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Frequent Problems encounteredFrequent Problems encountered

by QS in Building Services Worksby QS in Building Services Works

The Hong Kong Institute of SurveyorsThe Hong Kong Institute of Surveyors

CPD EventCPD Event

19 October 200519 October 2005

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What is Building ServicesWhat is Building ServicesWorks ?Works ?

Electrical Installations

Mechanical Ventilation Installations Air Conditioning Installations

Fire Services Installations Extra Low Voltage Installations

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Electrical Installations

Mains Installations

Sub-mains Installations

Standby Power Supply

Cable Containment

Lighting Installations Power Installations

Busbar / Busduct Lightning Installations

Earthing and Bonding

General Works (Sundries)

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Mechanical Ventilation &

Air Conditioning Installations

Condenser Water System

Chilled Water Installations Condensate Drainage Installation

Air Conditioning Installation Mechanical Ventilation Installation

Smoke Extraction System

Staircase Pressurization System

Automatic Temperature Control System

General Works (Sundries)

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Fire Services Installations

Incoming Water Supply Main

Fire Hydrant and Hose reel System

Automatic Sprinkler System

Drencher System FM200 System / CO2 System

Automatic Fire Alarm System Portable Fire Extinguishers

General Works (Sundries)

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Extra Low Voltage Installations

CCTV System

CABD Installation PABX Installation

BGM System Door Access Control System

Patrol Guard System

Cable TV Installation

Satellite TV System

Broadband Installation

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What are the problems frequentlyencountered by QS in building servicesworks ?

An understanding of the nature of the various buildingservices works

Cost estimating of building services works

Measurement of building services works Packaging of works

Tender documentation

Contractual arrangement

Design liability

Valuation of interim payment

Assessment of variation works

Assessment of unit rates Evaluation of variation works

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What are the problems frequentlyencountered by QS in building servicesworks

Procurement of equipment and materials Cash flow forecast

Payment methodology

Subletting Interfacing with builders works

Evaluation of abortive works / redundant works

Programming of works Extension of time claims

Assessment of additional loss and expenses

Completion criteria

Defects liability scope, frequency, methods

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Understanding of Building Services Installations

1. Design

1.1 Fan coil system vs VAV system

1.2 Air cooled chiller vs water cooled chiller1.3 T5 vs T8 florescent fittings

1.4 Ambient atmosphere indirect lighting

2. Functions2.1 Building management system EBI / Metasys

2.2 Busbar vs cabling

2.3 Digital recording vs VHS recording3. Interfacing characteristics

3.1 Acoustic treatment

3.2 Fire rated protection TG pipework thru othercompartments

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Measurement of Building Services Installations

1. Hong Kong Standard Method of Measurement for

Building Services Works (First Edition May 1993)

2. Sec. C - Electrical InstallationsSec. D - Mechanical Installations

Sec. E - Building Management, Security and Communication

Installations2.1 system classification

2.2 works coverage (e.g. FE, cladding to air duct)

2.3 application (final circuit / wiring & conduits)3. Things to note:

3.1 interfacing related with building works

3.2 phasing of works3.3 packaging of works

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Contractual Arrangement

1. Works packaging separate packages or all-in-one

package1.1 technical complexity

1.2 specialization1.3 value of works1.4 coordination complexity

1.5 programming of works2. Lump Sum or Re-measurement

2.1 nature of the works2.2 basis of tender information

2.3 basis of final approved information2.4 basis of measurement

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Things to note in preparing the Building

Services Tender / Contract Document1. commencement of works - conditions

2. completion of works - criteria

3. phase completion may affect

- programming of works

- system handover- defects liability period

- release of retention money

- temporary installations prior to full completionof a particular system

- maintenance works for partial running prior to

the full completion of a particular system

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Programming of Works

1. drawings submission2. materials / equipment submission

3. equipment & materials ordering / manufacture /delivery

4. associated builders works requirements

5. works installation- 1stfix

- 2nd fix

- final fix6. testing and commissioning7. critical path

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Payment for Building Services Works

1. Progress / Stage / Milestone interim payment

2. Payment for engineering works

3. Payment for materials on site and off site4. Payment assessment

- 1stfix

- 2nd fix- final fix

- T&C

5. Payment withheld for submission of T&C records,

as-built drawings / records, O&M manual

6. Back to Back / Pay when Paid

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Variation Works for Building Services

Works

1. Entitlements

1.1 change in builders works1.2 change in level of suspended ceiling

1.3 change in door opening direction

1.4 re-partitioning1.5 change in room function (e.g. from pantry to

kitchen)

1.6 addition of metal framework at external wall

1.7 revision in fire compartmentation

1.8 as required in statutory inspections

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2. Quantum Assessment- basis of measurement

- change in one item may lead to corresponding changes

in other items (e.g. addition of lighting circuits will leadto addition of lighting switches; omission of false ceiling

may lead to addition of slim duct to insulated refrigerant

pipe work or cladding to chilled water pipe work)

3. Rates Assessment

- contract rates- pro-rata rates

- star rates

Variation Works for M&E Works (Contd)

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4. Abortive Works

- entitlement

- evaluation

5. Miscellaneous Works

- draining and refilling- testing and commissioning

- cleaning of works (e.g. air purging, chemical

treatment)- refueling works

- spare parts and tools

Variation Works for M&E Works (Contd)

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Extension of Time Claim

1. Shop Drawings Submission & Approval

2. Sample / Materials Submission & Approval

3. Statutory Submission for Consent & Approval (e.g.

necessary for licensing)

4. Delivery of materials and equipment

5. Pre-requisite builders works

6. Testing and Commissioning

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~ END ~

Thank you for coming