APC Guide.pdf

Jinto Thomas July 2010 1

APC GUIDE

Questions and Answers

Complied by: Jinto Thomas


"The fear of the Lord is the beginning of wisdom" (Proverbs 1:7)

Important: This is only for private use Disclaimer: "The Compiler of this APC Guide does not warrant that the information in this guide is completely error free. By using this you expressly agree that use of this APC Guide is at your sole risk. You have to make sure the correctness of the information contained in this. In no event shall the Compiler be liable for any direct or indirect damages arising out of or related to the use of this APC Guide


Index

Page

A. Conduct Rules, Ethics, Professional Practice (3) 4

B. Client Care (2) 14

C. Communication & Negotiation. (2) 18

D. Health & safety. (2) 20

E. Accounting Principles and procedures. (1) 28

F. Business Planning. (1) 36

G. Conflict avoidance, Dispute resolution (1) 38

H. Data Management (1) 45

I. Sustainability (1) 47

J. Team working (1) 53

K. Commercial management of Construction. (3) 55

L. Contract Practice (3) 61

M. Construction Technology & environmental services (3) 93

N. Procurement & Tendering (3) 110

O. Project Financial Control & Reporting (3) 127

P. Quantification and Costing of Construction Works (3) 131

Q. Contract Administration. (2) 135

R. Risk Management (2) 169

S. General 185


A. Conduct Rules, Ethics, Professional Practice (3)

1. What are the twelve professional and ethical standards of RICS?

1) Act honourably never put your own gain above the welfare of your clients or others to whom you have a professional responsibility. Respect their confidentiality at all times and always consider the wider interests of society in you judgements. Act respectfully

2) Act with integrity be trustworthy in all that you do never deliberately mislead, whether by withholding or distorting information. -

3) Be open and transparent in your dealings share the full facts with your clients, making things as plain and intelligible as possible.

4) Be accountable for all your actions take full responsibility for your actions and dont blame others if things go wrong.

5) Know and act within your limitations be aware of the limits of your competence and dont be tempted to work beyond these. Never commit to more than you can deliver.

6) Be objective at all times give clear and appropriate advice. Never let sentiments or your own interests cloud your judgement.

7) Always treat others with respect never discriminate against others.

8) Set a good example remember that both your public and private behaviour could affect your own, RICS and other members reputations.

9) Have the courage to make a stand be prepared to act if you suspect a risk to safety or malpractice of any sort.

10) Comply with relevant laws and regulations avoid any actions, illegal or litigious, that may bring the profession into disrepute.

11) Avoid conflicts of interest declare any potential conflicts of interest, personal or professional, to all relevant parties.

12) Respect confidentiality maintain the confidentiality of your clients affairs never divulge information to others unless it is necessary.

2. Your client a landlord has not yet had time to ensure that his properties comply with new landlord legislation. He instructs you his management company contact to act in conflict with legal requirements by using delaying tactics to defer implementation. Your refusal to do so may harm your lucrative business relationship, leading to financial loss. However, to comply with the clients wishes may endanger the lives of his tenants. What should you do?

Answer: Explain to the client that acting on his instruction would lead to illegal activity. If he still wishes to proceed then advise him that the management contract will be terminated. - The most desirable conclusion would be to successfully persuade the client that the ramifications of delaying implementation are extremely serious for both client and property manager, with severe penalties to be expected from prosecution.

3. You a contract manager are aware that a client is being charged incorrectly for time and subcontractor invoices by a contractor with whom you have a good working relationship. What should you do?

Answer: Avoid further dealings with the contractor providing you can show valid reasons in any future competitive tendering exercise for preferring a different organisation. - You are at liberty to avoid further dealings with a contractor who you suspect of improper practice provided, for example, you can show valid reasons in any future competitive tendering exercise for preferring a different organisation.

4. You are marketing a site for a client. A prospective developer has identified your company as a possible provider of management service once the site is acquired. Your company will receive a fee


from the vendor for selling the site, and an even higher fee for management and sub-letting from the developer. Bearing in mind the potential for conflict of interest, what should you do?

Answer: Disclose any potential fees, commissions and benefits to your client. - In accordance with Rule 19 of the Rules of Conduct, once your company has decided whether or not to act for any or all of the clients, you should disclose to each client the possibility and nature of the conflict; the circumstances surrounding it; and any other relevant facts.

However, please note that there may be circumstances where professional judgement dictates that it would be best to decline to act.

5. You were advised by a potential client that lowering your original quote for a job would lead to beating a competitor and gaining the commission. Despite some doubt, this is agreed. There are now concerns that you may not satisfactorily be able to carry out the job for this fee. What should you do?

Answer: Complete the undertaken job despite incurring a loss and recognising that this tactic is not of long-term benefit to your practice. It is desirable for the client to select a surveyor according to fairness and not manipulation.

However, having agreed a lower fee, it is your responsibility to try not to exceed the quote, risking future business opportunities with the client. Variations to contracts are not unusual, although this has occurred as a direct result of you lowering your quote to win the job.

6. After receiving inside information about a competitors quote, you consider altering your terms to win a commission. You realise that you may be promising more than you can deliver, but by gaining the job, would make money for your company. What should you do?

Answer: Be comfortable that you originally quoted according to use of your professional time and expertise and if the client prefers the services you offer, he will accept your full fee and grant the commission. - The fee stated in any estimate ideally should reflect a surveyors costs and if the potential client honestly prefers the services you offer, your full fee should be accepted and the commission granted on that basis.

Submitting to 'Dutch auction' pressures or attempting to win favour by compromising on fees could violate RICS rules of ethical conduct governing fair competition.

7. You are the managing agent of a block of flats. One of the leaseholders is a nuisance to you, the freeholder and the Residents Association.

Her demands are unreasonable and based on a total ignorance of the law, the lease, and the roles of the landlord and managing agent.

This particular leaseholder is female, Jewish, elderly, myopic and somewhat large. She has just made the latest of a large number of unreasonable demands.

Answer: Write back saying that her opinions are incorrect, that your practice prefers to deal with the Residents Association and you hope she will refer any future concerns to the Residents Association. - Both answers which make reference to the Residents Association would be acceptable, dependent on the circumstances. Treating others with respect does not preclude a Member from being firm or decisive.

Answering that your practice prefers to deal with the Residents Association would be the preferred first response. The warning to ignore any further correspondence should be reserved for use if the leaseholder persists in writing in.

8. You are instructed to help prevent a proposed development that would require the removal of a nature reserve. You have very strong views on protecting the environment and think that occupying the nature reserve will prevent it being destroyed. What should you do?

Answer: Put your personal interests aside and act with professional responsibility, assisting the project as best you can within the parameters of the law. - Your personal convictions and professional responsibility should be kept separate.

You must assume that your practice does not wish to enlist in public protest and may disassociate with your actions if they are outside the parameters of the law.


9. You are aware that your clients properties that you manage do not comply with recently introduced fire safety regulation. New tenants are about to move into some of the properties but your client has asked you not to mention the discrepancy to them. What should you do?

Answer: Let the client know that you are not prepared to endanger any lives and explain to him that he must ensure his properties comply with regulation. - Failure to advise clients about health and safety directions that may lead to ignorance of statutory demands violates RICS ethical rules of conduct, is generally unprofessional and could lead to a claim for negligence.

10. What benefits for RICS membership / Why did you want to be an MRICS

RICS is the largest international property organization in the world. By joining I will get global recognition and I will become part of an international professional community offering invaluable networking opportunities and guidance. I will get an opportunity to develop profitable business partnership with other top quality professionals. I will get an elite professional status. Guidance, information & support from national association. Member information services. Technical resources to support my profession. Moreover I will be part of promoting best practices in this profession.

11. Why do RICS have Rules and Regulations

RICS is a self regulating body. Rules will help members to act in a professional capacity and to deliver a robust, ethical and proper service to employers, colleagues, clients and other acquaintances (associates) in both public and private life. Rules of Conduct is related to (1) Ethics, (2) Personal Solvency (3) LLL

RICS refers to maintaining and promoting the usefulness of the profession to the public advantage. The public and RICS expect an MRICS to behave in line with the objectives of the charter, and provide clients with the most appropriate advice for their circumstances. As RICS is a self regulating body, specific rules of conduct and disciplinary powers maintain the standards.

A firm that has 50% or more partners or directors who are MRICS / FRICS is deemed to be a Chartered firm. If it is less than 50% they can choose to register to be regulated. Then they are called Regulated by RICS

12. Explain what an individual should do to maintain ethical level in his profession.

Keep their own actions under review. Maintain a level of knowledge and training appropriate to there area of work Follow advice given by professional bodies on ethical behaviour. Help their own organizations to develop ethical ways of working

13. What employers should do to create a ethical environment.

Establish confidential setup for whistle blowing independent of the normal chain of command. Include ethical evaluations into formal performance assessment. Include ethical standards into employee hiring, employment contracts and training. Make sure there is adequate planning, training and ethical performance monitoring when

implementing change.

14. What are the areas where ethics are important to an MRICS in this society?

Matters related to Gifts / bribes / hospitality / inducements, management of Health & safety, Equal opportunity, discrimination and sexual harassment, Conflicts of interest, Insider dealing, Money laundering, Disclosure of confidential company information, Financial transactions, Fair competition, Alcohol and drug abuse, Whistle blowing in case of any one raise an unethical issue, copyright and ownership of files, standards in advertising, Environmental protection, Relations with local communities, Political and social behaviour.

15. Rules and Regulations of RICS

Guidance to Rules of Conduct. Disciplinary, Registration and Appeal Panel rules (01 January 2008) of RICS. Transitional Rules for Registration of Firms Professional Indemnity Insurance Policy


16. Rules of Conduct (LLL to CPD Difference) Members shall plan, undertake, record and evaluate appropriate CPD and on request provide evidence of same

17. Rules of Conduct (ROC) for members Interpretation, Communication, Professional behaviour, Competence, Service, CPD, Solvency, Information to RICS, Co-operation. (9 rules) ICPCSCSIC

18. Rules of Conduct for Firms Interpretation, Communication, Professional behaviour, Competence, Service, Training & CPD, Complaints handling, Clients money, PI Insurance, Advertising, Solvency, Arrangement to cover the incapacity or death of a sole practitioner, Use of designations, Information to RICS, Co-operation (15 Rules) + T AACCPU

19. Five basic principles of ROC Proportionality, Accountability, Consistency, Targeting and Transparency (PACTT)

20. Motto of RICS Est Modus in Rebus ( Everything can be measured, there are well defined boundaries outside of which the right answer does not lie) ( If you dont measure properly, you cant build properly) (The Royal Institution of Chartered Surveyors)

21. General information 17 Professional Groups (Faculties), 21 disciplines,140,000 members (Out of it 86,000 MRICS / FRICS), 146 countries, 500 accredited degree courses, 170 specialist skills, 50 National associations, 7 regions ( UK, Europe, Americas, Asia Pacific, Oceania, India, MENEA) Governed by International Governing Council Representatives from each regions.

22. RICS was founded in 1868 the first President was John Clutton. It covers many disciplines 21 altogether including such areas as Antiques and Fine Arts, Building Surveying, Construction, Valuation, Rural Practice and Environment. The present RICS is structured into world regions and is governed by an International Governing Council with representatives from these regions. Largest discipline is QS & Construction, then Valuation

23. Tell us about some recent news about RICS

24. Whom should RICS responsible It is a self regulating body. Nevertheless, it should work for common interests of its members, clients, public etc.

25. What services RICS provide - RICS is dedicated to providing a range of practice support services for our members.

online publications - www.isurv.co.uk book publications - www.ricsbooks.com cost data services - www.bcis.co.uk dispute resolution offerings - www.rics.org/drs various information products - www.rics.org/library

26. RICS (2010)

RICS President Max Crofts, Robert Peto Vice Chairman, Chief Executive Officer Sean Tompkins, Regional Director of RICS James Drysdale, Chairman Martin Seward Case, Chairman of the RICS Construction faculty Stuart Earl, Menea QS & Construction professional group chairman Daniel Alcon, RICS Matrix Chairman Mark Humphries (2009-10)

Approximately 1000 members in Middle east (2009). Chapters in U.A.E., Bahrain, Oman, Qatar. Abu Dhabi chapter formed in January 2008.

With around 100,000 qualified members and over 50,000 students and trainees in some 140 countries, RICS provides the world's leading professional qualification in land, property, construction and the associated environmental issues.

An independent, not-for-profit organisation, RICS acts in the public interest: setting and regulating the highest standards of competence and integrity among our members; and providing impartial, authoritative advice on key issues for business, society and governments worldwide.

Serving the public interest

RICS was founded in London in 1868, and granted a Royal Charter by Queen Victoria in 1881. The Charter requires the Institution "to maintain and promote the usefulness of the profession for the public advantage." This commitment to act in the interests of society in everything we do continues to be our guiding principle.


Knowledge and best practice

setting the highest standards of academic achievement, practical training and lifelong learning accrediting over 600 courses at leading universities worldwide setting and promoting international best practice in professionalism Regulation regulating the profession through ethical principles and a state-of-the-art regulatory framework that

works with the grain of modern business life providing a workable and robust framework of protection and redress for clients

RICS Governance

RICS' top level strategy is set by a 70-strong Governing Council, chaired by the President, including RICS members from all world regions.

The Council, which meets three times a year, is supported by a number of other RICS member groups, whose total membership is around 1000.

These include world regional boards, national councils, UK regional boards, 17 specialist Professional Groups, and policy committees covering ethics, education, public affairs, marketing, research and dispute resolution.

Governing Council has delegated key decision-making to its Management Board to assist in the management of operational activities.

7 Regions - UK, Europe, Americas, Asia, Oceania, India, Menea

Corporate Social Responsibility of RICS

Responsible business, responsible employer. Being a responsible business impacts everything we do at RICS. Our company values and culture provide the foundation for our developing commitment to corporate responsibility which internally we call 'Responsible Business, Responsible Employer'.

Putting our values into practice, upholding our commitment to corporate responsibility and maintaining public trust is of the utmost importance to RICS. RICS defines corporate responsibility as action taken which positively impacts on the Environment, communities, workplace and suppliers .

The RICS Quantity Surveying and Construction Professional Group has approximately 40,000 members who benefit from:

An internationally respected qualification that is recognised as the 'gold standard' of professional competence

A regular and up-to-date professional journal that provides advice and commentary on key issues facing the profession

In-depth practice standards and guidance on a wide variety of professional topics Access to a cost-effective programme of training events A structured training plan for new entrants into the profession that culminates in an APC and,

ultimately, Chartered status The ability to lobby and influence government and other policy makers on the future direction of

the profession Opportunities to promote the profession through the technical press and national press and media Access to experienced Professional Group members, a professional information team and a

contact centre that provide impartial advice Access to a network of like-minded professionals through discussion forums

27. RICS India - Managing Director & Country Head is Mr. Sachin Sandhir, Office is at Gurgaon. RICS started in India in October 2008.

28. Have you seen a slogan in the emblem of RICS The mark of property professionalism worldwide.


29. What do you understand by a Chartered Surveyor The surveyor who has a blend of technical and commercial skills and experience required to operate at the highest level in todays property and construction markets. It is like achieving gold standard of professional competence.

30. Why one should use chartered surveyors They add value to the development equation through their unique blend of construction knowledge, design flair and property expertise. Their experience helps the clients to get a peace of mind. ( Eg. At concept design stage they can provide strategic advice on schematic development plans; at detailed design stage they can provide on alternate design options etc)

31. Sections of Chartered Building Surveyors Building pathology, Design, Project Management, Building surveys, Property Management, Contract administration.

32. What is the name of RICS monthly journal? RICS Business is the flagship journal. But a bimonthly RICS Construction Journal is for Quantity Surveying & Construction faculty.

33. DPB Scheme Designated Professional Body For the Mediation activities by RICS

34. RICS Matrics: Why should I join? RICS junior organisation (The professions future today)

This will help to make and maintain contacts throughout ones career. Building friendships and contacts early in your career can only be of benefit. These are the contacts who will willingly help without, necessarily expecting favours in return. They will provide evidence, information and advice. They may be ones future client, business partner or colleague who recommends him for work or a new job. (In U.A.E. it is established in Feb 2009)

35. Can you name some of the different RICS professional groups (faculties)? Quantity Surveying & Construction, Building Surveying, Dispute Resolution, Facilities Management, Project Management, Planning & Development etc. (Total 17 groups)

36. What are key roles of RICS (1) Regulate and promote the profession (2) maintain the highest educational and professional standards (3) protect clients through strict code of ethics (4) provide impartial advise, analysis and guidance.

37. What is meant by Ethics Is a study of morality. It is a standard for deciding right and wrong. It is general moral beliefs and rule of conduct. It states what one should do instead of what one will do in particular instance. As per Oxford English Dictionary, it is the science of Morals.

Ethics is essentially a product of our humanity; that human beings are driven to bring about changes for the better changes for the better in their environment, and that the motives from which they act depend largely upon a combination of their personal and collective ethical value systems.

A modern definition of ethics: A set of general moral beliefs, normative rules of conduct, a set of standards that govern what one ought to do when the well and rights of, or duties to, oneself, others, or institutions are at stake.

It is important to differentiate between ones Legal and Ethical responsibilities. Ethical issues impose a higher level of responsibility than legal because it is concerned with Moral values also along with adherence to Legal points.

38. What is difference between business ethics and professional ethics

Business ethics is the study and analysis of moral principles and moral decision making as it applies to the business world. It is mainly determined by local customs and practice.

Professional ethics is the giving of ones best to ensure that clients interests are properly cared for but in doing so the wider public interest is also recognised and respected. (RICS)

39. Why ethics are important to a QS As they are dealing with some jobs which require high ethical standards for its success. (Eg. Procurement of construction works, Contract administration, Valuation, Payment certification etc.)

40. What do you understand by conflicts of interest? Give examples from your own experience.

41. Would you accept a case of wine / gifts / Christmas cake from a client / contractor during / after a project?

42. What is the minimum level of PI cover? How is it worked out for your company?


We should discuss with an insurance broker (As listed by RICS) to work out proper level of cover. We should remember that if there is a claim we will be liable whether or not you have adequate insurance cover. In general, it should be each and every claim basis and the policy wordings is written to cover full civil liability basis. RICS is recommending level of PI Insurance (Eg. Required level of minimum limit of indemnity for a firm with turnover 100,000 Pounds or less in previous year is 250,000 pounds)

43. What is LLL (CPD), and how is it achieved? What is the minimum requirement? What is the purpose of LLL? How would you demonstrate that you have complied with this rule?

It is the systematic updating and enhancement skills, knowledge and competence which take place throughout working life. LLL is an essential part of being a professional. Creation of a competent, innovative, forward looking professional as well as the individual is attained by proactive and targeted learning.

As per current rule (Rule 6), the members shall attain LLL of a minimum of 20 hours per year to carryout their professional work with due skill, care and diligence and with proper regard for the technical standards expected of them. AS per RICS, Quality is as important as quantity

LLL should include (1) Technical skills (core / optional competencies) (2) Personal skills (Communication, negotiation, IT training, team working, data management etc) (3) Professional skills (Ethics, Conflicts of interest etc)

We all should have (1) Our own personal objectives in our career and (2) The ways to be adopted to attain those objectives. Hence we have to prepare our own PDP (Personal Development Plan) to find out our own requirements to grow professionally and set a training schedule for the LLL and we have to review it periodically. Now there is no specific time limit for LLL but anything less than 20 hours per year is not recommended by RICS.

As per RICS the LLL could be (1) Professional / work related (2) Personal / informal (3) Voluntary / charity (4) Courses / seminars / conferences.

44. What is meant by PDP Personal Development Plan.

45. After your last referral what you have done with respect to your LLL? I discussed with my superior and counsellor and revised my PDP (Personal Development Plan) to focus more on the areas where I lack required knowledge.

46. How you will help RICS if you become a member? How could you help RICS develop in the future? By promoting best practices, setting good example, being competent in the field, promoting RICS core values etc.

47. If you are successful what designation will you receive? What other designations are there? MRICS. Others are FRICS, Assoc RICS

48. What is meant by Diligent Hardworking with care

49. New Measuring Guidelines by RICS: New Rules for Measurement (NRM) -

Standards are first of three documents that aim to make it easier for clients to compare estimates. The first wave of a new set of measuring guidelines from the RICS was launched In March 2009.

The standards for cost estimating and elemental cost planning aim to make it easier for clients to understand and cross-compare estimates from different firms.

It is the first of three documents due to be published over the next two years as part of the RICS New Rules of Measurement (NRM), which promises to provide a standardised way of measuring projects from beginning to end for the first time.

This includes advice on dealing with costs such as risk allowance and inflation plus non-construction related costs including consultants fees and planning contributions. This helps RICS members get the guidance to work to the highest standards.

This new suite of rules, enabling the quantity surveying profession to measure construction projects from beginning to end using a single standardised rule book, will provide them with the tools to provide clients with the best possible advice in a challenging market place.

The second document on procurement is expected at the end of this year and the third, on whole-life costing, at the end of 2010.


50. What sort of work have you been undertaking in each competency? How your critical analysis is related to your competencies?

51. Can you tell the panel how your office is structured and what type of work is undertaken with respect to the competencies?

52. Is there anything particularly interesting that you have been working on since you submitted your papers?

53. What was the last CPD / LLL event you attended? Have you been to any RICS meetings? Why did you attend (a particular) CPD event recorded in your CPD schedule? What did you study from it?

54. How do you prepare the consultancy fee proposal and what are the documents you must have in your possession? First, I should understand the client requirements. Then I have to calculate how much resources required to meet the level of services the client need. Price the requirement. Add the overhead and profit. The required documents include the CV of competent staff, your trade / professional licences etc.

55. What type of books you read in general? Books / articles that will generally help me in my profession.

56. What would you do if the client is short of money and asks you to reduce the interim valuation for this month?

Convince the client the importance of unbiased valuation. Politely refuse his request. Advise alternate options to client (Reach a mutual agreement with contractor and make record of it. If require consider interest on the reduced amount. Advise client alternate options to get funding) If you think of chance of insolvency, ask him to get a payment bond.

57. You are preparing a valuation on site and see badly chipped and otherwise defective bricks in the completed work. You tell the contractor that you can only include properly executed work therefore you do not include its value in the valuation. The contractor says it will be remedied before the next valuation and notwithstanding this he also states that you are acting beyond your duties. Discuss the issues raised. -

Convince the contractor that you will consider only those works which are carried out as per the specification and standards only. Inform him that as that particular work was defective it will not be included in this valuation. If the contractor is not convinced by these explanations, you have to inform your manager about this incident. If the contractor tries to escalate this issue to further levels, report this matter to the Employer. Get advise from Engineer on defective materials.

58. The contractor also shows you an invoice stating delivery of 20,000 bricks is on Sunday (It is now Thursday) and you will be in the office on Sunday preparing the valuation forms, therefore if he faxes the delivery notes on Monday. Will you include their value?

No. In most projects, there will be a fixed date (Say 1st of every month) for payment application and works / MOS up to which only should be included in the payment application. Therefore the engineer (QS) is not bound to include any material on site which is delivered after that date or after the submission of interim payment application.

59. While you were taking with an MRICS friend, he told you that he do not have a PI insurance even though he is running a chartered surveyor practice. What you should do?

I have to advise him to take PI insurance. Convince him about the importance of taking a PI Insurance. Later, if I came to know that he is running his business with out a PI, I have to inform the matter to RICS office.

60. The contractor is going on holiday one week before the next valuation date. He requests that you do the valuation before he goes on holiday. Can you do this and what date would you put on the valuation?

In most projects, there will be a fixed date (Say 1st of every month) for payment application and the works completed up to date will be considered. If the contractor wish to submit it one week early, the quantity of work and thus the value will be less. The Engineer shall consider the time limits from the date of contractors submission.


61. A client contacts you with a request to carry QS Services, what would you offer and what would you expect to be included?

First understand client brief. Then check priority of client requirement like Quality, Time, Cost etc. If he require QS services include items like, Cost planning, Budget preparation, Quantity Take-off, Tender documentation, Advise Form of Contract and Procurement route, Tender Analysis, Budget control, Cost control and Management, Post contract QS services, Claims Management etc. Make sure that I am competent in those fields which he ask our services.

62. During an evening party a friend ask you advice about his own work. What you will do? The key element in this is whether I have PI Insurance is or not. If I have PII, no problem to advise him. (This is applicable even if one work after office hours, work for charity, work free of charge, not getting any fee for advice, give friendly advice etc.

63. You arrive on site on a Monday morning and you are informed that one of your subcontractors may have gone into receivership, what do you do?

64. You have passed a certificate for the now bankrupt subcontractor that is due to go out for payment; do you still allow it to be processed?

65. Would you pay some one if he introduce you to a prospective client No problem if your company policy allows you. Simply introducing to some one will not make any conflict of interest.

66. Would you accept cash instead of cheque from a client no problem if the payment is due.

67. If a client want to pay you in advance for your services as he going abroad how you will deal this matter consider this a client money. Make an agreement with him about the terms of the money handling.

68. Client noted a mistake in your valuation. What you will do? Check the matter. If there is a mistake, admit it to client. Investigate why it has happened. Take steps to avoid such mistakes in future. Convince client about the steps you have taken. Convey this message to all levels so that others will not make similar mistakes, Check this matter periodically. Rectify the mistake in next valuation. If client suffered a irreparable loss, report it to your insurer. Claim the compensation from them.

69. Would you carry out works for a relative / friend? - No problem if I have PII and I am doing my works as per professional ethics. Also there should not exists a conflict of interest.

70. What is meant by Red Book of RICS The appraisal and valuation standards issued by RICS which set out the procedure, regulations etc. for valuations. RICS Valuation Standards (The Red Book) contains mandatory rules, best practice guidance and related commentary for all RICS members undertaking asset valuations. First published in 1980.

71. Blue Book - Residential estate agency standards : Residential estate agency standards sets out how an agent should conduct his or her business. Jargon-free and structured to follow the agent's workflow, it helps to ensure compliance with the law, with official guidance and with industry best practice.

72. How do you go about starting a private practice? What PI cover you should have? What are the criteria to call your firm as a chartered practice? How much maximum deductible RICS suggest in PI Insurance?

73. At what stage a client should appoint a QS in a project?

In order to get maximum gain from his skills as a QS, the appointment should be done as early as possible in the life of a project preferably at the inception stage, so that advice can be provided on (1) Cost & budget of the project (2) Procurement method (3) Advise on the appointment of other consultants & contractors.

74. What are the procedures to set up your own Chartered Practice?

RICS members regulations (Inform the Institution, Follow professional conduct, Handling Clients Money, Clients money protection scheme, Take PI Insurance, Staff should be competent, Set up Complaints Handling Procedure (CHP), LLL, Conflicts of Interest, Know Advertising / publicity rules, Professional charges to RICS, we should manage our own account properly to avoid insolvency)

Statutory requirements (Follow all statutory requirements of the country of practice)


75. What is the first thing you must do before taking an instruction from client? Make sure that you have a valid contract with them.

76. Describe about yourself related to QS profession. Why did you select QS profession? What is your future plans as a QS What is role of QS in this society?

77. If a client ask you your services in the pre contract stage, what services you will offer - Cost planning, budget preparation, Value management, Cost control, procurement planning and contractor's selection.

78. Within how many days a member should give information to RICS, if the institution requested some information, to avoid any fines 90 days (Rule 41).

79. What is a conflict of interest A conflict of interest is a scenario where a professional person is unable , or may be perceived as unable, to give full, proper and unbiased advice to a client because:

Of acting for another person. Of having another obligations or pressures that detract from or affect his relationship with client. Conflicting duties are owed to different clients. Examples are (1) Acting for a buyer and seller of a property (2) Acting for two or more parties competing for an opportunity (3) valuing a property previously valued for another client by you or your firm (4) family related interests

80. A prospective client asks you your fee for a service. But you already providing service to his competitor. How you will deal this situation? Check the agreement with existing client about the exclusiveness of your service to him. If it is not exclusive, inform this matter to both clients to avoid any conflict of interest. Take actions to construct Chinese wall in your office to avoid passing information to wrong persons.

81. Chinese wall concept to manage conflicts of interest between those working in same firm for different clients.

The persons must be different for different clients. These persons must be physically separated (Either on different levels of a building if not in

separate buildings) Any information should not go to other side (to be checked by Compliance Officer) Such Compliance Officer should oversee the setting up and maintenance of this Chinese wall.

82. What is meant by Duty of Care It is the responsibility to treat others in a fair, just and professional manner.


B. Client Care (2)

83. What do you understand by client care? It is a continuous process or concept of understanding clients requirements, suggestions, complaints etc. and analysing it to find a solution suitable to client requirements and to enhance our own business.

84. How you will identify who the clients are and their behavioural patterns ?

Specific software packages contacts databases or relationship management databases. Developing capture plans to assist in the identification and capturing of a specific clients needs. Understanding clients timescales so that responses can be tailored to suit. Understanding the need for a polite and professional approach to all business Understanding the need for clear concise communication to keep clients informed of

developments.

85. How you will identify and utilize the systems and processes for managing client care

Customer complaint procedures Quality Assurance procedures Other policies such as sustainability, equal opportunities, environmental policies etc depending

upon the clients requirements. Customer satisfaction questionnaires Client feedback meetings Lessons learned workshops

86. Give a practical example of a client care exercise that you have been involved in?

( Here you will need to outline a practical example of where you have instigated or carried out specific client care activities.

You may want to discuss a specific project that you were involved in where client care activities were carried out often this takes the form of questionnaires or feedback meetings describe the process that was adopted formal questionnaires or informal questions. Did you undertake client interviews? If so were these face to face or telephone interviews?

You should then describe the process of understanding, analysing and acting upon the information gained. Describe the feedback you obtained and how you changed the service offering the show the client that you had acted upon the feedback they had given you. You may also want to cover how all this links into your quality assurance procedures and what internal reporting you did to communicate your feedback.)

87. Explain the concept of identifying clients / colleagues / third parties who are your clients and the behaviour that are appropriate to establishing good client relationship?

Identifying Clients This area should consider both existing and potential new clients. It is important to address that client care for an existing client base is vital and requires a active management. The process of identifying new potential clients in a particular market sector and how to attract them to your business.

Types of clients An understanding that different industry sectors have varying structures and these affect the nature of the client and their general objectives and interests.

Behaviours An overview of professional conduct with reference to the RICS guidance on ethics and rules for practices and individuals.

88. The systems and procedures that is appropriate for managing the process of client care, including complaints.

Client care on projects Clarity of communication lines and ongoing dialogue with the client on the deliverables of the team and their input to the project.


Client account management The process of structured account management, ensuring that developments in the client organisation are tracked and that there is interaction at a number of seniority levels. Additionally the process of maintaining regular contact away from current live projects to identify how assistance can be provided with longer term client business objectives.

Client feed back Process for collecting and responding to client feed back. Alternative processes such as project reviews, informal feedback and managed client satisfaction surveys.

Client business development activities The concept of arranging off line business development activities and events as a mechanism to build broader relationship with clients.

Complaints maintaining alternative lines of communication / routes for complaints and how these should be ideal with by a practice. The RICS guidance on ethics should be referred to as the option for clients to make formal complaints to RICS.

89. Explain the requirement to collect data, analyse and define the needs of clients.

The briefing process The importance of the briefing process and defining a clear scope of works for the team so that the expectations of both parties are aligned.

Job Planning - The internal process of planning how the clients requirements will be met for both specific deliverables and broader input to the project, together with how this relates to the pricing and management of the commission.

Continuous Client Management identifying a process to capture any changes to the needs of the client and the project.

90. Provide example of how you have applied a number of these principles of client care within your business activities?

Eg.- A Cost consultant working on a number of projects. The type of issues will be,

Who is your primary client? Explanation of the organizations processes for obtaining feedback from clients as a project progresses. (Please find examples from our own work field)

91. Difference between a Client and a Customer

In general both "customer" and "client" can be defined as "one that buys goods or services." However, there is only the one definition for customer, but has five other definitions for client. A client is also defined as "the party for which professional services are rendered, as by a lawer" and as "One that depends on the protection of another." The main difference between a customer and a client is that a protective, ongoing business relationship is formed with a client, but not necessarily with a customer.

The difference between a customer and a client is that a customer can be just a patron, while a client is a patron who also seeks advice. In today's business world, we don't just have customer service, but we have "client care" or "client service" departments in many corporations. Most patrons of a business want to be informed, but those who depend on their relationship with a business such as a client with a lawyer, need a protective type of informative business relationship. A client looks to follow the advice and professional knowledge of a business leader, while a customer may only purchase goods and services from a business.

In a client / vendor relationship, the buyer is under the protection of the vendor and becomes dependant upon the ongoing care of the vendor.

Client: One who is under the protection of another. Customer: One who purchases a commodity or service.

92. How do you deal with a customer complaint?

First of all we should be familiar with customer complaints procedure in our company. Often that procedure will have specific timescales to respond within, and specific actions against individuals. Clearly these need to be adhered to in order to show that the complaint has been handled effectively and in accordance with company policy. Take following actions,

Allocate the complaint to appropriate person as per company procedure Respond in the identified timescale to the client Investigate the complaint using defined procedures Identify the outcome and course of action to rectify or close out the complaint.


Communicate the outcomes and course of action to the client. Formally record using appropriate process Communicate the lessons learned internally Review at a pre determined date in the future.

93. How do you act upon feedback received from a client

The feedback should be formally recorded in proper way. If obtained through a customer satisfaction questionnaire then this will form the formal record. If the feed back is verbal then a formal record should be made.

If the feedback is negative then it needs to be verified and the necessary course of action to be taken depending upon the actual feedback. If a formal approach is required then obviously the company procedure should be followed. It is also advisable to ensure that feedback is collated in a formal way and fed back into company through some form of lessons learned process.

94. What is meant by Clients money? How you will manage clients money.

Any money held or received by the firms which do not solely belong to the firm. This money held in trust by a firm on behalf of third parties and which is not due to the firm. We have to ensure that the money entrusted to you is always:

Kept separately from your own, your firms, your companys account. That this money is clearly identifiable. Obtain bank confirmation of account conditions. Advise the client and agree terms of account handling in writing. Obtain clients written approval to make payments from their account. That the money that belongs to them should be available to them at all times. Examples of clients money are Rents, Fees received from client for payment to another consultant, service charges collected on behalf of client, money due to be paid to other contractors

Purpose of keeping Clients money is to protect it from (1) Insolvency (2) Misappropriation by any party, (3) Death of sole practitioner.

95. The RICS Clients Money Protection Scheme Client who entrust money to firms regulated by RICS are protected in the unlikely event that the money is mishandled. (maximum amount is 50,000 Pounds)

96. Minimum requirements of complaint handling procedure Every firms should have a CHP (1) It should be quick, transparent and impartially implemented, (2) Appoint a person to carryout investigation (3) Information about complaint handling procedures should be available to clients (4) If complainant still unhappy with the outcome, they have right for separate review or mediation. (5) If complainant still unhappy, they have right to refer to independent dispute resolution. (Remember you inform your insurers of the complaints on each stage)

97. How to complain about a RICS member or firm

First step is to complain directly to member or firm as per CHP. Second step to complain directly to RICS (Online possible)

98. What are the subjects RICS investigate against a member or a regulated firm?

Failure to use complaints handling procedure, Incompetence, Conflicts of interest, Misuse of clients money, Failure to answer correspondence, Allegation or a conviction of a criminal offence.

99. What is meant by PI Insurance -

It is a third party insurance to cover the damages and losses suffered by a client due to negligent actions, omissions, errors of a professional.

100. Why PII is important for the profession and who does it protect?

If the liability to exercise reasonable skill and care failed to happen. PII is an a third party insurance aimed to indemnify ones liability and legal costs claimed arising out of professional negligence. We have to insure ourselves for at least 6 years after we stop practising. (similarly till 6 years after one work is completed)


Insurance should cover damages; interest on such damages, consequential loss and claimants cost. All these adds up. (Rule 6 of schedule 1)

PII works on a claims made basis (retroactive type). This means it is the policy in place at the time of a claim that count, not the policy in place when the work was originally carried out. Hence one need run-off cover as the problems that give rise to claims may not come to light immediately.

Exclusions of PII Claims from environmental contamination (hazards) and pollution.

101. Does one need personal PII cover

If one work for a firm as a consultant, no need to take out a personal insurance on top of that arranged by the firm if they cover you on their policy. The firms policy must be RICS compliant. But make sure that the cover is sufficient in the event of claims by (1) Third parties, (2) Your own owner, (3) Another party for whom your employer is acting as an agent, (4) Insurers.

Avoid works, even charity, after retirement. If required take a new PII to cover yourself.

PII is primarily a consumer protection measure. It is a mandatory requirement for all those professional and technical members of RICS who offer professional or technical services to public. As per RICS it is not mandatory for a MRICS to take a PII who is working for a firm.

102. What is run-off cover insurance PII is taken for a minimum of six years after retirement of a chartered surveyor. This is RICS requirement. As per law one may be liable even after this 6 years. (10 years requirement as per U.A.E. civil code)

103. Limit of liability in PI Insurance This is to cap or place a limit on the level of expense a business signs up to in a formal agreement. This may be in aggregate or for each and every claim.

104. What should you do if there is a PI claim against you? Notify the insurer immediately which enable the insurer, if necessary, to give advice on how to proceed. The insured should inform the Circumstances to the insurer.

105. Assigned Risk Pool (ARP) This is a temporary PI insurance facility for RICS members through which insurance cover is arranged when they are unable to comply with the rules.

106. Vicarious liability This principle dictates that an employer is responsible for the negligent acts or omissions of his employees when acting in the course of their employment. But this does not remove employees potential liability. Although the employee may not have a contractual obligation to client, he will incur a direct liability to client in Tort.

107. What is meant by Locum & Locum agreement It is a person who is authorised to manage your practice in your absence. (Long term absence due to illness, death, holiday longer than one month, unforeseen events) The agreement between you and the locum is locum agreement. This is an RICS requirement if you are a sole practitioner of the practice.

108. Say you had a client with a medium sized plot of land on which stood a Gregorian house, what type of things would you need to take into consideration, if, for example the client wanted to redevelop the land? (1) Refurbishment or demolition / construction, (2) Environmental factors, (3) Development control / Law / Regulations (4) Form of Contract / Procurement route

109. If a client came to you with a complaint what would you do? - Diligently address as per the Complaint Handling Procedure and advise the client at the earliest.

110. You have a client who is a Local Authority for which you have an appointment but have not yet carried out the service. The client asks you if he can pay you in advance for that service before the end of the financial year because otherwise he will lose that money. What is your response to the client? Create an account for client money as per RICS regulation.

111. How you will communicate with your clients? What are the methods?

112. How do you know that your existing client is happy? Repeated business, questionnaire as per ISO procedure, feed backs from clients.

113. What are the documents you include in a QS bid? Fee proposal, scope of services, exclusions if any, track record, previous experience, proposed methodology of work distribution, Curriculum vitae of proposed staff, resource profile, cash flow forecast, references, case studies.


C. Communication & Negotiation. (2)

114. Different types of Negotiation strategies

Winning Losing, Accommodating, Avoiding, Compromising, Collaborating (Win Win)

115. What is meant by new E = MC2 in business

E Efficiency, M Motivation, C2 Two way empathic communication

116. What are the main elements of successful interviewing (5 P ) Purpose, Preparation, Planning, Practice, Performance

117. Negotiation - Discussions to reach a compromise or agreement - communication for persuasion

A number of stages for negotiation process:

Establish the agenda Finalise the position to be taken Setting the objectives Compiling supporting evidence exploring differences find out non negotiable areas Find our areas of compromise Assessing other sides position. narrowing differences broad agreement detailed agreement Can either be positional or co-operative positional is just bartering over the outcome. Negotiators should know what is at issue, have authority to deal, and be above the causes of the dispute

118. Difference between effective and efficient communication

Effective means that your communication made its point, no matter how long it took you to explain. But efficient means that your communication was quick and simple, that doesn't mean it wasn't also "effective"

When a person uses effective communication, he or she succeeds in reaching his or her goal for communicating. (The person will really understand what / why it is) But when a person is efficient in communicating, he or she gets out the message in the shortest amount of time and with the least amount of energy. (quick action / response without understanding the basics)

Efficient communication is just responding quickly and effective communication is more considered and actually reaches a satisfactory conclusion.

Efficient communication is to talk to people so they can understand your meaning. Effective communication is to talk to people and help them learn and objectively hear what you are telling them

119. What type of communication and negotiation technique you use in your work

Oral - Phone calls, Reporting at meetings, bid presentations, staff meetings, meeting with consultants / contractors, listening skills etc.

Written - Letters, memos, e-mails, report writings, tender reports etc. Negotiation Setting objectives, Compiling supporting documents, establishing non negotiable

areas, identifying areas of compromise, assessing other sides position.

120. What is difference between co-ordination and managing Co-ordination is to arrange in a proper order. (Eg. Contractor to coordinate with other contractors at site. But no control over them ) Manage is to extend control over them.


121. If you chair a meeting, how do you make it effective Set an agenda, do prepare for it, communicate with all, be punctual for the meeting, take minutes of meeting, give chance to every one to speak, understand body language, voice control.

122. Difference between effective & efficient communication Effective means people will understand the basics (If the superior try to convince a subordinate the importance of being punctual in an office the subordinate will be punctual next day onwards). But efficient is time saving and will get quick response (If a superior issue a warning letter to subordinate, next day onwards he will be punctual)


D. Health & safety. (2)

123. Why is Health and Safety important?

Because it affects you! We take significant risks in our jobs regularly, be it driving in connection with your work, being at a premises or on site.

Serious accidents at work destroy and disrupt family and personal lives. The loss of a parent, breadwinner, partner, friend is devastating and trying to rebuild a life after a serious accident can be equally traumatic, especially if it could have been avoided.

You have a critical role, whatever part you play in the industry. Decisions taken in the Boardroom can have as much influence on Health and Safety as working practices in the office, travelling on business or being at a property or on site. Adequate planning, innovation and best practice, good design, sufficient resources and effective training will provide a better product more safely and more economically.

This guide has been produced by the new RICS Health and Safety Forum to help you put health and safety first when carrying out your duties and responsibilities. It will also remind you of the many aspects of our industry that can be hazardous.

Using effective health and safety procedures will:

Provide a safer environment for those involved in property and construction. Result in higher productivity, and Lessen the chance of having accidents or suffering illness. If we are to make a difference, and make our industry a safer place to work, we have to take personal responsibility to make it happen by eliminating or reducing risks, and planning and controlling the risks that remain for ourselves, to our colleagues and the public at large.

You can make a difference by putting Health and Safety first:

124. Safety of yourself -

Ensure that you are familiar with your organisations health and safety policy and arrangements for implementing safe working procedures.

Comply with the office safety policy and ensure that any equipment you may use is in good and safe condition.

Comply with your organisations safe systems of work, or ensure one is put in place prior to carrying out work, particularly where a risk assessment shows that a hazard exists.

Refuse to overlook unsafe working practices by yourself or others and distribute information on hazards;

Ensure that your advice to clients will minimise the risk to the health and safety of others. Ensure you are aware of any hazards which may exist, together with any safe working instructions,

which have been issued by clients prior to carrying work at their premises

If you are working alone, ensure that you follow your organisations lone working procedures In other words, follow the dictates of common sense.

125. Safety of others -

You are responsible for anyone under your supervision, particularly those in training or who are inexperienced, and also towards anyone who may be affected by your or their work.

Make sure that anyone in your charge takes the right equipment with them on visits. Check that they know how to use it and that it is safe to use.


Ensure that a suitable and sufficient risk assessment has been carried out of the tasks to be performed, and a safe working method is in place which has been communicated to and understood prior to any field work taking place.

Ensure everyone has suitable and sufficient information , training and instruction regarding health and safety matters for the task in hand.

Check available records of hazards on particular sites and make sure that all relevant people are notified.

Ensure, wherever necessary that precautions are put in place to safeguard anyone who may be in the vicinity of works and unaware of the possible hazards.

Make sure that the right equipment is used. Helmets, safety shoes, ear defenders, face masks, overalls, torches and batteries. Do not use any equipment which is defective but report it to your employer.

Finally, the best way to ensure safe practice by people in your charge is to set a good example.

126. What do you understand about CDM?

Construction Design Management Regulations are aimed at improving the overall management and co-ordination of health, safety and welfare throughout all stages of a construction project to reduce the large numbers of serious and fatal accidents and cases of ill health which occur every year in the construction industry.

The CDM Regulations place duties on all those who can contribute to the health and safety on a construction project. The regulations place duties upon clients, designers, contractors and planning supervisors, and require the production of certain documents the health and safety plan and the health and safety file.

The Construction (Design and Management) Regulations 1994 (CDM) require that health and safety is taken into account and managed throughout all stages of a project, from conception, design and planning through to site work and subsequent maintenance and repair of the structure. CDM affects everyone who takes part in the construction process - the client, the designers and the contractors. The Regulations introduce two new roles - the planning supervisor and the principal contractor. The Regulations also introduce the health and safety plan and the health and safety file.

CDM apply to nearly all construction work undertaken in the UK and have imposed significant duties upon construction clients, designers and contractors for Introducing a co-ordinated framework for the management of health and safety throughout the design, construction occupation & demolition process. Three main aspects of CDM are,

All parties should be competent H & S and they allocate adequate resource for H&S There should be H & S Plan. There should be H & S File

127. Planning Supervisor (PS) CDM introduced a new member to the development team with two main responsibilities. Client should appoint the PS.

To ensure that designers and principal contractors pre-contract responsibilities are performed. To prepare the Health & Safety Plan which is delivered to the Principal contractor, and at the end

to compile the Health & Safety Files and deliver it to the Client.

128. Employers responsibilities under CDM regulations

Every client must appoint a Planning Supervisor Provide information to Planning supervisor Appoint a Principal Contractor Ensure that the designers are competent in Health & Safety matters H & S Plan is prepared by contractor,


H & S file is prepared 129. Health & safety Plan

This is a requirement as per CDM. This comprises the health and safety evaluation prepared by the designers and must be compiled by the planning supervisor and provided to the principal contractor. The contractor should develop the H&S P before the construction starts and should be approved by the client.

130. Health & safety File

Prepared by planning supervisor. The file contains the design and construction record of the particular project, which must be in future made available by the client to all who subsequently carryout work on the building on his behalf. (Eg. Maintenance)

131. Risk assessment process

What the hazards are Who may be at risk (public, employees etc) Severity of risk Acceptability of Risk by current controls Whether further controls are required The length of time the assessment should remain valid When the assessment should be reviewed Fire precautions to be taken

132. Explain about what do you know about COSHH? Control of Substances Hazardous to Health

Using chemicals or other hazardous substances at work can put peoples health at risk. Therefore a number of sets of regulations dealing with hazardous substances. The objective of COSHH regulations is to prevent workplace disease resulting from exposure to hazardous substances. COSHH Regulations 2002 applies to these matters.

The three primary routes for hazardous substances to enter the human body are: Inhalation, Ingestion (through mouth) and Absorption (Through skin)

133. What are the steps to be taken as per COSHH?

Assess the risk Decide what precautions are needed Prevent or adequately control exposure Ensure that control measures are used and maintained Monitor exposure carry out appropriate health surveillance Prepare plans and procedures to deal with accidents and emergencies. Ensure that employees are properly informed and trained.

134. RICS Position on Health & safety management

Health and safety management should be an integral part of good business and project management as, ultimately, healthier and safer projects are also more profitable projects and all those involved in the construction industry should be committed unequivocally to reducing further on-site risks and hazards with an ultimate goal of preventing all fatalities.

RICS believe that health and safety management should be an integral part of good business and project management as, ultimately, healthier and safer projects are also more profitable projects. All those involved in the construction industry should be committed unequivocally to reducing further on-site risks and hazards with an ultimate goal of preventing all fatalities.

135. What is Control of Asbestos Regulations 2006

These Regulations (2006 November) bring together the three previous sets of Regulations covering the prohibition of asbestos, the control of asbestos at work and asbestos licensing.

The Regulations prohibit the importation, supply and use of all forms of asbestos. They continue the ban introduced for blue and brown asbestos in 1985 and for white asbestos in 1999. They also continue to ban the second-hand use of asbestos products such as asbestos cement sheets and asbestos boards and tiles; including panels which have been covered with paint or textured plaster containing asbestos.

The ban applies to new use of asbestos. If existing asbestos containing materials are in good condition, they may be left in place; their condition monitored and managed to ensure they are not disturbed.

136. Why is asbestos dangerous?

Asbestos fibres are present in the environment. So people are exposed to very low levels of fibres. However, a key factor in the risk of developing an asbestos-related disease is the total number of


fibres breathed in. Working on or near damaged asbestos-containing materials or breathing in high levels of asbestos fibres, which may be many hundreds of times that of environmental levels could increase your chances of getting an asbestos-related disease. Like lung cancer, mesothelioma

137. What precautions you should take while handling a generator?

Before operating any generator system, read the Operator's Manual to become familiar with the equipment.

Empty the oil tank before you carry it to other places. Never run generator in a garage, carport, crawl space, shed or porch. Place outdoors but under

cover to prevent electrocution if unit gets wet.

Be sure the generator isnt positioned outside an open window, it allow fumes into the home. Use a carbon-monoxide alarm thats battery-operated or has battery backup. Never feed power from a portable generator into a wall outlet. This can kill linemen working to

restore power or your neighbors who are served by the same transformer. It also can damage your generator.

Dont use power cords that are frayed, torn or cut. This can cause a fire or shock. Store fuel and generator in a ventilated area and away from natural-gas water heaters. Vapors can

escape from closed cans and tanks, travel to the pilot light and ignite.

Never have wet hands when operating a generator. Never let water come in contact with it. Make sure you have the right cords and connectors. Do not spill oil It may ignite Before refuelling, always turn the engine off Do not overload the generator. Overloading can seriously damage your valuable appliances.

138. Employers responsibilities as per Health and Safety at Work etc Act 1974

Provide information on health and safety. Undertake risk assessments. Eliminate and control risks. Have insurance. Undertake health surveillance. Provide Personal Protective Equipment (PPE). Make provision for those with special needs. Provide regular health and safety training.

139. Safety Procedures at site Following points to be considered.

Working at height COSHH guidelines Sign boards Power sources (Gas, electricity etc) Lime work (Eg. Lime putty on wall) Stone dust (Inhalation of stone dust) Noise Confined space entry (Oxygen levels may be low) Lead based paints (Ensure adequate ventilation) Manual handling (Guidelines for Lifting the weights) Escorting site visitors (Provide safety equipments, inform any hazards)

140. What is the impact on Health & Safety of Design, Construction process, Building maintenance, Employment of staff.


141. What is SWMP Site waste management plan. As per the CDM regulation (2007) a project is allowed to start only after a SWMP is in place. Otherwise the project owner and the principal contractor have to face penalty.

142. What is the purpose of Site Waste Management Plans Contractors should prepare a site waste management system. In UK this is compulsory from April 2008. As per this the contractors should consider estimate for this SWMP, and record how much waste is generated, and how it could be recycled.

143. Practical points to be considered for sustainable project

Insulation to reduce heat, Reduce house hold waste production, Allowing cloths to dry in by providing open areas, Use energy efficient lighting, Eco labelled White goods, Use local renewable energy, Composting facilities, Provide quiet rooms for home office purpose, Provide external water storage.

144. What are the formal Health & Safety qualifications recognised at national level?

145. What is UN Number Number assigned to any dangerous goods by UN Committee of Experts on the Transport of dangerous Goods

146. What is HAZCHEM Code Emergency action code taken from the system developed by The UK Fire Services to be specified for any substances covered by this code. These sign should be affixed to all dangerous goods.

147. What are Codes of Health & Safety in Dubai

Code of Practice for the Management of Dangerous Goods in Emirate of Dubai ( By DM -1997) Code of Construction Safety Practice (Drafted as per The Environmental Protection Regulations)

148. What kind of PPE (Personal Protective Equipments) would you possess when you are out on site and office?

At site: Foot protection (Wear safety boots), Head protection (helmets, hard hats), Hearing protection, Eye & Face protection, Respiratory protection, Protective clothing, Hand Protection (Glove), safety Belts & Life lines, Safety Nets, . Know fire assembly points. location of fire extinguishers & first aid boxes

At Office: Know the exit routes, fire assembly points, location of fire extinguishers & first aid boxes, staircase locations.

149. What do you understand by the term Planning Supervisor? - Appointed by the Client

To carry out the CDM regulations and to ensure that the designers have met their responsibilities under the CDM regulations and advise the Client and contractor on any matter that will enable them to comply with their obligations. Eg. Health and safety file.

Prepare a H&S plan and delivered to principal contractor at tender stage so that arrangements can be made for its carrying out.

Notify HSE in writing certain particulars about the project like timing, no. of people, purpose of HS etc. before construction starts on site.

150. What is the difference between a Principal ( Lead ) contractor and Main Contractor?

Principal Contractor - In Package Contracting, one Contractor is appointed as Principal (Lead) Contractor and he shall be responsible for all coordination and monitoring, safety, security, use of contractors scaffolding, cranes, hoists & waste disposal system. This is also a requirement as per CDM regulation

Main contractor is Contractor in a General Contracting system wherein he ensures the above said duties for his Subcontractors.

151. What is meant by HSC & HSE (UK)

There are set up as per the Health and Safety at Work Act (1974)- HSC means Heath & safety commission The body with prime responsibility for administering the law and practice on occupational health & safety.


HSE means Health & Safety Executive is a body with a number of functions including health & Safety Police. HSE inspectors have wide range of powers and are the people with whom we have to deal if we are involved in a serious health & safety incident.

152. What is meant by Risk assessment at work

It is careful examination of what in your work could cause harm to people so that you can weigh up whether you have taken enough precautions or should do more to prevent them.

153. What are the environmental impacts of crushing concrete on site?

154. How do you deal with contamination on site? What are relevant Fidic clauses?

155. How do you deal with asbestos on site?

156. What is your personnel responsibility with respect to Health & Safety?

157. Safety Risk analysis

Look for Hazards Decide who might be harmed & how Evaluate Risk, decide existing precautions adequate? and what more to be done Record findings Review your Assessment & revise if necessary

158. What is the nature of reporting labour accidents and occupational diseases?

If the employee suffered a work accident or an occasional disease, the employer or his representative shall report the accident immediately to the police and labour department or one of its branches under whose jurisdiction the place of work falls. The information shall include the employee's name, profession, address, nationality and a brief description of the incident and its circumstances, and the measures taken for treatment or first aid.

159. What are the safety regulations and measures required by labour law?

Every employer should provide his employees with suitable means of protection against injuries, occupational diseases, fire and hazards by providing the safety equipment and clothes give instructions which aim to protect him from danger.

display in a detailed instructions regarding the means of preventing fire and the means of protection of employees from hazards

Every employer shall make available a first aid kit Every employer shall keep every place of work clean and well ventilated. An employee shall assign one or more physician and means of medical care The employer or his deputy shall inform the employee of the dangers of his job and the means of

protection

No employer, his deputy, or any person who has authority over employees shall bring or allow others to bring any kind of alcoholic drinks for consumption on work premises.

160. Whether insurance will cover fines received from authority due to health & safety default? No. it will not cover. Fines are designed to punish the companies for their bad habits. So they should pay it from their profits.

161. Principal Contractor - Is a Contractor, to ensure cooperation between all the contractors, and that everyone on site complies with any rules in the HS plan. He has to keep unauthorised persons off the site during construction, displace notices regarding health and safety, and provide any information needed by the planning supervisor, give proper training to other contractors.

162. What is meant by Fire Protection.

Is the study and practice of mitigating the unwanted effects of fires. It involves the study of the behaviour, compartmentalization, suppression and investigation of the fire and its related emergencies as well as the research and development, production, testing and application of mitigation systems.


Fire protection in buildings is designed to ensure the safety of occupants in the case of fire and to ensure as best as possible to protect the building. The protection of the building structure is not the paramount objective of fire regulations. Priority is for the occupants and the fire fighters trying to evacuate a building suffering a fire.

163. Fire Alarms and Fire Detection Systems

A typical fire alarm system comprises of a Control panel Manual or automatic), fire sensors (Smoke detectors and heat detectors), manual call points (Break glass & closed circuit call point systems), Alarm Bells

164. Fire Extinguishers

Water filled extinguishers (for wood, cardboard, textiles) Form filled extinguishes (for petrol or flammable fires) Dry powder type ( for fire due to butane & propane) Carbon dioxide type (For electrical fire) Wet Chemical type (For cooking oil fire)

165. Sprinkler systems - Fire sprinkler systems, Fire protection sprinklers, Domestic sprinkler systems

166. Fire blankets Fire blankets are made of fire proof materials and can be used to wrap around a person whose clothing is on fire.

167. Fire compartmentalization

In structures, such as land-based buildings, traffic tunnels, ships, aerospace vehicles, or submarines, compartmentalization is the fundamental basis and aim of passive fire protection. The idea is to subdivide a structure into "fire compartments", which may contain single or multiple rooms for the purpose of limiting the spread of fire, smoke and flue gases, in order to enable the three goals of fire protection:

Life safety Property protection Continuity of operations. The construction of such compartments and all its components is a matter of systems within systems to achieve fire-resistance. All components forming part of such compartments are subject to stringent approval and compliance in countries, where product certification is mandatory.

168. Structural fire protection -

In land-based buildings, offshore construction or onboard ships) is typically achieved via three means:

Passive fire protection (use of integral, fire-resistance rated wall and floor assemblies that are used to form fire compartments intended to limit the spread of fire, or occupancy separations, or firewalls, to keep fires, high temperatures and flue gases within the fire compartment of origin, thus enabling fire fighting and evacuation)

Active fire protection (manual and automatic detection and suppression of fires, as in using and installing a Fire Sprinkler system or finding the fire (Fire alarm) and/or extinguishing it)

Education (ensuring that building owners and operators have copies and a working understanding of the applicable building and fire codes, having a purpose-designed fire safety plan and ensuring that building occupants, operators and emergency personnel know the building, its means of Active fire protection and Passive fire protection, its weak spots and strengths to ensure the highest possible level of safety)

169. Passive Fire Protection (PFP)

Is an integral component of the three components of structural fire protection and fire safety in a building. PFP attempts to contain fires or slow the spread, through use of fire resistant walls, floors, and doors (amongst other examples).

170. Goals of Fire Protection - Fire protection has three major goals:

Continuity of operations - this is intended to prevent the interruption of critical services necessary for the public welfare.


Property protection - this is intended to prevent area wide conflagrations. At an individual building level, this is typically an insurance consideration (e.g., a requirement for financing), or a regulatory requirement.

Life safety - the minimum standard used in fire and building codes 171. What is meant by Building Security Council (BSC)

BSC was established by professionals in the building security arena to address the security issues and to enhance public safety by promoting building security. The mission of the BSC is to administer and maintain rating systems that enable building owners and operators to evaluate and improve the security of their facilities. Their vision is to enhance public safety by promoting building security.

172. Building security systems

In buildings there are many types of security systems and equipments that can be deployed as potential solutions to address specific vulnerabilities. Their purpose is to help ensure that a building is safe to use and that protection is provided for materials equipment, information, personnel, physical facilities and preventing influence that are undesirable, unauthorised or detrimental to the goals of the particular organization being secured. These are of,

Monitoring of security systems Physical barriers Building exterior walls Security monitoring Wireless Duress pendants (Used for security in the parking or remote locations) Asset tracking Personnel tracking methods Closed Circuit TV

173. What is QS contribution to H & S

Understand that H & S is responsibility of everyone in a project. Make sure that H & S subject is included in all project meetings

174. In your project how you will make sure good health & safety

Preparing / contributing work method statement / risk assessment. Wearing PPE Adhere to main contractors safety rules Make sure that H & S subject is included in all project meetings Always coordinate with safety officer.

175. What is meant by VOC Materials -

Volatile organic compounds (VOCs) are organic chemical compounds that have high enough vapour pressures under normal conditions to significantly vaporize and enter the atmosphere. A wide range of carbon-based molecules, such as aldehydes, ketones, and other light hydrocarbons are VOCs. The term often is used in a legal or regulatory context and in such cases the precise definition is a matter of law. These definitions can be contradictory and may contain "loopholes"; e.g. exceptions, exemptions, and exclusions.

The United States Environmental Protection Agency (EPA) defines a VOC as any organic compound that participates in a photoreaction.

For a sustainable environment low VOC materials are highly recommended.


E. Accounting Principles and procedures. (1)

176. What is meant by Balance sheet ?

In financial accounting, a balance sheet or statement of financial position is a summary of a person's or organization's balances. Assets, liabilities and ownership equity are listed as of a specific date, such as the end of its financial year. A balance sheet is often described as a snapshot of a company's financial condition. Of the four basic financial statements, the balance sheet is the only statement which applies to a single point in time. (Asset Liability = Equity)

A company balance sheet has three parts: assets, liabilities and ownership equity. The main categories of assets are usually listed first and are followed by the liabilities.

177. What is meant by assets and the liabilities

The difference between the assets and the liabilities is known as equity or the net assets or the net worth of the company and according to the accounting equation, net worth must equal assets minus liabilities.

Another way to look at the same equation is that assets equal liabilities plus owner's equity. Looking at the equation in this way shows how assets were financed: either by borrowing money (liability) or by using the owner's money (owner's equity). Balance sheets are usually presented with assets in one section and liabilities and net worth in the other section with the two sections "balancing."

178. What are the elements of typical Consolidated Financial Statement of a company

Directors Report Auditors report Consolidated income statement Consolidated balance sheet Consolidated Cash Flow statement Statement of Changes in equity Notes

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