of mistake and take steps for correcting.
What is professional indemnity insurance run off cover?
Run-off’ is a form of PII which covers the historic liabilities of a business after it ceases to trade.
‘Legacy issues’. The RICS expects run-off cover to be maintained for a minimum period of six years from the cessation of the practice.
In sumamry, what are the RICS bylaws
The RICS Bye-Laws provide the power for Head of Regulation and Regulatory Tribunal to make disciplinary and regulatory decisions including issuing disciplinary penalties and costs. Those decisions are made in accordance with the Rules and guidance created by the Standards and Regulation Board.
Specifially, what are the RICS by laws?
1) Application and definition of the bylaws
2) Membership and registartion laws
3) Designations rules
4) Contibutions and funds
5) Professional Conduct
6) Governing council
7) Boards committees and groups
8) Procedure for general meetings
9) Accoutning and audits
10) General (RICS properties, trustees, contracts, dissolution.
What are formal communciation systems?
Directories
Change control procedures
Note important to keep current and redistribute
What is your complaints handelling procedure?
Once received I will provide written acknowledgement within 7-days.
I will notify my project Partner and Company Secretary & Governing Counsel Imelda Moffet, who will log this within the Complaints Handling Log.
I will notify G&T’s PII insurer ‘Marsh’
I will provide a formal written response within 28 days.
- If resolved G&T will undertake an internal audit in order to prevent the issue from reoccurring.
- Following this, then the Company Secretary & Governing Counsel will update the Complaints Handling Log based on this outcome.
However, if the complaint is still unresolved then an independent redress provider would review this such as the RICS Dispute Resolution Service.
Why is important to define scope of services and communciate this to you client?
To Inure we are aligned on the limits of my appointment and Professional Indemnity insurance.
Dealing with complaint and adressing issue
Example: Noise complaints
I organised workshops with the Main Contractor to identify work that could be moved out-of-hours. I advised my Client of any activities that could not be sequenced so they could communicate the disruption to their stakeholders.
I report to my clients weekly, why is this important and what are you assessing?
Strategic and Construction Dashboards. I will assess KPIs and advise on their health, and outline any mitigation strategies to address the risk if raised I will also report on team performance and stakeholder interfaces with upcoming programme activities.
Are you aware of any guidance published by RICS in association with complaint handling?
- RICs Guidance Note on Complaints Handling published July 2016
- Guidance Note on complaints handling states that the CHP should:
o Be fit for purpose
o Be made available and understood by all staff
o Be shared with complainants or potential complainants
o Be regularly reviewed and updated
o Be agreed with PII brokers so that they do not compromise cover
o Provide details of the independent redress if the firm cannot resolve the complaint
What are the Principles of Client Care?
- Understanding the Client’s objectives
- Establishing your scope of services and the fee for doing so
- Deliver work to a high standard
o Myself, my firm, the RICS and the profession as a whole
o Act within your level of competence - Appropriate behaviour
o Being courteous, punctual and professional
o Adhere to the RICS ethical and professional standards - Clean lines of communication
o Regular meetings and updates
o Establish a transparent, trustworthy and open relationship
How do you build trust with the Client?
- Regular and transparent communication
- Act within the best interest of the client
- Meet deadlines/expectations
What RICS guidance note sets out Client Money Handling?
Client Money Handling Professional Standard 2022
How does the Client Money Handling Professional Standard 2022 set out requirements for holding client money
- Hold all money in a client account over which the RICS-regulated firmhas exclusive control at a bank or building society authorised by the relevant banking regulatory body
- ensure that a client money account does not contain any sums other than the whole or
any part of client money paid into it, or any sums needed to replace money that has been
withdrawn from the account by error, with accrued interest on such amounts - not hold office money in a client money account unless it is a receipt of mixed monies
where the office money is awaiting transfer - ensure that all client money accounts include the word ‘client’ (written in full) and the
name of the firm in the title of the account, and that discrete client money accounts
include an identifier (e.g. the client or property name) in the title of the account to easily
distinguish it from other accounts of the RICS-regulated firm - ensure that money held in a client account is immediately available even at the sacrifice
of interest, unless other arrangements are in the best interests of the client and the client
has given express instructions in writing - ensure that where a client requests that money is held in an account to which it and the
firm has access, this is a bank account set up by the client, not a firm bank account.
What might be included in a G&T/ consultant fee proposal?
- Covering letter
- Scope of service
- Fee proposal
- Resource Schedule & CV
- Terms and Conditions
- PI cert
- Complaints handling
- Assumptions and exclusions
What would you class as your client?
- Any person, firm, trust, body corporate or other organisation that is a client of an RICS-regulated firm.
- An individual who hires us for our professional services
What are the different types of communication there are?
• Verbal – face to face, telephone, Web conferenceing (teams), Listening
• Written – email, letter, report
• Presentations – a mixture of verbal and written/graphic
Can you give an example of where you have had to communicate a difficult message from working experience & how you have approached this?
Talking to a client about being overbudget. It is important to be honest and upfront with the client while also providing solutions to the issue in a clear and cut manner
How do you practice good communication skills?
Depends on the method of communication:
Verbal - By being clear, straight to the point and personal
Written - Ensure Grammar is correct and the email, letter or report is well structured - You could get another person to comp check it.
Presentation - Making sure that you know what are you going to say to a client prior to presenting or discussing a matter with the client
What is a negotiation?
A discussion aimed at reaching an agreement
How would you prepare for and act in a negotiation?
I would ensure I understand my own and clients position on the negotiation. For a negotiation, it is best to meet in person if possible. Both parties should explain their position and discuss differences there are before coming to an agreed position.
I would insure only the relevant parties are invited to the negociation
What are the 5 levels of disagreement?
Discomfort
Incidents
Misunderstanding
Tension
Crisis
What is a ‘non-starter’ offer?
Unacceptable demand. A request that is completely against what the other side wants so it won’t even begin a
negotiation
What is an ‘insult zone’ offer?
An offer which offends. The recipient of an insulting offer is likely to conclude that its interests are better served by following its Best Alternative to a Negotiated Agreement (BATNA). In most cases that means walking away and continuing with an expensive and time-consuming litigation
What is a ‘credible’ offer?
An offer that is outside of the Zone of Potential Agreement (ZOPA) but may still be regarded as tolerable by a
recipient
What four ways can you make an opening offer?
High or low, soft: this involves the offer of a high price, but with a hint of willingness to negotiate; or the offer of a low price, but the indication of a willingness to increase. These offers will be just inside the insult zone, but will elicit questions for clarification from the other side, on which negotiations can build.
Reasonable firm: this will be received as an opening offer if credibility has previously been established. It can also be used to close down an element of the overall deal. It is often more acceptable from more senior negotiators, and is a good way to open if you have sound, objective criteria from which to work.
No offer – start with problem-solving: this is a good technique for increasing the range of variables available to the parties.
No offer – start with silence: sometimes it’s just good to hear what the other party has to say.
What strategies can you take to overcome dealing with difficult people through negotiations?
Don’t react
Step to their side
Don’t reject the proposition, reframe it
Make it easy to say ‘yes’
Make it hard to say ‘no’
If you chair a meeting, how do you make it effective?
- Have a Agenda
- Make sure everyone is aware of the agenda prior to the meeting
- By Keeping the meeting on track and on time - ensuring you do not divert from the point of the meeting
- Also ensure that the right people are able to voice their opinion on the subjects they specialise in
- Make sure everyone is aware of the end goal of the meeting
What was discussed in your Excellence of verbal communication seminar?
Highlighted the importance of communication streams, keeping accurate records and supplying prompt issues of minutes as well as use of the RACI matrix.
I understand the importance promptly issuing minutes and actions and that issuing these documents encourages strong channels of communication.
What are hard and soft communciation skills?
Soft skills include: leadership, communication and motivation
Hard skills include qulaifications/experience
Before entering into negociations what should you do?
Agree Client objectives before negotiating on their behalf and the importance of being respectful and the skill of listening. I am aware that issues are often settled by compromise, and I am aware of the different five negotiation style.
What are the 5 negociation styles?
Compete (I Win- You Lose) …
Collaborate (I Win – You Win)
Compromise (I Lose / Win Some – You Lose / Win Some) …
Accommodate (I Lose – You Win) …
Avoid (I Lose – You Lose) …
How soon should you issue agendas and actions?
At least 48hrs after meeting
This is important to maintian project momentum
Why is it importatn to issue documents in 48hrs prior to meetings?
meeting to allow attendees to prepare. to enable collaborative discussions on its content.
What would you define as good doucment etiquette
I frequently have work peer review and check for spelling and grammar or any inaccuracies or misleading sentences.
Actions within my minutes are clearly allocated and dated for completion. I follow up on actions to ensure these actions are completed.
How do you prep for main contractor interviews?
During the Main Contractor interview I ensured I had thoroughly reviewed their tender documentation and prepared questions for each.
What are the Construction Design and Management Regulations (CDM) 2015
The Construction (Design & Management) Regulations (CDM 2015) are the main set of regulations for managing the health, safety and welfare of construction projects.
What is the role of the Health & Safety Executive?
National Independent Regulator for work-related health, safety and illness, They aim to offer free guidance and advice to support businesses to manage risks correctly.
As a QS/PM how can you influence health and safety in the construction process?
Leading by example and using all the correct PPE required for site.
Attending the site induction.
Oversee a appointment of a principal designer and monitor their progress reviewing the contractors CPP and H&S file.
What legislation is in place related to the H&S competency?
Health & Safety at Work Act 1974
What does HASAW stand for?
Health and Safety at Work (UK)
What is a risk assessment?
Liklihood of occurance / adverse effects = Risk
A risk is the likelihood that a hazard will actually cause its adverse effects, together with a measure of the effect.
How is risk defined in the Health & Safety at Work Act 1974?
Liklihood of occurance / adverse effects = Risk
A risk is the likelihood that a hazard will actually cause its adverse effects, together with a measure of the effect.
What are the main areas of risk when working on construction sites?
Working at height, moving objects, slips, trips and falls. Noise and hand arm vibration syndrome (HAVS).
What are the duties of responsibility for the Principal Contractor, Principal Designer and Employer.
CDM aims to improve health and safety in the industry by helping you to: sensibly plan the work so the risks involved are managed from start to finish
Both the principle designer and employer are liable if they are found to have not upheld these.
The client must make suitable arrangements for managing the project, including:
- Due diligence the works are reasonably practical and without risks to health and safety of any person effected by the project
- Facilities must be provided for peoples carrying out the works.
- Facilities must be maintained
Before construction works begin they must draw up a construction phase plan and the principle designer must prepare the health and safety file for the project.
The client must appoint a principle designer or fulfil the duties themselves
Who are the key duty holders under CDM?
Commercial clients - Organisations or individuals for whom a construction project is carried out that is done as part of a business
Domestic clients - People who have construction work carried out on ther home (not onbehlaf of a business)
Designers - Organisations or individuals who as part of a business, prepare or modify designs for a building, product or system relating to construction work.
Principal designers - Must be appinted by client in projects involoving more than one contractor.
Principal Contractors - Contractors appointed by the client to coordinate the construction phase of a project where it involves more than one contractor.
Contractors – Those who carry out the actual construction work, contractors can be an individual or a company.
Workers – Those working for or under the control of contractors on a construction site.
What are the duties of a client under CDM
The client must make suitable arrangements for managing the project.
- Other duty holders are appointed as appropriate
- Sufficient time and resources are allocated to the works.
- Relevant information is prepared and provided to other dutyholders
- The principal designer and principal contractor carry out their duties
- Welfare facilities are provided
What are the contractors duties under CDM
They are appointed in writing by the client (commercial or domestic) to plan, manage, monitor and coordinate health and safety during this phase.
This includes ensuring standards are understood and followed.
What is the Health & Safety file?
The Health & Safety file is a document that contains information about the construction project and is required to be kept by the client.
What should the Health& Safety File include?
The Health & Safety file should include information about the construction project, including any hazards or risks that were identified, and how they were managed. Principle Designer to always update and revise the file. Hazards on site, hazardous materials being used, information on plant, and also as built drawings
Who should the principle designer pass the health& safety file onto when the project reaches completion?
The principal designer should pass the Health & Safety file onto the client when the project reaches completion.
What are the duties of the Principal Designer under CDM.
Plan and monitor H&S pre con
Advise the client and design team on H&S issues
Ensure all parties communicate and coordinate their design
Liaise with the Principal contractor on H&S matters.
- Plan, manage, monitor and coordinate health and safety in the pre-construction phase. In doing so they must take account of relevant information (such as an existing health and safety file) that might affect design work carried out both before and after the construction phase has started
- help and advise the client in bringing together pre-construction information, and provide the information designers and contractors need to carry out their duties
- work with any other designers on the project to eliminate foreseeable health and safety risks to anyone affected by the work and, where that is not possible, take steps to reduce or control those risks
- ensure that everyone involved in the pre-construction phase communicates and cooperates, coordinating their work wherever required
- liaise with the principal contractor, keeping them informed of any risks that need to be controlled during the construction phase
Under CDM, who must make suitable arrangements for managing a project, including the allocation of sufficient time and other resources?
The client must make suitable arrangements for managing the project.
- Other duty holders are appointed as appropriate
- Sufficient time and resources are allocated to the works.
- Relevant information is prepared and provided to other dutyholders
- The principal designer and principal contractor carry out their duties
- Welfare facilities are provided
When is a project notifiable to the HSE under CDM regulations?
A project is notifiable to the HSE if it is expected to last more than 30 days and involve more than 20 workers on site at any one time, or exceed 500 person days of work.
What is the F10 notification?
The F10 notification is a form that must be submitted to the HSE before construction work begins on a notifiable project.
Who issues F10?
The client issues the F10 notification, unless a principal designer is appointed. In which case the PD will issue the notification.
What does RIDDOR stand for
Reporting of Injuries, Diseases and Dangerous Occurrences Regulations 2013
What are reportable injuries for RIDDOR
1) Death
2) Specified injuries to workers (fractures, amputations, perminant loss of signt, crush, serious burns, scalping, loss of conciousness, enclosed space injuries.
3) Over-seven-day incapactation of a worker
4) Over-three-day incaacitiaon of a worker
5) Non fatal accidents to members of public
6) Ocuupational diseases
7) Dangeros occurrences
8) Gas incidents
What is included in the Surveying Safely RICS guidance.
It sets out basic, good practice principles for the management of health and safety for RICS regulated firms and members.
It sets out principles for those engaged in the built environment as property professionals and includes health and safety responsibilities.
What Is set out in the RICS surveying safely guidance note
Personal responsibilites: individuals have the necessary skills, knowledge,
training and experience to carry out these tasks
Individual reponsbilities include: Performance (being competent to perform thier work). Control (being prepared to work within designates systems of work). Adaptability (being able to recognise and adapt to changing circumstances). Vigilence (remianing vigilent at all times to safty of you and others). Awareness (of your/others limitations). Teamwork
Organisational responsibilities: Selection (of competent staff). Training, information, equpment, safe systems of work, clear instructions, supervision, PPE.
Safe person concept: a ‘safe person’ to mean that each individual assumes individual behavioural responsibility for their own, their colleagues’ and others’ health and safety while at work.
Corperate responsibility: time pressures, distraction/interruptions, fatigue. inexperience/lack of knowledge and complacency.
Sets out risk management and assessment criteria
Sets out standards for hygine, hazardous materials and places of work
Sets out guidance for visiting sites
Section on fire safety
Section on contractor selection
How many types of asbestos are there?
6 types - chrysotile, actinolite, amosite, anthophyllite crocidolite and tremolite
chrysotile is the most common - soft fibers
What are the conditions that would make a project notifiable?
The client must notify the HSE if the construction work on a construction site is scheduled to—
(a)last longer than 30 working days and have more than 20 workers working simultaneously at any point in the project; or
(b)exceed 500 person days.
Before entering a site, what do you need to ensure?
PPE is provided.
That I have a valid CSCS card.
Safe routes are established
RAMs etiquette?
I ensure they are submitted least 1 week prior to works beginning so the Client health and safety team have ample time to review and make comments prior to works beginning.
If you spot a hazard, what do you do?
I have raised health and safety concerns if I identify any on site with the Principal Contractor’s H&S officer. On W&C, I noted a series of RAF flooring tiles were unsecured in a circulation area. I raised the issue with the site managers accompanying me and ensured the issue was rectified.
How is risk defined by Construction Design and Management Act 2015?
Liklihood of occurance / adverse effects = Risk
A risk is the likelihood that a hazard will actually cause its adverse effects, together with a measure of the effect.
What 5 steps does the HSE outline for a risk assessment?
I A C R R
Identify hazards.
Assess the risks.
Control the risks.
Record your findings.
Review the controls
What other Acts could be considered relevant to health & safety?
- Health and Safety at Work Act (HSWA) 1974. …
- Management of Health and Safety at Work Regulations (MHSWR) 1999. …
- Hierarchy of control. …
- The Reporting of Injuries, Diseases and Dangerous Occurrences Regulations (RIDDOR) 1995. …
- Safety Representatives and Safety Committees Regulations 1977. …
- The Licensing Act 2003.
What does the term ‘absolute’ mean in the H&S act?
If the regulation states that the duty of the person is ‘absolute’, this means that the relevant regulation must be adhered to regardless of the time, effort and cost of doing so.
Can you name items on the checklist in this publication to check the status as a leader on health & safety?
Plan / Do / Check / Act
How are you ensuring all staff – including the board – are sufficiently trained and competent in their health and safety responsibilities?
How confident are you that your workforce, particularly safety representatives, are consulted properly on health and safety matters, and that their concerns are reaching the appropriate level including, as necessary, the board?
How well do you know what is happening on the ground, and what audits or assessments are undertaken to inform you about what your organisation and contractors actually do?
What do you do to ensure appropriate board-level review of health and safety?
What is a Construction Phase Health & Safety plan (CPH&SP)?
A construction phase plan ( CPP ) must be prepared for a project before the construction phase begins
The plan must outline the health and safety arrangements, site rules and specific measures concerning any work involving the risks listed in Schedule 3 of the CDM 2015 Regulations
What are company accounts? And why are they important?
Company accounts are a financial record or summary of the business activity over the previous 12 months.
For most small companies, they will contain the Balance Sheet, Profit and Loss Statement and some notes.
They can be used to judge a companies ability and capabilities in completing a project
What is a cashflow
the inflows and outflows of cash in a business over a specific period.
It helps in planning for liquidity, identifying potential cash shortages, and ensuring that the business can meet its financial obligations.
What is a profit and loss statement?
The profit and loss account shows the revenue, expenses, and profits or losses of a business during a specific period (usually a quater of a financial year).
What is a balance sheet?
The balance sheet shows a company’s assets, liabilities, and equity at a specific point in time.
Why is it important to assess cashflow, profit and loss and balance sheets while tendering?
Assessing cashflow is important because it identifies potential cash shortages, and ensuring that the business can meet its financial obligations.
Assessing P&L statement allows you to identify areas where your business is excelling and areas that need improvement
Balance sheets assess a company’s ability to pay for its near-term operating needs, meet future debt obligations, and make distributions to owners
Why will an auditor analyse accounts?
An auditor will analyse accounts and provide recommendations relating to risk, mitigation strategies as well as cost-reduction measures. I understand the importance of determining financial stability of a supplier or contractor before appointment.
How will an auditor analyise a contractor
A financial audit of a contractor could be carried out by reviewing their
- financial statements,
- analyzing their financial ratios,
- verifying the accuracy of their accounting records and supporting documentation,
- and assessing their internal controls and risk management processes.
- The auditor may also conduct interviews with key personnel and perform site visits to verify physical assets and operations.
What is GAAP?
What are its principals?
GAAP (generally accepted accounting principles) is a collection of commonly followed accounting rules and standards for financial reporting
What are the GAAP principals?
The Cost Principle - ‘Cost’. The cost principle refers to the fact that all listed values are accurate and reflect only actual costs, rather than any market value of the cost items.
The Revenues Principal. Revenues refers to the requirement that when revenue is recognised, it is reported.
The Matching Principle. Where revenue matches coinciding expenses.
The Disclosure Principle. Disclosure entails that companies declare necessary information when reports on financial status are conducted, to whomever is undertaking the assessment.
What are the International Accounting Standards (IAS), broadly how IAS vary from National GAAP and how property is treated in an entity’s accounts prepared under IAS
The International Acounting standards promote transparency, accountability, and efficiency in financial markets.
Property, plant and equipment is initially measured at its cost, subsequently measured either using a cost or revaluation model, and depreciated so that its depreciable amount is allocated on a systematic basis over its useful life.
What is an ESCROW account?
A third party account which holds client funds before they are transferred.
What are accounting ratios?
Liquidity = High liquidity means assests can be sold quickly to pay debts
Profitability = how well a business generates profits from its operations
Leverage = utilisation of debt by business
What is included in a business plan?
/ What are the essential elements of a business plan?
A business plan is a written document that outlines a company’s goals, strategies, and tactics for achieving those goals. It provides a roadmap for how a business will operate and grow over time.
Generally tehse are over a five year period.
What types of business plan can you name?
strategic, departmental, operational, corporate
What is working capital, stock, debtors and creditors
Working capital = is a measure of a company’s liquidity, operational efficiency, and short-term financial health.
Stock represents a share in the ownership of a company, including a claim on the company’s earnings and
Debtors = individual who owes money
Creditors = individuals or entities that have lent money and need to be repayed
What are organisational structures?
A project execution plan is an organisational structure.
Organisational structure determines the assignment and coordination of roles, power and responsibilities within a business. It also defines how information flows between the different levels of management.
What methods for financial benchmarking are you aware of? (e.g. key financial ratios)
Profitability = This evaluates whether the business is making money from operation
Turnover
What accounting techniques are you aware of?
The two main accounting methods are cash accounting and accrual accounting.
Cash accounting records revenues and expenses when they are received and paid.
Accrual accounting records revenues and expenses when they occur.
What is included in G&Ts market forecast update?
I review my firms ‘Market Forecast Updates’ describing changes in material trends, insolvencies, labour, and energy prices and understand the importance critically assessing these against my firms and my Client’s business plans to meet cooperate objectives.
What is the importance of my firm’s independence as an LLP
The business is indipendant and run by the partners which means there is no external board or stakeholder intrests.
What is G&Ts business strategy
ongoing strategy to diversify its portfolio and develop its members through the RICS chartership programme.
The contents of a business plan may vary depending on the industry and purpose of the plan, but typically include an executive summary, company overview, market analysis, product or service description, marketing and sales strategy, management team and structure, financial projections, and funding requirements.
What is a PESTLE analysis
Political
Economic
Social
Techology
Legal
Environmental
What does SWOT stand for
Strength weaknesses Opportunities Threats
SMART objective
SMART targets or objectives are specific, measurable, achievable, relevant, and time-bound. These targets can help ensure that a company’s goals are clear and achievable.
G&T business plan
Maintain current clients and gain new clients through good quality and dilligent service
Aquire and obtain the best industry talent
Support its staff through continuous professional development
What are the three pillars of dispute resolution
1) negotiation, 2) mediation, 3) adjudication/arbitration/litigation
Conflict management and dispute resolution procedures within construction
Negotiation, mediation and conciliation, adjudication, arbitration, independent expert determination and litigation.
What are the pros and cons of the three pillars of dispute resolution
Negotiation
- Quick.
- Cheap.
- Encourages collaboration.
- Outcome is not legally binding.
- Does not guarantee a decision or outcome.
- Will often ends in a compromise.
Mediation
- When compared to adjudication relatively cheap, although there is cost.
- When compared to adjudication relatively fast .
- Involves and independent party to make independent judgement. Good if parties are not getting along.
- Does not guarantee an agreed outcomes.
- Encourages collaboration, although may end in compromise.
Adjudication
- Guarantees a binding outcome.
- Private
- Slow.
- Expensive.
- Will be the most hostile setting for both parties.
Litigation
- Expensive
- Public
- Long duration
- Binding outcome
How can you manage conflict?
I am aware that conflict is often unavoidable but know that through processes such as accurate record keeping, transparency, good payment practices and an understanding of contract roles and responsibilities can help manage conflicts as set out in the RICS ‘Conflict avoidance and dispute resolution in construction’ guidance note.
What document would you use to track project risks and assign their ownership.
Project risk register.
How do various forms of contract deal with dispute avoidance and their provisions for resolving disputes
The JCT recommends mediaitons is ‘given serious consideration’.
Adjudication is the preferred form of dispute resolution in JCT contracts.
NEC forms recommend the same approach.
What are the Legal and statutory requirements for the resolution of disputes in construction contracts
All parties have a staturory right to Adjudication in a JCT construction contract.
What is set out in the RICS conflict avoidance and dispute resolution gudiance note 2012
General Principles
Conflict avoidance processes
The three pillars of dispute resolution
Dispute resolution techniques
Alternative dispute resolution (’ADR’)
Standard form contracts
Conflict avoidance
Dispute resolution procedures
Dispute escalation clauses
Interim valuations and claims
What powers does the Adjudicator hold?
The powers of the adjudicator arise out of the express and implied terms of the contract between the parties.
Those powers may either:
• be set out within the contract itself, or the contract may include reference to a particular set of adjudication rules or the Scheme; or
• in the case of a contract which does not comply with the Construction Act, be set out in the Scheme.
Usually the Adjudicator has absolute discretion as to the conduct of the adjudication, albeit governed by the Construction Act. The Scheme and the various sets of adjudication rules generally contain a list of typical powers
What is arbitration?
Arbitration is a process, subject to statutory controls, whereby formal disputes are determined by a private tribunal chosen by the parties. It is an alternative to litigation and has been used for resolving disputes for a considerable period of time.
Describe the process of arbitration.
- A short document is submitted as there is only a short hearing.
- There is Max 14 day period to review, then documents must be supplied to arbitrator at least 7 days before hearing.
- Hearing is a 1 day event that happens no later than 21 days after the form of arbitration is decided)
What is mediation
Agreed thrid party
Facilitates discussions between parties
Goal to reach a settlement - the power to settle remains with the parties however
The process is nonbinding
Describe the process of adjudication.
A statutory procedure for swift interim dispute resolution to enable the parties to proceed without delay or damage to reputations. It is provided by a third party ajudicator selected by the parties in dispute. Resolved in 28 days typically
What are the main form of ADR
- Negociation
- Mediations
-Adjudication
What is the TCC?
Technology & Construction Court
Part of the Business & Property Court of the High Court of Justice. They handle litigation disputes abot buildings, engineering and surveying.
They tend to handle cases usually over £250,000
What is the difference between quantitative and qualitative data
Quantitive is = numerical data
Qualatitive is verbal/opinion based data
What are best practice document management procedures
collation, processing, peer reviewing, and GDPR storage practices
What is the Data protection act 2018?
The Data Protection Act 2018 controls how your personal information is used by organisations, businesses or the government.
- Used fairly, lawfully and transparently
- Used for specified, explicit purposes
- Used in a way that is adequate, relevant and limited to only what is necessary accurate and, where necessary, kept up to date kept for no longer than is necessary handled in a way that ensures appropriate security, including protection against unlawful or unauthorised processing, access, loss, destruction or damage
What are EU General Data Protection Regulations 2018 GDPR
Same as above
What are the consequences of data breaches?
The EU GDPR sets a maximum fine of €20 million (about £18 million) or 4% of annual global turnover – whichever is greater – for infringements
What electronic data management systems do you use on your projects?
Aconex and Asite
McGregor’s personality X&Y
Theory X is based on the assumptions that employees don’t really want to work, lack ambition, only work to collect a paycheck, and need constant supervision.
Theory Y is based on the assumptions that employees want to work, want to take responsibility, and do not need much supervision.
What is unconcious bias
Unconscious bias refers to a prejudice or stereotype an individual may hold about a particular group of people that they aren’t fully aware of.
What are the principals of the equality act 2010
protects people from discrimination in the workplace.
What are the 9 protected charateristics
Age
Disability
Gender reassignment
Marriage and civil partnership
Pregnancy and maternity
Race
Religion or belief
Sex
Sexual orientation
What is included in Part M of the building regs?
Part M building regulations is an approved document which provides information about the ease of access to, and use of, buildings, including facilities for disabled visitors or occupants, and the ability to move through a building easily.
What is the equality act 2010
It replaced/combined the following:
* Anti-discrimination legislation
* Including the Race Relations Act
* The Disability Discrimination Act
* The Sex Discrimination Act.
What are the protected charateistics in the equlity act 2010
DR GRAMPSS
Disability
Race
Gender
Religion
Age
Martial status
Pregnancy (/maternity)
Sex
Sexual orientation
What is the differenc between ethical issues opposed to legal requirements
Legal requirements are enforcible by Law.
ethical standards do not necessarily have a legal basis but are the ‘right thing to do’
Why is it urgent for the construction industry to achieving net zero due to its Carbon contributions
benefits of setting a Net Zero target, enhanced credibility and brand reputation.
the ability to drive innovation and create competitive advantage. increased resilience given likely future regulation.
When should sustainaility asperations be set?
In the brief
What is BREEAM?
Building Research Establishment Environmental Assessment Method (BREEAM)
Scheme that assesses energy efficiency and the sustainability factors of a building against set
criteria to translate it into a rating. Carried out by a licenced BREEAM assessor who is appointed during the design stage.
What are the BREEAM scoring thresholds
Outstanding - 85
Excellent - 70
Very good - 55
Good - 45
Pass - 30
Unlassified - Less than 30
What are the BREEAM categories
1) Trasnport
2) Pollution
3) Water
4) Building material
5) Health
6) Energy
7) Innovation
8) Communities
9) Land use
10) Resources
11) Energy emissions
12) Resiliance
What is included in Part L of the building regs?
Part L assesses buildings’ energy efficiency and carbon emissions to reduce the carbon footprint of new and existing buildings. It sets standards for the energy performance of buildings, including their insulation, heating, lighting, ventilation, and use of renewable energy.
What Is required to make a legally binding agreement?
four key elements: offer, acceptance, consideration and intent to create legal relations.
What is the difference between JCT and NEC suites?
NEC contracts are aimed at engineering projects but are easily adapted to building works. JCT contracts are aimed at building works rather than engineering projects but again can be adapted for both.
NEC contracts are generally deemed to be simpler to understand.
When would you use the JCT Minor Works Contract?
JCT Minor Works Contract is for smaller-scale construction projects that involve relatively straightforward work. It is a standardized form of contract that provides a simple and efficient framework for contracting construction projects of a limited size and complexity. It is used on low to moderate value projects. It is often used on projects with a single trade or specailist works. The minor works contract can be best used when the client wants simplicity.
What are the key features of the JCT Minor Works Contract?
- Clearly defined scope of work
- Specific Contract Sum
- Allows for a Contractor’s Design Portion (CDP)
- Includes provisions for establishing a programme for the works
- Provides mechanisms for handling variations and instructions
- Outlines the Outlines the payment provisions and insurance requirements
When would you use the JCT Intermediate Contract?
The JCT Intermediate Building Contract is often used for medium-sized construction projects that fall between small-scale, straightforward works and larger, more complex endeavors. The contract is often used when the employer wants to retain a greater degree of control over the design process but is willing to allow the contractor to have some responsibility for design aspects. This contract is often suitable for a single stage tender
When would you use the JCT Major Project Construction Contract?
- Large projects
- infrastructure projects
- Complex in nature
- Not suitable for Standard/intermediate
- design and build contract
The JCT Major Project Construction Contract is specifically tailored for large and complex construction projects that go beyond the scale and complexity covered by standard or intermediate contracts. This can include major infrastructure projects, high-value developments, or projects with intricate technical requirements. If the procurement method involves a design and build approach, where the contractor is responsible for both the design and construction aspects, the JCT Major Project Construction Contract may be appropriate
What are the key features of the JCT Major Project Construction Contract?
Clearly defined Scope and Definitions.
Allowance for Design and Build by the contractor.
Suitable for use on Multi-Phased Projects.
Specifies the roles of the Project Manager and Employer’s Agent, outlining their respective responsibilities in project management and administration
Outlines requirements for project scheduling, including the submission of a detailed programme
When would you use the JCT Design & build Contract?
The JCT Design and Build Contract is commonly used when the employer wants a single contractor to take responsibility for both the design and construction phases of the project. It can assist in fast tracking the construction, it will reduce employer design input, it can provide more cost certainty, it can allow the contractor to complete value engineering during the project, the risk is transfered on to the contractor and the contractor can come up with innovative construction solutions.
What are the key features of the JCT Design & Build Contract?
- Contractor appointed as the Single Point of Responsibility
- The contractor assumes responsibility for the design
- The employer provides a set of employer’s requirements, specifying the functional and performance criteria for the project. The contractor is responsible for designing and delivering the project to meet these requirements
- The contract provides mechanisms for dealing with variations and instructions
When would you use the JCT Prime Cost Contract?
The JCT Prime Cost Contract is typically used when the exact scope of work or costs cannot be determined precisely at the contract’s inception. It allows for payments based on the actual costs incurred by the contractor, along with an agreed fee or percentage.
When would you use the JCT Measured Term Contract?
The JCT Measured Term Contract is suitable for ongoing or repetitive minor works over a specified period. It sets out rates for various tasks or works that might be required during the contract duration.
When would you use the JCT Construction Management Contract?
The JCT Construction Management Contract is used when an employer wishes to appoint a construction manager to manage multiple contracts or trade packages within a project. It’s often utilized in complex developments where effective coordination is crucial.
What are the key features of the JCT Construction Management Contract?
Key features include the appointment of a construction manager responsible for managing various trade contracts, coordinating works, optimizing construction processes, and overseeing interfaces between trades.
When would you use the JCT Management Building Contract?
The JCT Management Building Contract is employed when an employer wants to manage the project directly, taking responsibility for design and construction. It allows the employer to appoint contractors and consultants directly.
What happens when you grant PC?
A final inspection to confirm work is complete and meets contract standards.
Issuing the Practical Completion Certificate.
The client can occupy the premises.
The client waives the right to charge Liquidated Damages.
The defects liability period begins,
Half retention money may be released.
What is an extenstion of time
Where the completion date of a project is adjusted.
It postpones the date of which liquidated damages can be deducted from the cmain contractor.
What are relevant events?
Relevant events are specific events outlined in the contract that could entitle the contractor to an extension of time or additional payment due to their impact on the project’s progress or cost.
What is concurrent delay?
The term “concurrent delay” is generally used in circumstances where a period of delay to the completion of a project is caused by two or more factors, one of which is the contractor’s responsibility and one of which is the employer’s responsibility. In practice, the phrase is more often used to describe the situation where the competing events occur at different times but their delaying effects on the work are felt at the same time.
How do you assess concurrent delay?
if there are two concurrent causes of delay, one of which is a relevant event and the other is not, then the contractor is entitled to an extension of time for the period of delay caused by the relevant event notwithstanding the concurrent effect of the other event
Can you give me an example of case law on concurrent delay and how it was settled?
The most significant English case regarding concurrent delay was Henry Boot Construction v. Malmaison in 1999. The court found that:
If there are two concurrent causes of delay, one of which is a Relevant Event [an employer risk event], and the other is not, then the contractor is entitled to an extension of time for the period of delay caused by the Relevant Event notwithstanding the concurrent effect of the other event.
What is the defects liability period
A defects liability period is the time period specified in the contract during which a contractor is legally required to return to a construction site to repair any defects which have appeared in that contractor’s work since the date of completion
What is your payment approval process as a CA
1) Recieve valuation from QS
2) Seek letters of reliance
3) Draft covering letter and interim cert for issue 5 day after valuation
4) Issue recommendation to client once all docs are received.
What happens when a contractor fails to achieve their PC date
The CA issues a certificate of non-completion which is a as a prerequisite to claiming liquidated and ascertained damages.
The client may then deduct liquidated and ascertained damages from payments otherwise due to the contractor, providing that an appropriate notice has been issued (a pay less notice) setting out the basis of the calculation
How do you certify sectional completion
To release a Practical Completion Certificate, you typically need approvals from the project architect, building control, and any relevant subcontractors. As the contract administrator:
- PC Cert
- O&M
- List of defects
- Comissioning certs
- Building control sign off
- Letters of reliance
- Health and safety file,
- Training doucmentation,
- Contractor confirmation works are complete
- Confirmation all planning conditions are discharged
What are the methods for assessing EOT’s
Cause and effect analysis
What your CRF approval process
Collate information
Collate impact assessment information
Determine impacts and give recommendation
Client approval
Instruction
Describe your change management process
My process is to collate the required information to support a change request form and issue to the contractor, allowing them 5 days to compile programme, cost, risk and any other relevant information. I would then present the client with a holistic review of change request and outline its impacts to the Client. I would give a recommendation based on the implications to allow the Client to determine approval.
- What are relevant matters?
A relevant matter is a matter for which the client is responsible that materially affects the progress of the works. This may enable the contractor to claim direct loss and / or expense that has been incurred.
Relevant matters might include:
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.
Discrepancies in the contract documents.
Disruption caused by works being carried out by the client.
Failure by the client to supply goods or materials.
Instructions relating to variations and expenditure of provisional sums.
Inaccurate forecasting of works described by approximate quantities.
Issues relating to CDM.
- Can you give some examples of relevant matters?
Relevant matters might include:
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.
Discrepancies in the contract documents.
Disruption caused by works being carried out by the client.
Failure by the client to supply goods or materials.
Instructions relating to variations and expenditure of provisional sums.
Inaccurate forecasting of works described by approximate quantities.
Issues relating to CDM.
What is your L3 example of assessing an EOT
On W&C, I assessed an Extension of Time (EOT) regarding late landlord isolations. I deemed that this was a relevant event, although it was also noted that fan coil unit delivery and ceiling works were concurrently in delay. Due to the concurrent delay, most of additional time request was granted excluding time requests attributed to delayed fit-out works by the Main Contractor. I used a cause-and-effect analysis when determining the validity of the claim for additional time.
What is your L3 Contract Practice example of issuing a certificate of making good?
On W&C, I managed the process of issuing the Certificate of Making Good Defects. Initially, I notified the client and contractor and organised site reviews to assess the completed works and remedial work to any defects. Some further defects were identified, which I captured in a schedule, agreed dates for their rectification and diarised a further review after the dates of completion. Once I assessed as the Contract Administrator all defects were resolved, I notified the client and issued a Certificate of Making Good Defects and released the final 2.5% of Retention as specified in the contract.
Explain how you lead the change control process on W&C. (L3 cont prac)
On W&C, I led the change management process. My process was to collate the required information to support a change request form and issue to the contractor, allowing them 5 days to compile programme, cost, risk and any other relevant information. I would then present the client with a holistic review of change request and outline its impacts to the client. I would give a recommendation based on the implications to allow the client to determine approval.
What is a relevant event?
A relevant event may be caused by the client, or may be a neutral event such as exceptionally adverse weather. The contract should set out what constitutes a relevant event.
Relevant events may include:
Variations.
Exceptionally adverse weather.
Civil commotion or terrorism.
Failure to provide information
Delay on the part of a nominated sub-contractor.
Statutory undertaker’s work.
Delay in giving the contractor possession of the site.
Force majeure (events that are beyond the reasonable control of a party, such as a war or an epidemic).
Loss from a specified peril such as flood.
The supply of materials and goods by the client.
National strikes.
Changes in statutory requirements.
Delays in receiving permissions that the contractor has taken reasonable steps to avoid.
What is the importance of establishing the project brief and identifying key project stakeholders.
To establish who is Responsible, Accountable, Consulted, Informed.
To ensure all cleint objectives are captured.
What is involved in a project brief
programme, budget, concept designs and operational requirements as well as any existing due diligence of the site.
How often should you review the client brief?
I am aware the project brief should be reviewed regularly to ensure the developing project information still complies with the Clients’ objectives.
I am aware the brief will develop and mature through the RIBA stages as the project is further defined.
What is your L2 client brief example?
On 20RM, I worked with my Client and their stakeholders to identify and update the key requirements for the catering brief. I understand the responsibility of the project manager to assemble and analyse information relevant to the preparation of the brief.
During the development of defining the catering brief, I reported fortnightly using a design development tracker which documented decisions reached, changes and risks identified from both the Client and consultant.
I also prepared documentation outlining the business case for each budget option.
Once the Client was comfortable that key Client requirements and business case was achieved, I coordinated with the catering consultant to formalise the final brief for approval and further development at RIBA Stage 3.
What is your L3 client brief example on validations?
I assisted the Client by suggesting further site validations should be carried out prior to committing to the project breif which was dependant on reuse of existing cabling. The Client instructed additional surveys based on my recommendation, and it was determined that in several locations replacement data cabling was required. I updated the project execution plan to include further validations on the other floors.
What is your L3 client brief example on furniture?
I defined the furniture brief through Stage 3/4 with relevant project stakeholders and sponsors. I identified the client’s expectation and budget set out in the brief was not aligned. To rectify the issue, I worked with the consultant to develop bronze, silver, and gold options for each furniture package, and priority areas to allocate this budget with the Client. Client facing areas were given the highest budget allocation and I was successful in recording and implementing decisions made with the Client sponsor group.
What is your L3 client brief change control example?
On W&C, I led the change management process. My process was to collate the required information to support a change request form and issue to the contractor, allowing them 5 days to compile programme, cost, risk and any other relevant information. I would then present the client with a holistic review of change request and outline its impacts to the client. I would give a recommendation based on the implications to allow the client to determine approval.
What leadership styles are you aware of?
autocratic, democratic, and laissez-faire.
What are KPIs?
Key Performace Indicators
What are the key Roles and responsibilities of a project manager?
I understand the key tasks and responsibilities of the project manager when managing a team including fostering good communication, administering the strategic project goals, managing time/cost/quality and monitoring, and reporting on project progress.
Do you have to adapt leadership styles?
I understand that leadership styles need to be adapted to maintain a high-performance team.
What is Hertzberg’s theory
Herzberg’s Two-Factor Theory proposes that two sets of factors influence job satisfaction: hygiene factors and motivators.
Hygiene factors, like salary and working conditions, don’t motivate but can cause dissatisfaction if inadequate.
Motivators, like achievement, recognition, and growth, can create satisfaction and enhance motivation when present.
What leadership styles do you adpot?
I primarily adopt a democratic leadership style when leading a project team as I find the team is most productive and engaged when decisions originate from collaborative conversations. I have found the deliverables of consultants and contractors are of a higher quality when they are collaborating in developing design and scopes of work.
I have found when an impasse is reached, I will employ an autocratic leadership style to overcome the obstacle. An example of this was when the architect and contractor were not agreeing on whose responsibility it was to get responses from building control. In this example, I referred to the scope of services and demanded the architect to proceed as the design management element was out of the contractor’s scope of service.
How do you you Hertzbergs theory? In your role?
I am mindful to raise achievements of the project team, especially in Client meetings, as these are ‘motivating factors’ which will improve performance and relations. I am also conscious of the ‘hygiene factors’ within the theory and am sure to raise items like issues with poor physical workspaces or supervision if identified on the project.
What have you done when the client expressed a desire to go ‘above and beyond’ on inclusivity
I advised the client that I was aware of Inclusivity Consultants who would give design recommendations beyond Part M including faith provisions. The client agreed to proceed with an RFP to explore this appointment further.
What is your L3 example on WC progress for leading people project and teams
On W&C, the WC installation fell behind programme. I raised to the main contractor that their labour levels were not sufficient and recommended they should be increased. I alerted the client to the issue and my recommendations; I adapted my construction report to include an in-depth analysis of WC progress. The main contractor increased their on-site labour as per my recommendation.
What is your L3 example for appointments on leading people proj and teams
At 20RM the client’s project brief expressed a desire to go ‘above and beyond’ with inclusivity. I advised the client that I was aware of inclusivity consultants who would give design recommendations beyond Part M including faith provisions. The client agreed to explore this appointment further.
What your L3 team performance example on leading people projects and teams
On W&C, I identified that a consultant was under performing as the contractor had identified information relating to the electrical package. I discussed this issue separately with the consultant who advised their background was in small electric appliances rather than building services. They noted that they felt unsupported in their role. After this discussion, I notified the MEP engineers line management with permission from the consultant. I recommended additional support/supervision was given which was agreed. I ensured this matter was discretely and sensitively handled.
What are your roles as an RICS project manager?
The project manager role often includes management of the design and administration of the various design team appointments in addition to administration of the construction contract held by the employer.
All in accordance with RICS guidelines.
How would you manage risk with contignecy
You can you contignecy to allocate funds to a potential project risk.
You can allocate provisional sums to allocate funds to a known requirement which is undefined.
What should you monitor in a project
I should seek to control including risk assessment, strategic planning, team coordination and monitoring of both design and project works.
What are the RIBA stages?
And what are their key delivarables at each stage?
I understand the stages of the RIBA plan of works and key documents and deliverables of each stage. I have used and contributed to the creation of key project documents including a Project Directory, Project Execution Plan (PEP), Risk Register, Budgets, and Programme.
What are some examples of key project documents
Project Directory, Project Execution Plan (PEP), Risk Register, Budgets, and Programme.
What are business drivers and what will influence their development?
Business drivers are simply the major inputs and actions that drive a company’s operational and financial success.
The main five drivers are cash, profit, assets, growth, and people
What is included in the PEP?
- Project definition and a summary of the strategic brief or later the project brief.
‘Drawings insofar as they are developed at this stage.
-Project programme. - Cost plan, cost management and accounting procedures.
- Contracting and procurement strategy.
- Roles, responsibilities and authorities. This might be set out in a responsibility matrix
- Monitoring and reporting strategies.
- Potential consultations / stakeholder management.
- Communications strategy, Technology strategy.
- Risk assessment and risk allocation.
- Strategy for obtaining planning permission and other permissions.
- Health and safety strategy.
- Sustainability strategy
- Quality assurance strategy.
- Soft landings strategy, including business change and staff training requirements, commissioning, handover, migration, aftercare and post occupation evaluation strategy.
- Operational strategy.
- Equipment requirements (inside or outside of the building contract).
- Unusual or long-lead items.
What legislative and statutory requirements of projects are you waware of?
Construction (Design and Management) Regulations 2015
Control of Substances Hazardous to Health Regulations (COSHH) 2002
Health and Safety (Consultation with Employees) Regulations 1996
Health and Safety at Work etc Act 1974
Lifting Operations and Lifting Equipment Regulations (LOLER) 1998
Management of Health and Safety at Work Regulations 1999
Provision and Use of Work Equipment Regulations (PUWER) 1998
Work at Height Regulations 2005
What is VE and what are it’s risks?
Time / cost / quality
May deviate from client quality expectation.
How would you record VE discussions
I ensure that this risk is communicated to the client, and the design teams recommendations and client decisions are record in the change control log.
How would you ensure data is saved to enusre GDPR compliance
Information is to be:
o used fairly, lawfully and transparently
o used for specified, explicit purposes
o used in a way that is adequate, relevant and limited to only what is necessary
o accurate and, where necessary, kept up to date
o kept for no longer than is necessary
o handled in a way that ensures appropriate security, including protection against unlawful or unauthorised processing, access, loss, destruction or damage
How does JCT define minor works ?
Works simple in nature and under £250,000.00 in value
Where did you you use lessons learnt sessions?
Why were they useful?
Useful especially when with large labour turn
What are you assessing in your weekly reporting
key project risks and risks/opportunities for improved performance. I have addressed key project risks through consulting relevant specialists and if required, instructing further works or appointing additional consultants to advise on the design.
What is your Level 2 undertsanding of completing VE exercises
At 20RM, I have reviewed and completed a series of extensive value engineering exercises to ensure the project remains within budget. I appreciate that implementing value engineering may deviate from client expectations in terms of quality and I ensure that this risk is communicated to the client, and the design teams recommendations and client decisions are record in the change control log.
What was your L3 example change control example for managing projects
During site reviews, the client for W&C noted they would like to instruct a variation to the glazing scope. After discussing feasibility of the proposal with the contractor, it was established that the lead time of the glazing affected the critical path of the programme. I advised the client that procuring and installing the additional glazing would not be achievable in the programme (at that stage) and if instructed, would constitute a relevant event, entitling the contractor to an extension of time. Based on this advice, the client did not proceed with the variation.
What was your L3 example for WC programmes in managing projects
During post sectional completion on W&C, I prepared an audit report identifying lessons learnt from the completed floors. Completion of the toilet blocks were often behind programme leading to poor workmanship due to rushed efforts by the contractor to complete the works. I raised this during design meetings and worked with the project team to seek alternate design solutions to increase efficiency of the install. Once a schedule of items was identified, I collated the substitutions for approval by the client, which I subsequently progressed through the change control process.
What was your L3 example for managing wayfinding consultants performance.
At 20RM I noted my wayfinding consultant was not achieving their deadlines and those delivered were of poor quality. I noted the underlying issues included 1) conflicting client feedback, and 2) lack of understanding of inclusivity regulations. To mitigate this, I formed a client working group to agree cohesive feedback before instructing the consultant to progress their design and I instructed my architect and inclusivity consultant to draft file notes explicitly detailing design considerations for wayfinding. I was successful in improving the consultant’s performance.
What is a Gannt chart
a chart in which a series of horizontal lines shows the amount of work done or production completed in certain periods of time in relation to the amount planned for those periods.
How do you review programmes? L2
I assess the strategic programme in progress meetings to insure all are aware of upcoming key milestones or submissions. On W&C, I review programmes with both consultant team or contractor planners to ensure programme dates are realistic and achievable.
What types of programme are you aware of?
strategic, high-level, design, construction, procurement, or task specific.
What is programme float?
The amount of time a activity can be postponed before it will impact on other dependant activities
I have reviewed acticity loat to assess activity float when re-sequencing installation of kitchen services at W&C.
How do you assess programme health?
Schedule Performance. Project managers compare planned project milestones and deadline dates to the actual progress to measure this metric. …
Cost Performance.
Scope Change Requests / quanity of change
Defect Density.
Risk Register Updates
Stakeholder Satisfaction
What is the critical path?
The critical path (or paths) is the longest path (in time) from Start to Finish; it indicates the minimum time necessary to complete the entire project.
Explain what you understand about programme acceleration
Acceleration in construction is the process of moving a project towards completion at a faster pace than originally anticipated. The idea is to finish works before the contracted date and end the programme before completion is due
Why are progress meetings important
Assess on site performance against site perfromance
Evaluating alternative programme techniques
Critical path anlaysis, GANNTT charts, float of activities
What was your L3 example programme example relating to furniture install and delivery.
On W&C, I identified the delivery of furniture was not being coordinated adequately between the supplier and main contractor. Damage was being caused to the products due to negligence from the site trades. I noted this conflict was caused due to the loading out of furniture obstructing areas where the contractor was still trying to access for final commissioning or decoration activities. After reviewing the remaining contractor sequence of works, along with outstanding furniture deliveries, I created a detailed programme for the final delivery which featured a critical path, dropline and highlighted conflicting activities for resolution. I advised my client on progress achieved and workshopped resolutions to any key issues identified that would have impacted the critical path with the site teams.
What is your L3 example during procurement of the MEP subcontractor
On 20RM, a key MEP subcontractor entered into liquidation during the tender. I prepared a report for the client recommending an extension the procurement of the main contract from a single to two stage tender to allow the design team to update their design. I successfully redrafted the strategic programme to include this extension. In this instance due to float in the programme before the commencement of the client’s lease, the overall strategic programme was not impacted. After completing the programme, I then reported weekly on progress achieved against the new programme revision to ensure no further disruption to the critical path and milestones.
What is your L3 programme example for main goods lift usage
On W&C the main goods lift broke down during construction adding pressure to a separate goods lift shared with the client’s operations teams. I created a weekly delivery workshop to coordinate the weekly usage against remaining delivery slots to reduce further risks of programme extension and facilitate cooperative discussions. I was successful in negating programme extension and managing both my contractor and client’s delivery programmes.
What was set out in your role completion base build monitoring at 20RM
Review of the steel frame.
What is your L2 construction tech example
On 20RM, I also coordinated a review exercise of the Cat A fit-out against our Stage 3 design to ensure the castellations in the structural beams were in the correct location for our building services to pass through. Several relatively minor discrepancies were identified which would have been a much greater issue to rectify retrospectively post completion of the base build.
What are the benefits of a steel vs concrete frame for a high rise building?
- High sheer and compresive strength
- Speed of construction
- Good quality management
- Realtively light compared to reinforced concrete. Less load on foundations, earier to lift.
- steel structure can be made into a large span
- Ease for services to pass
What are the Building regualtions 20210
Building regulations are minimum standards for design, construction and alterations to virtually every building. The regulations are developed by the UK government and approved by Parliament.
How did you overcome loading issues of heavy equipment at 20RM.
On 20RM, there were some exceptionally heavy equipment/art to be installed on floor slabs. I recommended locations specified by the engineer, over beams as the most cost-effective locations where these items could be placed without the need for additional structural strengthening.
How did you mitigate noise tranmisiion through a steel structure?
Additionally, a further recommendation was made to relocate the gym as noise from equipment such as treadmills would be transferred through the structure into the reception. The client accepted the recommendation and I instructed the consultant team to relocate the gym to an area above the loading bay.
What was the purpose of your revew of stage 3 MEP against the basebuild structure?
I coordinated a review exercise of the Cat A fit-out against our Stage 3 design to ensure the castellations in the structural beams were in the correct location for our building services to pass through. Several relatively minor discrepancies were identified which would have been a much greater issue to rectify retrospectively post completion of the base build.
How is Document M is implemented when designing inclusive environments to allow free access for the impaired or disabled.
Part M building regulations is an approved document which provides information about the ease of access to, and use of, buildings, including facilities for disabled visitors or occupants, and the ability to move through a building easily.
What are the four main procurement routes?
Design and Build, Traditional, Construction Management and Management Contracting
What is design & build?
Design & Build: Design & Build is a procurement method where a single entity, the design and build contractor, is responsible for both the design and construction phases of a project.
What is traditional procurement?
Traditional Procurement: Traditional procurement is a linear process where the design is completed before the construction phase begins. The design is usually carried out by an architect or design team, and the contractor is selected based on a competitive tendering process.
What is construction management?
Construction Management: Construction management involves the appointment of a construction manager to coordinate and manage the construction phase, working closely with the design team and contractors.
Appropriateness of Construction Management: Suitable for complex projects where early construction starts and flexibility in design are essential.
What is management contracting?
Management Contracting: Management contracting involves appointing a management contractor who manages the construction process, engaging various trade contractors directly.
What is the key difference between management contracting and construction management?
Difference between Management Contracting and Construction Management: In Management Contracting, the management contractor takes more responsibility for construction, while in Construction Management, the construction manager works closely with the client and design team but does not take direct responsibility for trade contractors.
What is a traditional procurement method
Often reffered to as ‘Design, Bid, Build’.
Client employs a design team to design the project in detail.
Contractors are then invited to bid on the works.
Often single stage competitive basis.
What is single stage tenders?
A single-stage tender is a procurement method used in construction and other industries where the entire tendering process, including the submission of bids and the evaluation of proposals, is conducted in a single stage.
Key features of a single-stage tender include:
Initial Submission: In a single-stage tender, prospective contractors submit their bids or proposals in response to the tender documents provided by the client or the contracting authority. These documents typically include project specifications, drawings, schedules, terms and conditions, and other relevant information necessary for preparing the bid.
Bid Evaluation: The client or the procurement team evaluates the bids received from the prospective contractors based on predefined criteria, such as price, technical compliance, qualifications, experience, and proposed methodologies. The evaluation process aims to identify the most suitable contractor to carry out the project.
Award Decision: After evaluating the bids, the client selects the winning contractor and awards the contract based on the criteria established in the tender documents. The award decision may consider factors such as the contractor’s qualifications, proposed approach, price competitiveness, and overall value for money.
Negotiation (if applicable): In some cases, the client may enter into negotiations with the selected contractor to finalize specific terms and conditions of the contract, clarify project requirements, address any discrepancies in the bid, or negotiate pricing and other contractual terms.
What are two stage stage tenders?
A two-stage tender, also known as a two-stage selective tender or a two-stage procurement process, is a method used in construction and other industries for procuring complex projects where the design and scope of work are not fully defined at the outset. The two-stage tendering process allows for greater collaboration between the client and potential contractors, enabling the refinement of project details and the exploration of different design options before finalizing the contract.
What are negociated tender?
A negotiated tender is a procurement method in which the client or the contracting authority negotiates directly with one or more selected contractors to finalize the terms and conditions of a contract without going through a competitive bidding process. Unlike traditional tendering methods where bids are submitted in response to a formal invitation to tender, negotiated tendering involves direct discussions and negotiations between the client and the contractor(s) to arrive at mutually acceptable terms.
who compiles the tender documents? why is it important to ensure this in done in a thorough manner?
Usually Cost Manager or Project Manager. for:
Clarity and Understanding: Thoroughly compiled tender documents provide clear and comprehensive information about the project scope, requirements, specifications, terms, and conditions. This helps prospective bidders understand the client’s expectations and prepare accurate and competitive bids or proposals.
Legal Compliance: Tender documents must comply with applicable laws, regulations, procurement policies, and industry standards. Thorough compilation ensures that the tendering process is conducted in accordance with legal requirements and best practices, minimizing the risk of legal challenges, disputes, or allegations of impropriety.
Risk Management: Thoroughly compiled tender documents help identify and mitigate risks associated with the project, including scope creep, cost overruns, delays, quality issues, and contractual disputes. Clear specifications, performance requirements, and contractual terms help clarify expectations and allocate risks appropriately between the client and the contractor.
What is a negociated tender?
Negotiated tendering involves the buyer approaching a single supplier to ask them to deliver the work. This is usually based on the supplier’s track record in the industry, or a previous relationship with the supplier.
What are partnering agreements.
A partnership agreement is a contract between all parties involved in starting a partnership structured business. The contract covers the rights & responsibilities of each partner.Partnering is a broad term used to describe a collaborative management approach that encourages openness and trust between parties to a contract.
What are the key advantages of partnering?
Improved communication, risk sharing, enhanced teamwork, better predictability of time and cost;
What are the key disadvantages of partnering?
Requires high level management time and dedication to be successsful; partnering principles should be careful not share risk which is allocated to parties elsewhere; If the relationship between the employer/supply chain is too close, there is a risk that the employer can become increasingly involved in the results of shared decisions and therefore becomes less able to provide oversight, compared to a traditional ‘arms -length’ relationship;
What is a PQQ
A prequalification questionnaire (PQQ) is a document used in procurement processes to assess the suitability of potential suppliers or contractors before inviting them to participate in a tendering process. The primary purpose of a prequalification questionnaire is to gather information about the capabilities, experience, financial stability, and compliance of prospective bidders to ensure that they meet the minimum requirements set forth by the buyer or the contracting authority.
What will impact the selection of procurement routes
variables including time, cost, quality, and appetite for risk will impact selection of procurement routes.
What is a framework agreement?
Framework agreements are widely used in the construction industry: a framework agreement is an umbrella agreement that a party enters into with one or more suppliers (who may be contractors, sub-contractors, suppliers or consultants) to establish the terms governing a long term relationship during which one or more contract may be awarded by the employer to such supplier(s).
How long can a framework be?
The maxmimum framework agreement term is 4 years as set by the Public Contracts Regulations 2015.
What are the key advantages/disadvantages of framework agreements?
Advantages: Streamlined procurement, cost savings, flexibility.
Disadvantages: Limited competition, potential for unclear requirements.
What is your L2 Procurement example
For 20RM, I assisted in the traditional competitive tender for the main contractor. Originally the tender was to be a traditional single stage between three contractors. However, due to a delay in the release of Stage 4 MEP information, the tender process was adapted to include a competitive second stage tender between two of three of the main contractors.
L2 What did you contibute during the tender?
During this process I assisted drafting the Pre-Qualification Questionnaire and Request for Proposals. I also attended tender interviews and raised tender queries based for the tendering contractors based on observations from their tender documents. Post completion of the interviews, I compiled a score sheet and collated responses and scores of the performance in the interviews and formal submission content and made the initial draft of our recommendation report.
What are the roles and responsibilities of the CA
Reviewing and issuing instructions (CAI’s), authorising interim payments, reviewing extension of time requests, certifying section and practical completions.
What are the signs of contractor insolvency on a construction project?
Industry rumours about the contractor’s finances;
Multiple members of the contractor’s key project team leaving the contractor at the same time;
The project not progressing at the expected rate;
Reduced numbers of people working on the project (which you may notice by simply walking the site);
An increased occurrence of defects on the project;
Sub-contractors not being paid or not, at least, being paid on time. Sub-contractors may even approach the employer directly for payment; and
The contractor making inflated applications for payment.
Where are payment terms specified?
Appointment terms
Why is it important to clearly set out and enforce financial controls.
It is important as payment terms are set out in the contract doucment.
We must obide with RICS gudiance on handelling client’s money
What is your level 2 Project Finance example?
I am responsible for the 20RM professional fees cash flow tracker which is compiled and issued monthly to the client commercial team. Within this tracker, provisional sums are built in for potential extension of services, particularly for base build monitoring which was successful in forecasting and absorbing further fees due to slippage of the base build practical completion date.
What is your L2 project finance example on agreeing contractor valuations?
I am responsible for compiling statements of compliance from the consultant team against the main contractor’s valuation payment. I will also draft the relevant certificates for approval and review by a senior G&T partner. On W&C, I am the day-to-day contact for drafting instructions as well as assessing if it a relevant contact variation and design information.
How are project budget set?
An initial budget is set, which the design team will create their design documents and cost plan in accordance to achieve.
What are a CA’s roles and responsibilites
Reviewing and issuing instructions (CAIs), authorising interim payments, reviewing extension of time requests, certifying section and practical completions.
What are the processes that may be used to challenge a CA
I am aware of the process that may be used to challenge decisions made by the Contract Administrator including litigation, arbitration and adjudication.
When would you not grant sectional/practial completion?
If the client cannot take beneficial occupation of the site
If there are largae quantum on incomplete works
What are the RIBA stages?
Stage 0: Strategic Definition.
Stage 1: Preparation and Briefing.
Stage 2: Concept Design.
Stage 3: Spatial Coordination.
Stage 4: Technical Design.
Stage 5: Manufacturing and Construction.
Stage 6: Handover.
Stage 7: Use.
What are the key deliverables at RIBA 0
Client / employers requirements
Business case
What are the key deliverables at RIBA 1
confirming objectives, developing the project brief, assessing feasibility, conducting site surveys, consulting stakeholders, and creating initial design concepts
What are the key deliverables at RIBA 2
Developed project brief
Signed of RIBA stage report
Project strategies
Outline specification
Cost plan
What are the key deliverables at RIBA 3
Signed of RIBA stage report
Project strategies
Updated outline specification
Updated Cost plan
Planning application
What are the key deliverables at RIBA 4
Manufacturing information
Construction information
Final specification
Project stratgeies
Building regulation approvals
What are the key deliverables at RIBA 5
Building manual, H&S file and Fire Safety Information
Proactical completion
Asset information
What are the key deliverables at RIBA 6
Feedback on project performance
Final certificates
Post occupancy evaluations
What are the key deliverables at RIBA 7
Feedback on post occupancy evaluation
Updated building manual and H&S file
IF necissary, any updates to fire strategy info
