Summary of Experience Questions Flashcards
ETHICS: How did you decide that you could proceed with the instruction at 55 Napier Road?
- I reviewed the RICS Global Professional Standard on Conflict of Interest to inform my decision.
- Part of the criteria set out within this standard includes:
a. If it is in both parties best interest.
b. If it is not illegal. - The professional standard also stated that I consider the sophistication of both parties and their understanding of conflicts of interest.
- As I had already drafted drawings from obtained statutory consents for the landlord’s works prior to the tenant taking occupation and I already had a knowledge of the premises - in my opinion, it was in the tenants best interest that I proceeded.
- In my opinion it was in the best interest of the Landlord as they knew that I had experience in obtaining building warrant and planning permission for them across several instructions so they had comfort that the tenant was complying with their lease obligations.
- Finally, I was confident both parties were sophisticated and had an understanding of conflicts of interest. The Landlord employed several individuals chartered by the RICS and the tenant was a large company with significant management structure.
ETHICS: How did you carryout obtaining informed consent from each party at 55 Napier Road?
- I was honest and transparent with both parties regarding the nature of the ‘party’ conflict. I also recorded all correspondence via email so as to create a written record.
- Once I was comfortable that both parties understood the nature of the conflict or perceived conflict and was comfortable that it’s potential for unconscious was minimal to none, I proceeded with obtaining informed consent.
- I issued a letter based on the sample letter provided within the RICS Global Professional Standard for conflicts of interest. The letter stated:
a. The address of the project
b. The parties involved.
c. The nature of the conflict/ perceived conflict.
d. Justification for proceeding with informed consent.
ETHICS: If the client had expressed to you that they wished to make a complaint in regard to delays at 4th Floor, 58 Waterloo Street, how would you have dealt with this?
- I would advise the client to write a letter of complaint and provide details of the senior member of staff at PMP who is responsible for dealing with complaints and I would again provide a copy of our complaints handling procedure, although this was provided with the terms of business on our instruction.
- I would also inform the senior member of staff of the expected complaint, and of my intent to be upfront and honest during their internal investigation.
- I would also advise the complaint handler that our Professional Indemnity insurers are informed of the complaint immediately on receipt of the complaint.
ETHICS: What is PMP’s complaints handling procedure?
- Our CHP stated the senior, chartered, member of staff responsible for handling and investigating complaints.
- We request that if complaints have been made verbally to any member of staff, that they are made in writing to the individual assigned to deal with complaints.
- The complaints handler will respond within 7 days of receipt of the complaint confirming that they have received the complaint. Thereafter within 14 days they provide the complainant with PMP’s version of events and give an opportunity for the complainant to comment.
- Within 21 days from receipt of the complaint, our complainant will undertake his own separate review and will respond to the complainant at that point with the results of the internal investigation and advise regarding what redress action will be taken.
- If the complainant is dissatisfied, the managing director will thereafter undertake a separate review and will respond to the complainant within a further 7 days.
- If the complainant remains dissatisfied with the outcome, PMP recommend mediation according to to either the RCIS Mediation service or the Centre for Dispute Resolution.
CLIENT CARE: What was included in the Client Brief at 55 Napier Road?
The brief was recorded in writing and used to inform the agreed terms of engagement; it could include:
- a description of the Site:
Steel portal frame warehouse building with profiled metal cladding forming the external leaf and minimal ancillary accommodation.
- a description of the Project:
To design, specify and oversee the construction works to provide tea prep and mess room accommodation in compliance with statutory
- budgets:
£30,000.00
- the Programme:
Delivery within 6 months
- the Client’s objectives:
To obtain building warrant, provide the required facilities with adequate space for employees and overall provide usable rest space for their staff.
SUSTAINABILITY: What are the UN Sustainable Development Goals and how were they established?
In 2015, UN Members adopted the 2030 Agenda for Sustainable Development which included 17 sustainable development goals, which included:
1. No Poverty
2. Zero Hunger
3. Good Health and Wellbeing
4. Quality Education
5. Gender Equality
6. Clean Water and Sanitation
7. Affordable and Clean Energy
8. Decent Work & Economic Growth
9. Industry, Innovation & Infrastructure
10. Reduced Inequalities
11. Sustainable Cities and Communities
12. Responsible Consumption and Production
13. Climate Action
14. Life Below Water
15. Life on Land
16. Peace, Justice and Strong Institutions
17. Partners for the Goals
SUSTAINABILITY: What are the key legislation that affect
- Climate Change (Emissions Reduction Targets) (Scotland) Act 2019
- Established Net Zero Targets for 2045.
2.Climate Change (Scotland) Act 2009
- This set an interim target of 42% greenhouse reduction for 2020. 80% greenhouse gas reduction reduction for 2050.
SUSTAINABILITY: Is there any obligations to non-domestic landlords in relation to EPC’s?
Under Section 63 of The Assessment of Energy Performance of Non-Domestic Buildings (Scotland) Regulations 2009 and 2016
- Requirements on building owners for both the assessment and the improvement of the energy performance of non-domestic buildings with:
a) over 1,000m2
b) Constructed to 2002 standards or after.
- To comply an owner must obtain an EPC and have an Action Plan undertaken by a Section 63 advisor to identify works to improve energy performance.
- Action Plans must be available to prospective buyers or tenants
- The two types of action plan are a Prescribed Measures Action Plan and an Alternative Measures Action Plan. The Prescribed Action Plan reccomends measured without consisering the feasibility of these improvements while the Alternative Action taked a more bespoke and specific approach.
- Once a plan is in place, the owner has 3.5 years to carryout improvement works. This obligation transfers to a new owner on purchase.
- If the owner wishes, they can defer the improvements by lodging a Display Energy Certificate (DEC), which reports on the actual measured energy use. This must be lodged annually until the reccomended works have been completed.
BUILDING PATHOLOGY: At Longman Road, how did you identify the source of moisture to the basement to be ground water and why was the installation of a waterproofing system proposed?
- I carried out a process of elimination in ruling out rising damp as the level of water was at a height closer to 2m compared to the typical height of rising damp which is
considered to be around 1m. - I also inspected the condition of the rain water goods and drainage outlets to the surrounding area and there was no evidence of defect.
- Furthermore, the basement wall were saturated to the full perimeter to the approximate height of the external grounds. This suggested water was percolating through the walls from the ground.
- Waterproofing was advised because of the client’s brief included providing a lettable space and this could not be provided without a waterproofing system which would achieve a Grade 3 performance in accordance with BS 8102.
BUILDING PATHOLOGY: What would you have considered when specifying a waterproofing system?
I would need to identify the minimum level of water ingress required as prescribed under BS8102:
GRADE 1a Seepage and damp areas from internal and external sources are tolerable.
GRADE 1b No seepage. Damp areas from internal and external sources are tolerable.
GRADE 2 No seepage is acceptable. Damp areas as a result of internal air moisture/ condensation are tolerable.
GRADE 3 No water ingress or damp areas is acceptable.
- In order to provide a lettable space I would need to consider a system that would achieve Grade 3 to BS8102.
- The system types which are applicable to be retrofitted to an existing basement are Type A Barrier Systems and Type C Drained Membrane Systems as Type B systems allow for water proofing installed as part of the structural fabric of a basement.
BUILDING PATHOLOGY: What are the different types Waterproofing systems as described within BS 8102 and can you explain the differences between them?
The different systems are Type A (Barrier Systems), Type B (Integral Protection) and Type C (Drained Protection).
TYPE A - BARRIER SYSTEM
- These systems consist of a continuous barrier formed of either bonded sheet membrane or liquid applied membranes formed of bituminous material, sodium bentonite matting or a liquid applied system (such as bitumen and cementitious products).
- These systems can either be installed to the external leaf of the building or the internal leaf.
- In this system any weakness in the design can result in failure as water pressure as water pressure from the ground water with track through the weakest point.
TYPE B - Integral Protection
- These systems are designed from the construction of a building or basement with the basement structure itself acting as a moisture resistant shell.
- These basements are typically formed of reinforced concrete so any defect to the concrete can allow water into the basement. With this in mind close attention is made to joint sections.
TYPE C - Drained Cavity
- This system allows water to enter the external walls and/ or floor as far as the cavity drainage membrane.
- Water is collected via the cavity drainage membrane into a controlled drainage system which may include a sump tank and sump pump to divert water away from the basement.
- As this system allows water to permeate through the walls and does not try to hold water back there is no pressure applied to the system unlike TYPE A and B. However, any blockages or other defect to the drainage system may cause issue.
COMMUNICATION AND NEGOTIATION: What happens during a negotiation meeting?
- Both parties should be allowed to express their position on items being discussed and provide their justification.
- Throughout any discussions both parties should look to maintain professionalism, remain calm and act with both respect and courtesy at all times.
- Both parties should honour agreements reached and once negotiation items are agreed, they should be put in writing as soon as possible.
COMMUNICATION AND NEGOTIATION: What process did you go through when negotiating with the Contractor at 3rd and 4th Floor, Savoy House?
- Firstly, I carried out research to review the cost provided. This included reviewing BCIS hourly pay rates for senior mechanical and electrical trades people. This was a rate of £22.50 / hour. I then made a judgement that the work would take 2 days for 2 people (32 person hours).
- From this I formed the view that the cost should be circa £720 when the cost provided from the contractor was £1,500. On this basis I negotiated with the contractor to find an amount that was mutually agreeable.
- Within this negotiation I ensured to act respectfully and courteously throughout as well as listening and fully considering the Contractor’s position and their justification.
- I called the contractor to outline my position and provided justification and allowed them to comment and provide their view.
- The contractor agreed to review their cost. Thereafter they returned with a cost of £950 which represented a compromised position.
CONSTRUCTION TECH: Can you describe the partition specified and the details shown on the cross section you provided to the project at 24-26 High Street, Lanark
- The partition was for the purposes of forming an individual office so was required to have a level of sound insulation.
- The partition specification included:
1. Two layers of Gyproc wall board fixed to each side of the metal C stud at 600mm centres.
2. 25mm of Isover acoustic insulation was installed within the cavity formed.
3. The base and head channels were affixed to the concrete floor slab below and the concrete soffit above respectively.
4. Gyproc sealant to the wall head was applied to the partition and wall/floor junction to mitigate sound transmitting. - Results included:
a. 30 Minute fire resistance
b. 49 db sound insulation.
CONSTRUCTION TECH: How did you identify the requirement for a mechanical and electrical design at Unit 10, Xsite and why were you not able to undertake this as a designer?
- Our proposed building warrant floor plans were based on the Clients brief included the forming of meeting rooms, an individual office, kitchen/ tea prep, WC and shower facilities with in an open plan space. The requirement for an M&E design was largely due to the requirement for both ventilation and space heating to these areas.
- As per the CIBSE Guide A, WC’s require 5 air changes per hour for WC’s
- Firstly, section 3.14 of the Non-Domestic Technical Handbook states that a building should have a means of ventilation either by a mechanical means, natural means or a combination of mechanical and natural and the subject premises had neither with no openable windows available.
- The same regulation states the requirement for mechanical extract to the WC’s, kitchen and showers.
CIBSE Guide A states that:
WC’s require 5 air changes per hour Commercial premises require **8 litre.s-‘.person-‘ ** - Furthermore, there was no space heating within the premises as existing. This would be required to provide comfort at end use. The clients brief initially included space heating concealed within a suspended ceiling grid. However, this was changed to electric panel heaters as a cost saving exercise. In accordance with Rule 2 of the RICS Rules of Conduct, this design service should be carried out with individuals with the relevant expertise - i.e an M&E consultant.
CONTRACT ADMIN: At 163 Bath Street, Glasgow, you said that you prepared and issued tender documents, can you explain that process?
- The tender documents included:
1. Invitation to Tender
2. Form of Tender
3. Project Preliminaries
4. Design Information (Drawings etc.)
5. Pricing document / specification. - I first pulled together the form of tender which included: the contractors total tender sum, proposed number of weeks in which the works will be completed and the name of witnesses to submitting the tender.
- I then pulled together the tender invitation which included: the site address, details of how the tender is to be returned and within which timelines and details of the client.
- I also pulled together the preliminaries which outlined the pre-construction information, insurance requirements and the required welfare facilities amongst other information. These were outlined within the pricing document / specification.
- The pricing document included a specification of all materials and workmanship to complete all works across all 4 floors.
CONTRACT ADMIN: At the refurbishment project to 58 Waterloo St, Glasgow - why did you recommend the client that practical completion had been achieved and how this was determined?
- Practical Completion can take place when the Client can take beneficial possession can take place with all works completed and very minor defects remaining.
- To determine if this had been achieved, I attended site with a copy of the specification of works and review the works which had been undertaken against the specification of works.
- In the case of 58 Waterloo Street, all works had been completed although areas of open grouting joints to wall tiles within the tea prep was noted and an isolated number of scuffs to walls which had received decoration within this scope of works.
CONTRACT ADMIN: How did you determine that an extension of time was reasonable for Savoy Tower, Glasgow and what were your considerations?
- In considering an extension of time, I am required to consider:
1. If the cause of the delay is a relevant event?
2. Has the contractor acted reasonably to avoid the delay?
3. Has the contractor provided a delay notice? - The cause of the delay was an instruction from the client to sand down the walls, resulting to a variation to the contract. This constituted a relevant event under SBCC Minor Works.
- The Contractor had provided a delay notice which stated the relevant delay period of 3-weeks.
- In my opinion, the Contractor had taken reasonable action by attempting to readjust key items of works. However, the area of the site was over 2-storeys with the floor plates being reasonably large and the majority of the works was the preparation and redecoration of wall surfaces throughout no no meaningful re-adjusting of the programme could be carried out.
- Given the above, I advised the client that I had received and reviewed the Contractor’s delay notice and that I was satisfied that an extension of time certificate should be granted to the client.
- This then changed the completion date to 3-weeks after the date for completion, which the Contractor Achieved.
CONTRACT ADMIN: What options were considered in removing the woodchip finish / achieve the Client’s desired finish and why was sanding down wall surfaces subsequently recommended?
- The options available to achieve a flush finish were to either try to sand down wall surfaces until flush or to fully remove the woodchip coverings before skimming wall surfaces.
- In order to inform the decision I requested the Contractor to provide a cost for each option. The costs were:
a. Removing finish and then skimming - £16,000
b. Sanding down wall finishes - £8,000 - Provided the cost to sand down walls was £10,000 less than removing and skimming the walls, I asked the contractor to carryout a sample area to assess the resulting finish.
- Similarly, the Contractor advised that sanding all walls would save 1 week when compared to the skim option.
- The Contractor carried this out and it was generally a good finish with minor imperfections noted across a large sample area.
- I advised that the sanding down option would provide better value. I emailed this advise and included photos of the sample area to evidence my finding.
- The client agreed and I issued a Contract Instruction in line with this, and I updated the change control register.
- Considering the variation was a substancial piece of works in the context of the project, I advised the Client that an Extension of Time was likely to be required.
DESIGN AND SPECIFICATION: Describe the RIBA Plan of Works 2020 and the stages outlined within?
- The RIBA Plan of Works 2020 outlines the process of briefing, designing, maintaining, operating and the end use of a building into eight stages:
Stage 0 - Strategic Definition
Stage 1 - Preparation and Briefing.
Stage 2 - Concept Design.
Stage 3 - Spatial Coordination
Stage 4 - Technical Design
Stage 5 - Manufacture and Construction
Stage 6 - Handover
Stage 7 - End Use
DESIGN AND SPECIFICATION: What is an SER? and as stated in your summary of experience, how would you specify steelwork?
- An SER (Structural Engineer Registration Ltd.) Certificate of Design confirms that a building meets structural requirements outlined within building regulations and this should be submitted with a Building Warrant Application.
- I would never design steelwork to support loadings but I would specify elements as per details by a structural engineer first.
DESIGN AND SPECIFICATION: At 5 Westerton Road, Keith what was the Client brief and how did you specify the works accordingly?
- The Client brief included:
a. Production of Layout Plans which complied with building regulations as close as possible.
b. Provide an open plan office area, meeting room, shower facilities, WC facilities, changing facilities and various stores.
c. Provide an outline description of works. - In terms of considering building regulations, I paid particular attention to ensuring the minimum requirements for escape routes were achieved 2 Nr. escape routes with 45m maximum travel distance as per (2.9 Escape) non-domestic technical handbook
- I also had to understand the occupancy capacity which would be achieved within my layout plans so that I could understand the requirements for the number of WC facilities.
- I also had to consider the existing location of drainage outlets so I could locate WC, shower and kitchenette facilities within close proximity of these.
CONSTRUCTION TECHNOLOGY: What are the ventilation requirements as outlined in CIBSE Guide A?
- Offices (boardroom, office, open plan) = 10L.s-1
- Toilets = 5 Air Changes / Hour
- Showers / Baths = 15L.s-1 / shower
- Office Food Prep:-
1. 15 L/s (microwave and beverages only)
2. 30 L/s (adjacent to the hob with
cooker) - Retail Shops = 10L.s-1
DESIGN AND SPECIFICATION: What were the ramp requirements considered for 53 Napier Road, Wardpark?
The requirements for ramps are as follows:
- 1in20 -10m man. length - 500mm max rise
- 1in15 - 5m man length - 333mm max rise
- 1in12 - 2m max length - 166mm max rise
- 1in12> - NOT ADVISED
The ramp was required to achieve a rise of 70mm to provide level access.
In order to comply with regulations in terms of complying with building regulations in achieving the maximum gradient of 1:12 - the length of 840mm was required to provide level access the 70mm rise.
All of the above is in accordance with 4.3.10 of the non-domestic technical handbook.
In accordance with 4.3.11, as the ramp is on an escape route the width was 1.2m, measures between the ramp barriers.
In terms of the barriers on the ramp they were between the height of 840mm and 1000mm in accordance with section 4.3.13 in the non-domestic technical handbook.
DESIGN & SPECIFICATION: At 77 High Street, Forres - how did you advise your client in regard to the specification of the works?
- The scope of PMP’s service includes writing a specification of works and obtaining statutory consents.
- The client has a design criteria which they apply to all of their stores. The client is a charity which has charity shops across the UK. This design criteria includes timber panelling throughout the shopfloor area.
- When preparing both the description of works and the building warrant drawings, I reviewed various elements of the clients design criteria and areas of shortcomings in statute.
- I reviewed the non-domestic technical handbook and found that under section 2.5, it states that walls in shops with rooms greater than 30m2 require to achieve Euro Class C fire resistance as tested under BS EN 13501-1.
- Untreated timber was considered to only achieve Euro Class D.
- In order to achieve Euro Class C under BS EN 13501-1, the timber was required to be pre-treated with flame retardant treatment.
- On discovering this, I recommended to the client that a specification of fire treatment was applied to timber panel finishes internally.
FIRE SAFTEY: What are the main causes of fire within buildings?
- Cigarettes
- E-Cigarettes / Vaping
- Candles
- Plug-in Air Fresheners
- Electric Circuit Overload
- Electric Blankets
- Electrical Appliances
- Furniture (mad out of flammable materials)
- Gas
FIRE SAFTEY: What are the legal requirements of non-domestic buildings?
- The Fire (Scotland) 2005 and The Fire Safety (Scotland) Regulation 2006 set out important responsibilities on the Duty Holder (e.g employer), these include:
a. Carryout a Fire Risk Assessment of the Workplace
b. Equip the building with fire fighting equipment (extinguishers / sprinkler and fire alarm system as required).
c. Provide clear emergency exit routes with clear signage as appropriate.
d. Ensuring all systems are suitably maintained and are in a good state of repair.
INSPECTION: How do you identify risks when undertaking an element of works on a site/ building?
- Prior to carrying out an inspection I would carryout a risk assessment which should:
1. Identify potential hazards on-site.
2. Decide who might be harmed.
3. Evaluate the risks.
4. Record and implement findings.
5. Review the assessment and update as necessary. - Examples of risks that may be found include:
1. Working at height
2. Asbestos
3. Slips, trips and falls
4. Structural damage - If a building is in a worse condition than expected or, is believed to pose a more significant risk than is anticipated then a dynamic risk assessment should be undertaken prior to commencing with the item of work. This should question?
1. Is the activity safe to continue?
2. Is the environment still safe for work to continue?
3. Are those involved within their limit of consequence?
4. Are control measures in place?
5. Can everyone get to a place of safety?
INSPECTION: What are personal & organisational responsibilities for RICS Regulated Firms in terms of RICS Surveying Safely Guidance Note?
Organisational responsibility include:
- SELECTION: everyone should have appropriate skills and compare to meet the demands of their activities.
- TRAINING: providing information to staff in regard to identifying / managing risks.
- INFORMATION: Providing staff with information about risks.
- EQUIPTMENT: Providing staff with suitable equipment.
- SAFE SYSTEMS OF WORKS: These ensure that works activities are done safely.
- INSTRUCTION: Individuals must be given clear lines of communication.
- SUPERVISION: Supporting staff with clear lines of communication.
- PPE: Provide appropriate PPE.
Individuals Responsibilities include:
- PERFORMANCE: Being competent to perform their work safely.
- CONTROL: Being able and being prepared to carryout work.
- ADAPTABILITY: Being able to recognise and adapt to changing circumstances at all times.
- VIGILANCE: Remaining vigilant at all times.
- AWARENESS: Being able to recognise personal abilities and limitations.
- TEAMWORK: Being an effective member of a team.
PROCUREMENT & TENDERING: At 18 Napier Court, why was the procurement route and tendering procedure selected?
- The works were of a simple nature and included only the internal strip out of a tenants internal layout and thereafter redecoration works to leave the subject premises in an open plan layout for the purposes of marketing.
- Therefor a traditional procurement route was selected over a design and build as there was no necessity to pass on the design risk to the contractor. Similarly, as my colleague had concluded the dilapidations we had a greater understanding than a contractor would of the required works.
- Single stage tendering procedure with selective contractor selection was selected as there was no requirement for a two stage procedure where the designing of the works is carried out simultaneously and a contractor is proceeded with on the basis of there prelim cost, profits and overheads etc.
- A negotiated tender with a single contractor would have been relevant but the contractor wanted to obtain competitive prices.
PROCUREMENT & TENDERING: At Unit 5, Xsite explain why the procurement route and tendering procedure and tendering strategy were selected?
- The works were of a simple nature and included only the internal strip out of a tenants internal layout and thereafter redecoration works to leave the subject premises in an open plan layout for the purposes of marketing.
- Therefor a traditional procurement route was selected over a design and build as there was no necessity to pass on the design risk to the contractor. Similarly, as my colleague had concluded the dilapidations we had a greater understanding than a contractor would of the required works.
- Single stage tendering procedure with selective contractor selection was selected as there was no requirement for a two stage procedure where the designing of the works is carried out simultaneously and a contractor is proceeded with on the basis of there prelim cost, profits and overheads etc.
- A negotiated tender with a single contractor would have been relevant but the contractor wanted to obtain competitive prices.
CLIENT CARE: At 55 Napier Road, you said that you state that you received Client feedback. How did you obtain client feedback in this project and how did this feedback effect your relationship with the client?
I obtained feedback by:
- At regular intervals throughout the project, I looked to obtain informal feedback from clients either through verbal or email communication.
- Once the project was complete, I provided the client with a satisfaction survey questionnaire.
This effected my relationship with the client by:
- It encouraged open discussions throughout instructions with the client, to ensure satisfactory service is delivered and the goals are achieved.
- It also provides an opportunity to gain future work for the company.
- It helped develop trust between myself / the firm and the client.
