APC - Case Study > General > Flashcards

General Flashcards

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1
Q

10 Old Bond Street: What was the reason you came in so far under budget?

A

Omitted works:
- Concrete paving slabs replacement not required [couldn’t see on initial inspection due to ductwork blocking view].
- Coping stones re-bedding [repointed instead].
- External lighting repairs not required.
- M&E plant mostly removed by someone else.
- Brickwork repointing reduced [stone repointing increased].
- Doff clean changed to jet wash [acoustic enclosure].

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2
Q

a) How are sub-contracts warrantied?
b) What forms were used?

A

a) Collateral warranties.
b) JCT form (as a deed).

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3
Q

KI 1: How much more would it cost to go with Option 2 rather than Option 3?

A

£11,000.
[£5k vs £16k]

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4
Q

KI 1: How much longer would Option 2 have taken versus Option 3?

A

Around 1 week.

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5
Q

How did you report to the client in terms of project costs?

A
  • Payment certificates/valuations.
  • Regular meetings.
  • Variations [discuss and get approval from client].

[Payment certificate:
- Contract sum.
- Certified amounts to date.]

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6
Q

How did you deal with the variation of the works on a contractual basis?

A
  • I agreed works with the contractor.
  • Put this onto a variation order with costs.
  • Issued to contractor.
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7
Q

How did you value the variations?

A
  • Contractor quote.
  • Previous jobs of similar nature where possible.
  • Cross-checked with BCIS.
    [- Tendered works (one other contractor).]
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8
Q

Could the contractor have refused the variation? If so, on what basis?

A

Yes, based on:
- Quantity [or quality] of the works.
- Changes to the design.
- [Site access].

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9
Q

What would the procurement route be for Old Bond Street?

A
  • Traditional procurement route.
  • Single stage tender of 3 contractors and selected Vesta.
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10
Q

Why did you use an Intermediate contract rather than MW?

A
  • Client wanted more formal procedures [wording specific in IC but general in MW].
  • More detailed clauses [EOT - more Relevant Events].
  • Loss and Expense provision [reduces disputes - clearly defined in contract].
  • Multiple different trades.
  • JCT guide (decision tree).
    _
    [- Traditional procurement route.]
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11
Q

You have stated that you prepared the preliminaries on the project, what did you include in these?

A
  • Describes the nature of the works.
  • Contract elements [IVD, LD rate, rectification period, PC date].
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12
Q

What information did you include in the preambles?

A
  • Project overview.
  • Objectives.
  • DoW.
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13
Q

What provisional sums did you include?

A
  • Concrete paving slabs.
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14
Q

What was the tender period?

A
  • 3 week tender period.
  • 3 week lead-in to begin works.
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15
Q

What did you check regarding the contractor’s insurance?

A
  • PII (negligence).
  • Public liability (accidents).
  • All-risk (property) [covers the value of the works].
  • In-date.
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16
Q

What were the variations on the project?

A

Add:
- Stone panels repointing.
- Leadwork to upstands.
- Liquid repairs to platforms.
Omit:
- Concrete paving slabs.
- Coping stones.
- External lighting repairs.

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17
Q

What was your role for releasing the retention at Old Bond Street?

A

I released 2.5% on PC. [2.5% released when Making Good Certificate issued].

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18
Q

What RIBA stage did you prepare your specification to?

A

RIBA Stage 4 - Technical Design.

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19
Q

Can you provide an example of an instruction on Old Bond Street?

A
  • Liquid applied repairs to the raised platforms.
    [Removal of water tank.]
    [- Additional leadwork.]
    [- Additional repointing to stone cladding.]
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20
Q

Note: Liquidated Damages could not be claimed by the client as they had suffered no direct loss. These were set at £5,000 per week in the contract, calculated as the loss suffered by the client from future rent.

A
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21
Q

How did you ensure the works were built according to the specification?

A
  • Regular inspections.
  • Valuations [allocate percentages and check works].
    [- Conversations with the contractor.]
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22
Q

How was the budget cost calculated?

A
  • Tender sum.
  • Contingency [10%].
  • Fees [CA and PD (CDM)].
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23
Q

Note: Liquidated damages sum: £5,000 per week [not required on this project].

A
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24
Q

What process did you go through to establish whether the time claimed by the contractor was deemed excessive?

A

Assessed:
- Proposed programme.
- Works run concurrently?
- Critical path.
- Weather-dependant works.

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25
What were the implications when the BSA came into force during the project?
No impact as not HRB and no building regs required. [Act partly came into force June 2022 and fully in October 2023.] [Building safety regulator, accountable person].
26
Does the form of contract used deal with cost fluctuation in any way?
- IC: Included if selected (not included by default but contract allows for them). - MW: No - contract amendment required.
27
Was a Principal Designer (BSA) required on the project?
- No, not required. - Discussed with BCA and they said no building regulations required. [Required from October 2023 onwards on projects where building regs apply]
28
How did you establish the brief with the client?
- Inspected the site together. - Took notes, photos. - Confirmed in writing. - Wrote spec.
29
What information could you have used to develop the client's brief?
O&M manuals [none available on this job].
30
Old Bond Street: Talk me through the build-up of the inverted roof.
- Inverted: - Deck. - Covering (asphalt). - Insulation [XPS (extruded polystyrene) - water-resistant]. - Filter layer [not included]. - Ballast/concrete slabs. [Vapour control layer not often used for inverted roofs especially concrete decks.] - Warm roof: Deck, vapour control layer, insulation, covering. - Cold roof: Plasterboard, vapour control layer, insulation (between beams), deck, covering.
31
a) What was the specification of the leadwork? b) How did you specify that? c) Why did you specify that?
a) Code 4 [1.8mm]. b) Used BS EN 12588. c) Strong enough but flexible enough [for its application].
32
a) Did you write the specification? b) What did you use to write this?
a) Yes. b) - Previous jobs of a similar nature. - AD and BS. [- NBS Chorus.] [- BS 8000.]
33
a) What type of mortar was used for the brickwork and stone repointing? b) How did you specify this?
a) Brickwork: cement mortar. Stone: lime mortar. b) Brickwork: Lime [non-H], cement, sand [1 : 1 : 6]. Stone: Lime [hydraulic] and sand [1 : 3].
34
What was: - Contract sum. - Final account. - Contingency (% and £). - Contractor prelims. - LDs. - Tender period and lead in.
- Contract sum: £186k. - Final account: £180k. - Contingency (% and £): 10% and £18,600. - Contractor prelims: £1,000 p/week. - LDs: £5,000 p/week. - Tender period and lead in: 3 weeks for each.
35
How were you appointed?
- Single stage tender. - Fee proposal (lump sum) - percentage of the works at 10%. [chartered suveryor did this]. - Sent Terms of Engagement.
36
What could have caused the pointing to deteriorate?
- Weathering. - Freeze/thaw cycles. - Age [time since it was last repointed].
37
What were the range of tenders?
£186k-£220k
38
How did you assess whether the contractor's were competent?
- PII. - Constructionline [finances, H&S]. - CHAS (Contractors Health and Safety Assessment Scheme). - Request samples of previous projects.
39
What were the main costs on the project and what were the amounts?
- Asphalt [£10k]. - Liquid repairs (raised platforms) [£5k]. - Staircases (redecorate) [£5k]. [- Leadwork (upstands) [£2k].]
40
What manufacturer did you use for the liquid repairs to the flat roof?
Sika - 2 coats.
41
a) What was the insurance option selected? b) What was the benefit of this? c) What happens at Practical Completion?
a) - Insurance for existing structures (option C). b) - Suitable for refurb projects, insures existing structure [no disputes if existing structure is damaged]. c) - Insurance responsibility passes to the client [starts as joint names - client and contractor].
42
a) Who was PD (CDM)? b) How did they manage health and safety of the building?
a) Chartered surveyor who supervised on the project. b) - Reviewed CPP and RAMS. - PCI. - Requested building information from the client.
43
What are the typical defects associated with a property constructed in 1999?
- Asbestos. - Mortar degrades. - Flat roof defects.
44
What did you include in the tender documents?
- SoW. - Prelims. - Materials and Workmanship. - Form of Tender. [- PCI (appended).]
45
What conservation area is Old Bond Street in?
Mayfair conservation area.
46
Old Bond Street: What was the value of the variations?
£30k approx. [- Asphalt [additional]. - Lead flashing [additional]. - Additional repointing. - Raised platforms.]
47
Was the project notifiable under CDM Regulations 2015?
Yes, exceeded 500 person days. [No. of workers x no. of working days]
48
Old Bond Street: Why did you choose a single stage tender route?
- Design already complete [no need for contractor input (two stage)]. - Competitive pricing [all tenders submitted at once].
49
Old Bond Street: What are some typical defects with stone panels?
- Pointing [degrading]. - Spalling. - Fixing issues.
50
a) What was the rectification period on the project? b) How does this differ to a MW contract?
a) Rectification period: 12 months (12 months by default in IC). b) MW is 3 months by default.
51
What are the benefits to the client and contractor of including more detailed EOT and Loss and Expense provisions within an Intermediate contract?
- Disputes [reduced] > less chance of delays. - Relevant Events. - Loss and Expense provision. - No exaggerated claims [contractor proves loss].
52
Old Bond Street: Why did you specify Doff cleaning instead of jet washing?
Low pressure [can damage stone with jet washing].
53
Old Bond Street: What were your considerations prior to the commencement of your project?
- Conservation area [maintenance and repair]. - R&D survey. - Pavement licence [contractor sorted]. - No buildings regs required [consulted BCA].
54
Old Bond Street: a) What type of specification was used? b) What are some disadvantages with this?
a) Prescriptive spec. [Prescriptive used when basing budget off winning tender; performance used when doing a pre-tender estimate]. b) - Design responsibility on client side. - Cheaper alternative products not used. [For D&B contracts this saving would go to the contractor as they take design responsibility to achieve certain standards and are paid a lump sum to do so, so any savings go to them].
55
Old Bond Street: How did you monitor the contractor’s progress on site and ensure compliance with the specification?
- Fortnightly inspections and meetings. - Compare works against spec and programme. - Photos and notes.
56
Old Bond Street: If you identified defective work during your regular inspections, how would you have dealt with it?
- Discuss with contractor [practically]. - Issue Defect Notice [contractually].
57
Old Bond Street: How did you ensure value for money for the client throughout the project?
- Fortnightly inspections. - Compared programme to progress [loss of rental income]. - Compared spec to quality of works [rework]. - Meetings [discuss issues]. _ - Advised on remedial works [liquid applied repairs, coping stones]. [- Valuations.]
58
Old Bond Street: What advice would you give the client if similar defects reoccur after completion?
- Rectification period. - Contractor to rectify at their cost.
59
Old Bond Street: How was the budget for the works established?
- Tender returns then tender analysis [for accurate cost]. - Budget set at preferred tender sum. [No pre-tender estimate] [Pre-tender estimate done by measuring quantities from drawings and using BCIS for rates which are broken down into elements i.e. substructure, finishes]
60
Old Bond Street: How did you know the mixture being used for the stone facade was correct? Did you sample the repointing works?
- BS EN 998 [mortar]. [Lime : sand = 1 : 3]
61
10 Old Bond Street: a) What Building Regulations did you consider for the staircases? b) Did you consider anything regarding falling?
a) - Liaised with BCA who confirmed building regulations not required. - Nosing strips were installed - photo taken before their installation. b) - Grit included in paint. - Specified PTV >36. [Pendulum Test Value]
62
10 Old Bond Street: a) How was the lean-to roof safely accessed for the new coating works to be completed? b) Were there any protection measures in terms of fragile surfaces?
a) Scaffolding with edge protection, steps and a platform. b) Boarding was placed over the rooflights.
63
10 Old Bond Street: As the property was vacant and no heads of terms were signed indicating the loss of rental income to the client, how were the LDs calculated?
- Client's agent provided valuation. Could use: - Running costs [for building]. - CA fees. - Any other fees for project being delayed.
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