1
Q
How did you get instructed and process to confirm the fee/instruction?
A
Instruction via NTPM which was to manage the reinstatement works acting as lead designer, CA and project manager.
I issued a standard fee letter which outlined our scope of services and the agreed fee which would be dependant on the tender figures at a % fee
2
Q
What was the date of construction and describe the construction method
A
1930’s/40’s build. Cavity brick construction with traditional purlin roof. Two storey semi-detached.
3
Q
What is the difference between a purlin roof and rafter roof?
A
Rafters supported at mid span by purlins and requires internal load bearing walls.
Whereas rafter roof has prefabricated triangular trusses.
Easier to install and does not require load bearing walls
4
Q
When is a purlin roof used and adv and dis of its construction
A
Used on traditional housing.
Where rafters need mid span across wider buildings
Adv - design flexibility and ability to change individual elements
Dis - takes longer to build, high labour cost
5
Q
What was your initial measures before undertaking the survey?
A
- Am I competent enough to undertake (led by supervisor)
- Have we got the right insurance in place
- Health & Safety (PPE and site security)
- Equiptment
- Has scope and services been agreed
6
Q
What safety measures were in place to prevent further collapse of the roof?
A
- Roof had to be stripped safely to prevent collapse.
- Site security
- RAMS
7
Q
How was the design put together
A
- I was able to produce the schedule of works document which accounted fore the items of repair seen on the site inspection.
Roof design was put together by SE and was included as part of the tender docs
8
Q
Was a sub consultant agreement in place, if so what detail was included and purpose?
A
Yes, Services required from the consultant and agreed fee
Insurance requirements for PI (5m), PL (1m) and EL (5m)
Attached is conditions which include responsibilities, health and safety and payment etc
9
Q
What is an approved inspector and difference between building control?
A
LABC - provided by your local council - a public sector body responsible for checking that building work complies with the Building Regs
Approved Inspector - Private sector company approved by the BSR
Hired by the property owner
10
Q
How did the approved inspector get instructed in this project?
A
The client appoints an approved inspector. The client must then jointly notify the local authority of the project by submitting an Initial Notice
11
Q
What type of tender process did you go through and outline the Adv and Dis?
A
Single stage selective tendering (over Negotiated and open tendering)
Adv - bettwer quality control, clear comparison of prices
Dis - Less contractor involvement in design, assumes design is ready upfront
12
Q
Why did you choose the JCT Minor Works Contract?
A
- Easy to use
- Suitable for small sized projects
- Clear role and responsibilities
Shouldn’t be used on larger projects with multiple phases
13
Q
What variations were considered on the project
A
- Water damaged lintels
- Damage to floor boards
- New partition walls
14
Q
Please can you outline the new roof design make up - was it a warm roof?
A
- Ceiling joist at 400mm centres
- 150 x 50mm rafters at 600mm
mild resistant straps between masonry and roof junction - Purlins to take direct bearing on party walls
- Vapour Control Layer - prevent moisture passing to insulation
- Rockwool insulation placed above rafter to provide create thermal efficiency
- Felt, battens and roof covering (marley modern tiles)
15
Q
How did you fire stop the new roof design?
A
- Non combustible roofing materials
- Fire Barriers and cavity barriers
- Fire stopping at junctions
16
Q
Did you need Building control for the roof design
A
This was checked with the local authority and would be ok to go through approved inspector route
17
Q
What is a load bearing partition wall?.
A
Wall within a building that supports vertical loadsin addition to dividing the spaces
18
Q
Why was the masonry wall deemed better to replace than repair?
A
Extent of fire damage to concrete and the movement of the wall deemd it structurally unsafe
19
Q
How would you insulate a concrete block partition wall for thermal performance
A
Mineral wool between timber/metal studs.
Dot and dab insulated plasterboard
If new external wall - cavity insulation(mineral wool batts)
20
Q
What is the U. Value for a new wall?
A
External wall is 0.18 w/m2k
low energy homes - 0.15
21
Q
Describe the timber partition wall make up?
A
4 by 2 Timber frame studs at 400mm centres and noggins at 1.2m spaces horixzonatl beams with top and bottom plate
2 layers of firelined Plasterboard each side of studs
Rockwool Insulation and optional vapour control layer (polyethene sheet)
22
Q
How is loading taken into consideration when designing a pitched roof?
A
Loads (Env/live/dead) load transfer to rafter/purlins load bearing walls)
23
Q
how is a roof fire stopped at the wall/roof junction?
A
Fire Barriers in any cavities at the junction
Seal gaps
24
Q
What qualities did you ensure that the new partition wall met
A
Thermal and sound reduction qualities
25
Where was the partition wall placed?
to the middle of the pulin roof and partitining the bathrom.
26
What standards did you adhere to for the partition wall?
Part L - Insulation
Part A - Structure
Part B - Fire Regs (BS476)
Part E - Sound
27
Main reasons for choosing the timber framed wall
less expensive, reduced specialist trade
- Sustainable
- Flexibility/lightweight
-
28
How does a conventional hot water system work
Vented system has hot water cylinder in cupboard and cold water storage tank
Heating either through immersion heater (eletrci or boiler fed coil
Cold water is always fed from the tanks and water cab b ereturned if not used.
29
Adv and Dis of concrete partition wall
- High strenth
- Thermal performance
Dis
- High costs
- Labour hours
30
Adv and Dis of timber framed system
Adv
Eco friendly
Lower cost
Dis
Load consideration
-Susceptible to rot
31
Adv and Disadvantages of steel framed wall system
Adv - Quicker and good strength
Dis - Expensive, Specialist trade
32
Main difference between conventional and combi system
Combi system reduces wasted energy as hot water not required all time
33
How do combi systems work and how effective are they
Combi means it heats rads and provides hot water to showers
Cold water is fed from mains supply and then when taps is turned on water feeds through heat exhanger.
34
Adv or Dis of combi boiler
Instant hot water
no need for storage
Energy efficent
good water pressure
35
How does a ground source heat pump work
extracts heat from ground
loop of pipes in ground containing water and anti freeze which absorb heat
Water transferred to heat pump unit and heat exchanger and the refrigerant vaporises and the heat is used for heating and hot water
36
Current sustainability references for hot water systems
- Part L Minimun energy standrds
- Future Homes standard coming into force 2025-2026
37
Are you are aware of any gov aims to improve sustainability in relation to central heating systems?
Plans to phase out gas boilers by 2035
Heat pump rollout
Solar panels mandatory on new builds
38
Difference between air source heat pump and ground source heat pump?
Ground - extracts heat from ground using pipes, better in colder climates
GSHP - 18k-35k
5-15 days installation
Requires larger space
Air source - requires external unit and need good air flow
extracts heat from outside air
7-14k
1-5 days installation
39
How does an air source heat pump work?
Fan pulls in outside air and enters a heat exchanger containing a refrigerant fluid
Heat turns to gas
Gas warms up in the refrigerant and is used to heat homes and will go through 2nd regrigerant
40
How to know if a heat pump is compatible with the home
Air source heat pump - permitted development
3 phase supply for electricity
Heat pumps require a hot water cylinder and you might need larger radiators
41
what is the energy output of a combi boiler vs conventional boiler
combi - 24-40 kw of hot water ouput
Conventional - 12-18kw
42
How do air source heat pumps compare to combi boilers
ASHP - heat up time is less
includes immersion heater in cylinder
Combi - instant hot water
43
What has more energy wastage between combi and conventional boilers
conventional - heat lost through cylinder and stored water may not be used
44
Cost difference of combi vs convential boiler
combi 4k
air source - 15k
conventional - 5.5k
Conventional use better on multiple bathrooms on a alrger home wheras combi for single bathroom where the demand for hot water is limited to tht one bathroom
45
How does a combi supply instant hot water and why does it rely on water pressure?
When a tap is turned on, cold water flows to boiler and goes through heat exchanger
If the mains water pressure is low, the flow rate through the boiler will be slow
46
how was the cost of the new combi boiler dealt with within FA
5k PROV sum was allowed for so the actual cost of installing which was £4k was added in once 5k removed
47
How efficient are the central heating options?
Combi boiler (94% efficient - for every 1.06kw of gas you get 1kw of heat
Conventional boiler (81% efficient - for every 1.23kw of fuel you get 1kw of usable heat
48
How much insulation was installed and what would be the make up of warm/cold roof?
400mm where the regs requires a minimum of 300mm
150mm between rafters and 250mm above rafters
Cold Roof -100mm between joists and 300mm laid over.
VCL to be placed below insulation
49
What other types of central heating options would you consider?
Hydrogen boiler
Ground Source Heat Pump
Solar Panels
50
Was a building control application required? Approved inspector or LABC?
carried out by Derbyshire Building Control Partnership
51
What was the LADS rates set and calculations behind?
£1,000 per week based on a loss of rent of £600 and £400 for Alternative Accommodation
52
How would you check the water pressure in the radiators and unit of measurement?
Check the pressure gauge on the front panel
1-2 bar (pressure)
Bleed radiators from the valve at the top, if air comes out (hissing) water pressure is ok
53
Explain what Kilowatt hour is and how is it measured?
unit of power
54
How was the roof tiles sealed/waterproofed when adjoining the neighbouring roof
Jointing at the abutment ddetail to seal the gap between two tiles replacement.
55
What boiler type was chosen at Chesterfield
28kw Valiant ecotech combi boiler offering a 12 year guarantee
56
How did the partition wall comply with Part A - Structure
Partition wall must stand its own weight and not to collapse through fixing to floor and ceilings
Use noggins to support lateral bracing, adequate timber spacings and 10mm expansion gap
57
How did the partition wall comply wth Part B - Fire Safety
30 mins fire resistance was cahived through the use of 100mm rockeool insulation and doubke layer of plasterboiard each side of studs.
All joints and service penetrations were sealed using intumecanet mastic and collars
58
How much insulation was placed to the roof
400mm quilt insulation 250mm placed above rafters and 150mm between
59
Why did you decide to go for Marley modern over rosemary tiles
Cost and quicker installation time
Lightweight construction
Modern aesthetic look
60
How would the concrete block masonry wall be erected on site?
- Ensuring the slab or floor is level and able to resist the load
- Use a tring line to apply the block with motrat made from 1:4 cement to sand
- Reinforcement at every 1.2m interval and wall ties
61
How would the metal stud wall be erected on site
- Install bottom rack and top rack
- install studs with self tapping screws
- Install horizontal bracing very 1.2m
- Fix plasterboard use jointing tape
62
Why is timber cost effective and less labour intensive
- Timber is cheaper and easier to handle
- Simpler tools required - smaller tools and can be cut
63
Effects on inflation on construction material prices?
Increase due to labour shortages
time getting through borders - energy costs
Tender price index is at 3% for 2025
64
What does the Home Survey Standard outline?
- Encourage new builds reduces carbon emissions
- Alternative types of heating systems A rated condensing boiler
65
Typical running costs of combi, conventional and air source heat pump
- Gas combi: £500-700 per year
- Conventional: £800-1100 per year
- ASHP: 500-1,000
66
Cost of supplying and installing concrete, timber stud and metal stud
- Masonry (£150-200 per m2)
- Timber stud (£110 - 140 per m2)
- Metal stud (£110 - 140 per m2
67
What Building Regulations diod you refer to when choosing your boiler?
Part L - Conservation of fuel and power. Min 90% effciency and condensding boilers
Part J - Combustion and fuel staorage systems
- Room sealed flue - inner pipe exhausts gas out and outer pipe carrying fresh air in
Min 300mm below openings, gutters, pipes
Flue joints must be sealed as per the maunfacturers guide
68
What is a condesning combi boiler?
Condensing + used heat exchanger to recover heat from waste flue gases, making it more effient that older boilers
69
How did you determine the design for the timber stud work
Reference to BS 5234 and Gypsum manual
70
How was the combi boiler system designed
Valiant manufacturers guidance was reffeeed to but the contractor would put forward the design proposal to include new rads, pipworks TRV valves
71
Why did the property become water damaged
The roof was stripped and no temporary cover used due to costing £15,000 and so was cheaper to repair damaged materials
72
How does a combi boiler work as opposed to a conventional boiler
When hot water tap is turned the water in a boiler is heated up through immersion heater and distributes this. Water is taken directly mains water supply
Water is ditsrubuted from storage tank by gravity and used to activitae radiators
73
Why are larger radaitors required for an air source heat pump
ASHP heats water at a lower temp so increasing the area pf the radiators allows to emit more heat
74
what is the payback period for a ASHP
7 - 15 years based on saving produced during the year
75
Was any government grant schemes considered
Boiler improvement scheme 2025 which provie £7,500 when a boiler is upgraded to ASHP.Installer must be chs certified
76
Did you consider the effects on EPC of each option?
Combi and ASHP improves EPC wheras Conv only improves if later model and thermal provided to cylinder
77
Timber was chosen for the partition wall. How did you assess its embodied carbon and lifecycle impact compared to steel or concrete?
Embodies Carbon refers to the total greenhouse gas emission associated with extracting, transporting as recommended in the RICS Whole Life Carbon Assessment
Timber Stud 10-20kgco2 / m2 low carbon
Metal Stud 35-60 kg co2/2 much high production emissions
Concrete 70-100 kg co2/m2 high cement production
Timber can offset its production emissions.
78
* When installing the combi boiler, how did you coordinate flue placement and condensate drainage in accordance with Building Regulations Part J and G?
Flue must be room sealed and positioned 300mm below any openings, air bricks and ground level
Part G – sanitation and hot water systems – TEMPERATURE CONTROL and Thermostatic mixing valves. To ensure safety from scalding
Internal waste pipe is connected to a foul water drainage system using non corroding PVC pipework.
79
* What measures were taken to ensure ventilation and moisture control in the new roof build-up?
Part C of the Building Regulations (site preparation and resiatance to contaminants and moisture.
VCL positioned below insulation stop moisture from penetrating through, Breather membrane installed over rafter to allow moisture to escape out of the building.
Airtightness detailing around services and eaves ventilation prevent build up behind fascia board (achieved by 50mm air space between top of insulation and underside of roof covering.
Warm Roof – Insulation 250mm over rafters and 150mm between.
80
* How did you manage the variation for the partition wall replacement under the JCT Minor Works Contract? Which clause did you rely on?
I asked the contractor to quote on a m2 rate and then validated this quote and then obtain the clients approval on it.
Clause 3.6 – to instruct changes to the scope of work, design or quality
81
* How did you calculate interim payments and ensure they reflected actual progress on site? What documentation supported your valuations?
Contractor completed a schedule of value showing the percentage of works completed against the original costs.
Conducted monthly site visits and compared the completed works against the planned where I used their programme to assess the progress of works on site
82
* How did you reconcile the final account, particularly with respect to provisional sums and variations? What records did you maintain
The statement of final account was prepared where the contingency and provisional sum could be omitted and then the variation for the install of the partition wall and boiler installation was added in. £1,800 for the partition wall and £3,000 for the boiler installation.
83
* In your diagnosis of the partition wall failure, how did you determine that the wall was non-load bearing? What specific signs or structural indicators did you observe?
Wall parallel to joists and wall did not sit on the purlin
No presence of reinforcement within the concrete walls
83
* You recommended a timber stud partition. How did you assess its acoustic and thermal performance relative to the original blockwork?
Thermal performance was based on u.values and thermal conductivity. The higher thermal conductivity the poorer thermal performer i.e concrete at 1.4 w/m2k and timber at 0.04 which performs better
Concrtee is better in terms of sound reduction qualities due it being amore denser materials that can withstand sound transfer.
84
* How did you ensure the new roof design complied with current Building Regulations, particularly Approved Document A and L?
Covered above – efficient size timbers/purlins/joists and VCL and warm roof
Part A: Check deflection limits, Ensure connections are allowed for i.e bolts, provide bracing as needed and calculate load and select appropriate materiala and sizes.
Part C: protects against moisture – VCl breather membrane, eaves ventilation, airtight and sealed
Part L: Thermal envelope: Balance airtightness and sealed around purlins
400mm quilt insulation. Acieve a u value of 0.16 w/m2 k
85
What insulation was used and how was this fiexed within partition wall
Rockwool batts which are larger than the stud spacing so could be fit snug, held by friction.
86
* What statutory approvals were required for the reinstatement works, and how did you coordinate with Building Control to ensure compliance?
Conduct site vists of the works to ensure that the works were carried out as per te building regs, the SE conducted their own visits to ensure the oof was completed as per their drawings,
Derbyshire Building Control Partnership
Initial notice providing all specs, drawings and calculations to Derbyshire Building control -
87
What must in place for the contractor to carry out the plumbing works
All work shall be carried out in accordance with the Gas Safety (Installation and Use) Regulations 1998. Gas certificates to be supplied upon completion of the works.
Under competent person scheme
88
What did you assess when the contractor provided you with their central heating system design
- Correct sizing of boiler, rads
- Is it sealed and pressurized
- Does it comply with part J,G and Gas Safety (Installation and use)
- controls and efficiency
89
Where you did you see in Part L that min efficiency of 92% is required for new boilers?
92% efficnmecy in the updated part of the regs changed in 2022 for new gas fire boilers.
90
what was your role as lead designer
coordinate the various design inputs
detail to others what needs designing
Ensuring compliance with Building regs
produce the schedule of works incorporating the drawings done by others
91
How was the roof protected once stripped
I asked one of my contractors to install a temporary reinforced waterproof sheet over the exposed areas and party wall. The sheeting was fixed to prevent wind uplift and was taken off when the roof timbers were installed and the breather membrane was due to go in.
92
What would the risk assessment you conduct entail?
Establishing the exclusion zones i.e first floor
Trip/fall hazards - no stepping on loose timbers
Fire and smoke hazards - P3 mask
roof being stripped - water ingress
Reviewing asbestos info on the building
93
Was fire rated plasterboard used?
No it was only needed when wall linings form part of the fire resiating enclosure.
new artition wall was done in fire rated plasterboard as this seperated a habitable room from the landing to achivce min 30 mins reistance
94
What types of plaserterboard would be used between paratments on a diff project
2 x 15mm fire rated acoustic boards
95
What was Building control's role on the project
plan/check design review- reviewed structural engineer's drawings
CA role to do checks throughout and update them with progress reports
Final check and compliance certificate
96
How would you check comptence of the consultants instructed
Qualifications
Experience
Previous works/Track record
97
If you found an erro in a tenderers submission how would you proceed
Request formal claififcation
Check compliance of that tender
98
What wa sthe damage to the concrete wall
several courses had been knocked as a result og the roof collapsing and it not appearing plumb. Repair wouldn't restore its fullk stability
99
What is Building regulations
Minimum legal standards for the design and construction of buildings to ensure health and safety and usability
100
British standrd ref dor partition walls
BS 5234
Building Surveying APC
flashcards
Decks in class (23)
# Cards
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Contract Practice59
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Legal and Regulatory104
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Sustainability18
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Building Pathology130
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Construction Technology92
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Contract Admin86
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Client care5
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Inspection51
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Ethics67
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Fire Safety31
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Design and Specification92
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Hot Topics31
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Health & Safety51
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Measurement32
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Works Progress and Quality Management16
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Case Study101
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Accounting Principles8
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Diversity & Inclusion9
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Conflict Avoidance9
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Data Management6
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Guidance Practice Notes19
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Mock Questions26
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Level 325
