1
Q
How does NRM Mitigate risk?
A
- Risk Avoidance - When the risk is unacceptable and must be avoided e.g. alternative design
- Risk Reduction - level of risk is still unacceptable and is reduced e.g through different materials or construction method
- Risk Transfer - pass the responsibility to another party, may still cost the employer but the cost of the risk is less than the cost of the premium e.g. through insurance
- Risk Sharing - occurs when risk cannot be completely transferred but shared between parties
- Risk Retention - Risk retained by the employer
2
Q
Name the basic principles to risk mitigation
A
- Elimination
- Substitution
- Engineering Controls
- Administrative Controls
- PPE
3
Q
What Constitutes a legally binding agreement
A
- Offer
- Acceptance
- Consideration
- Capacity
- Legality
- Intent
4
Q
What does JCT stand for and when was it founded
A
Joint Contracts Tribunal
1931
5
Q
Name 5 types of JCT Contracts
A
JCT Standard Building Contract (with and without quantities) JCT Design & Build JCT Intermediate Building Contract JCT Major construction Works JCT Minor Works contract
6
Q
What does NEC Stand for and when was it founded
A
New Engineering Contract
1993
7
Q
Name the 6 Types of NEC Contracts
A
Priced contract with activity schedule Priced contract with BoQ Target contract with activity schedule Target contract with BoQ Cost Reimbursement Management contract
8
Q
What are main updates in JCT 2011 - 2016
A
- Set date each month for valuation as appose to ‘monthly’
- Interim valuations now occur monthly even after PC as appose to every 2 Months in 2011
- Inclusion of CDM Regulation 2015
- Inclusion of Public Contracts regulations
- Any loss / expense must be done within 28 days of receipt or 14 days of an update
- Client is now employer
9
Q
What are the main differences between JCT and NEC
A
- JCT are fixed price lump sum whereas NEC offers target price
- JCT allows provisional sums, NEC doesn’t
- Programme is not a mandatory part of JCT contract Docs, it is within NEC
- JCT has relevant events and relevant matters to deal with EOT and loss/expense whereas NEC has compensation events
10
Q
What are the different roles under JCT D&B and Standard Building contract?
A
D&B
Employer - payer
Contractor - Payee
Employers Agent - Certifier
Standard Employer - payer Contractor - Payee Contract Administrator - Certifier QS - Valuer
11
Q
What’s different between patent and latent defects?
A
Patent defects are obvious defects which are identified before PC, latent defects are hidden defects and occur during the defect liability period.
12
Q
What is a balance Sheet
A
A snap shot statement showing a businesses financial position at that point in time. Showing assets and liabilities telling you how much a companies owes and owns.
13
Q
What is a profit and loss statement
A
Summary of income and expenditure, usually prepared quarterly or annually
14
Q
How would you make a cashflow?
A
If i had no information I would populate a standard S curve however assuming i have a programme I could allocated the budget to the key activities and and then base my cashflow around this.
15
Q
What is the pupose of a cashflow?
A
A cashflow can be used for various different purposes:
- A monitoring tool for the client
- To advise client about when they require available funds
16
Q
What are the 3 stages of insolvency?
A
Administration - When the court takes control of the company
Liquidation - When the bank sells off assets to pay creditors
Receivership - Creditor appoint receiver for one or more of the company assets.
17
Q
What would you do if the contractor goes insolvent?
A
- Immediately go and lock the site
- Recommend that the client change the insurances
- Value the works done to date
- Stop any current outgoing payments
- Take a full inventory of goods on site
- Approach sub-contractors directly to finish off the works.
18
Q
During Liquidation what is the order of people who get paid?
A
- Fixed charge holders - Bank
- Liquidator fees / charges
- Preferential creditors - pension / employees
- Floating charge holders
- Clients
19
Q
What are some signs that a company may have financial issues?
A
- Industry rumours
- Over valued valuations
- Less labour on site
- slow progress on site
20
Q
What is a business plan?
A
A complete description of the business, like a roadmap for the business from a marketing, financial and operations standpoint
21
Q
What is SWOT and PEST and why are they used?
A
Strengths, Weaknesses, opportunities and threats - Measures a business
Political, Economical, Social and Technological - Measures trends of the market
Both analysis tools to investigate and organise different aspects or influences on a business, this then feeds into the business plan
22
Q
How could you identify a client?
A
- Know the type of client they are, what sector they work within
- Learn their behaviours
- Understand their processes or company systems
- Identify employers requirements and objectives
- Maintain regular contact build a relationship
- Gain feedback regularly
- Do business development actives
23
Q
What makes a successful complaints handling procedure?
A
- Be fit for purpose
- made available to all staff
- be understood by all staff
- Readily supplied to complainants or potential complainants
- Regularly reviewed by senior level
- agreed with PII broker / provider
- provide details of access to redress
24
Q
Types of fee proposals
A
- Lump Sum or fixed fee
- Time Based Charge
- Percentage based fee
25
What guidance note is there around fee proposals?
RICS guidance on fees - Transparency consultation final report 2010
26
What are the 4 factors that may affect a fee proposal?
- Size and complexity of project
- Location of consultant to site
- programme and resources
- Scope of works
27
What are the 4 main elements of a fee proposal?
1. Type - lump sum, % basis, time charge
2. Terms & Conditions
3. Exclusions
4. Assumptions
28
What are the different types of communications
- Verbal
- Non Verbal
- Written
- Visual
- Listening
29
What is negotiation?
When both parties negotiate to try and resolve the issue, it is a problem solving efforts f the parties themselves.
30
What are the types of negotiation
- Neutral Fact finding = when a neutral party investigates the issue and presents findings
- Expert Appraisal = same as above but he person is an expert in the field
- Early Neutral Evaluation = unbiased review of the issue by a 3rd party, process often leader to further negotiation or ADR.
31
What is Adjudication?
It is the UK Statute dispute resolution, the final outcome is determine by a third party and it is a binding decision.
32
What is Arbitration?
Private dispute resolution process with provides a legally binding decision that cannot be disputed, It was brought about by the Arbitration act 1996 and must be stated it the contract to apply. However its not recommend as it is expensive and slow.
33
What is Litigation?
It is a dispute resolution process held at the technology and construction court. All proceedings are public domain and there are no appeals on final decisions. However it is not recommended as it is costly and normally a slow process.
34
What are the key elements of a business plan?
- The Executive summary
- A description of the business
- The market (s) the business will operate in
- A SWOT or another equivalent analysis
- Management team and personnel
- Products or services offered
- Marketing
- A financial Plan
35
What is the importance of a business plan?
A business plan is a strategic tool used to create an efficient strategy for growth, determine future financial needs and attract potential funders / investment
36
What is the RICS complaint handling procedure?
1. Allocate complaint to relevant party (unit director)
2. Set timescale (28 days)
3. Investigate the complaint
4. Conclude
5. notify the client of the results
6. Formally record
7. Lessons learnt
37
How would you prepare for a negotiation?
- Know your strategy
- Choose your negotiation style
- Identify goals
- Prepare a SWOT analysis
- List Pre-meeting questions
- form trading plan
- Set an agenda
- Build a team
38
What are the 5 ethical standards?
```
Act with Integrity
Act in a way that promotes trust within the profession
Always provide a high level of service
Treat others with respect
Take responsibility
```
39
What are the rules of conduct for members?
```
I - Interpretation
C - Communication
E - Ethical Behaviour
C - CPD
S - Service
C - competence
S - Solvency
I - Information
C - Co-operation
```
40
How do the rules of members differ for firms
```
I - Interpretation
C - Communication
P - Professional behaviour instead of ethical behaviour
C - competence
S - Service
C - CPD and Training
S - Solvency
I - Information
C - Co-operation
```
```
Adds on
C - complaints handling
C - Clients Money
I - Indemnity
A - Advertising
A - Arrangements for cover of incapacity or death of sole practitioner
U - use of designations
```
41
How would you deal with a conflict of interest?
A soon as a conflict of interest is known it must be flagged and highlighted. I would advise the client of the conflict and offer him two options:
a) we terminate our role
b) we continue and put appropriate measures in place
42
What is an information barrier?
Also known as an ethical barrier it is an clear divide or separation that prevents groups communicating with each other. they must:
- Have separate working locations
- Separate admin teams
- Not communicate or share information
43
What is PII insurance?
Professional Indemnity Insurance - protects against negligence
44
Name 4 types of insurances?
1. Professional Indemnity Insurance
2. Public Liability Insurance
3. Employers Liability Insurance
4. Contractors all risk
45
How would you deal with client money correctly?
- Keep the money in a completely separate account from all others
- The account should be handled and managed by someone director or partner level
- the client must be made aware of the account details and conditions
- Interest is to be paid to the client unless otherwise agreed beforehand
46
What has the RICS In place to protect client money?
Client money protection scheme which is a scheme set up in the UK to provide protection as a last resort if an RICS regulated firm cannot repay client money.
47
What is the 5 Point PPE
1. Hard hat (with relevant stickers)
2. High vis
3. Gloves
4. Goggles
5. Steel toe capped boots (rigger boots are banned on many sites now due to the lack of ankle support)
48
What are the different types of asbestos?
1. Chrysotile - White - banned from 1999
2. Amosite - Brown - banned from 1985
3. Crocidolite - Blue - banned from 1985
49
What are the different types of asbestos survey?
1. presumptive
2. Sampling
3. Intrusive
50
In the surveying safely guidance note what are your personal responsibilities?
- Knowing and understanding the health and saftey risks appropriate to the task I am undertaking.
- Ensure that corporate health and saftey policies and procedures are practiced efficiently and competently.
51
How have the RICS Recently introduced metal health?
They have added an extra professional body titled out mental health.
52
How can you facilitate an environment that is inclusive?
- report any cases of discrimination, abuse or unfair criticism
- ensure everyone has a voice and a change to relay their opinions
- Ensure I am being respectful to everyone's cultural backgrounds
- Be sympathetic and accommodating to peoples personal lives and commitments.
53
How long should you store data for?
It depends on what the data is but only for as long as necessary.
54
What is GDPR
general data protection regulation
55
Is GDPR still applicable?
No following BREXIT GDPR is no longer available as it is an EU law. The UK will now follow the data protection act 2018 as of January 2021. also known as UK GDPR
56
Define Sustainability?
Meeting the needs of the present without compromising the needs of the future
57
What is BREEAM
```
world leading sustainability assessment method. Its scoring system is:
<30 unclassified
31-44 Pass
45 - 54 Good
55-69 Very good
70-84 Excellent
85+ outstanding
```
58
What is LEED?
```
Leadership in energy and environmental design is an assessment method developed in USA. certification includes:
Certified
silver
gold
platinum
```
59
What is SKA
SKA rating is an environmental assessment method run and owned by the RICS. it is for fit out projects.
60
What does PV stand for and what are the advantages and disadvantages of each?
```
Photovoltaic
Adv
- Highly reliable
- Strong persistence (usually have a warranty of bout 25 years)
- Low maintenance costs
- Zero fuel consumption
Dis
- High start up cost
- dependent on weather
```
61
What are the advantages and disadvantages of ground source heat pump?
Adv
- low running cost
- eligible for grants
- virtually silent
Disadv
- High installation cost
- Efficiency effected by soil types
- tricky to install in retrofit
62
Name the 3 different NRM books?
NRM 1 - Order of Cost Estimating and cost planning for capital building works
NRM 2 - Detailed measurement of building works
NRM 3 - Order of Cost Estimating and cost planning for building maintenace works
63
What are the RIBA stage of works
```
0 - Strategic definition
1 - Preparation and briefing
2 - Concept design
3 - Spatial co-ordination
4 - Technical design
5 - Manufacturing and Construction
6 - Handover
7 - Use
```
64
When would you issue the various cost plans
Order of cost estimates - done during the first preparation stages (RIBA 1/2)
Formal Cost Plan - done during the early design stages (RIBA 2)
Formal Cost Plan 2 - Done during the design development stages (RIBA 3/4)
Formal Cost Plan 3 - Also known as pre tender estimate
65
How does NRM 1 deal with risk?
They recommend having seperate allowances as follows:
1. Design Development Risk -for use during design process for things like planning requirements, design developments, delays in tendering.
2. Construction Risk - for use during construction phase for things like site conditions, ground conditions and delays to statutory undertakings
3. Employers Change Risk - for use during both design and construction for employer driven changes
4. Employers other risks - an allowance for other employers risks like early handover, postponement etc.
66
What does BCIS Stand for?
Building Cost Information Service
67
Name the different sections within NRM 1
```
Facilitating Works
Substructure
Superstructure
Internal Finishes
Fitting, Furnishings and Equipment
Services
Prefabricated Buildings and Buildings Units
Work to existing buildings
External Works
```
68
What are the advantages to grass crete
- good drainage
- Good load bearing to allow for vehicles
- eliminates costs such as kerbs and sub-base depths
69
What is the purpose of cost reporting
Inform the client of likely outturn cost of project. if done accurately and regularly it can be a huge benefit to the client. typical headings will include construction costs, professional costs, legal fees etc.
70
Name two different pricing documents?
1. Contract Sum Analysis
| 2. Bill of Quantities
71
What is a provisional sum?
An allowance made within a construction contract for works that are not sufficiently designed, defined or detailed to allow an accurate costing at the time in which the contract was entered into. It would be a priority to try and expend those sums and replace with firm costings as soon as possible once the contract is entered into.
72
What are the two types of provisional sums?
Defined - they have enough detail that the contractor is expected to make allowance for programming, planning and prelims.
Undefined - less well described so the contractor cannot make allowance for programme price and prelims
73
What are the advantages and disadvantages to provisional sums
Adv
- Defined provisional sums allow the employer to transfer risk to the contractor as they are deemed to have made allowance for programme etc.
- For contractor, shows intent for employer to undertake additional works.
Disadvantage
- increase risk
- Contractor could omit them from contract, could lead to loss of profit if another contractor appointed
74
What are the valuation rules
they are a set of rules which govern how you must value works.
1. Bill rates or pricing documents rates - if works are similar in character
2. Contractor quotation
3. Fair and reasonable rates - Case law can be used to justify this
4. Day work - things that cannot be properly valued by measurement
Also other guidance around this which is found in the RICS guidance note valuing change
75
What are the elements which can be expected in a valuation?
```
Measured works
Prelims
Omission of Provisional Sums
Variations
Loss and Expense
Retention
```
76
What does it take to make a legally binding agreement?
```
Offer
Acceptance
Consideration
Capacity
Legality
Intent
```
77
What are the difference between a legally binding contract and an invitation to treat?
An invitation to does not have any intent to bound into a legally binding agreement it is sort of an offer to investigate. A contract has to have the 6 elements and is intended to be a formal contract. This is supported but contract law such as Gibson Vs Manchester City Council.
78
Name the 4 different types of Bonds
Retention Bond
Performance Bond
Off site materials Bond
Advanced Payment Bond
79
What is retention, and how can a retention bond be used as an alternative?
Retention is a sum of money deducted at each interim payment to provide the client with security that any defects, both patent and latent, will be rectified. There is no set amount under JCT but the industry standard is either 3 or 5%. 50% is usually released at PC and the other 50% held until the end of defects liability period. A retention bond is an alternative to deducting it monthly, and will be for 3 or 5% of the project value.
80
What is practical completion?
Once all the contracted works are complete and all relevant sign offs have been met.
81
Name the advantages and disadvantages of a traditional procurement route?
Advantages:
- client has close control over the design
- Greater certainty on design, cost and quality
Disadvantages
- No early contractor involvement which may prove risk with buildability
- Longer procurement route
82
Name the advantages and disadvantages of a design and build procurement route?
Advantages:
- Overlap design and construction so shorter programme
- Single point of contact once contract appointed
Disadvantages:
- Quality maybe compromised
- Design finalization maybe hard unless contractor know client requirements exactly
83
Under NRM what are the different sections?
```
Facilitating works
Substructure
Superstructure
Internal finishes
Services
Prefabricated Buildings and Units
Minor demolition and alteration works
External Works
Preliminaries
OH&P
Project / design fees
other development / project costs
```
84
Name the 3 different foundations
- Strip
- Pile
- Raft
85
Name the different types of piles
```
Replacement Piles
Displacement Piles
Sheet Piles
Contiguous piles
Secant Piles
```
86
Name some advantages and disadvantages of strip foundations
```
Adv
- Cheaper foundation
- Easy to build
Disadv
- Might need trench support
- not good to extremely heavy loads
```
87
Name some advantages and disadvantages of Raft foundations
```
Adv
- Can also act as a ground floor slab
- good for variable soils
Disadv
- Expensive as include reinforcement
- Require formwork
```
88
Name some advantages and disadvantages of Pile foundations
Adv
- very good loading capacity as can transfer load deep into the ground
- Suitable for built up areas as wel as rural areas
Disadv
- Displacement piles can be noisy and cause vibration which might impact adjacent structures
- can be costly depending on type and size
89
What is substructure?
Everything below ground including the ground floor slab
90
Name 4 types of frames
STeel frame
Concrete frame
Timber frame
Space frame
91
Name some advantages and disadvantages of Concrete frames
```
Adv
- Flexiblity to suit on site design changes
- Fire and sound resistant
- Low Maintenance
Disadv
- Slower construction method
- Need reinforcing
```
92
Name some advantages and disadvantages of Steel frames
```
Adv
- Strongest strength to weight ratio
- Lightweight
- Fast construction
Disadv
- Need to add fire protection coating
- Expensive
- On site changes can be hard
```
93
What is the size of a standard brick and how many can you fit in a m2?
215mm x 102.5mm x 65mm
| 60 per m2
94
What are building regulations, and name some?
```
Minimum standard of design, construction and alterations applying to virtually all buildings.
Part A - Structure
Part P - Electrical Safety
Part M - access and use of building
Part Q - Security
Part B - Fire Saftey
```
95
What has happened since grenfell?
Independent review of building regulation and fire safety was announced. Hackett issued a report in December 2017 then may 2018 the final report was issued called building a safer future. there was 50 recommendations for government to deliver a more robust regulatory system. will apply to all building 10 stories or more.
96
What are the advantages of off-site construction?
- Higher quality
| - Reduce time on site = shorter programme
97
What is the difference between tendering and procurement
Procurement - overall act of obtaining good and services from external sources
Tendering - phase within procurement which involves bidding process to obtain prices and how contractor is actually appointed.
98
What are the three main types of tendering strategy?
Single Stage Tender - all tenders are submitted tender documents, and given an allocated amount of time to respond. All returns are analyzed and the preferred contactor appointed
Two Stage tendering - first stage enquiry tender sent out and preferred contractor appointed earlier based on quality of their bid, quality of their team and prelims. they then join design team to develop design
Negotiated tender - similar to single stage with a single contractor and then the contract sum is negotiated. Good to note gov and public bodies don't allow negotiated tenders
99
What does CDM stand for and what year were the regulations published?
The construction design and management regulations were issued in 2015
100
What is aim of CDM regulations?
Aim to improve H&S in the industry by helping to:
- sensibly plan work so risk is managed from start to finish
- right people for right job
- Cooperaate and coordinate with others
- right information about risks and how they are being managed
- communicate information effectively
- consult about risks and how they are being managed
101
Who are the different duty holders under CDM and what are their duties?
Commercial clients - Make suitable arrangements for managing project, relevant information prepared for other duty holders, make sure principle designer and principle contractor doing roles & provide welfare facilities
Domestic Client - client duties normally transferred to contractor
Designers - when preparing design they must eliminate, reduce or control risks and provide appropriate information to other duty holders
Principle designer - help plan manage and monitor H&S during pre construction phase
Principle Contractor - help plan manage and monitor H&S during construction phase incl liasing with client, preparing construction phase plan
Contractor - help plan manage and monitor H&S during construction phase for their works
Workers - take care of own H&S and report any issues
102
What is construction phase plan?
Came about as a result of CDM regulations 2015 and outlines how H&S will be dealt with throughout the project including things such as site rules.
103
What is MMC?
It is a process which focuses on off-site construction
104
Name some of the advantages for modular construction?
- Quality
- Speed due to concurrent working
- Environmentally friendly, less waste and pollution
105
Name some of the disadvantages for modular construction?
- Limited quality
- Difficult to transport modules
- Risk if company goes bust
