RICS APC Building Surveying Questions You Must Know

During this post we’ll run through some practice questions and answers focussed on the Building Surveying Pathway. This mock interview will cover the core competencies for the BS pathway including Building Pathology, Inspection, Legal & Regulatory Compliance, Construction Technology, Contract Practice and Procurement & Tendering. From my experience of helping colleagues pass their APC over the last 9 years, I compiled the following questions & answers based on past APC interviews and really hope this helps candidates feel better prepared for their final assessment interview.

The following Questions & Answers are focussed on the Building Surveying Pathway

Building Pathology

Question) What are the causes and remedies for some of the defects associated with Flat Roofs?

Answer) The causes and remedies I am aware of include:-

Crazing – Surface crazing is caused where there is a lack of adequate protection from the harmful effects of exposure to the sun or, in rare occasions, chemical attack. If this is only in small localised patches no treatment is necessary but should be regularly rechecked. If the crazing is more widespread the areas will have to be re-roofed and specialist protection introduced.
Ponding – A minimum gradient of 1:40 is required for a flat roof to shed water effectively. Where the appropriate fall has not been built in or has been altered by structural movement ponding is likely to occur. Where water is allowed to sit on the surface of a felt roof for an extended period its lifespan will be drastically reduced. An increase in the gradient of the roof will need to be achieved through structural alteration and re-covering.
Thermal Movement – Cracks and splits can occur when there is thermal or moisture movement between the roof substrate and membrane. It is likely that localised re-roofing will be necessary to address this issue using a high performance felt.
Blistering – Blisters can be caused by water vapour pressure occurring below the roof covering. The blister should be cut and then re-bonded to the underlay allowing any trapped moisture to escape first. The source of the moisture should also be traced and rectified.
Flashings and Falls Around Openings Defects – Poor workmanship or deterioration of the flashing details around openings can lead to water ingress. Also poor detailing or construction of the structure can lead to structural movement around roof lights.
People – Punctures and rips are most often caused by impact damage by personnel or loose debris. They should be repaired using localised patch repairs.

Question) Please explain the inspection process you would go through to inspect a flat roof?

Answer) Firstly I would gather historical building information and details of any current or previous issues with the roof. I would then make arrangements for access and prepare necessary RAMS to establish the following details regarding the roof:-

Age.
Previous repairs undertaken.
When and where the roof leaks.
Ponding issues.
Use of the rooms below.
Whether the roof is used as a balcony or terrace.
Access arrangements.

Question) Describe three issues and remedies for rising damp?

Answer) Rising damp is caused either by lack of a damp proof course, a defective damp proof course or external features bridging the damp proof course. The remedy therefore involves removing the external feature causing bridging, the injection of water repellent chemicals into the brick work or the fitting of a new physical damp proof membrane. Where a damp proof course is not suitable, lime plaster and wash can be used to minimise the damage caused to the internal finishes.

Question) How would you identify penetration damp, what are the causes and how would you remedy it?

Answer) Penetration damp can be identified through the appearance of damp patches on walls, ceilings or floors. These patches tend to grow or darken after periods of heavy or prolonged rain. Causation can be due to rain driving through exposed masonry walls that have insufficient thickness, problems with cavity trays, cracked or detached rendering, defects to window cills and blocked cavity ties. Remedies for penetrating damp include the repointing of defective mortar joints, application of masonry water repellent, making good defective joint details, inspection of cavity trays and cavity ties to address any blockages and the inspection of areas of roofs such as chimneys, parapets and thresholds to address any defects in these elements.

Question) What is a cold bridge?

Answer) A cold bridge is created when materials that are poor thermal insulators come into contact, allowing heat to flow through the path created. Insulation around a bridge is of little help in preventing heat loss or gain due to thermal bridging. The bridging has to be eliminated, rebuilt with a reduced cross-section or with materials that have better insulating properties, or with an additional insulating component called a thermal break

Question) What are the causes of condensation and how would you remedy it?

Answer) Hot air is able to carry moisture and when this hot air hits a cold surface it loses some moisture as condensation. This water vapour comes from breathing, domestic activities such as cooking and bathing. It can lead to staining at cold bridges, peeling wallpaper and mould growth. Causes of condensation include a lack of insulation, lack of ventilation and unheated areas of the building. Remedies of condensation include a reduction in moisture generation, providing adequate ventilation, provide adequate heating and improving the building insulation.

Question) What ways could moisture enter the building and how would you differentiate between the different types?

Answer) Moisture can enter the building through the following forms:-

Penetrating damp — moisture gets into the building because there is a porous bridge transferring moisture by capillary action from the external face of the walls to the internal face of the walls. This could be due to a single skin of masonry, water trapped behind render and mortar snots on cavity ties. There may also be a hole in the roof which allows moisture in and gets into the ceiling due to the force of gravity.
Rising damp — moisture rises up the wall from the ground due to capillary action normally up to a maximum of 1m high tide marks. This is identified through a visual inspection of its location and extent and also use of a moisture meter. If there is a DPC, this may be failing with something bridging the DPC however one would need to ensure there are no other possible causes.
Condensation — hot moist air hits a cold surface and condenses causing the surface to absorb the moisture which encourages staining and mildew growth. This is identified through the distinctive mildew, the location of poorly ventilated areas with high humidity, kitchens, bathrooms, bedrooms and rooms used for drying clothes.

Question) You are inspecting a building and identify a number of cracks in the external wall, please explain your thought process when identifying this issue?

Answer) I would firstly note the material the wall is constructed from and what form of construction the building is. I would also consider any local factors which could be causing the cracking such as:-

Trees.
Stumps.
Alterations to the building.
Drains in the vicinity of the crack.
If there have been any alterations to the building such as extensions, rooms in the roof or internal layout alterations.

Design & Specification

Question) What is the RIBA Plan of Work?

Answer) It is produced by the Royal Institute of British Architects and describes the stages necessary to complete the briefing, design, construction and operation of a building. The plan of work outlines the stages, core tasks and information required at each stage.

Question) Tell us about your understanding of specifications?

Answer) Specifications describe the materials and workmanship required for the project. They do not include costs, quantities or drawn information and need to be read alongside other information such as:-

Bill of Quantities.
Schedules.
Drawings.

Specifications vary depending on the project. Performance Specifications gives suppliers more scope to innovate and adapt cost effective solutions. Prescriptive Specifications provide suppliers with a full design resulting in improved client certainty but create less opportunity for contractor innovation. Proprietary Specifications give reference to a single type of product to be used resulting in complete client certainty whilst sacrificing contractor innovation.

Question) Please explain your understanding of the term schedules of work?

Answer) A schedule of works provides an instructional list of the works required. The schedule should allow the contractor to identify any significant work and materials that will be required. References to requirements around quality criteria are provided through supporting specifications. The location and size of the project is provided on accompanying drawings.

Question) What are Provisional Quantities?

Answer) A ‘provisional quantity’ refers to an estimated quantity of work required to complete a construction project where the exact amount required cannot be determined at the time of tendering. This is often due to unknown factors around the design or site conditions. Provisional quantities are usually included within the contract sum and are subject to adjustment once more information is made available during the project which allows an accurate quantity to be determined.

Question) What is a Schedule of Rates?

Answer) A schedule of rates is used when the nature of the work is known but cannot be quantified. In the absence of an estimate, the contractor will provide unit rates against the items that are intended to cover all likely activities that might form part of the works. As the extent of the works is unknown, the rates are used to provide for overheads, profit and general prelims such as scaffold, power, supervision and welfare. On projects longer than 18 months, escalation provisions may apply which are based on annual percentage increases or stipulated indices.

Question) What is a Designers Risk Assessment?

Answer) Designers Risk Assessments are used by designers to identify hazards or any hazardous activities in order to eliminate or reduce them. Through their use, the risks identified are aimed to be designed out at the design stage and those that cannot be omitted are highlighted for mitigation where possible. The HSE publish a red, amber, green list to assist designers in ascertaining what should be encouraged or eliminated.

Question) What are the Building Control Performance Standards?

Answer) The Building regulations set the standards to be achieved within the construction of Buildings. The Building Control performance standards are produced by the Building Control Performance Advisory Group which help ensure uniformity between local authorities and approved inspectors to adopt a consistent approach when assessing compliance with the standards. The performance standards are made up of:-

Policy Performance and Management Systems.
Resources.
Consultation.
Pre-application contact and provision of advice.
Assessment of plans.
Site Inspection.
Communications and Records.
Business and professional Ethics.
Complaints Procedure.

Question) Please explain your understanding of the term, ‘modern methods of construction’?

Answer) The RICS published ‘Modern Methods of Construction: A Forward thinking solution to the housing crisis?’. This listed the following as modern methods of construction that are also viable options to assist with solving the housing shortage crisis in the UK:-

Cross Laminated Timber – Is a structural, premanufactured panel that can be used to form walls, roofs and flooring components. It is also a sustainable building method where the wood is glued in longitudinal and transverse layers offering a much more light weight option than concrete and steel.
Modular Construction – Modules constructed off site in a factory environment are transported to site and connected together to form a complete building.
Design for Manufacture & Assembly – These are manufacture and assembly methods that have been adopted in the automotive and consumer products industries. It is thought that these methods can be adopted in the construction industry to increase consistency and quality.

Legal & Regulatory Compliance

Question) What are the Building Regulations?

Answer) The Building Regulations are made under powers provided in the Building Act 1984 and apply in England and Wales. They exist to ensure the health and safety of people in and around all types of buildings (domestic, commercial and industrial). They also contain provisions for energy conservation, access to and the use of buildings.

Question) What is deemed to constitute Building work under the Act?

Answer) Building Work is defined in Regulation 3 of the Building Regulations. The definition means that the following types of project amount to ‘Building Work’:-

The erection or extension of a building.
The installation or extension of a service or fitting which is controlled under the regulations.
An alteration project involving work which will temporarily or permanently affect the ongoing compliance of the building, service or fitting with the requirements relating to structure, fire, or access to and use of buildings.
The insertion of insulation into a cavity wall and the underpinning of the foundations of a building.

Question) What are the approved documents?

Answer) The approved documents provide guidance on how the Building Regulations can be satisfied. They have legal status under the Building Act 1984 and there are 14 Approved Documents in total.

Question) Can you please name some of the approved documents?

Answer)

A — Structural.
B — Fire Safety.
C — Site preparation and resistance of moisture.
D — Toxic Substances.
E — The resistance to the passage of sound.
F — Ventilation.
G — Hygiene.
H — Drainage and waste disposal.
J — Combustion appliances and fuel storage systems.
K — Protection from falling, collision and impact.
L — Conservation of fuel and power.
M — Access to and use of buildings.
P — Electrical safety.
Q – Security.

Question) Who is responsible for ensuring compliance with the Building Regulations?

Answer) The primary responsibility for achieving compliance with the regulations rests with the person carrying out the building work. If a client is carrying out the work in their name, the responsibility will be theirs. If the client employs a builder, the responsibility will usually fall to the builder they are appointing however they should confirm this position at the very beginning. Client’s should also bear in mind that if they are the owner of the building, it is ultimately the Client who may be served with an enforcement notice if the work does not comply with the regulations.

Question) What are the 2 types of Building Regulations Application?

Answer) The two types of Building Regulations Application include:-

Building Notices – which are more suitable for minor residential alterations or extensions. No formal plans need to be issued for approval as the work is reviewed via site inspection. Work can commence 48 hours after issuing the building notice however the Building Control Officer must be notified when the works are being carried out so they can undertake an inspection.
Full Plans application – where detailed plans, specifications and structural calculations are submitted to the council. These are checked by the local authority to ensure they meet the necessary regulations. Generally approval is given within 8 weeks although this can vary between local authorities. When the plans are satisfactory a formal approval is provided. In some cases a notice of rejection may be issued if they are not satisfactory.

Question) What enforcement options are available under the building regulations?

Answer) If a person carrying out building work contravenes the Building Regulations, the local authority or another person may decide to take them to the magistrates’ court where they could be fined for the contravention. This action will usually be taken against the builder or main contractor, although proceedings must be taken within 6 months of the offence (section 127 of the Magistrates Courts Act 1980). Alternatively, or in addition, the local authority may serve an enforcement notice on the owner requiring them to alter or remove work which contravenes the regulations (section 36 of the 1984 Act). If the owner does not comply with the notice the local authority has the power to undertake the work itself and recover the costs of doing so from the owner.

Question) Please provide four examples of work where planning permission is required?

Answer) Planning permission is required in the following examples:-

A new build construction situated on a vacant site.
A new build extension that is not a permitted development.
A change of use that is not a permitted change of use.
The increase in the height of a fence adjacent to a highway above 1m in height.

Question) What information is contained within a planning application?

Answer) A planning application typically contains the following:-

Name of the client.
Name of the agent.
Site address.
Details of the works.
Details of proposed materials.
Plans and elevation drawings.
Access statements.

Question) What are the policies behind the NPPF?

Answer) The NPPF policies include:-

Sustainable development – At the heart of the NPPF is a presumption in favour of sustainable development.
Community decision making – To give decision making power back to the local communities with neighbourhood plans and therefore changing to a decentralised decision making process with a view to creating greater variation.
Town Centre renewal — Aims to encourage town centre vitality suggesting that edge of town sites should only be used if connected to town centres or if no viable town centre sites are available.
Housing — Identify and update annually a supply of deliverable sites sufficient for a 5 year supply of housing.

Construction Technology & Environmental Services

Question) What are the technical advantages of steel frames?

Answer) Steel frames are often quicker to assemble in comparison to alternative methods. They are 100% recyclable and inorganic meaning they will not warp, split, crack or creep. Steel frames also offer the highest strength to weight ratio of any building material availble and are not vulnerable to termites or any type of fungi or organism. They are dimensionally stable and do not expand or contract with moisture or temperature changes. Due to strict manufacturing controls, consistent material quality can be obtained due to production taking place in line with strict standards. Steel is non-combustible so it will not contribute to the spread of a fire and is also lighter in comparison to concrete frames and will often benefit from a cheaper foundation solution.

Question) What are the disadvantages of steel frames?

Answer) Steel frames require fire protection to be retrospectively installed in the form of boarding or protective coatings such as intumescent paint. Fixing components may require replacement over time and the price of steel often fluctuates which can result in a lack of cost certainty. Installation of steel frames requires experienced and skilled builders which carries a cost premium in comparison to other building methods. Skilled labour resources can also be difficult to acquire depending on market conditions. Due to the speed of installation, steel frames can carry a high cashflow burden on the employer or developer early on in the construction cycle in comparison to other forms of construction.

Question) What are the technical advantages of concrete frames?

Answer) Fire protection is often provided inherently as part of the structure. Due to offering a slower form of construction in comparison to alternative methods, this will likely result in reduced cash flow expenditure early on in the development. Maintenance requirements associated with concrete frames are relatively low in comparison to alternative methods. Concrete frames often provide good sound and heat insulation properties in comparison to steel frame construction.

Question) What are the technical disadvantages of concrete frames?

Answer) In comparison to steel frames, concrete is often more time consuming to install. There may also be complications during the install resulting from cold or inclement weather conditions. The need for steel reinforcement can lead to issues around price fluctuations and cost uncertainty associated with steel frames. Concrete frames are often heavier and require larger foundation solutions which are usually more expensive.

Question) What are the different types of piled foundations?

Answer) Sheet piles take the form of a deep trench which is excavated and concrete then poured in situ, the piles can be used to form basement walls or act as retaining walls. Secant piles have interlocking male and female piles with different diameters and hardness. These are bored to provide a combination of foundations and basement walls. They support in providing a waterproof structure and are often seen when a top down construction method is used. Bored Piles are formed with an auger to excavate the soil and concrete is then poured in when the excavation is complete. Pre-cast piles are hammered into the ground however this is not often favoured due to the high noise levels associated with installation and the lack of flexibility in terms of the foundation depth required.

Question) What are the different ways that piled foundations transfer their load to the surrounding ground?

Answer) End bearing piles transfer the building load through low bearing capacity soil to a strong stratum such as rock or very dense sand. Friction piles bear on frictional resistance between their outer surface and the soil they are in contact with. Settlement reducing piles are usually incorporated beneath the central part of a raft foundation in order to reduce differential settlement to an acceptable level. Tension piles resist uplifting forces that might otherwise cause the structure to be extracted from the ground due to uplifting forces such as hydrostatic pressure, seismic activity or overturning movement.

Question) What is the difference between bored vs. pre-cast piles?

Answer) Bored piles are formed with an auger that uses a boring technique to remove the spoil to form the hole that concrete and reinforcement is then placed into. They are used primarily in cohesive subsoils for the formation of friction piles and when forming pile foundations close to existing buildings where the allowable amount of noise and vibration is limited. Pre-cast piles are generally used where soft soil deposits overlie firmer strata. These piles are usually driven using a drop or single action hammer. Issues can arise due to the noise levels associated with the installation method of pre-cast piles.

Question) What are the 3 main methods of waterproofing a basement?

Answer) Dense monolithic basements are designed and built to form a watertight space using high quality reinforced concrete. This requires good workmanship and strict quality control with their success depending on the water to cement ratio and the degree of compaction. Joints also need to be carefully designed and sealed. Tanking basements use materials such as asphalt, polythene sheeting, bitumen and epoxy resins. These can be applied internally or externally to provide a continuous membrane to the base slabs and walls. External application is better as it protects the structure in addition to the waterproofing. Drained Cavity solutions can be used for new or refurbishment work. This allows a small amount of water infiltration to occur. The water is collected and then drains away to a sump or is directly discharged using a pump.

Inspection

Question) What equipment would you take with you during a survey?

Answer) Typically I would take the following equipment however this would depend on the nature of the inspection:-

Pen.
Paper or tablet to make notes.
Camera.
Disto or tape measure.
Damp meter.
Ladder.

Question) What do you need to consider before going to site to carry out an inspection?

Answer) I would firstly consider whether I am competent to undertake the inspection depending on the scope of service being provided. I would also need to ensure that I am properly insured to carry out the inspection. I would check that a formal appointment has been agreed and signed. A risk assessment and method statement should also be carried out to determine what risks are involved. I would ensure I know the kind of survey that is being provided and review all relevant existing building information available.

Question) How do you undertake an inspection?

Answer) Personally I prefer to undertake an inspection of a building from the top down. I would normally walk around the building externally a couple of times to get my bearings and get an initial understanding of:-

An indication of the building’s age.
Its form of Construction.
Any additions or abnormal factors.

I would then start the inspection externally and inspect each elevation in turn looking at the roof, elevations, windows, doors, drainage and rainwater goods. Then I would move inside and again start from the roof space and move down through the floors.

Question) Have you heard of a theodolite and how does this work?

Answer) A theodolite is an optical instrument consisting of a small mounted telescope that is rotatable in horizontal and vertical planes. They are mounted on a tripod with adjustable legs, the theodolite is used in the field to obtain precise angular measurements for triangulation. Levelling is accomplished with the aid of a spirit level where crosshairs in the telescope permit accurate alignment with the object sighted.

Question) What precautions would you take if you were inspecting a flat roof with a stepped ladder on your own?

Answer) I would prepare risk and method statements before undertaking the survey. I would consider the height of the roof if it was more than a single storey and look to arrange alternative access. The type of ladder being used should also be considered to ensure it is capable of being placed against the wall at an angle of 70 degrees and allows the surveyor to be able to inspect the roof without standing on the last four rungs of the ladder. Consideration would also be given to the condition of the roof in terms of whether it is fragile or suitable to be walked on.

Question) What would you look for when inspecting a slated pitched roof covering and what would you look for within the roof space?

Answer) I would consider:-

The age of the property and roof.
Whether the roofing materials are original.
Whether the ridge is straight.
Identify and consider any deflections or distortions.
Identify any slipped or missing slates.
Determine if previous repairs have been undertaken and consider specifically if repairs are numerous and to what standard they have been carried out.
Identify if the leadwork to valley gutters, chimneys and other penetrations is in good condition.
Identify if the chimneys are in good condition or whether they are leaning or require repointing.
Visually inspect whether any light is identifiable from the outside when it is dark inside.

Question) What advice would you give if slates were to be replaced by concrete tiles?

Answer) Firstly concrete tiles are heavier than slates and may therefore impose a significant additional load that the roof structure, structure and foundations of the building have not been designed to take. It would therefore require a structural engineer to confirm if the existing roof structure, structure and foundations could accept this additional weight as it could lead to deflections in the roof, roof spread or settlement.

Question) What would the statutory implications be when replacing slates with concrete tiles?

Answer) If you are replacing the roof covering then you will be required to undertake thermal improvements to the roof under Part L of the Building regulations. This requires you to meet current guidelines as long as it is feasible and will provide pay back over a 15 year period. The change in roof covering could require consent from the local council if it is within a conservation area or it is a listed building.

Fire Safety

Question) How can you tell if timbers have been structurally affected by fire?

Answer) I would engage the services of a structural engineer as I do not believe I am competent enough to make that decision. I would suggest that they would look at the extent of the damage and determine how much of the timber remains untouched by the fire in order to calculate whether the remaining good timber can support the loadings imposed upon it.

Question) After sustaining fire damage you discover that cracks have appeared in the brickwork, what could this be?

Answer) The bricks have heated causing them to expand and then contracted when they have cooled. This movement could cause cracking. Also if it is a framed building then the frame of the structure could have been weakened by the fire causing movement which would cause the brickwork to crack.

Question) What items would you consider when preparing a fire insurance valuation or a building reinstatement valuation?

Answer) I would consider the following costs:-

Debris removal.
Site clearance.
Building foundations.
Erection of the replacement building.
Installation of electrical & mechanical services.
Commissioning and professional fees.

Question) In respect of Fire Insurance Valuations, what is a day one assessment?

Answer) The current valuation will represent the reinstatement cost at today’s date or day one of the insurance policy. During the year, building reinstatement costs may rise by an inflationary amount, therefore under a standard policy of insurance you will need to estimate the likely inflation during the year and add this to your valuation otherwise if a loss occurs on the final day of the policy year, your sum insured may not be adequate and insurers will apply averages to their payments. Under the day one basis of insurance, insurers provide insurance up to a fixed percentage above your day one valuation, usually 15%. This should ensure that the sum insured is adequate when a loss occurs. The only condition is that your declared day one valuation must accurately represent the reinstatement cost at day one of the policy otherwise averages will again apply. This policy does carry an added risk premium than standard cover but dispenses with the problem of guessing inflation levels that will apply during the next 12 months.

Question) What conditions are needed for a fire to start in a building?

Answer) Fire occurs as a result of a series of very rapid chemical reactions between a fuel source and oxygen that releases heat and light. For combustion to occur, oxygen, heat and a fuel source must all be present, this is the ‘fire triangle’. Flames are the visible manifestation of combustion. The ‘flash point’ is the temperature to which a fuel has to be heated for the gases given off to flash when an ignition source is applied. The ‘fire point’ is the temperature to which a fuel has to be heated for the vapours given off by the fuel to sustain ignition. The ‘spontaneous ignition temperature’ is the temperature at which these vapours ignite spontaneously without the application of an external flame. Once ignition has begun and the vapours ignited, flames will in turn heat the fuel and increase the rate of production of flammable vapours.

Question) How might a fire start in a building?

Answer) According to the National Fire Protection Association (NFPA), the five most common causes of fires in commercial buildings are:-

Cooking equipment.
Heating equipment.
Electrical and lighting equipment.
Smoking materials (cigarettes).
Intentional fire setting.

Question) How do fires spread in buildings?

Answer) Fire passes through a series of stages from the moment of ignition to the time at which all combustible materials are alight. A critical stage occurs when the flames reach the ceiling. The radiant heat transferred back to the surface of the fuel is dramatically increased. This usually occurs when the temperature at the ceiling has reached about 550°C. The remaining combustible materials will then rapidly reach their fire points and ignite within 3-4 seconds, this sudden transition is called a flashover. If there is inadequate ventilation during the growth period, a fire may fail to flashover. It may die out or continue to smoulder. This can be extremely hazardous as a new supply of oxygen may be ‘supplied’, for example, by a door or window being opened. During the stable phase which follows flashover, flaming occurs throughout the enclosed space. This is when the highest temperatures are reached. The fire resistance of the elements that form the enclosure will have to take account of the maximum temperatures likely to be reached as well as the length of time they are likely to be sustained.

Question) How can fires be contained by the structure or layout of a building?

Answer) The spread of fire can be restricted by sub-dividing buildings into a number of discrete compartments. These fire compartments are separated from one another by compartment walls and compartment floors made of a fire-resisting construction which restrict the spread of fire. These can take the form of:-

Fire Cavity Barriers in ceiling and floor voids.
Fire rated partitions.
Fire rated door fittings with fire seals.

Question) How is the structure of a building protected from fires?

Answer) Intumescent coatings can be used to protect the structure of buildings from fire damage. When the coating is exposed to high temperatures, multiple chemical components inside the intumescent coating react. This causes the coating to increase in density, creating a fireproof layer so no oxygen can reach the surface of the structure. Compartmentation methods such as fire walls, doors, and cavity barriers can also be used. Cavity barriers inhibit the spread of smoke through open spaces in roofs and between floors. These barriers can be made from a variety of materials, such as concrete, gypsum or masonry. Firestopping can be used to remediate the structure from being compromised due to the install of service penetrations. Small holes drilled into the structure or through fire compartment walls can contribute towards the spread of fire. These gaps can be fire stopped to further protect the structure from fire damage.

Development Appraisal

Question) What is a development appraisal?

Answer) An objective financial viability test of the ability of a development project to meet its costs including the cost of its planning obligations, whilst ensuring an appropriate site value for the landowner and a market risk adjusted return to the developer in delivering the project.

Question) When is a development appraisal useful?

Answer) Development appraisals can be used in order to:-

Establish the level of affordable housing.
Assess the level and nature of planning obligation contributions.
Review land uses.
Inform a potential purchaser prior to acquisition of the site.

Question) What is the residual valuation method?

Answer) The residual valuation method recognises that the value of the scheme is a function of many different elements. A valuer will seek to check the valuation against any market evidence where available. A valuer can assess the level of return generated from the proposed project and also establish the residual site value by inputting pre-determined levels of returns. Where a planning obligation reduces the site value to the landowner and return to the developer below an appropriate level, land will not be released or development will not take place so a development appraisal is of pivotal importance.

Question) What is a sensitivity analysis?

Answer) A sensitivity analysis is where you re-calculate the appraisal with different assumptions on inputs, for example an increase in build costs or a decrease in gross development value to identify what effect this has on the potential profit and the residual land value.

Question) How would you calculate the sum of money available to purchase the land?

Answer) The sum of money available for the purchase of land can be calculated from the value of the completed development (GDV) minus the costs of the development process (including profit).

Question) What are some of the disadvantages of the Residual Valuation Method?

Answer) Disadvantages of the Residual Valuation Method include:-

Inflexibility in dealing with the precise timings of costs and revenues resulting in inaccuracies.
Single best estimates hide uncertainty and the main variables cannot always be estimated with accuracy.
Small changes in some of the variables can have a significant impact on the final residual value.

Question) What key market conditions would you highlight when providing Development Appraisal advice to a client?

Answer) I would highlight the importance of considering current rising interest rates and high levels of inflation that result in the following:-

Rising borrowing costs depending on the financing model being adopted for the development could mean a lower level of return.
Falling demand for commercial office space following the impact of Covid-19 and a shift towards home working could result in lower levels of rental income, longer void periods and a reduction in the Gross Development Value.
There has been recent pull back of borrowing products from specialist lenders who are withdrawing competitive borrowing rates and being much more selective.
High levels of inflation and a strong demand for specialist labour and building products has resulted in building costs remaining high resulting in increased build costs and lower levels of return for developers.

Contract Practice

Question) What is nomination?

Answer) Nomination is the selection of a particular subcontractor to carry out the construction works, manufacture or supply of materials. The nomination will usually be made by the architect or client as this provides them with a greater degree of control for material choices, suppliers and quality. It is often used when there are long lead-in times with the employer placing orders prior to the Main Contract award which can reduce potential delays to the construction phase. The Main Contractor is relieved of liability of design and compliance with the performance specification in addition to subcontractor delays in respect of the works that have been nominated.

Question) Can the contractor object to a nominated subcontractor?

Answer) Any objections must be made during the tender period. There are specific exclusions and grounds for an objection for example if the Main Contractor has identified that the Subcontractor is experiencing financial difficulties or has become financially insolvent.

Question) If there are issues with the design following novation of the architect, who would be responsible?

Answer) At the point of novation, the client would typically agree that the level of design being provided was satisfactory and this would be signed off by all parties. The contractor would then become responsible for the Architect and their design should any problems arise during the construction phase.

Question) Can you explain the difference between statutory provisions and contract provisions?

Answer) Statutory provisions are set out by law and must be complied with for example the Housing Grants, Construction and Regeneration Act sets out the statutory payment provisions that apply to construction operations. Contract provisions relate to the contract in question and therefore only apply to a specific project.

Question) What are named subcontractors?

Answer) For Named Subcontractors, the Client would provide the Main Contractor with a choice of Sub Contractors they must select to carry out a portion of the works. Once appointed they would become a domestic subcontractor in terms of the conditions of contract. Additional names may be added if approved by all parties which allows the client a level of control over the quality of the works packages.

Question) What would you do in a scenario where following issue of a payment certificate, the client advised that they do not have sufficient funding in place to make the payment?

Answer) Once the certificate has been issued to the contractor, the client is contractually obliged to honour payment of the certificate and cannot withhold money without a valid reason. If this were the case, I would contact the client and contractor as soon as possible to facilitate transfer of the payment. It may be the case that the client has insufficient funds available in time for the final date for payment and it may be possible to defer this payment by one or two days. Failing this or if the contractor is unwilling to delay the payment, the client would need to make financial arrangements in order to honour the payment required under the payment notice.

Question) What is the defects liability period?

Answer) The defects liability period is the duration at the end of the contract, usually 52 weeks after the Substantial Completion Certificate has been issued whereby the contractor undertakes to rectify any defects that arise within the structure at the contractors expense. This is carried out providing that the defects resulted from the materials or workmanship not being in accordance with the contract conditions. In the event that the contractor failed to rectify any defects, the employer may employ another contractor to carry out the works and recover the cost of doing so from the Main Contractor. The retention money retained may be used to cover the costs of making good the defects.

Question) What is your understanding of latent defects and what contractual issues are associated with them?

Answer) Latent defects are defects which are not readily identifiable upon inspection and only come to fruition some time after completion of the building and may take many years to become fully identifiable. A claim under the contract can only be brought about within the limitation period of the contract which is 6 or 12 years depending on whether the contract was executed as a deed or underhand.

Question) If the works or materials are not in accordance with the contract, what options does the architect have available to them?

Answer) The architect may instruct the contractor to remove all defective work, materials and goods at their own expense and time. They can also notify in writing that the works can remain however an appropriate deduction is made from the contract sum. Another option is to issue an instruction for variations that are necessary as a result of the work. If they are necessary there should be no additional costs or extension of time given. An instruction can also be issued to the contractor to open up and test further work in order to determine the extent of any non-compliance.

Question) When issuing instructions for further opening up and testing of the works to determine the extent of non-compliance, what factors should the architect consider?

Answer) They should consider the significance of the non-compliance and the consequences for the building owners, end users, adjoining properties and members of the public. The reasons for the non-compliance should also be considered in addition to the level of supervision and control employed by the contractor, recognised testing methods, time and consequential costs of further opening up of the works.

Procurement & Tendering

Question) Can you please explain your understanding of traditional procurement?

Answer) Under a traditional procurement route, the design is completed by the client’s design team before a main contractor is employed to build what the designers have specified. The contractor takes responsibility and financial risk for the construction of the works to the design produced by the client’s design team. The client maintains responsibility and risk for the design and design team performance.

Question) What are the advantages of traditional procurement?

Answer) The client and their design team retains control over the design which can lead to higher quality over the materials and products that are specified. With a design largely complete at the time of tender and agreement of the contract sum, traditional procurement can also offer increased levels of cost certainty in comparison to other procurement methods. Design changes are also reasonably easy to arrange and value as there are typically rates listed within the contract sum that will form the method of valuation.

Question) What are the disadvantages of traditional procurement?

Answer) The overall project duration may be longer than other methods of procurement due to there being no overlap between design and construction phases. There is no input into the design and planning stages by the contractor and therefore no opportunity to utilise the contractors buildability expertise. There is a dual point of responsibility with the design team controlling the design and the main contractor retaining responsibility for the construction meaning there are two separate relationships for the client to manage.

Question) What is design and build procurement?

Answer) Design and build procurement is where the contractor holds responsibility for the design, planning, organisation, control and construction of the works to the employer’s requirements listed within the contract documentation. The employer provides the tenderers with the ‘Employer’s Requirements’ and the contractors responds with the ‘Contractor’s Proposals’, which include their price for carrying out the works.

Question) What are the advantages of design and build procurement?

Answer) There is a single point of responsibility for the design and construction of the project meaning it may be easier for the client to manage one relationship. An earlier commencement of the construction works may be possible as there can be overlap between the design and construction phases. Transferring risk of the design to the contractor can work in the client’s favour as any design issues incurred are the liability of the main contractor. By agreement of a fixed priced lump sum, design and build procurement can offer high levels of cost certainty. The client can also benefit from the contractor’s buildability expertise during the planning and design stages.

Question) What are the disadvantages of design and build procurement?

Answer) The client has to commit to a concept design early on in the project and any errors or omissions from the employers requirements may prove costly. There is also less control over the design and type of building materials to be used as design responsibility is transferred across to the main contractor. Variations from the employer’s requirements are usually more difficult to arrange and value than other methods of procurement as there is no bill of quantities with rates that can be used to value variations. It can be more difficult to compare tender submissions and determine whether value for money is being achieved as there is no singular bill of quantities that can be used during a tender analysis, instead the tenderers will submit their contractor’s proposals against the employers requirements.

Question) Please explain the management contracting method of procurement?

Answer) A management contractor is employed to contribute their expertise to the design and to manage construction with a management fee being paid to them for doing so. The management contractor has direct contractual links with all of the works package contractors. They have the responsibility for the construction works without actually carrying them out. Not all of the design needs to be completed prior to the first works package contractors commencement on site meaning there can be some overlap between the design and construction phases. The client reimburses the cost of the works packages to the management contractor plus their management fee.

Question) What are the advantages of management contracting procurement?

Answer) The overall project duration can be reduced due to the overlapping design and construction stages as the design does not need to be fully complete prior to commencement of the early works contract packages. The client can benefit from early contractor expertise during the design and planning stages. Changes to the design can be accommodated within the works packages that have not yet been appointed providing they do not carry a significant impact on the works packages that have already commenced. The works packages can be tendered competitively at current market prices on a firm price basis offering good levels of pricing competition.

Question) What are the disadvantages of management contracting procurement?

Answer) The price for the works is not finalised until the last works package contractor has been appointed resulting in reduced cost certainty for the client. Changes to the design later on in the construction phase may affect the works packages that have already been let making it more difficult to accommodate changes. There is little incentive for the management contractor to reduce costs as they usually receive a flat management fee plus the cost of the works. In practice the management contractor has little legal responsibility for the defaults of the work package contractors.

Question) What is construction management procurement?

Answer) The employer places a direct contract with each of the trade contractors and utilises the expertise of a construction manager who acts as a consultant to coordinate the contract. The trade contactors carry out the work and the construction managers supervises the construction process and coordinates the design team. The construction manager has no contractual links with the trade contractors or members of the design team. Their role includes preparation of the programme, determining requirements for site facilities, breaking down the project into suitable works packages, obtaining and evaluating tenders, co-ordinating and supervising the works.

Question) What are the advantages of construction management procurement?

Answer) The overall project duration is reduced by overlapping design and construction phases. The construction manager can contribute to the design and project planning processes. Roles, risks and relationships for all parties are clearly defined. Changes in the design can be more easily accommodated without paying a premium as is the case under alternative forms of procurement. Prices may be lower due to direct contracts with trade contractors. The Client also has a means of redress for any defaults as they have direct contractual links to each of the trade contractors.

Question) What are the disadvantages of construction management procurement?

Answer) Cost certainty is reduced as the final price of the works is unknown until the last trade package is appointed. Changes to ongoing works packages may adversely affect works packages that are already appointed. The client must be proactive and hands on as they have multiple contractual relationships with each of the individual works package contractors in addition to the construction manager that is managing the works on their behalf.

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