About the project.
Project Requirement & Process
Consul were appointed to schedule and manage the repairs and redecorations of the external and Internal communal areas of various buildings owned and operated by St Mungo’s across London. The buildings varied in age and size and were a mix of hostels and blocks of self-contained flats.
- 2No blocks involved decorations externally and internally to all communal areas including kitchens, bathrooms, offices, training rooms etc.
- 1No block was a terraced property in Camden where only the external works were required.
- 1No block combined 4No terraced properties and included the communal areas that included the whole of the ground and basement floors as well as 3No staircases, kitchens and bathrooms.
Consul scheduled the works for each property against the NHF schedule of rates, negotiated with the Principal Contractor to agree the non-SOR items to agree a proposed contract sum. We then managed the works including the Principal Designer duties and Clerk of Works which involved proving a weekly report. Consul achieved the Client’s aims of completing all the works, providing a good quality finish on time and under budget.
Details
Client
St Mungo's
Services Used
Survey Scope
To complete the survey for the scheduled works we measured all decorated surfaces within the scope to calculate the correct quantity of each rate to be utilised. We also noted all defects that required rectification and either found the correct rate and inserted it or proposed a like item to negotiate with the Principal Contractor. We listed all the relevant rates for each property on a spreadsheet, with a different tab for each project, this then calculated the overall contract sum. We justified any items by taking survey photos which also assisted the Contractor to identify and repair the defect.
Challenges
Agreement to rates
Although the Contractor had agreed to an uplift on all NHF rates the Contractor argued that the use of some rates especially with the products proposed could not be completed at the agreed costs.
Damage to entrance steps
During the construction phase the Principal Contractor reported damage to the entrance steps of one block which also damaged the pavement. A hole appeared into the coal bunkers below the pavement; this was immediately made safe by the Contractor while we reviewed the defect and arranged a solution.
Structural issue
At one block once the scaffold had been erected and a full inspection could be undertaken a structural issue was found because of inadequate windows being installed previously. We took photos and notes to report to the Client immediately and recommended a structural engineer was engaged to design a remedy.
Solution
Agreement to rates
We negotiated with the Principal Contractor on behalf of the Client and proposed certain rates that were fair to the Principal Contractor and still cost effective for the Client.
Damage to entrance steps
Once we were happy that the area had been made safe ensuring that building users and the public were not at risk we contacted the council to arrange for a repair to be undertaken to the pavement.
Structural issue
Following the discovery of the structural issue we quickly arranged a structural engineer to attend and design a remedy. We agreed a price with the Contractor to complete the recommended additional works and arranged these works to be undertaken, it was agreed with the Client that these works would come from another budget as this was beyond general repair and redecorations.
Result & Benefits to St Mungo’s
Consul were able to work with the Client and Principal Contractor to provide a completed project that achieved the Client’s aims under budget, including negotiating a fair and reasonable price for non-SOR items.
The flexibility to adapt and react quickly to the onsite situations ensured that the overall project was not delayed and finished on time.