MGRADES EXAMS
RICS APC Building Surveying UPDATED
ACTUAL Exam Questions and CORRECT
Answers
What is a Jervis v Harris clause? - CORRECT ANSWER - Provides for a landlord to enter the
leased property to remedy breaches by the tenant, who has failed to rectify issues after an express
notice period.
Costs of works can be recovered from the tenant as a debt, thereby avoiding the cap on damages
imposed by a S.18.1 diminution valuation.
What signs can you look for that show a contractor may be struggling financially? - CORRECT
ANSWER - Demanding payment sooner than expected.
Subcontractors seeking direct pay,ent from client.
Withdrawal or changes in labour.
Slow progress.
Increased number of defects on site.
If you suspect a contractor is struggling, what would you do? - CORRECT ANSWER -
Monitor performance.
Regular site visits.
Make detailed records.
Ensure compliance with payment procedures.
Keep on top of defective work.
What questions need asking if a contractor goes into administration? - CORRECT
ANSWER - How close to the end of the contract are you?
Is there a performance bond?
Is there a parent company guarantee?
Is there a founder you need to involve?
,MGRADES EXAMS
Can someone else finish the work? E.g. step-in rights with subcontractors or engage a new
contractor.
Can client terminate for breach of contract?
What checks should you make before appointing a contractor? - CORRECT ANSWER - 1.
Competence.
2. Membership of relevant professional bodies.
3. Insurance.
4. References.
What is the difference between a prime cost and a provisional sum? - CORRECT ANSWER -
A prime cost is an allowance for the work supply or materials of the client's choosing.
They are always part of the contract sum and not normally omitted.
Contractors can add their markup but beware disputes with this.
Can be adjusted up or down.
A provisional sum is an allowance inserted into the tender documents for a specific element of
the works that is not yet defined in enough detail to price effectively.
Sum is likely to be adjusted up or down.
Provisional sums are omitted until an instruction is issued.
A valuation should be made afterwards to confirm the sum due.
Describe English bond. - CORRECT ANSWER - Rows of headers and rows of stretchers.
Describe Flemish bond. - CORRECT ANSWER - Alternating headers and stretchers on each
row.
Describe common bond. - CORRECT ANSWER - A row of headers every 5-6 rows of
stretchers.
,MGRADES EXAMS
What should be included in contract preliminaries? - CORRECT ANSWER - 1. Project
particulars.
2. T documents and an example contract.
3. Site details.
4. Descriptions of the work.
5. Tendering rules.
6. Quality standards that must be adhered to.
7. Security/safety/protection requirements.
8. Provision and use of further documentation.
When might you require building control? - CORRECT ANSWER - Building control will be
required for new buildings, extensions or alterations, and providing services and for fittings in a
building. For example replacement windows, drainage or washing facilities.
Exemptions would include greenhouses, unheated agricultural buildings, some listed buildings
and places of worship.
How would you apply for building control? - CORRECT ANSWER - I would apply through
the planning portal.
What forms of building control can be obtained? - CORRECT ANSWER - 1. Full plans
application
2. Building notice (3 yrs validity)
3. Regularisation, which is for when works have completed.
In the event of non-completion, what would you advise your client in terms of their options
under the contract? - CORRECT ANSWER - Liquidated damages.
Pay less notice to get LDs.
, MGRADES EXAMS
What are the provisions in the contract for the valuation process, and what are the timescales? -
CORRECT ANSWER - MINOR WORKS
Interim valuation date.
+7 days = payment due date. +14 days payment date.
+5 days = interim certificate.
On your case study, what legal considerations were important? - CORRECT ANSWER -
Asbestos.
Building regs.
CDM.
What advice would you give a client regarding insurance on a contract? - CORRECT
ANSWER - To notify the Building insurers.
What their options are e.g.
What is wood wool and what would you do if you found it? - CORRECT ANSWER -
Woodwool is potentially deleterious.
Often used as permanent shuttering and for structural roofs in 1960s.
Loses all strength when wet.
When used as shuttering, if the concrete was over vibrated while wet, there could be grout loss
into the woodwool, resulting in honey combing, loss of cover to steel and loss of fire resistance
to the concrete, because the honeycombing makes it highly permeable.
Honeycombing can't be seen unless woodwool is removed.
Remedies:
1. Do nothing - if condition of concrete beneath is sound, then it has lasted this long it should be
ok - check with a structural engineer if appropriate.
2. Improve fire resistance by applying additional fire protection.
3. Remove all wood wool and repair areas of voided concrete and ares of low cover. Very
disruptive work. ~6x the cost of the fire protection option.
RICS APC Building Surveying UPDATED
ACTUAL Exam Questions and CORRECT
Answers
What is a Jervis v Harris clause? - CORRECT ANSWER - Provides for a landlord to enter the
leased property to remedy breaches by the tenant, who has failed to rectify issues after an express
notice period.
Costs of works can be recovered from the tenant as a debt, thereby avoiding the cap on damages
imposed by a S.18.1 diminution valuation.
What signs can you look for that show a contractor may be struggling financially? - CORRECT
ANSWER - Demanding payment sooner than expected.
Subcontractors seeking direct pay,ent from client.
Withdrawal or changes in labour.
Slow progress.
Increased number of defects on site.
If you suspect a contractor is struggling, what would you do? - CORRECT ANSWER -
Monitor performance.
Regular site visits.
Make detailed records.
Ensure compliance with payment procedures.
Keep on top of defective work.
What questions need asking if a contractor goes into administration? - CORRECT
ANSWER - How close to the end of the contract are you?
Is there a performance bond?
Is there a parent company guarantee?
Is there a founder you need to involve?
,MGRADES EXAMS
Can someone else finish the work? E.g. step-in rights with subcontractors or engage a new
contractor.
Can client terminate for breach of contract?
What checks should you make before appointing a contractor? - CORRECT ANSWER - 1.
Competence.
2. Membership of relevant professional bodies.
3. Insurance.
4. References.
What is the difference between a prime cost and a provisional sum? - CORRECT ANSWER -
A prime cost is an allowance for the work supply or materials of the client's choosing.
They are always part of the contract sum and not normally omitted.
Contractors can add their markup but beware disputes with this.
Can be adjusted up or down.
A provisional sum is an allowance inserted into the tender documents for a specific element of
the works that is not yet defined in enough detail to price effectively.
Sum is likely to be adjusted up or down.
Provisional sums are omitted until an instruction is issued.
A valuation should be made afterwards to confirm the sum due.
Describe English bond. - CORRECT ANSWER - Rows of headers and rows of stretchers.
Describe Flemish bond. - CORRECT ANSWER - Alternating headers and stretchers on each
row.
Describe common bond. - CORRECT ANSWER - A row of headers every 5-6 rows of
stretchers.
,MGRADES EXAMS
What should be included in contract preliminaries? - CORRECT ANSWER - 1. Project
particulars.
2. T documents and an example contract.
3. Site details.
4. Descriptions of the work.
5. Tendering rules.
6. Quality standards that must be adhered to.
7. Security/safety/protection requirements.
8. Provision and use of further documentation.
When might you require building control? - CORRECT ANSWER - Building control will be
required for new buildings, extensions or alterations, and providing services and for fittings in a
building. For example replacement windows, drainage or washing facilities.
Exemptions would include greenhouses, unheated agricultural buildings, some listed buildings
and places of worship.
How would you apply for building control? - CORRECT ANSWER - I would apply through
the planning portal.
What forms of building control can be obtained? - CORRECT ANSWER - 1. Full plans
application
2. Building notice (3 yrs validity)
3. Regularisation, which is for when works have completed.
In the event of non-completion, what would you advise your client in terms of their options
under the contract? - CORRECT ANSWER - Liquidated damages.
Pay less notice to get LDs.
, MGRADES EXAMS
What are the provisions in the contract for the valuation process, and what are the timescales? -
CORRECT ANSWER - MINOR WORKS
Interim valuation date.
+7 days = payment due date. +14 days payment date.
+5 days = interim certificate.
On your case study, what legal considerations were important? - CORRECT ANSWER -
Asbestos.
Building regs.
CDM.
What advice would you give a client regarding insurance on a contract? - CORRECT
ANSWER - To notify the Building insurers.
What their options are e.g.
What is wood wool and what would you do if you found it? - CORRECT ANSWER -
Woodwool is potentially deleterious.
Often used as permanent shuttering and for structural roofs in 1960s.
Loses all strength when wet.
When used as shuttering, if the concrete was over vibrated while wet, there could be grout loss
into the woodwool, resulting in honey combing, loss of cover to steel and loss of fire resistance
to the concrete, because the honeycombing makes it highly permeable.
Honeycombing can't be seen unless woodwool is removed.
Remedies:
1. Do nothing - if condition of concrete beneath is sound, then it has lasted this long it should be
ok - check with a structural engineer if appropriate.
2. Improve fire resistance by applying additional fire protection.
3. Remove all wood wool and repair areas of voided concrete and ares of low cover. Very
disruptive work. ~6x the cost of the fire protection option.
