Summary of Experience Questions Flashcards

1
Q

ETHICS: How did you decide that you could proceed with the instruction at 55 Napier Road?

A
  • 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.
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2
Q

ETHICS: How did you carryout obtaining informed consent from each party at 55 Napier Road?

A
  • 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.
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3
Q

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?

A
  • 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.
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4
Q

ETHICS: What is PMP’s complaints handling procedure?

A
  1. Our CHP stated the senior, chartered, member of staff responsible for handling and investigating complaints.
  2. 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.
  3. 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.
  4. 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.
  5. 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.
  6. 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.
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5
Q

CLIENT CARE: What was included in the Client Brief at 55 Napier Road?

A

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.

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6
Q

SUSTAINABILITY: What are the UN Sustainable Development Goals and how were they established?

A

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

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7
Q

SUSTAINABILITY: What are the key legislation that affect

A
  1. 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.

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8
Q

SUSTAINABILITY: Is there any obligations to non-domestic landlords in relation to EPC’s?

A

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 undertake an Action Plan to identify works to improve energy performance.
  • 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.
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9
Q

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?

A
  • 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.
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10
Q

BUILDING PATHOLOGY: What would you have considered when specifying a waterproofing system?

A

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.
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11
Q

BUILDING PATHOLOGY: What are the different types Waterproofing systems as described within BS 8102 and can you explain the differences between them?

A

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.
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12
Q

COMMUNICATION AND NEGOTIATION: What happens during a negotiation meeting?

A
  • 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.
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13
Q

COMMUNICATION AND NEGOTIATION: What process did you go through when negotiating with the Contractor at 3rd and 4th Floor, Savoy House?

A
  • 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.
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14
Q

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

A
  • 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.
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15
Q

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?

A
  • 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.
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16
Q

CONTRACT ADMIN: At 163 Bath Street, Glasgow, you said that you prepared and issued tender documents, can you explain that process?

A
  • 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.
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17
Q

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?

A
  • 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.
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18
Q

CONTRACT ADMIN: How did you determine that the contractors application for an extension of time was reasonable and what were your considerations at Savoy Tower, Glasgow?

A
  • 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.
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19
Q

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?

A
  • 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 - £36,000
    b. Sanding down wall finishes - £16,000
  • 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.
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20
Q

DESIGN AND SPECIFICATION: Describe the RIBA Plan of Works 2020 and the stages outlined within?

A
  • 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
21
Q

DESIGN AND SPECIFICATION: What is an SER? and as stated in your summary of experience, how would you specify steelwork?

A
  • 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.
22
Q

DESIGN AND SPECIFICATION: At 5 Westerton Road, Keith what was the Client brief and how did you specify the works accordingly?

A
  • 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.
23
Q

CONSTRUCTION TECHNOLOGY: What are the ventilation requirements as outlined in CIBSE Guide A?

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
24
Q

DESIGN AND SPECIFICATION: What were the ramp requirements considered for 53 Napier Road, Wardpark?

A

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.

25
Q

DESIGN & SPECIFICATION: At 77 High Street, Forres - how did you advise your client in regard to the specification of the works?

A
  • 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.
26
Q

FIRE SAFTEY: What are the main causes of fire within buildings?

A
  • Cigarettes
  • E-Cigarettes / Vaping
  • Candles
  • Plug-in Air Fresheners
  • Electric Circuit Overload
  • Electric Blankets
  • Electrical Appliances
  • Furniture (mad out of flammable materials)
  • Gas
27
Q

FIRE SAFTEY: What are the legal requirements of non-domestic buildings?

A
  • 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.
28
Q

INSPECTION: How do you identify risks when undertaking an element of works on a site/ building?

A
  • 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?
29
Q

INSPECTION: What are personal & organisational responsibilities for RICS Regulated Firms in terms of RICS Surveying Safely Guidance Note?

A

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.

30
Q

At 18 Napier Court, why was the procurement route and tendering procedure selected?

A
  • 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.
31
Q

At Unit 5, Xsite explain why the procurement route and tendering procedure and tendering strategy were selected?

A
  • 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.
32
Q

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?

A

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.

33
Q

WORKS PROGRESS & QUALITY MANAGEMENT: At 24 St Vincent Street, Glasgow - How did you assess that the early delay was as a result of additional instructions and how did you report this to the client?

A

After identifying the delay when comparing works progress against the programme during a progress meeting with the contractor.

This occured within a short time after additional redecoration works were instructed.

The additional works noted was the redecoration of a stairwell over 3-storeys including the walls and ceiling / stair soffit areas.

I discussed the delay with the contractor. They stated:

  • The works were intended to be accommodated within the existing programme duration by providing additional resource when carrying out the decoration works.
  • They were going to provide additional resource to accelerate the upcoming decoration works to recover the programme.
  • The subject area was adjacent to the works and the works were similar to the existing redecoration works, however, they were short in resources when carrying out the works.

Within my progress report to the client following via email correspondence following the meeting, I outlining the above and I also included this within my meeting minutes.

I also reminded the contractor that it is their responsibility to report delays at the earliest possible opportunity.

34
Q

WORKS PROGRESS AND QUALITY MANAGEMENT: At Riverside Retail Park, Leven how would you conduct bi-weekly progress meetings and how would you then report back to the client?

A

Prior to a progress meeting I would review the progress of the works:
- Reviewing works against contractors programme
- I record my findings with photos and notes.
- I would also check materials and workmanship where possible against the specification of the works.

During a progress meeting I would:
- Inspect site before to review works
- I will have made an agenda for the meeting
- Introduce everyone and take apologies for not present present
- Review previous minutes to pick up on action points
- Discuss programme and costs and variations
- Discuss any other points of interest

I would report back to the client via:
- Meeting minutes with a follow up email highlighting any key items.
- I prepare a monthly progress report which includes:
1. an overview of the works
2. progress vs programme
3. a project cost summary which includes the valuations to date and any contract instructions.

35
Q

WORKS PROGRESS AND QUALITY MANAGEMENT: At Riverside Retail Park, Leven how did you act when you identified the floor slab and how was this reported to the client.

A

The contractor had concluded the stripout works.

I arrived to site to carryout my bi-weekly progress meeting and during my pre-meeting inspection I noticed the floor slab surface was uneven with various areas of pitting and fixing damage evident with materials for latex self levelling compound identified on-site.

I reviewed the specification to review the required workmanship requirements and other details of the specification. This stated that the floor was required to be mechanically grinded to leave a flat surface ready to receive an epoxy self levelling screed.

I informed the contractor on site about this finding and they acknowledged this had not been done as per the specification but that they did not see this as necessary. I reiterated to the Contractor that this was required as set out within the specification of the works.

I recorded this on site and this was included within the meeting minutes distributed following the meeting.

The approach informed the contractor at the earliest opportunity so minimising any risk of poor workmanship. The approach also demonstrated to the contractor and client that we were diligent in our role and that a record
was created if required later.

36
Q

BUILDING PATHOLOGY: How can dampness contribute to timber defects?

A

If timber is damp, from 20% moisture content onwards and there are dry rot spores in the environment. Then dry rot may develop.

If timber is damp, from 50% moisture content onwards and then wet rot may occur.

37
Q

BUILDING PATHOLOGY: you say that you have read the Investigation of Moisture and its Effects on Traditional Buildings document. Tell me a few things that you learned from each?

A

It provides an understanding of moisture related building defects which includes:
1. Understand what causes deterioration of building fabric

  1. Understand the main mechanisms of dampness in buildings, as outlined in this
    document.
  2. Be able to recognise and identify evidence of infestations by the most commonly encountered wood-destroying insects, and take steps to determine whether the
    infestation is active.
  3. Be able to identify the most common forms of wood-decaying fungi that affect buildings, and understand the conditions necessary for growth.
  4. Understand how past interventions and consequential changes in the building could influence moisture accumulation in the fabric.
38
Q

BUILDING PATHOLOGY: At the Savoy Park Hotel, you recognised that timbers were visibly damp and that accessible timbers were of a moisture content of 20%. Is wet rot or dry rot is more common? how would this be identified? and how would you recommend this is treated?

A

At 20% dry rot is more likely, from this moisture content dry rot can begin to germinate if spores are in the air. Timber is not susceptible to develop wet rot until the moisture content of 50%.

I would identify dry rot if
- The timbers splits into cuboidal cracks and is visibly lighter in tone and appears dry.

  • The timber would crumble under touch.
  • Mycelium - greyish if wet, yellowish if dry.
  • Spores - orange/ brown dust.

Remedy dry rot by:
- Establish the full extent if the breakout by exposing exposed timber areas.

  • Cut out all affected timbers within approximately 300-450mm beyond the last affected area.
  • Treating surrounding timbers with a chemical biocide, ensuring all strands and spores are removed.
  • Removing all plaster finishes within contact, or close proximity to affected timbers need to be removed with walls treated with biocide.
  • Remove the source of moisture (which in this case was introducing cross ventilation), and ensure all timbers are fully dried.
39
Q

PROCUREMENT and TENDERING: At 18 Napier Court / Unit 5 Xsite, why was the procurement route and tendering procedure selected?

A
  • 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 client wanted to obtain competitive prices.
40
Q

PROCUREMENT AND TENDERING: At 18 Napier Court / Unit 5 Xsite, how did you check tender returns and what options did you have in responding?

A
  • At 18 Napier Court / Unit 5 Xsite, there was an arithmetical error for redecoration works, I identified this by comparing the cost provided by contractors against the other cost provided as well as by comparing this against BCIS rates.
  • All tender returns should be checked for errors before any detailed analysis is undertaken.
  • This involves a full arithmetical check for the pricing side of the tender return and a logic check for the rest of the tender.
  • The JCT Tendering practice note 2012 dictates the course of action if any arithmetical.
  • The options are either to allow the contractors to correct their error or for the contractors to stand by their price.
  • If any other significant error or conflict is discovered then contact must be made with the contractor as soon as possible to clarify the qualification/issue.
  • Apart from obvious arithmetical errors the key issues to be aware of are:
  • Obvious errors in programme dates
  • Any qualifications that render the tender null and void; and
  • Conflicts of interest (e.g. review proposed key subcontractors).
41
Q

LEGAL AND REGULATORY: At Trinity Centre, Aberdeen which elements of work to remedy breaches to lease obligations were you willing to concede on and why did you advise your client to this end?

A

Within this dilaps, I represented the Landlord. One such item was relating to the reinstating the concrete floor slab following the removal of floor coverings with the proposed remedy including screeding the floor. The tenants’ surveyor accepted the remedy but stated the rate I applied, based on recent tender submissions for works of a similar nature, was a bit higher than the BCIS rate. Therefor, I conceded by offering a reduced rate which represented a compromise between the rate I had presented based on recent tenders and the BCIS rate which does not always accurately represent costs experienced on the market.

Another example was an item which included repositioning a goods lift within the unit. The lease plan showed a goods lift within the suite but the incense of works included for the removal of the existing and reinstallation of a new goods lift. Within my claim I had allowed for the the removal of the goods lift but offered a concession to the opposing surveyor by not requesting that a new one be installed to the previous location as per the lease plan. The LL agreed to this after a lengthy discussion despite admitting at an early stage that they had no intention of reinstating the goods lift.

I advised the LL on both these concessions as part of a negotiation to come to a reasonable full and final settlement with the tenant at a time in the negotiation where most breach items had been agreed and both parties were motivated to reach an amicable settlement.

42
Q

LEGAL AND REGULATORY: At Trinity Centre, Aberdeen why did you advise the LL accept the T’s concessions?

A

One example of this is an item relating to the reinstatement of the goods lift as per the lease plan. The lease plan showed a goods lift within the suite but the incense of works included for the removal of the existing and reinstallation of a new goods lift.

Within a discussion in regard to the LLs intensions with the premises, they stated that they had no intention of reinstating the lift.

Despite the tenant having an obligation to do so, this meant that there was no recoverable loss / damage to the LL, so I advised the LL of this and my intention to allow for removal of the goods lift only within my claim as a concession to the Tenant.

The LL resisted this in order to maximise their claim, but agreed to this after a lengthy discussion.

43
Q

LEGAL AND REGULATORY: At 32 High Street, Banchory, when preparing a pre-lease report why did you advise the requirement of a ramp to provide level access?

A

I advised that, depending on the occupancy capacity of the single storey premises being over 60 persons, which I suspected may be breached provided the size of the premises, there would be the requirement for 2 exit routes.

Only one of the existing emergency exit routes provided a level route of escape. Therefor, I advised to the client that the installation of a ramp may be required to provide escape routes which do not discriminate against those with additional accessibility requirements.

I also advised the client re the requirements of ramps as set out in Section 4.3.10, 4.3.11, 4.3.12 and 4.3.13 which outline the maximum gradients, lengths of flights and overall rise.

44
Q

LEGAL AND REGULATORY: At 32 High Street, Banchory, when preparing a pre-lease report, why did you advise the tenant would require to obtain an asbestos management plan and were there any other requirements re, Asbestos?

A

There is a requirement under the Control of Asbestos Regulation 2012 the duty holder of a non-domestic building has an obligation to manage asbestos, which is complied with by having an Asbestos Management survey carried out complete with an Asbestos Register.

Other requirements of the Control of Asbestos Regulations 2012 is the requirement for a duty holder to undertake an Asbestos Refurbishment and Demolition survey if they are planning to undertake any works which may penetrate surfaces, such as tenant fitout works.

45
Q

LEGAL AND REGULATORY: At 1 North Street, Inverurie why were the works warrantable and provide some examples of regulation within the Non-Domestic Technical Handbook did you had to meet within your application?

A

The works outlined would include reconfiguring the internal layout of partitioning, the alteration of the Euro Class fire rating of wall finishes, reconfiguration of electrical systems, wastewater and water pipework and all new lighting.

An example of regulations which I had to demonstrate compliance with includes:

2.5.7 Thermoplastic materials in light fittings with diffusers: sets out limits for the total area in a room of certain specifications of thermoplastic materials within light fittings except for TP(A) Rigid type thermoplastic materials. I had to specify a lighting specification that contained this type of thermoplastic material within the Modular LED light fittings.

Section 2.9 Escape: I had to ensure that escape routes were compliant, this meant:

  • Calculating the occupancy capacity of the single storey premises to determine the number of escape routes required. The occupancy capacity was less than 60 people so there was only one route of escape required.
  • Determining the limits to the lengths of escape routes outlined within this regulation. This premises type was a shop which is considered to have a slow speed of evacuation meaning if one escape route is required its maximum route to a place of saftey would be 16m and for two the maximum lengths would be 32m.
  • The minimum width of escape routes was required to be 1000mm with doors of an opening width of 800mm provided there was no more than 100 occupants.
46
Q

LEGAL AND REGULATORY: At 1 North Street, Inverurie how did you know that the mechanical and electrical design was compliant and that the appointed mechanical and electrical engineer was qualified?

A
  • I carried out a review from a building surveyors perspective, and if the BCO had any comments I would relay these to the M&E consultant.
  • These engineers should be accredited by the Institute of Engineering and Technology or Institute of Engineering Designers.
47
Q

LEGAL AND REGULATORY: At the Rosaburn Care Home, in composing the BRV, what information were you required to collect during your inspection and what is considered in calculating the BRV value?

A

What are BRVs:
- BRVs are based on the basis of total loss or of such substantial damage that the entire building will require demolition and rebuilding.

  • The usual requirement for a reinstatement cost assessment is that it is prepared on the basis of a ‘day one reinstatement’. This ignores the effects of inflation during the period of the insurance policy as this is allowed for in the inflation provision (see appendix C).
  • The declared value figure should be the equivalent of a fixed price lump sum competitive tender for works:
    1. to commence on site on the first day of the period of insurance (net rebuilding cost)
    2. together with appropriate allowances for demolition and
    3. other costs and all associated professional and other statutory fees
  • The BRV inspection should include taking sufficient notes, photographs and measurements and produce sketches to record:
    1. the layout of the building
    2. measurements sufficient to calculate the IPMS 2/GIFA for each different type of construction
    3. the accommodational use
    4. a summary of the building’s structure, and the different types of construction, eaves, ceiling heights and finishes
    5. a summary of the building’s services (for example, sprinkler provision, lifts and air conditioning)
    6. a summary of the external areas, boundaries, outbuildings, etc.
48
Q

LEGAL AND REGULATORY: What are the requirements of the Building Scotland Act 2003?

A

The Building (Scotland) Act 2003 is the primary legislation under which Scotland’s building standards system operates.

  • Section 1 establishes the power of the Scottish Ministers to make building regulations.
  • Section 6 places a duty on local authorities to carry out a building standards assessment when requested to do so by the owner of a building.
  • Set out when a building warrant is required and make it an offence not to have one when it is required or to deviate from the work authorised by the warrant:
    1. the construction or demolition of, or
    2. the provision of services, fittings or equipment in or in connection with,a building of a description to which building regulations apply,
    3. any conversion of a building.
49
Q
A