Case Study

Question 1

What is your understanding of partial possession, what if anything is allowed for in the SBCC minor works contract for this and why might this be advantageous for works to a building which has several flats and a communal stairwell.

Answer 1

Partial possession is when the client or owner can occupy part of the site with the consent of the owner.
There is no formal provision for this within a Minor Works contract.
Advantageous if the flat required to be occupied or handed over before completion.

Question 2

Was there any ventilation provision within the roof of this building, if not, what possible concerns would you raise with your client given insulation was present.

Answer 2

The sparking boards mimicked penny gaps.
The roof was recovered with a breathable roofing felt that provides ventilation.
This was confirmed by reviewing the technical information.

If there was no ventilation this would cause condensation.

Question 3

Can you explain the construction and materials used in the lath and plaster ceiling above the common stair within this building and what are the common defects you might expect to find in it.

Answer 3

Timber frame or to the ceiling ties with timber laths fixed to form a grid. Plaster (lime, sand, animal hair) is applied firmly over the lathes so that it oozes through the gaps and keyed.
Top coat is applied to even out the surface.
Defects: Plaster detachment - aging, movement, cracking, becomes loose, sags.
Moisture damage.
Timber decays.

Question 4

You obviously assessed whether the project was notifiable in regards to CDM regulations. What number of operative and project timescales would make a project notifiable to HSE.

Answer 4

If the works were to last more than 30 days with 20 workers on site at one time.
The project exceed more than 500 person working days.

This project exceeded more than 500 person working days.

Question 5

Regardless of whether you or your colleagues prepared the pre construction information, what document or information is it that you would expect to receive from the structural engineers.

Answer 5

SER Certificate - a legal document in Scotland that confirms a building’s structural design meets the requirements of building regulations.

Question 6

How would you have dealt with the betterment works for flat 3F1 under the form of contract used if it transpired that these delayed the practical completion of the wider works and may lead to increased preliminaries costs for the other owners.

Answer 6

CI – to omit from main works, separate works project.
In the project it didn’t as the works were going to be carried out anyway but the owner requested a higher specification - no change to programme.

Question 7

Under option 2 again and in regards to the proposed works for fixing a joist hanger to the chimney. What risks did you assess for these works and what would you expect the contractor to carry out before and after working on the chimney.

Answer 7

When working on a chimney there is a risk of dust and the like to enter flats with open fires.
This chimney was no longer in use and had previously been dropped and capped.
Our contractor did undertake a fireplace checklist survey for the avoidance of doubt before completing any works.

Question 8

On reflection, what other standard form of building contract might have been more appropriate for this type of project.

Answer 8

Standard Building Contract if the flat was completed first and the owner could have taking possession back.
With the nature of the works the fabric had to be repaired first so the flat was always going to be completed last.

Question 9

I note that the final account was significantly under the contract sum. What were the reasons for such significant savings.

Answer 9

Large savings on the structural works - ceiling ties within flat 3F1 were also retained not just 3F2.
Associated downtakings and reinstating associated with the structural works within Flat 3F2.
Decoration in Flat 3F2.

Question 10

How did you deal with the additional time and work that you had to carry out which was required by option 2 under key issue 2. Specifically in regards to your employers fee.

Answer 10

Our scope had always included for cost reviews / breakdowns, albeit not the extent which I ended up doing.
I continuously monitored my time spent on the project using my V1 project accounting platform against our fee.
The additional time spent in terms of our fee was minimal and we agreed this did not require to be reviewed.

Question 11

How did you determine the severity of damage to the fire affected timbers.

Answer 11

I noted timbers with severe charring and cracking, and timbers with smoke deposits.
I highlighted these with the SE and discussed to what extent required replacement.
This included highlighting timbers which were not as severely damaged and requested brandering these.

Question 12

Why was a single stage tender process selected?

Answer 12

Chose a selective single stage tender process as the works had been designed before tender.
Selective to issue to local contractors with experience and skills in tenement repairs.
Experience on another fire damage where the LA requested PCS and this had a more open return and ultimately a contractor from Glasgow won and resulted in remote managing which had its own negatives.

Question 13

How did you advise your Client on selecting a Minor Works with Contractors Design Contract.

Answer 13

The works were simple in nature.
Had been designed before the tender.
We intended to administer the contract.

Question 14

You were both the designer and contract administrator. Did you consider this as a conflict of interest?

Answer 14

Not a conflict of interest.

The role of the Contract Administrator is to impartially administer to contract.
My role as designer as part of my companies ISO policy all my work is QA checked before.
My Client was aware of this and having the same arrangement on previous project agreed this would not prevent me from providing a good service.

Question 15

What is the British Standard for the chimney fixing detail?

Answer 15

BS EN 1993