1
Q
PROVISIONAL SUM
A
An item of work that cannot be fully quantified or priced at a point in time.
2
Q
DEFINED PSUM
A
Works are described enough to allow the contractor to make allowances in their programme and prelims.
3
Q
UNDEFINED PSUM
A
Works are not in sufficient detail for the contractor to allow within their programme. Contractor can claim for extra time / prelims.
4
Q
BUILDING REGULATIONS (2010)
A
Official legal requirements for building works in the UK.
5
Q
BASE DATE
A
Usually 10 days before the tender return date i.e., when prices were obtained.
6
Q
PART M
A
Access to and use of buildings
7
Q
PART B
A
Fire Safety (updated in 2022)
8
Q
PART L
A
Conservation of Fuel and Power
9
Q
PART F
A
Ventilation
10
Q
RISK REGISTER
A
Schedule of identified risks
11
Q
TENDERING
A
The process of generating quotes from suppliers / contractors who submit with the aim of wining work, under competition or negotiation.
12
Q
FORM OF TENDER
A
Formal acknowledgement that the tenderer understands the project and accepted the tender conditions.
13
Q
OPEN TENDERING
A
An advert is put out. Contractors express their interest. Little to no barrier to entry, so anyone can submit a tender.
14
Q
SELECTIVE TENDERING
A
Selecting a shortlist from contractors who are deemed suitable for the job.
15
Q
SINGLE STAGE
A
A fully competitive tender where all design information is complete before issue. Contractors submit a lump-sum price based on full drawings/specs.
16
Q
Two-Stage Tendering
A
A tender process split into two parts:
Stage 1: Contractor selected based on prelims, OH&P, programme, and team fit.
Stage 2: Contractor works with design team to develop and agree the final price (often under a PCSA).
17
Q
Negotiated Tendering
A
A direct negotiation with one preferred contractor (no competition) to agree price, terms, and programme.
18
Q
Serial Tendering
A
Tendering based on a schedule of rates or priced project that is then re-used for similar future projects.
19
Q
PARENT COMPANY GUARANTEE
A
Where a parent company of a subsidiary guarantees the performance of the subsidiary company, and steps in working towards the same PC date and cost.
20
Q
PERFORMANCE BOND
A
A method of protection to the client should a contractor fail to fulfil their contractual obligations.
21
Q
ON DEMAND BOND
A
The bondsman pays an amount of money from the bond immediately, without needing evidence that the contractor is not performing, or that the client has suffered financial loss.
22
Q
CONDITIONAL BOND
A
The client must provide evidence that the contractor is not performing as per their obligations under the contract.
23
Q
ADVANCE PAYMENT BOND
A
Client has agreed to advanced payments within the contract and secures these against any default by the contractor.
24
Q
MATERIALS OFFSITE BOND
A
Protects the client against loss of offsite materials that they have paid for.
25
RETENTION BOND
Used instead of retention percentage.
26
RETENTION
A percentage withheld from the contractor’s gross valuation to create a pot of money which can be drawn upon for making good and defects in the defect liability period.
27
LIMITATION PERIOD
A period of time in which a party of the contract can bring a claim.
28
COLLATERAL WARRANTY
Creating a contractual link between parties of the contract and an external third party.
29
ASSIGNMENT
Contractual rights and obligations are transferred from one party to another. Transfers benefits only.
30
NOVATION
Contractual rights and obligations are transferred from one party to another. Transfers benefits and burdens.
31
LIQUIDATED DAMAGES
A genuine pre-estimate of the likely cost incurred to the client, should the completion date not be met.
32
CONTRACT PARTICULARS
The Contract Particulars form part of the JCT Agreement and set out the project-specific information that completes the standard printed clauses.
33
RELEVANT EVENT
A situation that entitles the contractor to an extension of time.
34
RELEVANT MATTER
Relevant Matters are the events or circumstances that may entitle the Contractor to recover direct loss and/or expense
35
EXTENSION OF TIME
An Extension of Time (EOT) is an adjustment to the Date for Completion granted to the Contractor when a Relevant Event has delayed the works beyond their control.
36
LOSS & EXPENSE
The contractor is entitled to reimbursement for the actual loss and/or expense incurred as a result of the progress of the works being materially affected by a relevant matter.
37
HGCR 1996
Housing Grants, Construction & Regeneration Act 1996
38
LDEDC 2009
Local Democracy, Economic Development and Construction Act 2009
39
UNDERHAND
Simple contract - 6 year limitation period.
40
AS A DEED
Formal written document - 12 year limitation period
41
EXPRESS TERMS
Actually written / a clause
42
IMPLIED TERMS
Typically covered under legislation.
43
COST ESTIMATE
Establishes whether a project is affordable and sets a realistic project cost limit
44
COST PLAN
Presents the estimated cost of a project in an elemental format. Used to control the development of design.
45
NRM 1
Order of Cost Estimating and Cost Planning for Capital Building Works
46
NRM 2
Detailed Measurement for Building Works
47
NRM 3
Order of Cost Estimating and Cost Planning for Building Maintenance Works
48
INFLATION
An increase in the general price level.
49
TENDER INFLATION
From the estimate base date to the date of tender return
50
CONSTRUCTION INFLATION
From the date of tender return to the mid-point construction
51
GROUP ELEMENTS:
FACILITATING WORKS
SUBSTRUCTURE
SUPERSTRUCTURE
INTERNAL FINISHES
FF&E
SERVICES
PREFABRICATED UNITS
WORKS TO EXISTING
EXTERNAL WORKS
52
SUB-ELEMENTS
Make up the group elements.
53
PRELIMINARIES
Items that cannot be allocated to a specific element. Includes management, staff, site establishment, temp services, security, safety and maintenance of site records, cleaning, bonds, guarantees, warranties etc.
54
OH&P
Contractor’s costs associated with head office administration proportioned to each building contract, plus the contractor’s return on capital investment.
55
RISK ALLOWANCES
These are listed in NRM1 as Group Element 14. 4 types noted below.
56
DESIGN DEVELOPMENT RISK
Risk associated with; unclear design team responsibilities, unrealistic design programme, planning constraints, use of provisional sums, inadequate site investigation.
57
CONSTRUCTION RISK
Risks associated with; archaeological remains, contaminated ground, adjacent structures, asbestos, ground water, existing tenants, restricted working hours, weather, health & safety.
58
EMPLOYER CHANGE RISK
Risks associated with; specific changes to scope of works, change to specifications / quality, changes to programme, Employer driven change/variations
59
EMPLOYER’S OTHER RISK
Risks associated with; end user requirements, unrealistic programmes, acceleration of works, contractual claims, contractor insolvency, delayed possession to site, delayed payments due to availability of funding.
60
BCO
British Council for Offices fit out guide defines…
61
CAT A
Base Building standard – provides RAF, suspended ceilings, basic lighting, emergency alarm systems. Functional space, not tailed to the Tenant’s requirements.
62
CAT B
Tenant Specific fit out – provides partitioning, specific lighting, furniture, fixtures, IT and audio installation, signage, finishes. Tailored to the requirement of the tenant
63
SHELL & CORE
Basic structure, services and building envelope. Includes fit out of reception, lobbies, WCs.
64
T42 TEST
Test to check stability of RAF pedestal fixing. 48hrs after the fixing is applied, a 3kg canvas bag is swung at an arc of 90 degrees on a 1 metre radius. Bag strikes pedestal head. If it fails, needs to be refixed and retested.
65
PPC
Polyester Powder Coating
66
SAS CEILING
A ceiling manufacturer called Special Acoustic Services.
67
STAGE 0
Strategic Definition
68
STAGE 1
Preparation & Brief
69
STAGE 2
Concept Design
70
STAGE 3
Spatial Coordination
71
STAGE 4
Technical Design
72
STAGE 5
Construction & Manufacturing
73
STAGE 6
Handover
74
STAGE 7
In Use
75
CASHFLOW FORECAST
A graph apportioning the value of packages against the construction programme.
76
COST REPORT
A forecast of the Final Account on an ongoing basis.
77
COMP6
Code of Measuring Practice 6th Edition May 2015
78
IPMS
International Property Measurement Standards
79
MARKET TESTING
Sending specs / design info out to contractors for pricing.
80
PRICING SCHEDULE
a breakdown of the Contractor’s lump sum price
81
IPMS ALL BUILDINGS
Latest IPMS publication in January 2023.
82
AREAS OF LIMITED USE UNDER IPMS
Areas that are incapable of legal or effective occupation e.g. limited height, limited natural light. These are to be measured but separated out of the area schedule.
83
BCIS
Building Cost Information Service
84
SPONS
Pricing estimating books updated throughout the year.
85
NIA
Useable area within a building, measured to the internal dominant face of a perimeter wall.
86
GIA
Area of the building measured to the internal face of the perimeter walls at each floor level.
87
GEA
Area of the building externally at each floor level.
88
VALUATION RULES
* Contract rate
* Star rate
* Agree fair & reasonable cost through internal data or market testing.
* Day works rates
89
IPMS 1
Measures the entire area within the external walls, including internal walls, columns, and vertical penetrations. Used for planning and cost purposes.
90
IPMS 2
Measures the internal floor area at each floor level, including internal walls but excluding external walls. Used for space efficiency and design benchmarking.
91
IPMS 3
Measures the occupiable or usable area, excluding internal walls, columns, plant rooms, toilets, etc. Most comparable to traditional NIA. Used for leasing and tenant discussions.
92
INTERNAL DOMINANT FACE
50% of the wall to floor height.
93
STRUCTURE OF NRM 1
* General
* Measurement Rules for Order of Cost Estimating
* Measurement Rules for Order of Cost Planning
* Tabulated measurement rules for the order of elemental cost planning.
94
RICS MOTTO
Est Modus in Rebus. There is measure in all things.
95
RICS Founding Date
FOUNDED IN 1868.
96
PRINCIPLES OF BETTER REGULATION
* PROPORTIONALITY
* ACCOUNTABILITY
* CONSISTENCY
* TARGETING
* TRANSPARENCY
97
R.O.C Nr 1
1. MEMBERS AND FIRMS MUST BE HONEST, ACT WITH INTEGRITY AND COMPLY WITH THEIR PROFESSIONAL OBLIGATIONS
98
R.O.C Nr 2
2. MEMBERS AND FIRMS MUST MAINTAIN THEIR PROFESSIONAL COMPETENCE AND ENSURE THAT SERVICES ARE PROVIDED BY COMPETENT INDIVIDUALS WHO HAVE THE NECESSARY EXPERTISE
99
R.O.C Nr 3
3. MEMBERS AND FIRMS MUST PROVIDE GOOD-QUALITY AND DILIGENT SERVICE.
100
R.O.C Nr 5
5. MEMBERS AND FIRMS MUST ACT IN THE PUBLIC INTEREST, TAKE RESPONSIBILITY FOR THEIR ACTIONS AND PREVENT HARM AND MAINTAIN PUBLIC CONFIDENCE IN THE PROFESSION.
101
R.O.C Nr 4
4. MEMBERS AND FIRMS MUST TREAT OTHERS WITH RESPECT AND ENCOURAGE DIVERSITY AND INCLUSION.
102
PURPOSE OF PII
To provide financial cover in the event a client suffers financial loss due negligence. The professional is protected from financial losses.
103
NEGLIGENCE
A breach of professional duty
104
MINIMUM INDEMNITY LEVELS =
* £100,000 or less = £250,000
* £100,001 to £200,000 = £500,000
* £200,001 and above = £1,000,000
105
MAXIMUM LEVELS OF UNINSURED EXCESS =
* £10,000,000 or less turnover last year = The greater of 2.5% of the sum insured, or £10,000
* £10,000,001 and above = No limit set
106
INCLUDED IN FEE PROPOSAL
Fee considering the duration, T&Cs, Scope of Services, Exclusions, Assumptions.
107
CONFLICT OF INTEREST
Anything that impedes an individual or firm’s ability to act impartially and in the best interest of a client.
108
PARTY CONFLICT
Your duty is owed to two parties in relation to the same professional assignment.
109
CONFIDENTIAL INFORMATION
Provided with confidential information but are not able to share between clients / colleagues
110
OWN INTEREST
A personal conflict e.g. relative on the tender list.
111
INFORMATION BARRIER
Physical / electronic separation of individuals within the same firm that prevents confidential info passing between them.
112
SUSTAINABILTIY
Meeting the needs of the current generation without compromising the needs of future generations
113
NET ZERO CARBON
Balancing out any carbon we produce, so whatever we put into the atmosphere, we take the same amount of carbon out.
114
THREE PILLARS OF SUSTAINABILITY
Social, Economic, Environmental
115
BREEAM
Building Research Establishment Environmental Assessment Method
116
BREEAM CATEGORIES
12 main categories; Management, Water, Energy, Transport, Health & Wellbeing, Resources, Resilience, Land Use & Ecology, Pollution, Materials, Waste, Innovation.
117
BREEAM SCORING
Outstanding 85%, Excellent 70%, Very Good 55%, Good 45%, Pass 30%, Unclassified.
118
CARBON NEUTRAL
Balancing the CO2 released into the atmosphere with the amount absorbed into the atmosphere.
119
WELL
An accreditation surrounding health and wellbeing when using buildings
120
WELL scoring
Bronze, silver, gold, platinum
121
WELL CATEGORIES
Air, Water, Nourishment, Light, Movement, Thermal Comfort, Sound, Materials, Mind, and Community.
122
Sectional Completion
Contractual subdivision of the works with separate completion dates and LDs
123
Practical Completion
Works complete for their intended use with only minor non-material defects outstanding; triggers retention release
124
Rectification Period
Fixed period post-PC for making good defects
125
Insurance Options A
New build—contractor insures the works.
126
Insurance Options B
Employer insures existing structures and works.
127
Insurance Options C
Tenant fit-out in existing building—Employer (often landlord/tenant as specified) insures existing structure; contractor insures the works. (You’ve got bonds—add this to round out risk/insurance.)
128
Joint Names Insurance / Waiver of Subrogation
Parties jointly insured so the insurer can’t pursue one co-insured for recovery; critical for landlord/tenant/fit-out interfaces
129
Third-Party Rights (TPR)
TPR grants rights via statute notice (no separate contract);
130
Collateral Warranties (CW)
CW creates a direct contract with step-in/PI obligations.
131
Fluctuations Options (JCT)
Options A/B/C—allow recovery for changes in labour/materials/taxes after Base Date (commonly excluded in fit-outs; state what your project used).
132
PCSA (Pre-Construction Services Agreement)
Agreement for Stage-1 contractor to assist design/buildability, develop price/programme, manage market testing before entering the main D&B
133
Employer’s Requirements (ERs)
output/spec and performance;
134
Contractor’s Proposals (CPs)
contractor’s design/solution to meet ERs.
135
Schedule of Amendments (SoA)
Project-specific edits to standard JCT
136
Pricing Schedule / Contract Sum Analysis (CSA)
Structured breakdown used for valuation and change control
137
Dayworks
Valuation of instructed work by time + materials + % for overheads/profit, using daywork sheets signed daily.
138
Due Date / Final Date for Payment
Statutory/payment timetable triggers under HGCRA.
139
Payment Notice / Pay Less Notice
Employer (or CA) must issue a Payment Notice; any reduction from the notified sum requires a valid Pay Less Notice before the deadline
140
Rw
(lab airborne rating)
141
Fire stopping
seal penetrations/junctions; fire resisting construction
142
143
PURPOSE OF NRM
Provide a standard set of measurement rules that are understandable by anyone.
APC - Document Specific Questions
flashcards
Decks in class (18)
# Cards
-
Technical Competencies338
-
Mandatory Competencies139
-
Case Study54
-
Ethics171
-
Definitions143
-
SOE Examples - Mandatory125
-
SOE Examples - Technical54
-
General Benchmarking Costs - Rates for Fit out31
-
NRM1 & NRM 227
-
Final Prep Questions49
-
ROC - ROC Behavoiurs5
-
VE for Louis Manchester5
-
Louis - Case Study2
-
IPMS4
-
M&E1
-
Case STudy - Beam Size8
-
Data Protection Penalties1
-
Contract Ammendments1
