1
Q
WHAT IF THE WORKS BUDGET EXCEEDS THE SECTION 20 NOTICE APPROVED AMOUNT?
A
Under Section 20, the ultimate project cost often exceeds the costs contained within the Section 20 notice due to inherent unpredictability of major works (inclusion of contingencies, delays, discovery of new problems following opening up works).
Important to consider the following:
- Are you acting ‘reasonably’ by instructing the additional works and spend on behalf of the leaseholders?
- Section 20 notice should include wording stating costs may exceed the stated amount and that the Manco can proceed if the increase and additional works are ‘reasonable’
- Are the lessees meaningfully prejudiced by not re-consulting?
- Were the works objected to/controversial when first consulted?
- Most important - how much is the project cost uplift? If double, consult. If 5-10%, unlikely to consult.
Remember - re-consulting will cause delay, causing price increase.
2
Q
WHAT INSURANCES ARE REQUIRED BY THE BUILDING OWNER FOR WORKS?
A
Public Liability - Cover potential damage to third parties
Employers Liability - Legal requirement in UK, protects the employer financially if an employee becomes ill/injured due to work. Covers compensation and legal costs of claims, minimum cover of £5m.
Joint Names Insurance - Covers existing property and construction works jointly by employer and contractor. Parties are unable to claim against one another for an insured loss, as they are considered to be one-and-the-same. Avoids dual insurance, reduces insurance cost to project, and avoids litigation (can’t claim against one another). Insurer has no rights of subrogation.
Case law - Tyco v Rolls Royce. Tyco found liable for their negligence despite Joint Names policy being applied, a critical case reminding parties that having cover does not protect you from negligent works.
3
Q
WHAT INSURANCE ARE REQUIRED BY THE CONTRACTOR FOR WORKS?
A
Public liability - Covers third party injury or damage to property.
Employers liability - Covers employee illness or injury at work (legal requirement in UK).
Professional Indemnity Insurance - Cover errors or negligence that cause financial loss to client.
Contractors All Risk Insurance - Covers potential losses including damage to contract works, materials, tools/equipment, as well as third party injury and property damage.
4
Q
WHAT ARE THE RICS REQUIREMENTS FOR PROFESSIONAL INDEMNITY INSURANCE?
A
RICS requires firms to have PII with a minimum limit of indemnity based on turnover:
£100k turnover - £250,000 minimum indemnity
£100k-200k turnover - £500,000 minimum indemnity
Over £200k turnover - £1,000,000 minimum indemnity
The policy must follow the RICS Approved Minimum Policy Wording, be an approved insurer by RICS and include retroactive (pre-policy) and run-off cover for 6 years (following cease of trading).
5
Q
WHAT CASE LAW IS RELEVANT TO PROFESSIONAL INDEMNITY COVER?
A
The Bolam Test (1957 case):
- Legal standard for determining professional negligence
- Dictates a professional is not liable for negligence if their actions/omissions are in line with accepted practice by a responsible body (e.g. RICS).
- Sets benchmark for standard of care expected
- Only negligent simply because there is a differing opinion or approach that could have been taken, so long as their actions are in line with established practices.
6
Q
WHAT DID YOUR ROLE AS BUILDING SURVEYOR INCLUDE?
A
- Desktop review
- Site inspection & defect analysis
- Drafting of tender documentation
- Managing competitive tender process
- Administering contract
- Managing works
7
Q
WHAT DID YOUR ROLE AS CONTRACT ADMINISTRATOR INCLUDE?
A
- Drafting the MW contract
- Administering contractual mechanisms - variations including interrogation of costs/programme implications, valuations, practical completion, retention monies, defect liability period
8
Q
WHAT DID YOUR ROLE AS DEISGNER INCLUDE?
A
- Drafting a remediation specification based on evidence noted on site, including spalled concrete coping, brickwork and mortar repairs, and replacement of the life-expired felt roofing with LAM
- Under CDM - draft pre-construction information, elimintate foreseeable H&S risks (fixed scaffold), communicated with the contractor and material manufacturers for appropriate design/spec
9
Q
HOW DOES THE PRINCIPAL DESIGNER ROLE DIFFER BETWEEN CDM REGS AND BUILDING SAFETY ACT?
A
PD:
CDM - Focused on H&S during construction, managing risks from inception to completion.
BSA - Emphasises long-term safety and regulatory compliance, particularly HRB’s, ensuring safety throughout lifecycle.
Key difference - construction safety vs building safety (construction phase vs entire building lifecycle), and the overarching regulatory framework each operate under (HSE and BSA).
10
Q
WAS METROPOLITAN LOFT DEEMED A HRB?
A
Under S65 of the Building Safety Act, a HRB is ‘a building that is (a) at least 18m in height or 7-storeys, and (b) contains at least 2 residential units.
Met Lofts stands at 14m height and is four-storeys.
11
Q
WHAT LEGAL / REGULATORY DOCUMENTATION DID YOU CONSIDER RELATING TO THE WORKS, AND IF SO, HOW DID YOU COMPLY?
A
Part B (Fire Safety) - Removal of combustible rigid foam insulation, replaced with mineral fibre.
Part K (Protection from falling) - Ensured the balcony railing remained above 1100mm height from floor level due to the increased balcony slab height.
Part L (Conservation of fuel and power) - Retaining existing materials where possible, i.e. copings, railings.
Access to Neighbouring Land Act 1992 - Considered adjacent land access
Landlord and Tenant Act 1985 - S20
Planning (Listed Buildings and Conservation Areas) Act 1990 - Considering appropriate works within conservation area
Bribery Act 2010 - Ensuring I acted appropriately during tender and appointment processes
Control of Asbestos Regulations - Instructing R&D survey prior to core drilling
12
Q
WHY IS PII REQUIRED FOR THE CONSULTANT AND CONTRACTOR?
A
PII protects the insured from professional negligence claims by covering legal costs and potential compensation due to errors/omissions in their services.
13
Q
EXPLAIN HOW YOU CONFIRMED THE BUILDING WAS 1950s CONSTRUCTION
A
Based on my desktop review, finding data suggesting the building was opened in the 1950s, and construction detailing:
- Brick and block cavity external wall construction (concrete block to the inner leaf common from 1950s)
- Reinforced concrete frame (common in post-war period due to speed, low cost)
14
Q
HOW DID YOU CONFIRM THE BUILDING WAS REINFORCED CONCRETE FRAME AND NON-LOAD BEARING ELEVATIONS
A
- Desktop review finding drawings from the 2001 planning application, with open plan images showing the stripped out construction
- Site visit - Noted vertical concrete columns through the centre and to the perimeter of the building, with downstand beams traversing across the building width.
- Spalled soffit - Ingress had caused spalling, re-bar and aggregate content was exposed.
- Presumed additional storey added after original construction, no additional structural supports found during my inspection suggesting the structure was not altered.
15
Q
HOW DID YOU CONFIRM THE TOP STOREY WAS A LATER ADDITION, AND LIGHTWEIGHT CONSTRUCTION?
A
- Difference in construction from lower to top storey - smaller beam widths to the perimeter and beams across
- Improved lapping of existing flat roof junctions were undertaken, woodwool (popular from 1950-90s) insulation with steel I beams noted providing structure.
16
Q
WHAT CONSIDERATIONS WOULD YOU GIVE IF CONVERTING TO RESIDENTIAL, WITHIN A CHANGE OF USE ALIKE MET LOFTS?
A
Planning regulations - Permitted development rights, LPA consents (listed/conservation area)
Building regulations - Designing in line with regulations, noting necessary upgrades required, i.e. improved thermal performance, accessibility, ventilation, etc in line with latest Building Regulations (within reason)
Structural viability - Additional dead and live weight loads to be introduced and whether the existing structure is sufficient
17
Q
WHAT IS YOUR UNDERSTANDING OF PERMITTED DEVELOPMENT AND HOW WOULD IT BE APPLIED TO MET LOFTS?
A
Permitted Development allows certain change of use and extensions/improvements without needing full planning permission.
PD rights were extended via the Town and Country Planning Order 2015 - right to add extra storeys, allowing extensions and creation of new homes without a full planning application.
PD rights remain restricted in national parks & conservation areas (article 4 directions requiring planning app).
All works must adhere to Building Regulations and the Party Wall Act 1996.
Simple internal re-configurations may be permitted, alike the Met Lofts works, and loft conversions.
Before commencing - confirm with LPA and apply for a Lawful Development Certificate for later evidence (beneficial for property sale).
18
Q
WHAT IS THE PROCESS OF PERMITTED DEVELOPMENT?
A
- Confirm your project meets criteria to avoid full planning application
- Contact LPA to ensure plans comply and aren’t restricted
- Apply for Lawful Development Certificate or Prior Approval from LPA
19
Q
EXPLAIN HOW YOU APPROACHED INSPECTING AND CONCLUDING THE ISSUE WAS WATER INGRESS
A
Desktop review
Site visit - ground level, internals and balcony access
Analysis of evidence on site
Considered construction detailing and possible causes
20
Q
WHAT WAS INCLUDED WITHIN YOUR PRE-CONSTRUCTION INFORMATION PACK?
A
PCI purpose is to provide essential H&S info for designers and contractors to plan for the construction phase effectively (inform design, highlight risks, facilitate compliance), including:
- Project details (scope, dates, contacts)
- Management info (planning, communication, security)
- Hazards / risks (site, design, construction, hazardous materials, existing services, access requirements)
- Site specific info (ground conditions, boundaries, access)
- Health and Safety file description
21
Q
HOW DID YOU DECIDE ON THE CONTRACT SUITE AND TYPE?
A
Project type - small scale remediation
Size - £250k value
Complexity - Simplistic design and installation
Procurement route - consultant led design and spec, competitive tender process
Client/Contractor relationship - Traditional, consultant managed
Deliverables - Quality and cost certainty favoured over time
21
Q
EXPLAIN YOUR TENDER PROCESS
A
Single stage competitive tender process
22
Q
WHAT OTHER TENDER STRATEGIES COULD BE USED?
A
Two stage tender
Open tender
Negotiated tender
Framework agreement
23
Q
WHAT ARE THE VARIOUS CONTRACT TYPE STANCES ON WEATHER VARIATIONS?
A
Weather:
- JCT - states subjective ‘exceptionally adverse weather conditions’, generally allowing for extensions of time, without financial compensation.
- NEC - Adverse weather clause states objective ‘worse than 1 in 10 year’ to claim time and expense.
- Cost-plus - Not automatically an event unless the contract defines it as a ‘compensation event’ or ‘relevant event’
24
HOW DID YOU CONTROL COST WITHIN THE DESIGN, TENDER AND CONSTRUCTION PHASES?
- Set a clear project brief and budget
- Perform value engineering in line with client requirements
- Select suitable procurement and tendering strategy
- Competent contractors selected for tender
- Managed variations and valuations with site visits
- Used e-tendering
25
HOW DID YOU CONTROL QUALITY DURING DESIGN, TENDER AND CONSTRUCTION PHASES?
- Defined clear standards, including inclusion of proprietary materials and manufacturer instructions for installation
- Rigorous tender evaluation
- Conducted regular inspections with manufacturer present to gain watertightness warranty
26
WHAT IS THE LIFE EXPECTANCY OF THE VARIOUS ROOFING MATERIALS?
Clay/concrete tiles - 50 years
Slate tiles - 100 years
Standing seam - 40 years
Felt - 10-15 years
Built-up roofs - 15 years
Bitumen - 20 years
Liquid applied membrane - 25-30 years
All dependent on quality of materials, installation and regular maintenance
27
WHAT IS THE EXPECTED LIFE EXPECTANCY OF BRICKWORK, COPINGS AND MORTAR?
Brickwork can last for centuries, with the sacrificial mortar being re-pointed multiple times over a bricks life, however, mortar specification is important to avoid accelerating deterioration (cement/sand/lime mix).
Main factors influencing lifespan - climate, installation/maintenance quality, moisture control, pollution.
Bricks - 100+ years
Copings - 50-100 years
Mortar - 20/30 years
28
WHAT MORTAR MIX DID YOU SPECIFY AND WHAT WERE YOUR CONSIDERATIONS?
cement : soft sand, 1 : 4.
I avoided making the mortar mix too strong to ensure the mortar remains the sacrificial part of the elevation.
The cavity had no insulation, but did have wall ties.
Inclusion of lime mortar would encourage tie failure.
29
WHAT WAS THE CAUSE OF DETERIORATION TO THE COPINGS, BRICKWORK AND MORTAR?
The parapet being an exposed element was more susceptible to deterioration:
- Moisture (freeze-thaw cycles, salt crystallisation)
- Adverse weather conditions
- General aging (approx. 60-70 years old)
- Poor workmanship, use of incompatible materials, pollution
30
WHY DID YOU SPECIFY LIQUID APPLIED MEMBRANE WITHIN OCCUPIER FUNDED S20 WORKS?
PMMA resin provides a single monolithic barrier eliminating weak points, such as seams and upstand joints, prone to leaks
Durable against weathering, UV rays and temperature fluctuations
Rapid curing of 30-60 mins even at low temperatures (usable down to 0 to -5 degrees)
No hot works required, cold applied
Ease of application
Previous project experience
30
WHAT WAS THE FELT BALCONY DETAILING AND WHY WAS IT INADEQUATE?
The felt material was brittle and inadequately bonded to the balcony slab, and had been installed to substantial amounts of the upstand detail without any lapping in joints.
Beyond life expectancy - brittle, cracked, lacking adhesion, insufficient laps.
31
WHAT DID YOU CONSIDER TO IMPROVE THE PARAPET DETAILING FURTHER?
Cost to remove copings, brickwork, install cavity tray and re-build - £12-15k.
Not viable due to limited budget for works, alternative was to lift and re-bed copings with DPC beneath, cost £3,000.
31
WHAT CONSENT REQUIREMENTS DID YOU CONSIDER RELATED TO THE PLANNING PERMISSION AND CONSERVATION AREA CONSENT?
When planning work in conservation area - core consideration is the proposed works must preserve and enhance local heritage. I considered:
- Planning act 1990 (LPAs have authority to designate areas as conservation areas, imposing strict controls on aesthetic alterations, demolitions, works on significant trees, retaining character, layout, materials)
- Article 4 direction restricting permitted development rights
- Material and works specification (high quality, like-for-like)
31
WHAT WAS THE SPECIFICATION FOR REPAIRING THE SPALLED COPINGS AND BRICKWORK?
1. Clear away loose, damaged concrete with chisel and wire brush
2. Clean surface thoroughly
3. Apply concrete bonding agent (epoxy resin or acrylic latex)
4. Apply polymer-modified cement mortar (improves workability, adhesion)
5. Level the patch and allow curing
6. Apply a weatherproof concrete sealant due to exposed parapet detail
32
WAS ARTICLE 4 DIRECTIONS RELEVANT TO THE PROJECT?
In the event I specified for a material change, an Article 4 Direction would have been applicable, as works may have damaged the character/aesthetic of the conservation area.
33
WHAT DID YOU CONSIDER WHEN DESIGNING THE WORKS AND LOGISTICS WITHIN AN OCCUPIED BUILDING?
- Safety measures - fixed scaffold
- PCI / construction phase plan - Considered design and planning of works with occupier safety during and after works completion (closed a number of parking spaces, controlled access to the works site, managed waste and welfare areas, stakeholder communication throughout via occupier representative)
- Quiet enjoyment rights of the occupiers (noise control a minor issue due to nature of works, however, avoided the need for internal access, only scaffold and balcony access)
33
WHY DID THE PROJECT OVERRUN BY 3 WEEKS?
Client instructions to undertake window remediations, and availability of sub-contractor to attend site to certify lightning conductor tape installation, however, agreed only 2-week additional cost uplift for prelims with contractor.
34
WHAT CAUSED THE £15K UPLIFT TO CONTRACT VALUE?
The window remediation package, initially priced at £10k, plus additional preliminaries.
34
HOW DID YOU PRODUCE A £300K BUDGET, AND WHY DID IT END UP BEING £250K CONTRACT VALUE?
I provided my high-level specification to a reliable contractor for information purposes only, gaining the £300k cost.
The £250k contract value reflected omission of the window remediation package, and internal refurbishments being postponed due to budgetary contraints.
35
EXPLAIN TO ME THE GENERAL CONSTRUCTION OF THE BUILDING
Reinforced concrete frame building with non-load bearing masonry elevations, parapet detail to the third floor level and a lightweight construction (presumed to have been a later addition) housing 'penthouses'.
The building has an undercroft and basement.
36
WHAT DID YOU DO PRIOR TO SITE INSPECTION?
Desktop review - collate relevant building information
Identified likely areas for inspection, including ground level, internal apartments (requested access), balcony/parapet access, and flat roof access.
I confirmed with the Manco that flat roof access was safe prior to attending site. A fixed scaffold was installed on site with mansafe system I harnessed onto with support from an access contractor.
37
HOW DID YOU DETERMINE THE WATER INGRESS DEFECT PRIOR TO INTRUSIVE INVESTIGATIONS?
Visual inspection - noted the consistent damp staining to the building perimeter, directly beneath the parapet detail to N, E & S elevations.
Visual signs internally - stains, peeling paint, mould growth, musty odours.
Core drilling - confirmed suitability of slab for LAM installation, also highlighted the rigid foam insulation was saturated and mouldy.
38
WHAT LED YOU TO THE CONCLUSION OF WATER INGRESS VIA THE BALCONY AND PARAPET DETAILING?
The consistency of damp staining to the building perimeter, only to the second floor soffit.
The life-expired felt roofing material, and deteriorated concrete copings, brickwork and mortar joints to the parapet detail, and external and internal brickwork leafs.
39
WHAT INSULATION WAS WITHIN THE PARAPET CAVITY AND WHAT WAS THE WIDTH?
No cavity insulation was present to the 50mm cavity.
The inner leaf was concrete blockwork 215mm, plus 50mm cavity, plus outer brickwork 114mm = approximately 325mm width.
40
EXPLAIN THE FIXING DETAIL BETWEEN RC FRAME AND MASONRY ELEVATIONS
The non-load bearing masonry elevations are mechanically tied into the reinforced concrete frame by ties cast into the concrete frame, embedded into the elevation mortar joints at spacing of every 900mm horizontally, and 450mm vertically staggered, with additional to areas with openings.
40
EXPLAIN WHY THE BALCONY ROOFING MATERIAL WAS DEFECTIVE AND INADEQUATE
Aged and brittle material, no longer adhered to the substrate and upstands, with signs of poor workmanship as the upstands were fully covered with the felt, however no lapping in was found.
The felt was assumed to have been installed in 2001 during conversion works, so over 20 years old.
41
WHAT WORK WOULD HAVE BEEN INCLUDED WITHIN THE INTERNAL REFURBISHMENTS?
Strip out of the water damaged internal plasterboards, allow a period of drying to the structure above of 3 months or so, and reinstate wall and ceiling finishes to match existing decoration.
42
HOW DID YOU DETERMINE THE BUILDING WAS CONSTRUCTED IN TWO/THREE ASPECTS?
The eastern aspect had red brick elevations with external rainwater goods installed.
The western aspect had yellowish London stock bricks with internal rainwater goods installed.
The top storey is of lightweight construction (steel is 1/3 of the weight of RC frame equivalent), presumed to be a later addition.
43
WHAT WOULD THE INCLUSION OF A DAMP PROOF COURSE DO? BENEFIT VS COST?
Prevents saturation of masonry and cavity beneath, to an extent, reducing total amount of rainwater ingress.
Consideration was given to cavity tray installation, however, was costed at an additional £12-15k with the removal and re-build required. DPC improves the detail within the limited cost constraints.
The concrete copings were repaired, brickwork replaced and mortar raked out and re-pointed to withstand the external elements.
44
WHY DID YOU CHANGE THE INSULATION?
Removed rigid foam, replaced with mineral fibre:
- Reduced combustibility
- Better moisture management (breathability and water repellant)
- Existing rigid foam was saturated and mouldy
- Mineral fibre is thicker for the same thermal efficiency, however, the existing balcony railings remained over 1100mm for Part K
45
WHY WOULD A BORESCOPE INSPECTION BE BENEFICIAL?
To visually inspect the concealed elements in a non-destructive way, saving time and cost by eliminating the need to damage the fabric.
The borescope could have provided clarity on the exact construction detailing, and view of the cavity internals prior to works commencement.
46
HOW WOULD YOUR SPECIFICATION CHANGED IF THE BALCONY FLOOR SLAB WAS INCONSISTENT?
May have required structural strengthening.
May have required a different primer for the application of the liquid applied membrane application, dependent on substrate.
Accommodate differential movement between materials.
Levelling materials may have been required if not consistent.
47
WHAT WERE THE CONSTRUCTION DETAILING DIFFERENCES BETWEEN THE EAST, WEST AND TOP STOREY CONSTRUCTION ASPECTS?
East and West were consistent, RC frame with non-load bearing masonry.
Top storey - lightweight construction installed atop the RC fram retrospectively.
48
HOW DID YOU DETERMINE CORE DRILL LOCATIONS, AND AVOID DAMAGE TO THE RC FRAME?
4no core drill locations were undertaken of 20mm diameter only to confirm construction detail was consistent across the two aspects, east and west.
To avoid damage to the steel reinforcement bars, without structural drawings available, Ground Penetrating Radar test was undertaken to confirm their location prior to drilling.
The cored holes were thoroughly cleaned and filled with high-strength epoxy resin.
48
HOW DID YOU DETERMINE THE £300K BUDGET AND 8-WEEK PROGRAMME?
I discussed the high-level scope and general site logistics with a reliable contractor, determining a high-level budget and expected programme.
49
WHAT IS INCLUDED WITHIN PREAMBLES?
Explanation document including:
- Parties to the contract
- Scope of work and project background
- Workmanship requirements
- Relevant documents noted
- Compliance requirements
Purpose is to help the reader understand the main contract document, to gain consistent tender returns, improving understanding and reducing likelihood of disputes.
50
WHAT IS INCLUDED WITHIN PRELIMINARIES?
Form part of tender documentation for site set up, welfare and requirements to undertake the works.
CIOB describes preliminaries as ' the cost of administering a project and providing general plant, site staff, facilities and site based services and other items not included in the main works portion. This includes:
- Summary
- Pre-construction information
- Planning/statutory approvals required
- Quality management procedures
- Contractors prelims - staff, welfare, site office, plant, waste clearance plan, water, electricity, protection of work, building control fees, transport
- Requirement for O&Ms
51
WHAT IS EXPECTED OF A SURVEYOR WHEN OPENING TENDERS?
The surveyor should populate a tender opening form (example document within RICS Tendering Strategies doc) with another qualified professional to witness, noting:
- Tender price, programme, key comments/exclusions, alternative tender offers, confirmation all documents have been submitted.
The surveyor then undertakes detailed tender analysis to report back to the client with a recommendation to proceed, in the form of a Tender Report.
52
WHAT PROVISIONAL SUMS DID YOU INCLUDE AND HOW DID YOU DEFINE THEM?
No provisional sums were included.
53
HOW DID YOU DETERMINE THE CONTINGENCY FOR THE PROJECT?
Identified potential risks, i.e. inconsistency in construction or further works, and the expected additional time incurred,
Allowed 7%, totalling £16k, providing a reasonable amount for unforeseens within the 1950s construction, without exceeding the clients budget.
(I was pushed towards £280k project cost, however, ended at approx £295k due to window remediation and additional preliminaries).
54
WHY DID 2 OF THE 5 CONTRACTORS NOT PROVIDE A PRICE?
Lack of available resource and lack of interest in pricing the works due to the logistical constraints.
One of the contractors was provided by the client, who immediately declined due to it not being their preferred work.
54
WHAT IS INSURANCE BACKED WARRANTY?
Insurance policy that provides financial protection to the consumer if the contractor ceases to trade, ensuring the original guarantee on workmanship and materials (specifically watertightness at Met Lofts) remains valid.
55
DID EITHER PARTY SUGGEST AMENDMENTS TO THE JCT CONTRACT SUITE?
No, standard MW contract with CDP for the scaffold design.
56
WHAT WAS YOUR PROCESS FOR ANALYSING THE LEGITIMACY OF ADDITIONAL WORKS, COSTS PROVIDED AND PROGAMME EXTENSION?
I verified the works are additional to the contract scope by reviewing the specification and drawings, and substantiated their cost against measured rates they had submitted or against cost indices to ensure market value.
The extension of time, the claim was linked to the clients request for additional works (windows remediation).
57
EXPLAIN YOUR PROCESS OF VALUING AND AGREEING A CONTRACTORS VALUATION?
1. Recieve the contractors valuation and any supporting evidence (variations/programme updates), log the date to ensure it meets contractual timescales.
2. Site inspection to verify the claimed progress/materials/plant on site and preliminaries allowance, measure in accordance with New Rules of Measurement 2. Note works not complete and exclude from valuation. Document the site visit with photographs and meeting minutes of the progress.
3. Agree the valuation with the contractor, whether it's accurate, or needs adjusting.
4. Issue a certificate for payment to the client with the contractor invoice appended.
I always act in a fair and transparent way, complying with the contract and statutory provisions, basing my valuation to reflect the true progress on site, engaging with the client and contractor to avoid disputes.
58
EXPLAIN A TIME YOU NEGOTIATED
I negotiated contractor valuations and final accounts across numerous projects, ensuring the client and contractor gained the agreed contract terms, be it payment or the services provided.
I negotiated a variation related to a BSE project, agreeing for the client to pay 30% of a variation which was the contractors contractual responsibility, however no contingency had been used at this point, and the client agreed to show good will to ensure the works were completed in a timely and efficient manner, rather than entering a dispute with a contractor. The relevant legislation obliged the contractor to install a sprinkler system with a mechanical smoke extract - Part B Appendix E.
59
WHAT IS A RELEVANT MATTER?
Contractually defined event entitling the contractor to claim L&E due to the client effecting the works progress, with agreement from the CA, including:
- Failure to give the contractor possession / access to the site
- Delay in client giving instructions
- Disruption by other works being undertaken by client
- Failure by client to supply goods/materials - Daber
- Inaccurate forecasting of works described by approx. quantities - Met Lofts 140Lm
Relevant matters do not always delay completion date, therefore may not entitle the contractor to an EoT.
Contractor caused delays result in failure to achieve agreed PC leaves the contractor liable to pay liquidated damages.
59
WHAT IS A RELEVANT EVENT?
Contractually defined event entitling the contractor to a delayed completion date via EoT, caused by the client or a neutral event not caused by either party, including:
- Scope variations by the Employer/CA - Met Lofts windows remediation
- Exceptionally adverse weather conditions
- Force majeure (war/epidemic)
- Loss / damage due to specified perils (fire, flood, storm, civil unrest)
- Statutory undertakers delays or changed legislation - 8th floor / shopfront planning applications
- Employers delay in site possession or providing instruction/information
The CA must assess whether the event qualifies, the impact on the critical path of the programme, and agree a revised completion date with the contractor.
Relevent event does not entitle the contractor to claim L&E, a relevant matter must have occured.
Contractor caused delays result in failure to achieve agreed PC leaves the contractor liable to pay liquidated damages.
60
MET LOFTS - WHAT RISKS WERE YOU AWARE OF DURING THE PROJECT AND HOW DID THIS AFFECT YOU VALUING WORKS AND POSSIBLE VARIATIONS?
60
MET LOFTS - WHAT UNFORESEEN WORK ITEMS NOT PICKED UP DURING THE DESIGN PHASE AND WHY?
60
MET LOFTS - WERE THE CONTRACT VARIATIONS A RELEVANT MATTER/EVENT, WAS AN EoT/L&E GRANTED?
60
EXPLAIN YOUR UNDERSTANDING OF A DEFECTS LIABILITY PERIOD
61
EXPLAIN YOUR INVOLVEMENT FROM RIBA STAGE 0 TO STAGE 5
61
WHAT DOES PRACTICAL COMPLETION MEAN CONTRACTUALLY?
62
WHAT WAS YOUR FINAL ACCOUNT PROCESS?
63
WHAT WAS THE BREAKDOWN OF THE £15K ADDITIONAL SPEND?
prelims, materials, labour relating to windows
64
WHAT WERE THE CONSIDERATIONS FOR WORKING ADAJACENT TO THE LIVE SUBSTATION?
Confirmed safe working practices with statutory provider, bridged scaffold and boarding above the substation at each level.
65
WHAT H&S CONSIDERATIONS WERE GIVEN FOR THE WORKS AND LOGISTICS?
Copings handling, capping size, mansafe and ladder system
65
DID YOU FACTOR IN SUSTAINABILITY TO THE PROJECT?
66
CAN YOU SKETCH THE PARAPET BUILD UP AND FIXING DETAIL BETWEEN RC FRAME AND MASONRY ELEVATIONS
67
WHAT WERE THE APPROXIMATE COST SPLITS FOR ACCES / WORKS FOR THE COPING REMEDIATION AND CAPPINGS INSTALLATION?
68
WHAT LEGISLATION IS RELEVANT TO THE PLANNING PERMISSION AND CONSERVATION AREA CONSENTS?
69
WHAT IS THE PURPOSE OF A CONSERVATION AREA UNDER THE PLANNING (LISTED BUILDINGS AND CONSERVATION AREAS) ACT 1990?
70
HOW DOES CONSERVATION AREA CONSENT DIFFER FROM LISTED BUILDING CONSENT?
71
WHEN DOES CONSERVATION AREA CONSENT REQUIRED, AND HOW IS IT DIFFERENT TO PLANNING PERMISSION?
72
What types of works typically require planning permission in a Conservation Area that might not elsewhere?
73
How do you confirm whether a property lies within a Conservation Area?
73
Can you explain what Article 4 Directions are and how they affect permitted development rights in Conservation Areas?
74
What national and local planning policies apply to development or alteration within a Conservation Area?
75
What documents would you refer to when assessing whether planning or conservation consent is required for a proposal?
76
Who is the statutory authority responsible for granting Conservation Area Consent?
77
Talk me through how you confirmed whether planning permission or Conservation Area Consent was required for Met Lofts
77
What is the role of the Conservation Officer in the planning process?
78
How would you prepare and submit a planning application for a project within a Conservation Area?
78
What supporting information or documentation might you need to include with your application (e.g., Design and Access Statement, Heritage Statement)?
79
How would you advise a client proposing to replace windows or roofing materials in a Conservation Area?
80
What consultation might be required before submitting an application within a Conservation Area?
80
How would you ensure compliance with Conservation Area policies while maintaining client objectives?
81
How would you advise a client planning to demolish a structure within a Conservation Area?
81
What would you do if works had already commenced on site without the necessary Conservation Area Consent?
82
How would you balance your client’s commercial interests with the statutory requirements of heritage protection?
82
How would you justify a proposal that introduces modern materials or design within a Conservation Area?
83
Describe how you would handle a planning refusal in a Conservation Area — what options would you advise the client on next?
84
What risks could arise from proceeding with works without confirmation of required consents, and how would you mitigate them?
84
How would you manage potential conflicts between planning officers, conservation officers, and the client?
85
EXPLAIN THE INSTALLATION OF THE ALUMINIUM CAPPING DETAIL
86
How do you demonstrate due diligence when advising clients on statutory consent requirements?
87
Under what circumstances can a property owner or occupier apply for access to neighbouring land under the Act?
87
What is the purpose of the Access to Neighbouring Land Act 1992 (ANLA 1992)?
88
Which court deals with applications for access under the Act?
88
What is the definition of “basic preservation works” under the ANLA 1992?
89
Does the Act allow access for improvements or extensions? Why or why not?
89
How would you approach a neighbour to request access before resorting to the formal ANLA process?
89
What are the main conditions that must be met before access can be granted by the court?
89
What are some examples of works that would and would not qualify for access under the Act?
90
What duties does the person exercising access have in relation to the neighbour’s land?
90
How does the ANLA 1992 interact with common law rights of access or easements?
91
What steps would you take to demonstrate that the access sought is “reasonably necessary”?
91
What protections does the Act give to the adjoining owner whose land is being accessed?
92
What evidence or documentation would you prepare to support an ANLA application?
93
What professional advice would you give a client who is denied access by a neighbour for essential maintenance?
94
How does insurance and liability factor into your advice regarding access arrangements?
95
What other statutory or contractual mechanisms might you consider before using ANLA 1992 (e.g., Party Wall etc. Act 1996)?
96
A client’s neighbour refuses access to repair a boundary wall that can only be reached from the neighbour’s land. How would you advise your client?
97
What are the risks and costs associated with seeking an Access Order under the ANLA 1992?
98
How would you advise on timescales and likely court outcomes for an ANLA application?
99
What alternative dispute resolution (ADR) options could be explored before formal action?
99
What are the potential professional liabilities for a surveyor advising incorrectly on access rights?
99
Under what circumstances must a Section 20 consultation be carried out?
99
How would you ensure that any temporary works, scaffolding, or storage areas on the neighbour’s land are covered by proper indemnity arrangements?
100
How would you document and manage access agreements to ensure compliance with professional and ethical standards?
101
What is the purpose of Section 20 of the Landlord and Tenant Act 1985?
101
WHAT IS A MATERIAL CHANGE?
102
What are the three stages of the Section 20 consultation process?
102
What is the financial threshold that triggers the need for a Section 20 consultation?
102
Who must be consulted under Section 20?
103
What is meant by “qualifying works” and “qualifying long-term agreements” under S20?
103
What information must be included within each notice (e.g., Notice of Intention, Statement of Estimates, Notice of Reasons)?
103
What are the timeframes for each stage of the Section 20 process?
104
What are the consequences of failing to follow the Section 20 procedure correctly?
104
Which statutory regulations govern the detailed consultation requirements (hint: Service Charges (Consultation Requirements) (England) Regulations 2003)?
105
How would you determine whether a particular set of works requires a Section 20 consultation?
105
How would you manage timing and communication to ensure compliance with the required S20 notice periods?
105
How would you coordinate with managing agents, freeholders, and leaseholders during the S20 consultation process?
106
How do you ensure that tenders are fairly assessed and recorded during the S20 consultation?
106
What happens if leaseholders nominate a contractor during the S20 consultation process?
107
How would you deal with leaseholder objections or challenges during the S20 consultation?
107
How would you evidence compliance if a Section 20 notice were later challenged at the First-tier Tribunal (Property Chamber)?
108
How would you advise a landlord client who needs to undertake urgent works but cannot complete the Section 20 process in time?
109
What would you do if your client wanted to proceed with major works but wished to avoid the Section 20 process to save time or cost?
110
How would you justify to a client the need for proper S20 consultation even if leaseholders are uncooperative?
111
How would you manage potential S20 disputes or challenges from leaseholders regarding the cost reasonableness of works?
112
How would you demonstrate due diligence to RICS or a tribunal if questioned on your management of a Section 20 process?
113
How would you manage a conflict between client instruction (to rush works) and your professional duty to ensure legal compliance?
114
Case law - ANLA
115
Case law - S20
116
Case law - article 4 / conservation area consent
117
HOW DID THE WINTER MONTHS AFFECT THE CONSTRUCTION PROGRAMME / INSTALLATION?
Triflex - 5 degrees
118
WHAT ARE THE CONTRACTORS RESPONSIBILITIES ONCE TAKEN SITE POSSESSION OF AN OCCUPIED BUILDING / SITE?
H&S, insurances/PII, security, make safe each day
119
HOW DOES PROCUREMENT / CONTRACT CHOICE AFFECT DESIGN
120
HOW DOES PROCUREMENT / CONTRACT CHOICE AFFECT CONTRACTUAL RECOURSE
120
HOW DOES PROCUREMENT / CONTRACT CHOICE AFFECT CONSTRUCTION
121
HOW DOES PROCUREMENT / CONTRACT CHOICE AFFECT COST / PROGRAMME?
122
HOW DOES PROCUREMENT / CONTRACT CHOICE AFFECT QUALITY AND CLIENT RISK
122
WHAT OTHER PROCUREMENT STRATEGIES COULD BE CONSIDERED
123
WHAT ARE THE PROS AND CONS OF CONSTRUCTION MANAGEMENT
124
WHAT ARE THE PROS AND CONS OF COLLABORATIVE PROCUREMENT - INTEGRATED PROJECT DELIVERY OR PUBLIC-PRIVATE PARTNERSHIPS
124
WHAT ARE THE PROS AND CONS OF MANAGEMENT CONTRACTING
125
WHAT HEIGHT DOES THE PARAPET RAILING NEED TO BE?
Minimum 1.1m for external balconies according to Approved Doc K - Protection from falling, collision and impact.
125
WHAT GUIDANCE WAS THE CONTRACTOR OBLIGED TO FOLLOW FOR THE PROJECT?
126
HOW DID YOU GAIN THE COST AND PROGRAMME FOR THE SECTION 20 WORKS?
126
WHAT WORKS / CERTIFICATIONS WERE REQUIRED FOR THE LIGHTNING CONDUCTOR TAPE REINSTATEMENT?
126
WAS BUILDING CONTROL REQUIRED FOR THE PROJECT?
127
PLEASE OUTLINE WHAT IS INCLUDED WITHIN THE EMPLOYER REQUIREMENTS
127
IN THE EVENT OF A DISAGREEMENT ON SITE, WHAT TAKES PRECEDENCE - EMPLOYER REQUIREMENTS OR CONTRACTOR PROPOSALS
127
WHAT LEGISLATION WAS APPLICABLE AND OBLIGED ON THE CONTRACOR FOR THE WORKS?
Approved Documents A, B, K,
British Standards -
Access safety requirements scaffolding
CDM - H&S
Planning Act 1990
128
WHY DOES A CONTRACTOR NEED ENHANCED PROFESSIONAL INDEMNITY INSURANCE FOR D&B CONTRACTS?
128
WHY DOES A D&B CONTRACTORS SUPPLY CHAIN INHERENTLY COME WITH HIGHER SUPPLY CHAIN MANAGEMENT COSTS
128
HOW WAS THE SCAFFOLD FIXED? WHO DESIGNED IT?
129
WHAT OTHER COST OPTIONS ARE THERE FOR MINOR WORKS CONTRACTS, ASIDE FROM LUMP SUM?
129
GENERALLY SPEAKING, WHAT COST AGREEMENTS ARE AVAILABLE FOR USE WITHIN JCT CONTRACTS?
Lump sum
Agreed rates
129
WHAT DOES THE CLIENT GAIN FROM THE 12-YEAR CONTRACTUAL LIABILITY?
130
WHAT ARE THE PROS AND CONS OF THE CONTRACTOR TAKING DESIGN AND CONSTRUCTION RESPONSIBILITY?
130
WHAT ARE THE PROS AND CONS OF THE CLIENT TAKING ON DESIGN RESPONSIBILITY?
130
HOW DID YOU RECEIEVE CONFIRMATION FROM THE LPA REGARDING PLANNING PERMISSION AND CONSERVATION AREA CONSENT?
131
HOW DID YOU MANAGE COST THROUGHOUT?
131
HOW DID YOU MANAGE COMPLIANCE THROUGHOUT?
131
HOW DID YOU ENSURE THE CLIENT BRIEF WAS MET AT PC?
132
WHAT WOULD HAVE IMPROVED THE PARAPET DETAIL?
Cavity tray - additional cost ...
132
HOW DOES CONSULTANT LED DESIGN REDUCE THE CONTRACTORS RISK AND OVERALL COST TO THE CLIENT?
132
WHAT ARE THE PROS AND CONS OF LIQUID APPLIED MEMBRANE?
133
WHAT ARE THE PROS AND CONS OF FELT ROOFING?
133
HOW DID YOU CHANGE YOUR APPROACH WHEN COMMUNICATING WITH THE VARIOUS STAKEHOLDERS?
134
HOW DID YOU KNOW THE £200K BUDGET WAS NOT SUFFICIENT FOR THE WORKS FOLLOWING FIRST SITE INSPECTION?
135
WHAT OTHER VARIATIONS / ADDITIONAL COSTS WERE INSTRUCTED DURING THE PROJECT, ASIDE FROM PRELIMS AND WINDOW REMEDIATION?
135
WHY DID YOU INSTRUCT CORE DRILLING TO THE SLABS, AND HOW DID YOU AVOID DAMAGING THE STEEL REINFORCEMENT, AND REINSTATE AFTERWARDS?
135
HOW WOULD AN NEC CONTRACT HAVE AFFECTED THE PROJECT?
Adverse weather compensation event
136
WHAT OTHER INVESTIGATIONS WOULD HAVE BEEN SUITABLE FOR THE PROJECT?
Speedy carbide meter
Humidity meter
137
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE HEALTH AND SAFETY COMPETENCY?
138
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE FIRE SAFETY COMPETENCY?
139
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE SUSTAINABILITY COMPETENCY?
140
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE CONFLICT AVOIDANCE COMPETENCY
140
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE ACCOUNTING COMPETENCY
140
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE DIVERSITY COMPETENCY
141
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE ETHICS COMPETENCY
141
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE INCLUSIVE ENVIRONMENTS COMPETENCY
142
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE COMMUNICATION AND NEGOTIATION COMPETENCY
142
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE CLIENT CARE COMPETENCY
142
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE DATA MANAGEMENT COMPETENCY
143
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE BUILDING PATHOLOGY COMPETENCY
144
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE CONSTRUCTION TECH COMPETENCY
145
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE PROCUREMENT AND TENDERING COMPETENCY
145
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE LEGAL/REGULATORY COMPLIANCE COMPETENCY
145
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE INSPECTION COMPETENCY
145
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE CONTRACT ADMIN / PRACTICE COMPETENCY
145
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE WORKS PROGRESS AND MANAGEMENT COMPETENCY
145
HOW DID YOU SHOW COMPETENCE AND KNOWLEDGE OF THE DESIGN AND SPEC COMPETENCY
145
EXPLAIN YOUR UNDERSTANDING OF WOODWOOL
Type of insulation popular in the 1950-1990s, wood fibres bound with cement.
Sustainable, excellent thermal and acoustic properties.
Structural risks when used as permanent formwork between 1940s-70s - inadequate compaction, honeycomb voids.
Now considered a deleterious material.
Consideration for Met Lofts removal and replacement with a warm roof approach (VCL, insulation, plywood decking and waterproof membrane).
145
IS RIGID FOAM INSULATION AFFECTED BY WATER INGRESS?
Yes, prolonged water exposure causes:
- Reduced insulation ability
- Swelling and weakening
- Mould growth
- Compromised structural integrity
145
WHAT IS ALLOWED UNDER PERMITTED DEVELOPMENT RIGHTS?
Front porch erection
Garage conversion
Side or rear building extension
Loft conversion
Roof lights/dormer window installation
Internal alterations to building (unless extensive structural alterations are included)
Roof solar panel installation
145
WHAT IS NOW ALLOWED UNDER PERMITTED DEVELOPMENT RIGHTS?
Front extension
Verandas / balconies
Extensions larger than half of the land around the original house
Extensions more than 4m high
146
WHAT ARE THE PROS AND CONS OF JCT, NEC AND COST PLUS CONTRACTS?
JCT:
- When you need fixed-price certainty and predictable costs
- Project has a clear, defined scope and requires minimal client involvement post-contract
- Prefer traditional risk allocation with more employer control
NEC:
- Requires high degree of collaboration, communication & flexibility
- Encourage early contractor involvement, proactive risk approach
- Large public / infrastructure project
Cost-plus:
- Reduced contractor risk
146
WHAT IS A COST PLUS CONTRACT?
Agreement where a client reimburses a contractor for the actual project costs, plus an agreed additional fee for the contractors overhead and profits.
Used for undefined project scopes at outset, involves high risk, often used for emergency works.
Client must be involved to verify costs as the contractor has reduced incentive for efficiency.
147
WHAT IS THE DIFFERENCE BETWEEN A JCT STANDARD AND INTERMEDIATE CONTRACT?
Complexity and level of design responsibility.
SBC - Complex design undertaken by employer, including specialist work. Employer provides detailed documentation (drawings/BoQs) for contractor to price.
Intermediate - Less complex with standard trade skills, can include contractor design.
Key differences:
- Detail & Control - SBC more detailed contract provisions, more exhaustive procedures.
- Scope - SBC more complex, intermediate is standard complexity.
- Design - SBC for full employer design, IC accommodates some contractor design responsibility.
148
WHAT WERE THE VARIATIONS AGREED?
Window remediation
Additional surface preparation to section of rendering - cleaning and bonding agent required
Replacement of timber decking - rotten in the majority of balconies
Repairs to low-level brickwork and mortar joints allowing ingress, outside of the works scope but the client benefitted from the contractors site presence at the time
149
WHY DID YOU CORE DRILL?
To confirm consistent construction across two aspects of the building.
To confirm the build-up beneath, including the depth of insulation, presence of VCL and structural deck.
This also highlighted the levels of saturation, with the rigid foam saturated and mouldy, and concrete mildly saturated, however no signs of deterioration related.
150
What issues would you expect to find within a 1950s construction?
High alumina cement - 1950s to 1970s use, contains high proportion of alumina to set quickly and resist sulfate attack. 'Conversion' (chemical reaction) causes deterioration leading to increased porosity, reduced compressive strength, structural instability.
Carbonation - CO2 penetrating concrete, causing re-bar to corrode, expand and cause surface cracking/spalling.
Sulfate attack - Expansion and cracking due to reaction between sulfates and cement paste.
Chloride attack - Salts penetrating concrete, breaking down protective layer to alkaline steel reinforcement, causing rusting & expansion.
RAAC - Reinforced autoclaved aerated concrete
Corroding wall ties - Deterioration of steel ties, losing stability across two leafs.
Ingress / condensation - External envelope defects or retrofitting caused.
151
What is high alumina cement and why is it an issue?
High Alumina Cement is an issue because it can undergo conversion, leading to a serious and unpredictable loss of structural strength over time. Its use in structural elements is now prohibited in the UK, and existing structures require careful assessment.
1950s to 1970s use, contains high proportion of alumina to set quickly and resist sulfate attack. 'Conversion' (chemical reaction) causes deterioration leading to increased porosity, reduced compressive strength, structural instability.
Not used since the 1970s.
Often found in precast beams, floor planks.
Confirmed via lab testing.
152
Name some chemical reaction deterioration scenarios of concrete
Chloride attack (corrosion driven) - Chloride penetrates concrete (salts, marine spray, contaminated materials), breaking down protective alkaline layer to reinforcement. Steel corrodes, rust expands, cracks and spalling occur. Confirmed via visual inspection of spalling/re-bar presence and chloride content samples.
Alkali-silica reaction (chemical expansion) - Alkali in cement reacts with silica in aggregates in the presence of moisture, forming a gel which expands as it absorbs, creating internal pressure. Affects the concrete itself, not just re-bar. Identified by map cracking on surface. Confirmed via sample testing or detection of ASR gel.
153
What notifications were required relating to the live substation, and what was recommended?
UKPN, advised of safe working practices including a clearance of X ????
154
Explain your understanding of the S20 process and the three stages
S20 under the L&T Act 1985 governs the process for a Landlord to recover costs from a leaseholder for repair, maintenance and improvement works, designed to protect leaseholders by consulting before major works, given chance to comment on proposals & costs, and ensuring expenditure is reasonably incurred.
Qualification of process - Works over £250 per leaseholder or part of a long-term agreement (service contract)
Stage 1 - Intention Notice:
- Nature and scope of works, estimated cost & timing, inviting comments from leaseholders
- Consultation period - 30 days
Stage 2 - Tender Notice:
- Landlord obtains 2/3 competitive quotes, provides summary for leaseholders to comment on cost reasonableness, contractor choice and scope of works.
- Allows landlord to consider leaseholder observations prior to awarding contract
- Consultation period - 30 days
Stage 3 - Notice of Award:
- Inform leaseholders of the appointed contractor and anticipated cost, and intended commencement and completion dates
The landlord can only recover costs once this process is complete, if not followed the leaseholders may challenge/limit contributions
155
What exemptions apply to S20?
Emergency works (H&S risk) such as structural collapse / fire hazards.
Landlord must consult with the First Tier Tribunal for dispensation, proving they have took reasonable steps to inform leaseholders or that it was a genuine emergency that could not be delayed during the 2-month consultation.
156
IF MET LOFTS IS OVER 11M HEIGHT, WHY HAS TIMBER DECKING BEEN REINSTATED TO THE BALCONY DECK?
I am aware under Part B, combustible materials should be removed from balconies in buildings over 11m, therefore the decking should have been replaced with a non-combustible material such as aluminium.
I advised my client of their obligation to remove combustible materials and to replace rather than reinstate the existing decking, however they decided to avoid additional cost a the time of the project, stating the decking would be included within the internal refurbishment works in the next financial year.
157
BP - What are the types of water ingress, causes and remedies?
Types - Condensation, rising damp, penetrating damp, services-related
Cause - Gaps in external envelope, defective materials, poor workmanship.
Remedies - Gather evidence, locate the source of ingress (visually and with moisture meters), confirm route of ingress, specify appropriate remedials and monitor post-remedial performance.
Examples:
Roofs - Defective coverings, flashings, gutters - Repair coverings, flashings, clear drainage, reseal penetrations
Walls - Porous masonry, failed pointing, cavity issues - Re-point, apply sealants, cavity trays, water repellent
Openings - Failed seals / poor detailing - Reseal, replace gaskets, improve drip details
Below ground - Hydrostatic pressure, capilary action, failed membranes - Tanking, drainage, ventilation, sump pump, repair DPC
Condensation - Cold bridging, lack of ventilation - Insulation, improved ventilation, moisture control
Services - Burst pipes, overflow, leaks - Trace & repair, install detection systems
158
BP - What are the types of structural movement, causes and remedies?
Types - Subsidence, heave, settlement, differential settlement, failed lintel, corroded steel lintel
Causes - Movement due to changes to groundwater level, changes within vicinity of the building (trees, drainage), services-related (burst water mains), inadequate foundation design, poor workmanship
Remedies - Structural assessment, stuctural strengthening, manage soil moisture levels, backfilling, foundation solutions (underpinning), root barriers
Subsidence - Soil shrinkage/washout/voids - diagnol cracks/distortion - Fix cause, underpin, repair
Heave - Clay swelling/tree removal - Upward movement/floor cracking - Control moisture/void former (polystyrene material installed beneath foundations to provide compression from ground expansion/contraction, protecting foundations from pressure and damage)
Settlement - Soil consolidation, early loading - vertical cracks/tilting - monitor and underpin if active
Thermal movement - Temp fluctuation, lack of movement joints - seasonal movement - install flexible joints
Moisture/shrinkage - Drying of timber/concrete - hairline cracks only
Creep - Long-term loading - sagging/mid-span cracking - strenghten structure/reduce loads
Overloading - Excessive load, structural failure - sudden cracks/collapse risk - structural engineer to design strengthening, rebuild if required
159
BP - What tools can assist when undertaking defect analysis?
General:
- Tape measures, camera, spirit level, disto, torch, thermal imagery camera
- Drone
Moisture related:
- Protimeter - Used to measure moisture content in timber.
- Speedy carbide meter - Used to measure moisture content in masonry, dust particles chemical reaction provides a content rating.
- Dye test
- Humidity sensor
Intrusive:
- Core drilling
- Borescope
- Schmidt hammer test
- Ground penetrating radar
Movement:
- Crack gauge
- Laser scanner / total station
- Spirit level
Deleterious:
- Asbestos sampling (licensed contractors)
- Carbonation testing
160
BP - What are common defects with 1950s construction?
- Damp proofing / water ingress
- Cavity wall tie corrosion
- Structural movement / cracking
- Thermal bridging/condensation
- Lack of ventilation (due to alterations often)
- HAC
- Asbestos
- Flat roofs
- Deteriorated materials (roofing, elevations, DPC)
- Poor design / workmanship
- RAAC
- Detailing to openings (doors/windows)
- Outdated services
- Concrete defects - carbonation, silica alkali reaction, chloride attack, spalling
161
BP - Explain your understanding of RAAC, including identifying, risks associated, remedial measures and guidance to refer to
RICS APC Revision
flashcards
Decks in class (23)
# Cards
-
Accounting Principles L136
-
Business Planning L113
-
Diversity, Inclusion & Teamwork L111
-
Data Management L1-216
-
Conflict Avoidance, Management & Dispute Resolution L118
-
Sustainability L133
-
Inclusive Environments L116
-
Client Care L1-320
-
Communication & Negotiation L1-213
-
Health & Safety L1-239
-
Ethics, Rules of Conduct and Professionalism L1-3100
-
Contract Administration L1-3210
-
Building Pathology L1-3105
-
Inspection L1-318
-
Design & Specification L1-334
-
Legal & Regulatory Compliance L1-369
-
Fire Safety L1-221
-
Construction Technology and Environmental Services L1-3127
-
Hot Topics 20258
-
Procurement & Tendering54
-
Case Study239
-
Summary of Experience268
-
CPD Log51
