Experienced Quantity Surveyor
JOHN CROOKES ASSOCIATES, IN HEREFORD
Working with clients across the country
What do we do when a structure is no longer suitable for our requirements?
The usual answer is to move to a new location, or possible to alter and extend our existing property. Unless you are fortunate enough to find somewhere that is exactly right for your needs, you will probably need building work done at some point in your life.
This can and often does seem like a daunting idea and if not done correctly can cost more than it should.
Common questions
Where and how do you start?
How do you avoid losing money by being overcharged?
How do you define what you want and explain this to your builder effectively?
Are there any legal processes involved that you need to follow?
What will it cost you?
Who is giving you advice?
Common questions
Where and how do you start?
How do you avoid losing money by being overcharged?
How do you define what you want and explain this to your builder effectively?
Are there any legal processes involved that you need to follow?
What will it cost you?
Who is giving you advice?
The best place to start
The best place to begin is with a Quantity Surveyor. Perhaps not so well known as his colleague the Architect. The Quantity Surveyor is the money man in the building industry and if you are on a budget, this is the place to start.
Your Quantity Surveyor will provide cost advice for your project, right from the start and your initial ideas and keep this updated as the design progresses.
They can also help guide you towards a suitable architectural practice for the type of works envisaged, or maybe recommend a ‘Design & Build’ approach where the builder takes responsibility for the design, too.
They can obtain competitive prices from reputable builders, basing these on proper written specifications and schedules. They will then guide you during the construction process itself, including recommending stage payments and finally checking and agreeing the final account.
This whole service can be obtained for a very small percentage of the overall cost of the project – and indeed using a QS usually pays for itself in terms of the savings achieved by the competitive tendering process, and astute financial management of the works.
Can you afford not to use a Quantity Surveyor?
At this point, it sounds like you will need some professional help. Contact John Crooks Associates.
Work involved in a full quantity surveyor service
A full quantity surveyor service consists of the following:
Pre-contract work:
- Production of initial budget estimate
- Attendance at design team meetings
- Updating budget estimates following any design changes
- Advice on selection of building contractors for the project (to obtain quotations, ideally, from 3 to 6 builders)
- Production of bills of quantities for tender purposes
- Issuing tender documents and overseeing the tendering process
- Dealing with queries etc during the tender period
- Checking tenders received
- Producing the tender report
- Advising the client on the final choice
- Cost reductions and value engineering if required
Post-contract work:
- Production of written contract documents based on JCT forms and tender documents
- Attendance at pre-contract meetings, agreeing valuation dates and terms
- Attendance at monthly site meetings
- Checking and recommending payments of monthly valuations to the builder
- Agreement of the cost of any variations to the project works
- Negotiation and agreement of final account and recommending final payments.
Work involved in a full quantity surveyor service
A full quantity surveyor service consists of the following:
Pre-contract work:
Post-contract work:
The two primary alternative routes
Traditional procurement
The Client chooses a suitable architect and design team including a quantity surveyor, to undertake scheme layouts, detailed design, costings and specification.
This will be done according to the Client’s precise requirements. The scheme is then competitively tendered to selected contractors, with the Client retaining control of the design, management and supervision of the works on site through the design team. This method is most suitable for complex schemes or where:
- The Client requires control over the design process, particularly where he will be using the building for his own purposes on completion
- Strict control is required over quality of materials/specification
Quality and imagination are important in the design of the building - Variations in design and/or specification may need to be introduced during the planning or construction of the project
- The Client requires the full support of the design team during the building process
- There is a significant amount of alteration works to existing buildings
This is the most suitable form of procurement for schemes such as those in the healthcare, education, scientific, high-quality residential sectors and for buildings with a precise and specific function.
Because of the detailed plans and tender documents, this method involves less risk for the contractor. This means that costs are lower, and quality is generally better as works are under the supervision of an independent architect or contract administrator. It does, however, mean that up-front costs (professional fees etc) are usually higher.
Design & Build procurement
In this form of procurement, there are some initial design works by an architect. Subsequently, the client gives the contractor the overall responsibility for the remaining designs and the construction of the project. This then falls under a single contractual umbrella, with architectural and other design input provided by organisations selected and employed by the contractor. This form of procurement is suitable for schemes of generally lesser complexity, or where:
- The successful function of the building is not dependent on specific design or specification requirements.
- The building may be speculative, or not used by the client himself on completion
- Detailed design control and close involvement by the client is not essential
- A prompt start is required on site
- The initial parts of the scheme can be constructed before the final overall design is completed
- The programme for the project is as important as the quality of the end product
- Variations in design and/or specification are unlikely to be required during the realisation of the project
This is the most suitable form of procurement for warehouse and storage facilities, speculative commercial and residential facilities and some industrial facilities.
In general, the contractor takes on more risk using this procurement route, which means that costs are higher and sometimes quality is compromised to achieve savings. Therefore this would result in improved profitability for the builder. Professional fees may appear to be lower than the traditional route, but this is generally because the contractor is paying for most of these, and may not show them fully in his cost break-down.