Wednesday, October 6, 2010
Preparing for a Successful Mediation
by Chuck Doran
A successful mediation will often conclude with both parties thanking me for my efforts and conveying their appreciation for my apparent ability to settle their case. My response to them is “No, mediators don’t settle cases, parties do. Congratulations.”
What determines whether a case will reach resolution? A key factor is whether the parties have thoroughly and systematically prepared for their mediation.
Being prepared means that the parties have thought through in advance of the mediation what they hope to achieve in mediation, including: what is important to each party; what ideas might resolve the situation and what each party might do if they do not resolve the matter with the other person.
Systematic Preparation
Parties to a mediation are like politicians. To be successful, politicians must identify their goals and, for each, articulate a rationale clearly and with conviction. They must find many ways to skin a cat: legislative battles are sometimes won by being pig-headed, but more often they are resolved by understanding and accommodating the interests of others, generating new ideas, and finding win-win solutions.
With these considerations in mind, I ask parties to think about the following questions in advance of the mediation:
1) Interests - What are you hoping to achieve in mediation? What interests, hopes and concerns do you hope to have addressed? What do you think is important to the other person? What do you think is important to both of you?
2) Options - What possible terms can you imagine both of you agreeing on? What would be considered a good outcome for both of you? (These ideas should meet the interests of the parties.)
3) External Standards - What standards of fairness apply to both of you and to your situation? What have other people done when faced with a situation like yours? What precedents, laws, and industry standards and norms apply to the situation.
4) Alternatives - What will you do if you do not reach agreement? It's important that you compare any options that you create together with what you might do if you do not reach agreement (your alternative to an agreement). Similarly, what will the other party do if there is no agreement? (It’s helpful to understand the other party’s best alternative to a negotiated agreement too.)
5) Communication - What messages do you want to send? What messages do you want to have heard? What questions do you have for the other party?
6) Relationship - Is there a relationship between you? If so, should it continue or end? On what terms should it continue or end?
7) Commitment Are you comfortable with the thought that the mediation may conclude with an agreement that works for you but is not necessarily perfect? Depending on the outcome, are you prepared to enter into an agreement? Does the agreement have to be enforceable from your point of view? Do you need to check in with anyone before committing to the agreement?
An Illustrative Example
Before I continue with other suggestions about how to prepare for mediation, it might be helpful to illustrate how some of these questions might be answered by considering a hypothetical situation. Let’s imagine that a student has come to his professor on the day his term paper is due, requesting a two-week extension.
The professor’s interests might include: ensuring fairness for other students, submitting final grades on time, avoiding disruption of her plans, avoiding the appearance of favoritism, helping the student, and respect. There might well be others.
The student’s interests might include: getting a good grade, opening up time to complete requirements for another course, avoiding failure or embarrassment.
Let's look at the connection between interests and options. Options the professor and the student might consider include: a one-week extension based on a reasonable excuse, a two-week extension with penalties such as extra work or a lower grade, and a grade of incomplete and an understanding that the paper would receive a lower grade than it would normally. The strength of an option is how well the option meets their respective interests.
Standards might be what the professor has done in the past, what is customary in the institution, and what is prescribed by a handbook.
Both the professor and the student should understand what their alternatives are if they are unable to reach agreement.
Alternatives that the student might consider include: taking his case to the dean, threatening to expose the professor on the Internet for not working with the student, doing nothing, etc. Knowing their best alternative will provide guidance to both the professor and the student as they consider how to best get their interests met, whether by entering an agreement or by walking away.
Let’s leave that hypothetical now and continue with other preparations for mediation that you might like to consider.
Beyond Preparation - Thoughts on Choosing a Mediator
Choose a mediator acceptable to both parties. Mediators have different styles, expectations about the course and outcome of mediation, and personalities. They should be free of conflicts of interest. Their qualifications – experience as a mediator, subject matter expertise and an understanding of the culture, for example - should also be considered. A case manager at a mediation firm will be able to provide you with mediator biographies to review.
Be sure the right parties are in the room. In a dispute between two faculty members, the dean may be a necessary party, and there are instances where even the president may be the appropriate party (see the interview in this newsletter with Judy Malone above). Senior figures may bring authority or options to the mediation table that others are not able to.
Make sure everyone understands that what is discussed during the mediation is confidential unless parties agree otherwise. This may come as a surprise to those who supervise the parties or who have sponsored the mediation. Confidentiality, aside from certain legal effects, aids the parties in speaking freely and thinking creatively.
Consider your opening statement. Most mediators ask parties to state why they came to mediation and what they are hoping to achieve. Thinking about what you say can help to ensure clarity, completeness, and brevity. I do not recommend reading a prepared statement, however. A party should make every effort to help the other party hear what they are saying, and a written statement, no matter how well read, is less likely to be heard than an oral statement directed to the other party.
Prepare a substantive elements of a negotiating plan using the seven questions above. Based on their interests, parties should consider what proposals they might make at the mediation, developing a principled rationale for each. In doing this, they should keep in mind that the other party's interests will have to be taken into account if an agreement is to be reached. It is therefore important that both parties come to the table having defined their own and their counterpart's interests, and an effective mediator will ask both parties to prepare in this way.
Lastly, it's helpful if both parties attend the mediation with an open mind. It is common for all of us to think of the one best solution, but what is best in one party’s mind my be anathema in another’s. If both parties assert a solution that takes account only of their interests, and stick to their guns, stalemate will almost certainly follow. That’s why it can pay for each party to consider the other’s interests as well as their own. Not only can this lead to agreement, it can sometimes offer a bigger pie to be explored by the parties.
And that brings us full circle to the questions I opened this article with. The more parties prepare in advance of the mediation, the more likely their mediation will be efficient, productive and successful for everyone involved.
Chuck Doran is a mediator, trainer and the Executive Director of Mediation Works Incorporated in Boston, MA. He can be reached at cdoran@mwi.org.
http://www.mwi.org/university/news/univol1no2.htm
A successful mediation will often conclude with both parties thanking me for my efforts and conveying their appreciation for my apparent ability to settle their case. My response to them is “No, mediators don’t settle cases, parties do. Congratulations.”
What determines whether a case will reach resolution? A key factor is whether the parties have thoroughly and systematically prepared for their mediation.
Being prepared means that the parties have thought through in advance of the mediation what they hope to achieve in mediation, including: what is important to each party; what ideas might resolve the situation and what each party might do if they do not resolve the matter with the other person.
Systematic Preparation
Parties to a mediation are like politicians. To be successful, politicians must identify their goals and, for each, articulate a rationale clearly and with conviction. They must find many ways to skin a cat: legislative battles are sometimes won by being pig-headed, but more often they are resolved by understanding and accommodating the interests of others, generating new ideas, and finding win-win solutions.
With these considerations in mind, I ask parties to think about the following questions in advance of the mediation:
1) Interests - What are you hoping to achieve in mediation? What interests, hopes and concerns do you hope to have addressed? What do you think is important to the other person? What do you think is important to both of you?
2) Options - What possible terms can you imagine both of you agreeing on? What would be considered a good outcome for both of you? (These ideas should meet the interests of the parties.)
3) External Standards - What standards of fairness apply to both of you and to your situation? What have other people done when faced with a situation like yours? What precedents, laws, and industry standards and norms apply to the situation.
4) Alternatives - What will you do if you do not reach agreement? It's important that you compare any options that you create together with what you might do if you do not reach agreement (your alternative to an agreement). Similarly, what will the other party do if there is no agreement? (It’s helpful to understand the other party’s best alternative to a negotiated agreement too.)
5) Communication - What messages do you want to send? What messages do you want to have heard? What questions do you have for the other party?
6) Relationship - Is there a relationship between you? If so, should it continue or end? On what terms should it continue or end?
7) Commitment Are you comfortable with the thought that the mediation may conclude with an agreement that works for you but is not necessarily perfect? Depending on the outcome, are you prepared to enter into an agreement? Does the agreement have to be enforceable from your point of view? Do you need to check in with anyone before committing to the agreement?
An Illustrative Example
Before I continue with other suggestions about how to prepare for mediation, it might be helpful to illustrate how some of these questions might be answered by considering a hypothetical situation. Let’s imagine that a student has come to his professor on the day his term paper is due, requesting a two-week extension.
The professor’s interests might include: ensuring fairness for other students, submitting final grades on time, avoiding disruption of her plans, avoiding the appearance of favoritism, helping the student, and respect. There might well be others.
The student’s interests might include: getting a good grade, opening up time to complete requirements for another course, avoiding failure or embarrassment.
Let's look at the connection between interests and options. Options the professor and the student might consider include: a one-week extension based on a reasonable excuse, a two-week extension with penalties such as extra work or a lower grade, and a grade of incomplete and an understanding that the paper would receive a lower grade than it would normally. The strength of an option is how well the option meets their respective interests.
Standards might be what the professor has done in the past, what is customary in the institution, and what is prescribed by a handbook.
Both the professor and the student should understand what their alternatives are if they are unable to reach agreement.
Alternatives that the student might consider include: taking his case to the dean, threatening to expose the professor on the Internet for not working with the student, doing nothing, etc. Knowing their best alternative will provide guidance to both the professor and the student as they consider how to best get their interests met, whether by entering an agreement or by walking away.
Let’s leave that hypothetical now and continue with other preparations for mediation that you might like to consider.
Beyond Preparation - Thoughts on Choosing a Mediator
Choose a mediator acceptable to both parties. Mediators have different styles, expectations about the course and outcome of mediation, and personalities. They should be free of conflicts of interest. Their qualifications – experience as a mediator, subject matter expertise and an understanding of the culture, for example - should also be considered. A case manager at a mediation firm will be able to provide you with mediator biographies to review.
Be sure the right parties are in the room. In a dispute between two faculty members, the dean may be a necessary party, and there are instances where even the president may be the appropriate party (see the interview in this newsletter with Judy Malone above). Senior figures may bring authority or options to the mediation table that others are not able to.
Make sure everyone understands that what is discussed during the mediation is confidential unless parties agree otherwise. This may come as a surprise to those who supervise the parties or who have sponsored the mediation. Confidentiality, aside from certain legal effects, aids the parties in speaking freely and thinking creatively.
Consider your opening statement. Most mediators ask parties to state why they came to mediation and what they are hoping to achieve. Thinking about what you say can help to ensure clarity, completeness, and brevity. I do not recommend reading a prepared statement, however. A party should make every effort to help the other party hear what they are saying, and a written statement, no matter how well read, is less likely to be heard than an oral statement directed to the other party.
Prepare a substantive elements of a negotiating plan using the seven questions above. Based on their interests, parties should consider what proposals they might make at the mediation, developing a principled rationale for each. In doing this, they should keep in mind that the other party's interests will have to be taken into account if an agreement is to be reached. It is therefore important that both parties come to the table having defined their own and their counterpart's interests, and an effective mediator will ask both parties to prepare in this way.
Lastly, it's helpful if both parties attend the mediation with an open mind. It is common for all of us to think of the one best solution, but what is best in one party’s mind my be anathema in another’s. If both parties assert a solution that takes account only of their interests, and stick to their guns, stalemate will almost certainly follow. That’s why it can pay for each party to consider the other’s interests as well as their own. Not only can this lead to agreement, it can sometimes offer a bigger pie to be explored by the parties.
And that brings us full circle to the questions I opened this article with. The more parties prepare in advance of the mediation, the more likely their mediation will be efficient, productive and successful for everyone involved.
Chuck Doran is a mediator, trainer and the Executive Director of Mediation Works Incorporated in Boston, MA. He can be reached at cdoran@mwi.org.
http://www.mwi.org/university/news/univol1no2.htm
FAQs about Negotiation, Mediation, Arbatration and Litigation
by James Melamed
What is Negotiation?
What is Mediation?
What Are the Benefits of Mediation?
What Are the Roles of the Mediator?
What is Arbitration?
What is Litigation?
What is Collaborative Law?
What if I want to know more about mediation?
What if I want to be a mediator?
Q: What is Negotiation?
A: There are two principle negotiation theories and strategic approaches to negotiation:
competitive or positional negotiation;
integrative or problem-solving or interest-based negotiation.
Distinguish Strategic Approach from Personality
While there may be some correlation between negotiation approaches and personality style, the two do not necessarily go together. For example, a competitive negotiator may be very "pleasant" to work with in terms of demeanor, but utilize extremely competitive tactics. In fact, a negotiator's pleasantries may themselves be part of an overall manipulative approach! A problem-solving negotiator may, on the other hand, be rather ornery in terms of their personality, yet effectively utilize interest-based, problem-solving strategies in negotiation.
The Best Negotiators Will Have Both Sets of Skills
It is also important to appreciate that the most effective negotiators will have a wide array of negotiation skills, both competitive and problem-solving, and will effectively mix and match these approaches depending upon what the negotiator believes will work best with a particular "negotiating partner" depending on the specific issue being negotiated and depending on the nature of the overall negotiating relationship (one-time transaction or continuing relations).
Strategies to Create Value and Claim Value
Another view of negotiation is that certain strategies and behaviors are intended to "create value" (integrative approaches) whereas other strategies and behaviors are intended to "claim value" (be that by competition or principle).
Dispute Negotiation and Transactional Negotiation
Also notice that negotiations may be divided into two types:
dispute negotiation, focused on resolving past facts; and
transaction negotiation, focused on reaching agreement for the future.
While it is often helpful to appreciate this difference between dispute negotiation and transaction negotiation, it is also beneficial to appreciate that many negotiation situations involve the resolution of both past issues as well as planning future relations.
The Competitive Approach
Competitive negotiation strategy is, essentially, a manipulative approach designed to intimidate the other party to lose confidence in their own case and to accept the competitor's demands. This approach is characterized by the following:
High opening demands;
Threats, Tension and Pressure;
Stretching the facts;
Sticking to positions;
Being tight lipped;
Want to outdo, outmaneuver the other side; and
Want clear victory.
When a competitive negotiator is asked how they will know that they have reached a good agreement, they may reply that the agreement is "better than fair."
Assumptions of the Competitive Approach
There are certain assumptions, a world view really, that lie behind the competitive approach to negotiation. This "distributive" world view includes the following assumptions: Negotiation is the division of limited resources;
One side's gain is the other's side's loss; and
A deal today will not materially affect choices available tomorrow.
Risks of the Competitive Approach
While competitive negotiation tactics are often effective in "claiming" already defined value, there are also certain risks to competitive negotiation. Foremost among these risks are damage to the negotiating relationship and a lessened overall likelihood of reaching agreement. Here is a list of the disadvantages of the competitive style:
Confrontation leads to rigidity;
There is limited analysis of merits of dispute and relevant criteria for resolving issues;There is limited development of solution alternatives;
It is hard to predict the outcome of the competitive approach or control the process;
Competitors are generally blind to joint gains;
Competitors threaten their future relations; and
Competitors are more likely to have impasse and increased costs.
The Integrative Approach
The integrative, collaborative or problem-solving approach to negotiation has been described as "enlightened self-interest," rather than the "egocentric variety." This approach consists of joint problem-solving, where gains are not necessarily viewed as at the expense of the other party.
Assumptions of the Integrative Approach
As one might expect, there is a different world view behind the integrative approach to negotiation. The primary assumptions of the integrative approach are the following:
Some common interests exist between parties;
Negotiation is benefited by a full discussion of each participant's perspective and interests; and
We live in an integrated and complex world and our problems can be best resolved through application of our best intelligence and creativity.
Risks of the Integrative Approach
Risks of the integrative approach are based upon the common sense observation that "it takes two to collaborate." If one party is unwilling to participate in integrative, problem solving negotiation, the more collaborative negotiator may be at risk in the following ways:
The negotiator will be forced to either "give in" or adopt a competitive stance;
The negotiator may experience a failure if they do not reach agreement; and
The negotiator is somewhat at risk in honestly disclosing information if that is not reciprocated.
Principled Negotiation
In their book, Getting to Yes, Fisher and Ury set forth their concept of "Principled Negotiation." Here is a brief summary of the main points of principled negotiation:
Separate the People from the Problem
Fisher and Ury suggest that we are all people first -- that there are always substantive and relational issues in negotiation and mediation. The authors describe means of dealing with relational issues, including considering each party's perception (for example by reversing roles); seeking to make negotiation proposals consistent with the other party's interests; making emotions explicit and legitimate; and through active listening.
Focus on Interests, Not Positions
Positions may be thought of as one dimensional points in a space of infinite possible solutions. Positions are symbolic representations of a participant's underlying interests. To find out interests, you may ask questions like: "What is motivating you here?" "What are you trying to satisfy" or "What would you like to accomplish?" You may also ask: "If you had what you are asking for (your position), what would that experientially get you - what interests would that satisfy?"
In negotiation, there are multiple, shared, compatible, and conflicting interests. Identifying shared and compatible interests as "common ground" or "points of agreement" is helpful in establishing a foundation for additional negotiation discussions. Principles can often be extrapolated from "points of agreement" to resolve other issues. Also note that focusing on interests tends to direct the discussion to the present and future, and away from the difficulties of the past. If we have learned anything about the past, it is that "we can not change it." The past may help us to identify problems needing solution, but, other than that, it does not tend to yield the best solutions for the future.
Invent Options for Mutual Gain
Before seeking to reach agreement on solutions for the future, Fisher and Ury suggest that multiple solution options be developed prior to evaluation of those options. The typical way of doing this is called brainstorming. In brainstorming, the parties, with or without the mediator's participation, generate many possible solution before deciding which of those best fulfill the parties' joint interests. In developing options, parties look for mutual gains.
Select from Among Options by Using Objective Criteria
Using objective criteria (standards independent of the will of any party) is where the label "principled negotiation" comes from. Fisher and Ury suggest that solution selection be done according to concepts, standards or principles that the parties believe in and are not under the control of any single party. Fisher and Ury recommend that selections be based upon such objective criteria as precedent, tradition, a course of dealing, outside recommendations, or the flip of a coin.
What if They are More Powerful? - Developing a BATNA
In the event that the other party has some negotiating advantage, Fisher and Ury suggest that the answer is to improve the quality of your "best alternative to a negotiated agreement" (your BATNA). For example, if you are negotiating for a job and want to make a case for a higher wage, you improve your negotiating power by having another job offer available, or at least as a possibility.
What if They Won't Play or Use Dirty Tricks?
Fisher and Ury's answer to the resistant competitive negotiator is to "insist" on principled negotiation in a way that is most acceptable to the competitor. The principled negotiator might ask about the competitor's concerns, show he or she understands these concerns, and, in return, ask the competitor to recognize all concerns. Following the exploration of all interests, Fisher and Ury suggest inducing the competitive negotiator to brainstorm options and to think in terms of objective criteria for decision-making. Another way of thinking about encouraging principled or integrative bargaining is to think in terms of matching, pacing, leading and modeling. To get a negotiator to shift orientations, it is critical that they first experience themselves as fully heard in terms of content, intensity and emotion. By so matching and pacing with a negotiator (asking a few clarifying questions), the negotiator will become more open to your lead and modeling of productive means of negotiating. Negotiation Power
Negotiation power
can be defined as "the ability of the negotiator to influence the behavior of another. Commentators have observed a variety of aspects and qualities of negotiation power. It is important for the mediator to take note of these various aspects and qualities of negotiating power as a means of assisting each negotiating party to be at his or her best in representing his or her interests in mediation. Here are a number of aspects and qualities of negotiating power that have been identified:
Negotiating power is relative between the parties;
Negotiating power changes over time;
Negotiating power is always limited;
Negotiating power can be either real or apparent;
The exercise of negotiation power has both benefits and costs;
Negotiating power relates to the ability to punish or benefit;
Negotiating power is enhanced by legal support, personal knowledge, skill, resources and hard work;
Negotiating power is increased by the ability to endure uncertainty and by commitment;
Negotiating power is enhanced by a good negotiating relationship;
Negotiating power depends on the perceived BATNA; and
Negotiating power exists to the extent that it is accepted
Overall Problem-Solving Negotiation Structure
As an overall model for effective problem-solving negotiation, please consider the following:
Informed Consent as to Process (the process is always negotiable)
Sharing Perspectives (separate relational issues from substantive issues. Discuss both, just separately.)
Remember the Common Ground (common interests, interdependence and easy points of agreement)
Establish a Problem-Solving Agenda (questions seeking solutions: "How can we best . . .?" or "What is the best way for us to . . .?")
Identify Desired Information and Documentation Clarify Desired Outcomes, Interests and Positive Intentions Develop Options (develop options based upon outcomes, interests and positive intentions)
Select from Options (Easy agreements and package deals)
Integration and Finalization (Any possible improvement? What else needs to be done?)
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Q: What is mediation?
A: Facilitated Communications for Agreement or Facilitated Negotiation
Central to mediation is the concept of "informed consent." So long as participants understand the nature of a contemplated mediation process and effectively consent to participate in the described process, virtually any mediation process is possible and appropriate. In terms of generally describing the mediation process, the following concepts may be helpful.
Qualities:
Voluntary
You can end the process at any time for any reason, or no reason. If you are thinking of leaving, you are encouraged you to speak up and let the mediator know why. The reasons that you are thinking of leaving can become conditions for your continued participation. For example, if you are thinking of leaving because you do not feel heard, presumably you would continue in mediation if you felt heard.
Collaborative
You are encouraged to work together to solve your problem(s) and to reach what you perceive to be your fairest and most constructive agreement.
Controlled
You have complete decision-making power. Each of you has a veto over each and every provision of any mediated agreement. Nothing can be imposed on you.
Confidential
Mediation is confidential, to the extent you desire, be that by statute, contract, rules of evidence or privilege. Mediation discussions and all materials developed for a mediation are not admissible in any subsequent court or contested proceedings, except for a finalized and signed mediated agreement for enforcement purposes.
Informed
The mediation process offers a full opportunity to obtain and incorporate legal and other expert information and advice. Individual or mutual experts can be retained. Obtained expert information can be designated as either confidential to the mediation or, if you desire, as admissible in any subsequent contested proceeding. Expert advice is never determinative in mediation. You, as parties, always retain decision-making power. Mediators are bound to encourage parties to obtain legal counsel and to have any mediated agreement involving legal issues reviewed by independent legal counsel prior to signing. Whether legal advice is sought is, ultimately, a decision of each participant.
Impartial, Neutral, Balanced and Safe
The mediator has an equal and balanced responsibility to assist each mediating party and cannot favor the interests of any one party over another, nor should the mediator favor a particular result in the mediation. The mediator's role is to ensure that parties reach agreements in a voluntarily and informed manner, and not as a result of coercion or intimidation. If you ever feel that the mediator is favoring one party over another, or any particular result over another, or if you should ever feel intimidated or otherwise unsafe in mediation, speak up. The mediation should not continue unless you come to be satisfied in all of these regards.
Self-Responsible and Satisfying
Based upon having actively resolved your own conflict, participant satisfaction, likelihood of compliance and self-esteem are found by research to be elevated through mediation.
Q: What Are the Benefits of Mediation?
A: People in disputes who are considering using mediation as a way to resolve their differences often want to know what the process offers. While mediation can not guarantee specific results, there are trends that are characteristic of mediation. Below is a list of some of the benefits of mediation, broadly considered. Mediation generally produces or promotes:
Economical Decisions
Mediation is generally less expensive when contrasted to the expense of litigation or other forms of fighting.
Rapid Settlements
In an era when it may take as long as a year to get a court date, and multiple years if a case is appealed, the mediation alternative often provides a more timely way of resolving disputes. When parties want to get on with business or their lives, mediation may be desirable as a means of producing rapid results.
Mutually Satisfactory Outcomes
Parties are generally more satisfied with solutions that have been mutually agreed upon, as opposed to solutions that are imposed by a third party decision-maker.
High Rate of Compliance
Parties who have reached their own agreement in mediation are also generally more likely to follow through and comply with its terms than those whose resolution has been imposed by a third party decision-maker.
Comprehensive and Customized Agreements
Mediated settlements are able to address both legal and extralegal issues. Mediated agreements often cover procedural and psychological issues that are not necessarily susceptible to legal determination. The parties can tailor their settlement to their particular situation.
Greater Degree of Control and Predictability of Outcome
Parties who negotiate their own settlements have more control over the outcome of their dispute. Gains and losses are more predictable in a mediated settlement than they would be if a case is arbitrated or adjudicated.
Personal Empowerment
People who negotiate their own settlements often feel more powerful than those who use surrogate advocates, such as lawyers, to represent them. Mediation negotiations can provide a forum for learning about and exercising personal power or influence.
Preservation of an Ongoing Relationship or Termination of a Relationship in a More Amicable Way
Many disputes occur in the context of relationships that will continue over future years. A mediated settlement that addresses all parties' interests can often preserve a working relationship in ways that would not be possible in a win/lose decision-making procedure. Mediation can also make the termination of a relationship more amicable.
Workable and Implementable Decisions
Parties who mediate their differences are able to attend to the fine details of implementation. Negotiated or mediated agreements can include specially tailored procedures for how the decisions will be carried out. This fact often enhances the likelihood that parties will actually comply with the terms of the settlement.
Agreements that are Better than Simple Compromises or Win/Lose Outcomes
Interest-based mediated negotiations can result in settlements that are more satisfactory to all parties than simple compromise decisions.
Decisions that Hold Up Over Time
Mediated settlements tend to hold up over time, and if a later dispute results, the parties are more likely to utilize a cooperative forum of problem-solving to resolve their differences than to pursue an adversarial approach.
Q: What is the role of the mediator?
A: The mediator's ultimate role is to do anything and everything necessary to assist parties to reach agreement. In serving this ultimate end, the mediator may take on any or all of the following roles:
Convener
The mediator may assist in contacting the other party(ies) to arrange for an introductory meeting.
Educator
The mediator educates the parties about the mediation process, other conflict resolution alternatives, issues that are typically addressed, options and principles that may be considered, research, court standards, etc.
Communication Facilitator
The mediator seeks to ensure that each party is fully heard in the mediation process.
Translator
When necessary, the mediator can help by rephrasing or reframing communications so that they are better understood and received.
Questioner and Clarifier
The mediator probes issues and confirms understandings to ensure that the participants and the mediator have a full understanding.
Process Advisor
The mediator comes to be trusted to suggest procedures for making progress in mediation discussions, which may include caucus meetings, consultation with outside legal counsel and consultation with substantive experts.
Angel of Realities
The mediator may exercise his or her discretion to play devil's advocate with one or both parties as to the practicality of solutions they are considering or the extent to which certain options are consistent with participants' stated goals, interests and positive intentions.
Catalyst
By offering options for considerations, stimulating new perspectives and offering reference points for consideration, mediator serves as a stimulant for the parties reaching agreement.
Responsible Detail Person
The mediator manages and keeps track of all necessary information, writes up the parties' agreement, and may assist the parties to implement their agreement.
Q:What is Arbitration?
A: Arbitration is an adversarial system of justice designed to present a disputed case to a neutral and impartial third party for decision. It is very much like the adjudicatory (court) process, but a bit less formal. Arbitration is, however, even more binding than a court decision in that, in arbitration, you give up our rights to appeal in favor of getting the matter resolved.
Standard Arbitration Clauses
Parties can provide for arbitration of future disputes by inserting the following clause into their contracts:
Any controversy or claim arising out of or relating to this contract, or the breach thereof, shall be settled by arbitration administered by a mutually acceptable arbitrator, under the rules of the American Arbitration Association. The award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof.
Arbitration of existing disputes may be accomplished by use of the following:
We, the undersigned parties, hereby agree to submit to arbitration administered by a mutually acceptable arbitrator, under the rules of the American Arbitration Association. We further agree that the above controversy be submitted to an(one) (three) arbitrator(s). We further agree that we will faithfully observe this agreement and the rules, that we will abide by and perform any award rendered by the arbitrator(s), and that a judgment of any court having jurisdiction may be entered on the award.
The arbitration, unless the matter otherwise first settles, will be concluded with the transmittal of the award. Although there is voluntary compliance with the majority of awards, judgment on the award can be entered in a court having appropriate jurisdiction if necessary.
Q: What is Litigation?
A: Litigation involves either hiring an attorney or prosecuting a legal case yourself in court. Litigation begins with the filing of a complaint or petition and involves discovery, motions, a possible trail and, if desired, at least two rounds of appeal.
Litigation may be a preferred alternative when nothing else seems like it will work. The problems with litigation include that it is time consuming, costly and very high stress. If one side "wins" big, then that decision may well be appealed or there may be problems with enforcement.
All of this being said, if you can afford a good attorney and if you need the clout of the court to catch the other side's attention and/or give you a meaningful chance of true relief, then litigation and the courts may be for you.
Q: What is Collaborative Law?
A: The essence of "Collaborative Law" is the shared belief of the participants that it is in the best interests of parties to commit themselves to resolving their differences with minimal conflict and no litigation. They seek to adopt a conflict resolution process that does not rely on a Court imposed resolution. The process does rely, however, on an atmosphere of honesty, cooperation, integrity and professionalism geared toward the future well being of the parties.
The Adversary System
Law school training and the real world attorney work experience combine in a well established and powerful institutionalization of the adversarial-representative model of conflict resolution. While it is not the only model for negotiating and resolving issues, it is the one which becomes ingrained in anyone who works in a litigation system. Most attorneys who regularly handle litigation work, fantasized, in the days before being admitted to practice, about standing at the bar of justice making an impassioned and eloquent argument which wins the case or surgically dissecting a hostile witness with a brilliant cross-examination. The daily grist of the litigator's mill, however, is the stress and frustration of trying to achieve the client's objectives against the impediments and opposition of the parties on the other side of the case.
The costs of this process are usually observed as being both outrageously high and inevitable. Both are true statements about the adversarial model. What is also true is that this model is ill-suited for the purposes of resolving family law conflicts. Rather than assuming the conflict must adapt to the traditional adversarial litigation model, the collaborative approach is based on the idea that the process should adapt to the actual needs of the parties in conflict in reaching agreement. In the traditional competitive approach, where the parties objectives or strategies collide, it is assumed that the only way to move past, through, around or over the opposition, is to employ the power of the law-based procedures to make something happen. In the face of opposition from the other side, a lawyer looks to the power of the process and often overlooks the reverberating impact that process will have on the daily lives of the clients and their children. Furthermore, this power-based, competitive approach nurtures continued resistance as the participants have little or no reason to view the other side as anything but a threat and something to fear.
Collaborative Negotiating
The collaborative approach is both pragmatic and grounded in its focus on the needs of the parties. Initially, those needs fall into two categories: process needs and outcome needs. The process needs are determined by accepting the party in the emotional state in which they enter the process. That person may be experiencing a wide range of emotions such as, anger, hurt, distrust, bitterness, guilt and grief. These emotions may come with a wide range of personality characteristics such as, intelligent, unsophisticated, analytical, visual, needy or codependent. A good process begins by accepting the participant as who he or she is at the outset. The outcome needs describe the desired goals and objectives of the party which will allow that person to feel the issues are resolved. As we will see, these outcome needs are developed by analyzing the interests of the party and moving beyond the stated positions which have sustained the conflict.
The core of the collaborative process is to facilitate the making of agreements. To be effective in this role, it is necessary to make a mental shift in the mindset that one brings to viewing both the nature of the conflict and the elements inherent in the personalities, characteristics and resources of the parties.
Q: What if I want to know more about Mediation?
A: Please be sure to visit the following Sections of Mediate.com:
www.mediate.com/about
www.mediate.com/resolution.cfm
www.mediate.com/articles
Q: What If I want to be a mediator?
A: Be sure to visit our Careers Section at www.mediate.com/careers
http://www.mediate.com/articles/mediationfaq.cfm
What is Negotiation?
What is Mediation?
What Are the Benefits of Mediation?
What Are the Roles of the Mediator?
What is Arbitration?
What is Litigation?
What is Collaborative Law?
What if I want to know more about mediation?
What if I want to be a mediator?
Q: What is Negotiation?
A: There are two principle negotiation theories and strategic approaches to negotiation:
competitive or positional negotiation;
integrative or problem-solving or interest-based negotiation.
Distinguish Strategic Approach from Personality
While there may be some correlation between negotiation approaches and personality style, the two do not necessarily go together. For example, a competitive negotiator may be very "pleasant" to work with in terms of demeanor, but utilize extremely competitive tactics. In fact, a negotiator's pleasantries may themselves be part of an overall manipulative approach! A problem-solving negotiator may, on the other hand, be rather ornery in terms of their personality, yet effectively utilize interest-based, problem-solving strategies in negotiation.
The Best Negotiators Will Have Both Sets of Skills
It is also important to appreciate that the most effective negotiators will have a wide array of negotiation skills, both competitive and problem-solving, and will effectively mix and match these approaches depending upon what the negotiator believes will work best with a particular "negotiating partner" depending on the specific issue being negotiated and depending on the nature of the overall negotiating relationship (one-time transaction or continuing relations).
Strategies to Create Value and Claim Value
Another view of negotiation is that certain strategies and behaviors are intended to "create value" (integrative approaches) whereas other strategies and behaviors are intended to "claim value" (be that by competition or principle).
Dispute Negotiation and Transactional Negotiation
Also notice that negotiations may be divided into two types:
dispute negotiation, focused on resolving past facts; and
transaction negotiation, focused on reaching agreement for the future.
While it is often helpful to appreciate this difference between dispute negotiation and transaction negotiation, it is also beneficial to appreciate that many negotiation situations involve the resolution of both past issues as well as planning future relations.
The Competitive Approach
Competitive negotiation strategy is, essentially, a manipulative approach designed to intimidate the other party to lose confidence in their own case and to accept the competitor's demands. This approach is characterized by the following:
High opening demands;
Threats, Tension and Pressure;
Stretching the facts;
Sticking to positions;
Being tight lipped;
Want to outdo, outmaneuver the other side; and
Want clear victory.
When a competitive negotiator is asked how they will know that they have reached a good agreement, they may reply that the agreement is "better than fair."
Assumptions of the Competitive Approach
There are certain assumptions, a world view really, that lie behind the competitive approach to negotiation. This "distributive" world view includes the following assumptions: Negotiation is the division of limited resources;
One side's gain is the other's side's loss; and
A deal today will not materially affect choices available tomorrow.
Risks of the Competitive Approach
While competitive negotiation tactics are often effective in "claiming" already defined value, there are also certain risks to competitive negotiation. Foremost among these risks are damage to the negotiating relationship and a lessened overall likelihood of reaching agreement. Here is a list of the disadvantages of the competitive style:
Confrontation leads to rigidity;
There is limited analysis of merits of dispute and relevant criteria for resolving issues;There is limited development of solution alternatives;
It is hard to predict the outcome of the competitive approach or control the process;
Competitors are generally blind to joint gains;
Competitors threaten their future relations; and
Competitors are more likely to have impasse and increased costs.
The Integrative Approach
The integrative, collaborative or problem-solving approach to negotiation has been described as "enlightened self-interest," rather than the "egocentric variety." This approach consists of joint problem-solving, where gains are not necessarily viewed as at the expense of the other party.
Assumptions of the Integrative Approach
As one might expect, there is a different world view behind the integrative approach to negotiation. The primary assumptions of the integrative approach are the following:
Some common interests exist between parties;
Negotiation is benefited by a full discussion of each participant's perspective and interests; and
We live in an integrated and complex world and our problems can be best resolved through application of our best intelligence and creativity.
Risks of the Integrative Approach
Risks of the integrative approach are based upon the common sense observation that "it takes two to collaborate." If one party is unwilling to participate in integrative, problem solving negotiation, the more collaborative negotiator may be at risk in the following ways:
The negotiator will be forced to either "give in" or adopt a competitive stance;
The negotiator may experience a failure if they do not reach agreement; and
The negotiator is somewhat at risk in honestly disclosing information if that is not reciprocated.
Principled Negotiation
In their book, Getting to Yes, Fisher and Ury set forth their concept of "Principled Negotiation." Here is a brief summary of the main points of principled negotiation:
Separate the People from the Problem
Fisher and Ury suggest that we are all people first -- that there are always substantive and relational issues in negotiation and mediation. The authors describe means of dealing with relational issues, including considering each party's perception (for example by reversing roles); seeking to make negotiation proposals consistent with the other party's interests; making emotions explicit and legitimate; and through active listening.
Focus on Interests, Not Positions
Positions may be thought of as one dimensional points in a space of infinite possible solutions. Positions are symbolic representations of a participant's underlying interests. To find out interests, you may ask questions like: "What is motivating you here?" "What are you trying to satisfy" or "What would you like to accomplish?" You may also ask: "If you had what you are asking for (your position), what would that experientially get you - what interests would that satisfy?"
In negotiation, there are multiple, shared, compatible, and conflicting interests. Identifying shared and compatible interests as "common ground" or "points of agreement" is helpful in establishing a foundation for additional negotiation discussions. Principles can often be extrapolated from "points of agreement" to resolve other issues. Also note that focusing on interests tends to direct the discussion to the present and future, and away from the difficulties of the past. If we have learned anything about the past, it is that "we can not change it." The past may help us to identify problems needing solution, but, other than that, it does not tend to yield the best solutions for the future.
Invent Options for Mutual Gain
Before seeking to reach agreement on solutions for the future, Fisher and Ury suggest that multiple solution options be developed prior to evaluation of those options. The typical way of doing this is called brainstorming. In brainstorming, the parties, with or without the mediator's participation, generate many possible solution before deciding which of those best fulfill the parties' joint interests. In developing options, parties look for mutual gains.
Select from Among Options by Using Objective Criteria
Using objective criteria (standards independent of the will of any party) is where the label "principled negotiation" comes from. Fisher and Ury suggest that solution selection be done according to concepts, standards or principles that the parties believe in and are not under the control of any single party. Fisher and Ury recommend that selections be based upon such objective criteria as precedent, tradition, a course of dealing, outside recommendations, or the flip of a coin.
What if They are More Powerful? - Developing a BATNA
In the event that the other party has some negotiating advantage, Fisher and Ury suggest that the answer is to improve the quality of your "best alternative to a negotiated agreement" (your BATNA). For example, if you are negotiating for a job and want to make a case for a higher wage, you improve your negotiating power by having another job offer available, or at least as a possibility.
What if They Won't Play or Use Dirty Tricks?
Fisher and Ury's answer to the resistant competitive negotiator is to "insist" on principled negotiation in a way that is most acceptable to the competitor. The principled negotiator might ask about the competitor's concerns, show he or she understands these concerns, and, in return, ask the competitor to recognize all concerns. Following the exploration of all interests, Fisher and Ury suggest inducing the competitive negotiator to brainstorm options and to think in terms of objective criteria for decision-making. Another way of thinking about encouraging principled or integrative bargaining is to think in terms of matching, pacing, leading and modeling. To get a negotiator to shift orientations, it is critical that they first experience themselves as fully heard in terms of content, intensity and emotion. By so matching and pacing with a negotiator (asking a few clarifying questions), the negotiator will become more open to your lead and modeling of productive means of negotiating. Negotiation Power
Negotiation power
can be defined as "the ability of the negotiator to influence the behavior of another. Commentators have observed a variety of aspects and qualities of negotiation power. It is important for the mediator to take note of these various aspects and qualities of negotiating power as a means of assisting each negotiating party to be at his or her best in representing his or her interests in mediation. Here are a number of aspects and qualities of negotiating power that have been identified:
Negotiating power is relative between the parties;
Negotiating power changes over time;
Negotiating power is always limited;
Negotiating power can be either real or apparent;
The exercise of negotiation power has both benefits and costs;
Negotiating power relates to the ability to punish or benefit;
Negotiating power is enhanced by legal support, personal knowledge, skill, resources and hard work;
Negotiating power is increased by the ability to endure uncertainty and by commitment;
Negotiating power is enhanced by a good negotiating relationship;
Negotiating power depends on the perceived BATNA; and
Negotiating power exists to the extent that it is accepted
Overall Problem-Solving Negotiation Structure
As an overall model for effective problem-solving negotiation, please consider the following:
Informed Consent as to Process (the process is always negotiable)
Sharing Perspectives (separate relational issues from substantive issues. Discuss both, just separately.)
Remember the Common Ground (common interests, interdependence and easy points of agreement)
Establish a Problem-Solving Agenda (questions seeking solutions: "How can we best . . .?" or "What is the best way for us to . . .?")
Identify Desired Information and Documentation Clarify Desired Outcomes, Interests and Positive Intentions Develop Options (develop options based upon outcomes, interests and positive intentions)
Select from Options (Easy agreements and package deals)
Integration and Finalization (Any possible improvement? What else needs to be done?)
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Q: What is mediation?
A: Facilitated Communications for Agreement or Facilitated Negotiation
Central to mediation is the concept of "informed consent." So long as participants understand the nature of a contemplated mediation process and effectively consent to participate in the described process, virtually any mediation process is possible and appropriate. In terms of generally describing the mediation process, the following concepts may be helpful.
Qualities:
Voluntary
You can end the process at any time for any reason, or no reason. If you are thinking of leaving, you are encouraged you to speak up and let the mediator know why. The reasons that you are thinking of leaving can become conditions for your continued participation. For example, if you are thinking of leaving because you do not feel heard, presumably you would continue in mediation if you felt heard.
Collaborative
You are encouraged to work together to solve your problem(s) and to reach what you perceive to be your fairest and most constructive agreement.
Controlled
You have complete decision-making power. Each of you has a veto over each and every provision of any mediated agreement. Nothing can be imposed on you.
Confidential
Mediation is confidential, to the extent you desire, be that by statute, contract, rules of evidence or privilege. Mediation discussions and all materials developed for a mediation are not admissible in any subsequent court or contested proceedings, except for a finalized and signed mediated agreement for enforcement purposes.
Informed
The mediation process offers a full opportunity to obtain and incorporate legal and other expert information and advice. Individual or mutual experts can be retained. Obtained expert information can be designated as either confidential to the mediation or, if you desire, as admissible in any subsequent contested proceeding. Expert advice is never determinative in mediation. You, as parties, always retain decision-making power. Mediators are bound to encourage parties to obtain legal counsel and to have any mediated agreement involving legal issues reviewed by independent legal counsel prior to signing. Whether legal advice is sought is, ultimately, a decision of each participant.
Impartial, Neutral, Balanced and Safe
The mediator has an equal and balanced responsibility to assist each mediating party and cannot favor the interests of any one party over another, nor should the mediator favor a particular result in the mediation. The mediator's role is to ensure that parties reach agreements in a voluntarily and informed manner, and not as a result of coercion or intimidation. If you ever feel that the mediator is favoring one party over another, or any particular result over another, or if you should ever feel intimidated or otherwise unsafe in mediation, speak up. The mediation should not continue unless you come to be satisfied in all of these regards.
Self-Responsible and Satisfying
Based upon having actively resolved your own conflict, participant satisfaction, likelihood of compliance and self-esteem are found by research to be elevated through mediation.
Q: What Are the Benefits of Mediation?
A: People in disputes who are considering using mediation as a way to resolve their differences often want to know what the process offers. While mediation can not guarantee specific results, there are trends that are characteristic of mediation. Below is a list of some of the benefits of mediation, broadly considered. Mediation generally produces or promotes:
Economical Decisions
Mediation is generally less expensive when contrasted to the expense of litigation or other forms of fighting.
Rapid Settlements
In an era when it may take as long as a year to get a court date, and multiple years if a case is appealed, the mediation alternative often provides a more timely way of resolving disputes. When parties want to get on with business or their lives, mediation may be desirable as a means of producing rapid results.
Mutually Satisfactory Outcomes
Parties are generally more satisfied with solutions that have been mutually agreed upon, as opposed to solutions that are imposed by a third party decision-maker.
High Rate of Compliance
Parties who have reached their own agreement in mediation are also generally more likely to follow through and comply with its terms than those whose resolution has been imposed by a third party decision-maker.
Comprehensive and Customized Agreements
Mediated settlements are able to address both legal and extralegal issues. Mediated agreements often cover procedural and psychological issues that are not necessarily susceptible to legal determination. The parties can tailor their settlement to their particular situation.
Greater Degree of Control and Predictability of Outcome
Parties who negotiate their own settlements have more control over the outcome of their dispute. Gains and losses are more predictable in a mediated settlement than they would be if a case is arbitrated or adjudicated.
Personal Empowerment
People who negotiate their own settlements often feel more powerful than those who use surrogate advocates, such as lawyers, to represent them. Mediation negotiations can provide a forum for learning about and exercising personal power or influence.
Preservation of an Ongoing Relationship or Termination of a Relationship in a More Amicable Way
Many disputes occur in the context of relationships that will continue over future years. A mediated settlement that addresses all parties' interests can often preserve a working relationship in ways that would not be possible in a win/lose decision-making procedure. Mediation can also make the termination of a relationship more amicable.
Workable and Implementable Decisions
Parties who mediate their differences are able to attend to the fine details of implementation. Negotiated or mediated agreements can include specially tailored procedures for how the decisions will be carried out. This fact often enhances the likelihood that parties will actually comply with the terms of the settlement.
Agreements that are Better than Simple Compromises or Win/Lose Outcomes
Interest-based mediated negotiations can result in settlements that are more satisfactory to all parties than simple compromise decisions.
Decisions that Hold Up Over Time
Mediated settlements tend to hold up over time, and if a later dispute results, the parties are more likely to utilize a cooperative forum of problem-solving to resolve their differences than to pursue an adversarial approach.
Q: What is the role of the mediator?
A: The mediator's ultimate role is to do anything and everything necessary to assist parties to reach agreement. In serving this ultimate end, the mediator may take on any or all of the following roles:
Convener
The mediator may assist in contacting the other party(ies) to arrange for an introductory meeting.
Educator
The mediator educates the parties about the mediation process, other conflict resolution alternatives, issues that are typically addressed, options and principles that may be considered, research, court standards, etc.
Communication Facilitator
The mediator seeks to ensure that each party is fully heard in the mediation process.
Translator
When necessary, the mediator can help by rephrasing or reframing communications so that they are better understood and received.
Questioner and Clarifier
The mediator probes issues and confirms understandings to ensure that the participants and the mediator have a full understanding.
Process Advisor
The mediator comes to be trusted to suggest procedures for making progress in mediation discussions, which may include caucus meetings, consultation with outside legal counsel and consultation with substantive experts.
Angel of Realities
The mediator may exercise his or her discretion to play devil's advocate with one or both parties as to the practicality of solutions they are considering or the extent to which certain options are consistent with participants' stated goals, interests and positive intentions.
Catalyst
By offering options for considerations, stimulating new perspectives and offering reference points for consideration, mediator serves as a stimulant for the parties reaching agreement.
Responsible Detail Person
The mediator manages and keeps track of all necessary information, writes up the parties' agreement, and may assist the parties to implement their agreement.
Q:What is Arbitration?
A: Arbitration is an adversarial system of justice designed to present a disputed case to a neutral and impartial third party for decision. It is very much like the adjudicatory (court) process, but a bit less formal. Arbitration is, however, even more binding than a court decision in that, in arbitration, you give up our rights to appeal in favor of getting the matter resolved.
Standard Arbitration Clauses
Parties can provide for arbitration of future disputes by inserting the following clause into their contracts:
Any controversy or claim arising out of or relating to this contract, or the breach thereof, shall be settled by arbitration administered by a mutually acceptable arbitrator, under the rules of the American Arbitration Association. The award rendered by the arbitrator(s) may be entered in any court having jurisdiction thereof.
Arbitration of existing disputes may be accomplished by use of the following:
We, the undersigned parties, hereby agree to submit to arbitration administered by a mutually acceptable arbitrator, under the rules of the American Arbitration Association. We further agree that the above controversy be submitted to an(one) (three) arbitrator(s). We further agree that we will faithfully observe this agreement and the rules, that we will abide by and perform any award rendered by the arbitrator(s), and that a judgment of any court having jurisdiction may be entered on the award.
The arbitration, unless the matter otherwise first settles, will be concluded with the transmittal of the award. Although there is voluntary compliance with the majority of awards, judgment on the award can be entered in a court having appropriate jurisdiction if necessary.
Q: What is Litigation?
A: Litigation involves either hiring an attorney or prosecuting a legal case yourself in court. Litigation begins with the filing of a complaint or petition and involves discovery, motions, a possible trail and, if desired, at least two rounds of appeal.
Litigation may be a preferred alternative when nothing else seems like it will work. The problems with litigation include that it is time consuming, costly and very high stress. If one side "wins" big, then that decision may well be appealed or there may be problems with enforcement.
All of this being said, if you can afford a good attorney and if you need the clout of the court to catch the other side's attention and/or give you a meaningful chance of true relief, then litigation and the courts may be for you.
Q: What is Collaborative Law?
A: The essence of "Collaborative Law" is the shared belief of the participants that it is in the best interests of parties to commit themselves to resolving their differences with minimal conflict and no litigation. They seek to adopt a conflict resolution process that does not rely on a Court imposed resolution. The process does rely, however, on an atmosphere of honesty, cooperation, integrity and professionalism geared toward the future well being of the parties.
The Adversary System
Law school training and the real world attorney work experience combine in a well established and powerful institutionalization of the adversarial-representative model of conflict resolution. While it is not the only model for negotiating and resolving issues, it is the one which becomes ingrained in anyone who works in a litigation system. Most attorneys who regularly handle litigation work, fantasized, in the days before being admitted to practice, about standing at the bar of justice making an impassioned and eloquent argument which wins the case or surgically dissecting a hostile witness with a brilliant cross-examination. The daily grist of the litigator's mill, however, is the stress and frustration of trying to achieve the client's objectives against the impediments and opposition of the parties on the other side of the case.
The costs of this process are usually observed as being both outrageously high and inevitable. Both are true statements about the adversarial model. What is also true is that this model is ill-suited for the purposes of resolving family law conflicts. Rather than assuming the conflict must adapt to the traditional adversarial litigation model, the collaborative approach is based on the idea that the process should adapt to the actual needs of the parties in conflict in reaching agreement. In the traditional competitive approach, where the parties objectives or strategies collide, it is assumed that the only way to move past, through, around or over the opposition, is to employ the power of the law-based procedures to make something happen. In the face of opposition from the other side, a lawyer looks to the power of the process and often overlooks the reverberating impact that process will have on the daily lives of the clients and their children. Furthermore, this power-based, competitive approach nurtures continued resistance as the participants have little or no reason to view the other side as anything but a threat and something to fear.
Collaborative Negotiating
The collaborative approach is both pragmatic and grounded in its focus on the needs of the parties. Initially, those needs fall into two categories: process needs and outcome needs. The process needs are determined by accepting the party in the emotional state in which they enter the process. That person may be experiencing a wide range of emotions such as, anger, hurt, distrust, bitterness, guilt and grief. These emotions may come with a wide range of personality characteristics such as, intelligent, unsophisticated, analytical, visual, needy or codependent. A good process begins by accepting the participant as who he or she is at the outset. The outcome needs describe the desired goals and objectives of the party which will allow that person to feel the issues are resolved. As we will see, these outcome needs are developed by analyzing the interests of the party and moving beyond the stated positions which have sustained the conflict.
The core of the collaborative process is to facilitate the making of agreements. To be effective in this role, it is necessary to make a mental shift in the mindset that one brings to viewing both the nature of the conflict and the elements inherent in the personalities, characteristics and resources of the parties.
Q: What if I want to know more about Mediation?
A: Please be sure to visit the following Sections of Mediate.com:
www.mediate.com/about
www.mediate.com/resolution.cfm
www.mediate.com/articles
Q: What If I want to be a mediator?
A: Be sure to visit our Careers Section at www.mediate.com/careers
http://www.mediate.com/articles/mediationfaq.cfm
Why you need a Quantity Surveyor?
To broadly describe the work of a Quantity Surveyor, our end purpose is to minimise cost and maximise value on a given project. Either increasing value for money to a developer or end user client, or increasing profit margins for the main contractor or subcontractor, whilst still achieving the required standards specified under the agreement, within contract programme.
A good Quantity Surveyor can cover their own cost several times over on an annual basis, their influence is often the difference between a commercially succesful project, and one which is not. The natural ability of a Quantity Surveyor can vary emmensely, and should not be measured by qualifications alone when selecting for specifc tasks. Shy retiring individuals may not yield best results when faced with negotiating with a bullish self confident opponant, however such individuals may posess a first class honours degree and may also be experts in measurement or estimating.
An experienced Quantity Surveyor will acomplish their objectives in a variety of ways, largely guided by their experience, however more tangible factors also play a part such as a carefully selected procurement strategy, use of terms and conditions of contract and negotiation skills.
The four corner stones of a Quantity Surveyors skill set are often listed as follows:-
1) Estimating
2) Measurement
3) Valuation
4) Negotiation
Schedule of QUANTITY SURVEYOR Services (PQS)
PCS Solutions Ltd provides individuals or small - medium sized Construction companies with a Quantity Surveyor for one off works, or short - mid term contracts, based at client offices or working from the Quantity Surveyors home, on a full or part time basis. Our Quantity Surveyor services are primarily geared towards the following clients:-
- Small to Medium Size Contractors (MC & All trades of Sub-contractor)
- Private Clients seeking the services of a Quantity Surveyor
and to the following sectors:-
- Residential Development
- House Building
- Civil
- Commercial Construction
- Utilities
- Rail
We consider ourselves unique in that our Quantity Surveyors offer discounted rates for remote Quantity Surveyor services, with savings achieved through reduced overhead and travel costs whilst our Quantity Surveyors operate remotely.
For an informal chat on how we might provide a Quantity Surveyor for your project, please call our Commercial Manager Paul on 07800 583109 or e-mail mail@pcs-org.com.
“Over 85% of our turnover is repeat business”
Inception and feasibility
Develop initial budget estimate from feasibility proposals and identify target cost plan parameters.
Prepare overall project cost calculation and cash flow projections.
Pre-contract cost control
Prepare and develop preliminary cost plan.
Advise on cost of design team’s proposals as design develops.
Monitor cost implications during detailed design stage.
Maintain and develop cost plan, and prepare periodic reports and updated cash flow forecasts.
Value Engineer cost during design development to ensure all cost targets are maintained.
Advise Client of all Client Instructions that may alter the agreed Cost Plan.
Attend as required Design Team Meetings.
Tender and contractual documentation
Advise on tendering and contractual arrangements taking into account the Client’s priorities and information available from designers.
Prepare tender and contract documentation in conjunction with the Client and members of the design team.
Provide copies of documentation as agreed.
Advise on use and/or amendment of standard forms of contract or contribute to drafting of particular requirements in association with the Client’s legal advisers.
Prepare programme for separate demolition ontract.
Tender selection and appraisal
Advise on short-listing prospective tenderers.
Attend interviews and tenderers.
Fully evaluate negotiated submissions for accuracy, level of pricing, pricing policy etc.
Advise on errors and qualifications and, if necessary, negotiate thereon.
Prepare appropriate documentation, if required, to adjust the tender received to an acceptable contract sum.
Review financial budget in view of tenders received and prepare revised cash flow.
Prepare report on tenders with appropriate recommendations and issue Value for Money report.
Advise on letters of intent and issue in conjunction with Client’s advisers.
Interim valuations
Prepare recommendations for interim payments to contractors, subcontractors and suppliers in accordance with contract requirements.
Post-contract cost control
Value designers instructions before issue.
Prepare cost report updates in agreed format at specified intervals including any allocations of cost and/or copies as requested by third parties.
Final account
Prepare the final account.
Attendance at meetings
Attend meetings as provided for under this Agreement.
Provision of printing/reproduction/copying of documents and the like
Provide copies of documentation as provided for under this Agreement.
INTERNAL LINKS
Quantity Surveyor from Perth, Scotland - A highly dependable and honest person who is capable of adapting to any work environment. A friendly and extremely hard working person with the ability to function well as part of a team or unsupervised. Knowledgeable and experienced computer operator who is practiced on Microsoft computer packages and is eager to build on and fully utilise existing skills.
Quantity Surveyor from Bolton - Freelance QS since quitting permanent employment in 2002; specialising in the production of Bills of Quantities, Schedules of Works and Builders Quants for Main Contractors, Sub-contractors and PQS firms using the method of measurement to suit individual client's need - SMM7, POMI, CESMM, MMHW.
Quantity Surveyor from London - I have experience of over 25 years working for both employers and contractors and therefore have insight of both sides, which enables me to maximise the benefit for both. I am an excellent negotiator and can work on my own or in teams in delivering large complex projects. I have a vast range of experience in various types of sectors and have used all the major forms of contracts from inception to completion, which has made me an excellent all round QS.
Quantity Surveyor from Sheffield - I am a Senior QS with 30 yrs experience, 20 yrs freelance, and have worked in the fields of building, civils, road, and rail. I have worked for Clients, Consultants and Contractors, and am available for any UK or overseas position. I would welcome the opportunity to become involved with Petrochemical works, either UK or overseas, which I would consider to be a valuable enhancement to my CV experience.
Quantity Surveyor from Bellshill, Scotland - I am driven and self-motivated with good organisational skills. I enjoy being part of a team and promote honesty and good working professional practice at every opportunity – I believe in promoting the attitude that everyone in the team takes ownership of problems, working together with a view to reaching an efficient solution. I am committed and thrive on and enjoy challenging tasks, and I adopt enthusiasm within everything I am charged with. With my Main Contracting, Civil Engineering experience, together with my management experience, I believe I have the necessary skills to be able to offer the type of positive contribution. I am eager to continue to develop personally, and believe no matter what I am challenged with, I can adapt, perform and achieve the desired results required in any given task.
Quantity Surveyor from Kent - An experienced Managing Quantity Surveyor with a range of knowledge gained from working in the construction industry in excess of twenty years. Flexible, passionate, ambitious, self-motivated, people orientated, and technically minded.
Quantity Surveyor from Suffolk - Acquired and obtained considerable knowledge and experience in Quantity Surveying through formal education and involvement in a wide range of projects. Additional knowledge in Project Management complements Quantity Surveying skills and abilities. Computer literate with proficiency in excel spreadsheets. Commercially astute.
Quantity Surveyor from Essex - I enjoy undertaking pre and post-contract cost-management and have had vast experience on an array of prestigious projects. From pre-tender to final-account and completion, cost planning, value engineering, option analysis, procurement advice and contractor selection my desire and ambition allowed me to enjoy a Senior Managing QS role.
Quantity Surveyor from Blackburn - 12 years experience on a broad variety of Civil Engineering and Infrastructure contracts. Involved with quantity surveying, estimating and procurement; from initial stages through to final accounts.
Quantity Surveyor from Sutton - Fully qualified and widely experienced with a commercial attitude. Self motivated, well organised and able to work without supervision.
Quantity Surveyor from Bolton - I have been working as a quantity surveyor for 25 years and during this time have undertaken most QS duties, I have extensive experience. In September 2004, I became self employed working from home in Bolton and have undertaken work for a number of different Consultancy’s, Contractors and Local Authority’s, supplementing permanent staff on larger projects or undertaking work on an individual basis such as bills of quantities, builders quantities, feasibility cost plans etc.
Quantity Surveyor from Cheshire - Freelance Quantity Surveyor with clients who are Main Contractors and Sub Contractors.
Quantity Surveyor from Cumbria - Freelance Chartered Quantity Surveyor since May 2006 and specialising in the preparation of Take-Offs, Bills of Quantities and Work Schedules, for traditional, design and build and drawings and specification tenders. I also have experience in the preparation of budget costs/estimates, valuations and the preparation and agreement of final accounts.
Quantity Surveyor from Northern Ireland - Before embarking upon my quantity surveying career I had worked on a number of civil engineering projects in Northern and Southern Ireland. Such experience and practical knowledge gives me the technical knowledge that I can apply to any elements of quantity surveying, whether tendering or submitting a compensation event.
Quantity Surveyor from Northern Ireland - 11 years experience working as a Quantity Surveyor on large scale building, civil engineering, Housing and refurbishment contracts. Previous experience includes; procurement of new work through tendering for both traditional and design and build projects; commercial management of construction projects, including money recovery, cost control, financial reporting and contract administration; procuring subcontractors and suppliers including negotiating conditions of contracts, rates and payment terms; compilation and preparation of bill of quantities and liaising with existing and prospective clients within the industry to seek out new avenues of work.
Quantity Surveyor from Birmingham - having been a Chartered Surveyor for 23 years I wish to utilise my considerable experience and contribute to the successful delivery of major rail infrastructure projects.
Having worked as a rail consultant for the past eight years I am seeking a full time position in which my management skills, pro-active approach, expertise and teamwork capabilities will be instigated to optimum effect.
Quantity Surveyor from Newcastle upon Tyne - Working as a freelance Cost Consultant covering all aspectsof cost management from procurement through to final account.
http://www.pcs-org.com/
A good Quantity Surveyor can cover their own cost several times over on an annual basis, their influence is often the difference between a commercially succesful project, and one which is not. The natural ability of a Quantity Surveyor can vary emmensely, and should not be measured by qualifications alone when selecting for specifc tasks. Shy retiring individuals may not yield best results when faced with negotiating with a bullish self confident opponant, however such individuals may posess a first class honours degree and may also be experts in measurement or estimating.
An experienced Quantity Surveyor will acomplish their objectives in a variety of ways, largely guided by their experience, however more tangible factors also play a part such as a carefully selected procurement strategy, use of terms and conditions of contract and negotiation skills.
The four corner stones of a Quantity Surveyors skill set are often listed as follows:-
1) Estimating
2) Measurement
3) Valuation
4) Negotiation
Schedule of QUANTITY SURVEYOR Services (PQS)
PCS Solutions Ltd provides individuals or small - medium sized Construction companies with a Quantity Surveyor for one off works, or short - mid term contracts, based at client offices or working from the Quantity Surveyors home, on a full or part time basis. Our Quantity Surveyor services are primarily geared towards the following clients:-
- Small to Medium Size Contractors (MC & All trades of Sub-contractor)
- Private Clients seeking the services of a Quantity Surveyor
and to the following sectors:-
- Residential Development
- House Building
- Civil
- Commercial Construction
- Utilities
- Rail
We consider ourselves unique in that our Quantity Surveyors offer discounted rates for remote Quantity Surveyor services, with savings achieved through reduced overhead and travel costs whilst our Quantity Surveyors operate remotely.
For an informal chat on how we might provide a Quantity Surveyor for your project, please call our Commercial Manager Paul on 07800 583109 or e-mail mail@pcs-org.com.
“Over 85% of our turnover is repeat business”
Inception and feasibility
Develop initial budget estimate from feasibility proposals and identify target cost plan parameters.
Prepare overall project cost calculation and cash flow projections.
Pre-contract cost control
Prepare and develop preliminary cost plan.
Advise on cost of design team’s proposals as design develops.
Monitor cost implications during detailed design stage.
Maintain and develop cost plan, and prepare periodic reports and updated cash flow forecasts.
Value Engineer cost during design development to ensure all cost targets are maintained.
Advise Client of all Client Instructions that may alter the agreed Cost Plan.
Attend as required Design Team Meetings.
Tender and contractual documentation
Advise on tendering and contractual arrangements taking into account the Client’s priorities and information available from designers.
Prepare tender and contract documentation in conjunction with the Client and members of the design team.
Provide copies of documentation as agreed.
Advise on use and/or amendment of standard forms of contract or contribute to drafting of particular requirements in association with the Client’s legal advisers.
Prepare programme for separate demolition ontract.
Tender selection and appraisal
Advise on short-listing prospective tenderers.
Attend interviews and tenderers.
Fully evaluate negotiated submissions for accuracy, level of pricing, pricing policy etc.
Advise on errors and qualifications and, if necessary, negotiate thereon.
Prepare appropriate documentation, if required, to adjust the tender received to an acceptable contract sum.
Review financial budget in view of tenders received and prepare revised cash flow.
Prepare report on tenders with appropriate recommendations and issue Value for Money report.
Advise on letters of intent and issue in conjunction with Client’s advisers.
Interim valuations
Prepare recommendations for interim payments to contractors, subcontractors and suppliers in accordance with contract requirements.
Post-contract cost control
Value designers instructions before issue.
Prepare cost report updates in agreed format at specified intervals including any allocations of cost and/or copies as requested by third parties.
Final account
Prepare the final account.
Attendance at meetings
Attend meetings as provided for under this Agreement.
Provision of printing/reproduction/copying of documents and the like
Provide copies of documentation as provided for under this Agreement.
INTERNAL LINKS
Quantity Surveyor from Perth, Scotland - A highly dependable and honest person who is capable of adapting to any work environment. A friendly and extremely hard working person with the ability to function well as part of a team or unsupervised. Knowledgeable and experienced computer operator who is practiced on Microsoft computer packages and is eager to build on and fully utilise existing skills.
Quantity Surveyor from Bolton - Freelance QS since quitting permanent employment in 2002; specialising in the production of Bills of Quantities, Schedules of Works and Builders Quants for Main Contractors, Sub-contractors and PQS firms using the method of measurement to suit individual client's need - SMM7, POMI, CESMM, MMHW.
Quantity Surveyor from London - I have experience of over 25 years working for both employers and contractors and therefore have insight of both sides, which enables me to maximise the benefit for both. I am an excellent negotiator and can work on my own or in teams in delivering large complex projects. I have a vast range of experience in various types of sectors and have used all the major forms of contracts from inception to completion, which has made me an excellent all round QS.
Quantity Surveyor from Sheffield - I am a Senior QS with 30 yrs experience, 20 yrs freelance, and have worked in the fields of building, civils, road, and rail. I have worked for Clients, Consultants and Contractors, and am available for any UK or overseas position. I would welcome the opportunity to become involved with Petrochemical works, either UK or overseas, which I would consider to be a valuable enhancement to my CV experience.
Quantity Surveyor from Bellshill, Scotland - I am driven and self-motivated with good organisational skills. I enjoy being part of a team and promote honesty and good working professional practice at every opportunity – I believe in promoting the attitude that everyone in the team takes ownership of problems, working together with a view to reaching an efficient solution. I am committed and thrive on and enjoy challenging tasks, and I adopt enthusiasm within everything I am charged with. With my Main Contracting, Civil Engineering experience, together with my management experience, I believe I have the necessary skills to be able to offer the type of positive contribution. I am eager to continue to develop personally, and believe no matter what I am challenged with, I can adapt, perform and achieve the desired results required in any given task.
Quantity Surveyor from Kent - An experienced Managing Quantity Surveyor with a range of knowledge gained from working in the construction industry in excess of twenty years. Flexible, passionate, ambitious, self-motivated, people orientated, and technically minded.
Quantity Surveyor from Suffolk - Acquired and obtained considerable knowledge and experience in Quantity Surveying through formal education and involvement in a wide range of projects. Additional knowledge in Project Management complements Quantity Surveying skills and abilities. Computer literate with proficiency in excel spreadsheets. Commercially astute.
Quantity Surveyor from Essex - I enjoy undertaking pre and post-contract cost-management and have had vast experience on an array of prestigious projects. From pre-tender to final-account and completion, cost planning, value engineering, option analysis, procurement advice and contractor selection my desire and ambition allowed me to enjoy a Senior Managing QS role.
Quantity Surveyor from Blackburn - 12 years experience on a broad variety of Civil Engineering and Infrastructure contracts. Involved with quantity surveying, estimating and procurement; from initial stages through to final accounts.
Quantity Surveyor from Sutton - Fully qualified and widely experienced with a commercial attitude. Self motivated, well organised and able to work without supervision.
Quantity Surveyor from Bolton - I have been working as a quantity surveyor for 25 years and during this time have undertaken most QS duties, I have extensive experience. In September 2004, I became self employed working from home in Bolton and have undertaken work for a number of different Consultancy’s, Contractors and Local Authority’s, supplementing permanent staff on larger projects or undertaking work on an individual basis such as bills of quantities, builders quantities, feasibility cost plans etc.
Quantity Surveyor from Cheshire - Freelance Quantity Surveyor with clients who are Main Contractors and Sub Contractors.
Quantity Surveyor from Cumbria - Freelance Chartered Quantity Surveyor since May 2006 and specialising in the preparation of Take-Offs, Bills of Quantities and Work Schedules, for traditional, design and build and drawings and specification tenders. I also have experience in the preparation of budget costs/estimates, valuations and the preparation and agreement of final accounts.
Quantity Surveyor from Northern Ireland - Before embarking upon my quantity surveying career I had worked on a number of civil engineering projects in Northern and Southern Ireland. Such experience and practical knowledge gives me the technical knowledge that I can apply to any elements of quantity surveying, whether tendering or submitting a compensation event.
Quantity Surveyor from Northern Ireland - 11 years experience working as a Quantity Surveyor on large scale building, civil engineering, Housing and refurbishment contracts. Previous experience includes; procurement of new work through tendering for both traditional and design and build projects; commercial management of construction projects, including money recovery, cost control, financial reporting and contract administration; procuring subcontractors and suppliers including negotiating conditions of contracts, rates and payment terms; compilation and preparation of bill of quantities and liaising with existing and prospective clients within the industry to seek out new avenues of work.
Quantity Surveyor from Birmingham - having been a Chartered Surveyor for 23 years I wish to utilise my considerable experience and contribute to the successful delivery of major rail infrastructure projects.
Having worked as a rail consultant for the past eight years I am seeking a full time position in which my management skills, pro-active approach, expertise and teamwork capabilities will be instigated to optimum effect.
Quantity Surveyor from Newcastle upon Tyne - Working as a freelance Cost Consultant covering all aspectsof cost management from procurement through to final account.
http://www.pcs-org.com/
HISTORY OF THE ROLES AND RESPONSIBILITIES OF QUANTITY SURVEYOR
2.1 INTRODUCTION
Before consider what the changing role of Quantity Surveyor is in the future, it is worthwhile to review the background of the Quantity Surveying profession and the roles and responsibilities of Quantity Surveyor. In this chapter, the background of the Quantity Surveyor and the HKIS will be introduced first. And then, the traditional roles and evolved roles of the Quantity Surveyor will be discussed one by one. After that, responsibilities of Quantity Surveyor have some explains. What skills and knowledge are the Quantity Surveyor should be included in the past will be discussed in this chapter. Quantity Surveyor is one of important roles in the construction industry. Thus, the effects of Quantity Surveyor will be mentioned in this chapter also. Lastly, it is a summary of the history of the roles and responsibilities of the Quantity Surveyor.
2.2 BACKGROUND TO THE QUANTITY SURVEYOR
Firstly, it has been stated that: “Quantity surveyors are the profession developed during the 19th century from the earlier "Measurer," a specialist tradesman (often a guild member), who prepared standardized schedules for a building project in which all of the construction materials, labour activities and the like were quantified, and against which competing builders could submit priced tenders. Because the tenders were each based on the same schedule of information, they would be easily compared to find the most suitable candidate.” QSBC (2009).
“…A quantity surveyor is professionally trained, qualified and experienced in dealing with these problems on behalf of the employer. He is essentially a cost expert whose prime task is to ensure that the project is kept within the agreed budget and that the employer obtains value for money” (Seelay, 1997, p.40).
“Quantity Surveyors are the financial managers of the construction team who add value by managing the functions of cost, time and quality. They have been trained as construction cost consultants who have expert knowledge of costs, values, labour and material prices, finance, contractual arrangements and legal matters in the construction filed. In general, they provide services of cost management and control in building and engineering projects of any scale” (Chung, 2000, p.10). HKIS (1999) also recognized the Quantity Surveyor concerned the building contractual arrangements and cost control. They can provide private developers, government departments, contractors, mining and petro-chemical companies and insurance companies some services to suit the various demands.
QSBC (2009) also stated that: “A Quantity Surveyor (QS) is a professional person working within the construction industry. The role of the QS is to manage and control costs within construction projects and may involve the use of a range of management procedures and technical tools to achieve this goal.”
The above are some of roles of the Quantity Surveyor. And then, the definition of the role of the Quantity Surveyor should be known. Refer to RICS (1983a, p.1) which stated that “In the 1971 report, the role of the Quantity Surveyor was defined as “ensuring that the resources of the construction industry are utilized to the best advantage of society by providing, inter alia, the financial management for projects and a cost consultancy service to the client and designer during the whole construction process. This distinctive competence of the Quantity Surveyor is a skill in measurement and valuation in the field of construction in order that such work can be described and the cost and price can be forecast analysed, planned, controlled and accounted for”.”
2.3 HISTORY OF HKIS
According to seeley, 1997 (in Chung, 2000, pp.3-4) “…The development of the surveying profession in Hong Kong goes back to 1843 with the arrival of the first Surveyor General. A Hong Kong Branch of the Royal Institute of Chartered Surveyor was established in 1992. In 1984, Hong Kong Institute of Surveyors was formed to act as an independent organization but it still maintained close links with the RICS throughout”. HKIS (2009) remarked the HKIS as the leading professional organization in surveying, real estate and construction in Hong Kong over the past 25 years.
The history of HKIS can be founded in HKIS (2004, p.9) which recorded that “It was in April 1984 that HKIS was founded...It was by 1990 that the HKIS qualifications were fully recognized by the Hong Kong Government and HKIS ranks at par with other recognized professional bodies in local affairs…”.
2.4 TRADITIONAL ROLES OF QUANTITY SURVEYOR
Ashworth and Hogg (2007) stated that the traditional role of Quantity Surveyor is still practiced on small to medium sized projects. It can be described as a measure and value system. Quantity Surveyor should prepared using a single price method of estimating, produce bills of quantities for tendering, measure the progress payments base on the work and prepare final account on the basis of the tender documentation. The following listed the traditional role of Quantity Surveyor:
Single rate approximate estimates
Cost planning
Procurement advice
Measurement and quantification
Document preparation, especially bills of quantities
Cost control during construction
Interim valuations and payments
Financial statements
Final account preparation and agreement
Settlement of contractual claims
“The traditional role of the quantity surveyor…has since been considerably expanded to include such functions as resources control, accountancy, legal judgment, and all within the fields of contracting, engineering, project management, etc.” (Newton, 1985, p.18).
“As a tradition, estimating, preparation of tender documents, tender analysis, contract documentation, valuation and variation, and all quantity surveying related works of infrastructure projects are always handled by civil engineers notwithstanding that majority of these works are actually handled by quantity surveyors under the supervision of civil engineers. In the building works, the traditional role of handling these works by architects had been changed to become the role of quantity surveyors, and the Government and Private Forms of Building Contract were changed to recognize such QS role. However, in the infrastructure works, such QS role is still with the civil engineers as stated in the Government Form of Civil Engineering Works” (HKIS, 2008).
2.5 EVOLVED ROLES OF QUANTITY SURVEYOR
RICS (1983a) also pointed out that the Quantity Surveyor’s expertise had been further developed after 1971. For the construction project, they are involved in the field of manpower planning, resources control and in assessing the effects of time. The filed of contracting, civil and industrial engineering construction, mechanical and electrical engineering services, and project management and control also relate to the Quantity Surveyor. That means the role of the Quantity Surveyor is extended in 1980s. The Quantity Surveyor involve complex resource procurement and management processes, besides deal with complex construction contracts; provides the basis for a disciplined and well managed approach to projects.
In 1980s, Quantity Surveyor’s roles from the historically dealt with work through prime cost and provisional sums to advice procurement method which becomes a new potential role of Quantity Surveyors because of the increasing array of options that were available. Other evolved roles have included project and construction management and facilities management. It is because the inherent adversarial nature of the construction industry which are involved in contractual disputes and ligation. More engineering services orientated increased emphasis on the services such as measurement, costs and value is other reason of this change (Ashworth and Hogg, 2007).
Quantity Surveyors should more direct and more related to client. This management role is most effective when linked to authority, responsibility and risk taking. Clients need early and accurate cost advice, more often than not well in advance of site acquisition and of a commitment to build (RICS, 1991).
Seeley (1997) pointed out the Quantity Surveyor not only regarded building contract and often as project manager on civil and heavy engineering contracts to control the project from inception to completion and coordinate with other parties to take over the works. Quantity Surveyor is an important member of the design team in both the public and private sectors to advising employers and architects on the probable costs of alternative designs.
RICS (1983a) believed that Quantity Surveyor after gained the knowledge and experience in construction economics, management and resource control, he will evolve his role. These roles are policy making, numerate skills, strategic planning, contracting, work in construction management, multi-disciplinary working, diversity in procurement, life cycle costing and building procurement adviser.
Newton (1985) raised Quantity Surveyor use the expert system of computer technology can make him become identity, independence and in first. That means the role of Quantity Surveyor can be established early in the design or construction process.
As a consultant Chartered Quantity Surveyor, he should improve the quality of service and the matching of the known resources to suit for the requirement of clients. There are some services should be provided to clients during pre-contract stage and post-contract stage. In the pre-contract stage, Quantity Surveyor should preparing bills of quantities and examining tenders received and reporting thereon, cost planning, air conditioning, heating, ventilating and electrical services, negotiating tenders and pricing bills of quantities. In the post-contract, Quantity Surveyor should taking particulars and reporting valuation for interim certificate for payments on account to the contractor, preparing periodic assessments of anticipated final cost and reporting thereon, measuring and making up bills of variations including pricing and agreeing totals with contractor and adjusting fluctuations in the cost of labour and materials if required by the contract, air conditioning, heating, ventilating and electrical services, valuations for interim certificates, preparing accounts of variation upon contracts and cost monitoring services such as providing approximate estimates of final cost at the following frequency (RICS, 1983b).
Some evolved roles stated in Ashworth and Hogg (2007) are listed as following:
Investment appraisal
Advice on cost limits and budgets
Whole life costing
Value management
Risk analysis
Insolvency services
Cost engineering services
Subcontract administration
Environmental services measurement and costing
Technical auditing
Planning and supervision
Valuation for insurance purposes
Project management
Facilities management
Administering maintenance programmes
Advice on contractual disputes
Planning supervisor
Employers’ agent
2.6 RESPONSIBILITIES OF QUANTITY SURVEYOR
In the past, the responsibilities of Quantity Surveyors are mentioned in RICS (1980) which listed some responsibilities of Quantity Surveyors as following:
Budget estimating;
Cost planning;
Advice on tendering procedures and contract arrangements;
Preparing tendering documents for main contract and specialist sub-contractor;
Examining tenders received and reporting thereon or negotiating tenders;
Pricing with a selected contractor and/or sub-contractors;
Preparing recommendations for interim payments on account to the contractor;
Preparing periodic assessments of anticipated final cost and reporting thereon;
Measuring work and adjusting variations in accordance with the terms of the contract;
Preparing final account, pricing same and agreeing totals with the contractor;
Providing a reasonable number of copies of bills of quantities and other documents.
Bennett (1986, p.31) said that “The quantity surveyor’s responsibility is to ensure that the budget is complete and that no necessary costs are omitted or duplicated….Beyond this, the quantity surveyor should advise the client to make separate provision for all other costs including consultant’s fees, land costs, finance costs, fluctuations where appropriate and an overall project contingency. The quantity surveyor’s further major responsibility is to ensure that the cost control and accounting procedures adopted by the construction manager are satisfactory. This is a normal responsibility for final accounts and raises no new issues for quantity surveyors apart from the unusually large number of separate works contract accounts to be dealt with.”
Chartered Quantity Surveyor will provide a construction management service because of market-orientated. Some of them are towards realizing this potential (Bennett, 1986).
RICS (1991) reported that something is changing of the world in 1990s such as markets, construction industry, client needs and the profession. For the changes in markets, the trend of different sectors will have different workloads and the challenges are arising for the European Union. For the changes in the construction industry, the nature of contracting will be changing. Some competition may come from non-construction professionals. For the changes in client needs, they want get the long-terms view about the initial design and construction phase. For the changes in the profession, employment patterns, the impact of fee competition, the ways in which the quantity surveyor is appointed and the changes in their role and practice. Thus, management to time, cost and quality should be emphasized by Quantity Surveying. Bills of Quantities were still important. The areas of early cost advice, cost control and market forecasting are new services for client’s business. The profession’s unique skill-base which combines procurement and cost management would be practiced by Quantity Surveyors. Quantity Surveyors are employed in consultancies only in the past. More and more Quantity Surveyors will be employed by clients, developers and contractor.
HKIS and RICS (1994) recognized Quantity Surveyor should providing advice on tendering procedures and contractual arrangements, preparing bills of quantities and examining tenders received and reporting thereon in pre-contract stage. Also, Quantity Surveyor should do pre-contract Estimating, cost study services, pricing Bill of Quantities and post-contract cost management services such as valuations for certificates and calculating fluctuations in the cost of construction.
Preliminary cost advice and cost planning, Preparation of contract documentation, tender invitation and scrutiny, negotiations with contractors, valuation of work in progress, pricing of variations, settlement of claims, cost control of project, preparation of final account and measurement for and preparation of bills of quantities are included in the principal activities of the quantity surveyor (Seeley, 1997).
RICS (1999) pointed out some services of Quantity Surveyor should be provided during different stage of the project. In the pre-contract stage, Quantity Surveyor should prepare and develop preliminary cost plan, advise on cost of design team’s proposals, monitor cost implications during detailed design stage, maintain and develop cost plan. For the tender stage, Quantity Surveyor should advise on the contractual documentation to clients. Moreover, Quantity Surveyor also needs to prepare recommendations for interim payments, post-contract cost control and final account. Furthermore, Quantity Surveyor should provide and price bills of quantities, prepare cost analysis, advise on financial implications, advise on use of areas and provide measurement of areas, provide advice on contractual matters.
2.7 SKILLS AND KNOWLEDGE OF QUANTITY SURVEYOR IN THE PAST
Here, some skills and knowledge of Quantity Surveyor would be introduced. RICS (1983a, pp.1-2) listed a lot of skills and knowledge of a Quantity Surveyor should have as following:
• Planning, estimating and controlling costs, evaluating alternative designs, undertaking feasibility studies,
• Measuring and describing construction work,
• Analyzing complex projects into manageable work packages,
• Producing contract documents, especially bills of quantities,
• Advising on appropriate methods of procurement; selecting, organizing and evaluating tender bids and contractual arrangements,
• Valuing work in progress, and exercising cost control during construction, undertaking the valuing of variations and potential variations,
• Preparing valuations for insurance purposes and advising on insurance claims,
• Sub-contract administration,
• Settlement of final accounts,
• Advice and settlement of contractual disputes and claims,
• Use of computer technology and developing computer aided design techniques,
• Advising on taxation, grant and financial matters and forecasting expenditure flows,
• Advising on cost-limits and preparing budgets,
• Advising on cash flow forecasting,
• Advising on life-cycle costs,
• Cost-analysis,
• Cost benefit analysis,
• Scheduling resources,
• Planning and programming design and construction work, use of network analysis techniques, project and construction management,
• Preparing and administering maintenance programmes.
Besides the above skills and knowledge, Quantity Surveyor in 1980s should expand their skills and knowledge such as construction economics, design and construction management technology, resource control, mathematical modeling, policy decisions, strategic planning, risk analysis, network analysis, other programming techniques, and to suit for the changing of working environment and economics (RICS 1983a).
Newton (1985) observed the expert system of computer technology can be one of powerful skills of Quantity Surveyor for them to adapt the future.
Construction management techniques includes good understanding of design and construction technology, management of time and cost, value engineering, quality management and site safety. Management of cost is one of the important to clients, and Quantity Surveyor can advice in establishing budgets and cost control. Thus, Quantity Surveyor can develop construction management to increase the competitive power (Bennett, 1986).
Brandon (1990) pointed out some techniques of Quantity Surveyor should have as following:
Development and appraisal--the front end decision to invest
Value management--optimisation of the benefit/cost relationship
Estimating and bidding methods--cost prediction and reliability
Risk analysis--coping with risk and uncertainty
Life cycle costing--the longer term view of the cost of the asset
Expert systems--qualitative reasoning to support expert decision making
Computer aided design--relating the design database to the QS function
Integrated databases--designing the database for efficient and reliable information retrieval
Procurement systems--assessing the contractual relationship/ arrangement between parties
RICS (1991) believed that Quantity Surveyors would need to be more innovative, more pro-active and more mobile to adapt the changing client requirements.
Technique of cost planning, knowledge of contractual methods and tendering should be implemented by Quantity Surveyor (Seeley, 1997).
Ashworth and Hogg (2007) pointed out that design cost planning, whole life costing, value management, risk analysis and management became tools to add value for the client. It is because these tools were effective to increase importance and emphasis to meet the client’s objectives.
2.8 EFFECTS OF QUANTITY SURVEYORS IN CONSTRUCTION INDUSTRY
Quantity Surveyor acts an important role in the construction industry. They have many effects to the construction industry as following introduction.
The Quantity Surveyor makes the construction industry become more successful by using their skills, knowledge and expertise (RICS, 1983a). Independent cost advice on the project should provided to clients by Quantity Surveyor (RICS, 1983b).
Bennett (1986, p.31) said that “The quantity surveyor’s responsibility is to ensure that the budget is complete and that no necessary costs are omitted or duplicated….Beyond this, the quantity surveyor should advise the client to make separate provision for all other costs including consultant’s fees, land costs, finance costs, fluctuations where appropriate and an overall project contingency. The quantity surveyor’s further major responsibility is to ensure that the cost control and accounting procedures adopted by the construction manager are satisfactory. This is a normal responsibility for final accounts and raises no new issues for quantity surveyors apart from the unusually large number of separate works contract accounts to be dealt with.”
RICS (1992b) noted that Quantity Surveyor could setting a realistic cost budget, advise on cost implications of design and standards of construction and/or of alternative solutions and advise on the method of contractor procurement best suited to the project.
Quantity surveyor is essentially a cost expert to ensure the project is kept within the agreed budget and the employer obtains value for money. The Quantity Surveyor can keep the total expenditure within the employer’s budget and remains compatible with the cost plan by frequently estimate of cost. Independent Quantity Surveyor could prepare an accurate bill of quantities because he would measure and value any variations that might occur during the progress of the works. Realistic budget and financial could be prepared by the Quantity Surveyor. The Quantity Surveyor can make everyone work in construction more efficient. It is benefits for the Quantity Surveyors when they negotiate a contract because they can learn more about the practical organization and management of contracts. And then produce bill of quantities more quickly. Environmental issues would be informed by surveyors to their clients to ensure that it is considered in the decision making process (Seelay, 1997).
Seelay (1997, pp.415-416) also pointed out that “…he can, for instance, be involved in the placing of subcontract orders for both nominated and domestic subcontractors. It is essential that the contractor’s quantity surveyor ensures that the correct contractual conditions and financial details are embodied in the orders and subcontract arrangements…surveyor is required to report to management, usually monthly, on the overall financial state of the contract, giving comparisons of actual cost with the corresponding internal value for the various cost codes and subtrades…providing contracts personnel with the opportunity to consider remedial action…preventing a recurrence of similar problems on future contracts…contractor’s quantity surveyor can advise contracts staff on significant aspects of the contract conditions, in their dealings with the architect…contractor’s surveyor …advising design staff on the most economical form of construction and cost planning and monitoring the development as a whole”.
RICS (1999) noted that Quantity Surveyor could set a realistic budget and advice the procurement method best suited to the requirements of the Client.
Ashworth and Hogg (2007) believed that Quantity Surveyor use his knowledge of cost planning can avoid tenders being received that were over budget. Quantity Surveyor would look after the financial interests of the contractor. Under the terms of the contract, Quantity Surveyor could submitted claims for extra payments in civil engineering project and building project to help contractor to earn more profit.
2.9 CHAPTER SUMMARY
According the above discussion, Quantity Surveyor has a skill in measurement and valuation in the field of construction in order that such work can be described and the cost and price can be forecast analysed, planned, controlled and accounted for. Most of their traditional roles are related to the cost, and most of their evolved roles are related to management and the cost. That means the roles of Quantity Surveyor would not leave the link to the cost and it would develop to the direction of management.
RICS (1983a, pp.8-12) believes that Quantity Surveyor after gained the knowledge and experience in construction economics, management and resource control, he will evolve his role. These roles are policy making, numerate skills, strategic planning, contracting, work in construction management, multi-disciplinary working, diversity in procurement, life cycle costing and building procurement adviser.
Encourage Quantity Surveyors use more new technology can get more benefit and experience. Additional and more specialist courses should be provide a education and training to people who want to become a professional Quantity Surveyor. Make more occupy in different company to Quantity Surveyor for their practice. Individual Quantity Surveyors, profession, the institution, in education and training, all parties should know their role to develop the field of Quantity Surveyor (RICS, 1983a).
(RICS, 1983a) summarized the changing scene in client requirement, economic and political. There is decline in new building and engineering work and an increase in repair, maintenance, energy conservation and rehabilitation work. Changing technology will affect the construction industry’s ability to design, erect and internally re-plan buildings more efficiently and economically. In the private sector, returns are low, Clients are becoming more critical and demanding in terms of both time-scale and cost for money and the profession must react accordingly. More Quantity Surveyors are being employed in resource and manpower planning, construction and project management and allied areas. Quantity Surveyor act as project and construction managers to perform wider management and co-ordination functions. They are employed by contractors, sub-contractors, building owners, property developers and others with a major input in management, resource planning and manpower control.
Quantity Surveyor should develop their skills and knowledge because it is one of the methods of selecting a Quantity Surveyor by clients (RICS 1992b; RICS1999).
Thus, the Quantity Surveyor should develop their skills and knowledge to get more experience in different fields and increase their power to keep the competitive.
From CHAPTER 2: HISTORY OF THE ROLES AND RESPONSIBILITIES OF QUANTITY SURVEYOR
http://chankinwo-dissertation-cn3307.blogspot.com/2009/07/chapter-2-history-of-roles-and_20.html
Before consider what the changing role of Quantity Surveyor is in the future, it is worthwhile to review the background of the Quantity Surveying profession and the roles and responsibilities of Quantity Surveyor. In this chapter, the background of the Quantity Surveyor and the HKIS will be introduced first. And then, the traditional roles and evolved roles of the Quantity Surveyor will be discussed one by one. After that, responsibilities of Quantity Surveyor have some explains. What skills and knowledge are the Quantity Surveyor should be included in the past will be discussed in this chapter. Quantity Surveyor is one of important roles in the construction industry. Thus, the effects of Quantity Surveyor will be mentioned in this chapter also. Lastly, it is a summary of the history of the roles and responsibilities of the Quantity Surveyor.
2.2 BACKGROUND TO THE QUANTITY SURVEYOR
Firstly, it has been stated that: “Quantity surveyors are the profession developed during the 19th century from the earlier "Measurer," a specialist tradesman (often a guild member), who prepared standardized schedules for a building project in which all of the construction materials, labour activities and the like were quantified, and against which competing builders could submit priced tenders. Because the tenders were each based on the same schedule of information, they would be easily compared to find the most suitable candidate.” QSBC (2009).
“…A quantity surveyor is professionally trained, qualified and experienced in dealing with these problems on behalf of the employer. He is essentially a cost expert whose prime task is to ensure that the project is kept within the agreed budget and that the employer obtains value for money” (Seelay, 1997, p.40).
“Quantity Surveyors are the financial managers of the construction team who add value by managing the functions of cost, time and quality. They have been trained as construction cost consultants who have expert knowledge of costs, values, labour and material prices, finance, contractual arrangements and legal matters in the construction filed. In general, they provide services of cost management and control in building and engineering projects of any scale” (Chung, 2000, p.10). HKIS (1999) also recognized the Quantity Surveyor concerned the building contractual arrangements and cost control. They can provide private developers, government departments, contractors, mining and petro-chemical companies and insurance companies some services to suit the various demands.
QSBC (2009) also stated that: “A Quantity Surveyor (QS) is a professional person working within the construction industry. The role of the QS is to manage and control costs within construction projects and may involve the use of a range of management procedures and technical tools to achieve this goal.”
The above are some of roles of the Quantity Surveyor. And then, the definition of the role of the Quantity Surveyor should be known. Refer to RICS (1983a, p.1) which stated that “In the 1971 report, the role of the Quantity Surveyor was defined as “ensuring that the resources of the construction industry are utilized to the best advantage of society by providing, inter alia, the financial management for projects and a cost consultancy service to the client and designer during the whole construction process. This distinctive competence of the Quantity Surveyor is a skill in measurement and valuation in the field of construction in order that such work can be described and the cost and price can be forecast analysed, planned, controlled and accounted for”.”
2.3 HISTORY OF HKIS
According to seeley, 1997 (in Chung, 2000, pp.3-4) “…The development of the surveying profession in Hong Kong goes back to 1843 with the arrival of the first Surveyor General. A Hong Kong Branch of the Royal Institute of Chartered Surveyor was established in 1992. In 1984, Hong Kong Institute of Surveyors was formed to act as an independent organization but it still maintained close links with the RICS throughout”. HKIS (2009) remarked the HKIS as the leading professional organization in surveying, real estate and construction in Hong Kong over the past 25 years.
The history of HKIS can be founded in HKIS (2004, p.9) which recorded that “It was in April 1984 that HKIS was founded...It was by 1990 that the HKIS qualifications were fully recognized by the Hong Kong Government and HKIS ranks at par with other recognized professional bodies in local affairs…”.
2.4 TRADITIONAL ROLES OF QUANTITY SURVEYOR
Ashworth and Hogg (2007) stated that the traditional role of Quantity Surveyor is still practiced on small to medium sized projects. It can be described as a measure and value system. Quantity Surveyor should prepared using a single price method of estimating, produce bills of quantities for tendering, measure the progress payments base on the work and prepare final account on the basis of the tender documentation. The following listed the traditional role of Quantity Surveyor:
Single rate approximate estimates
Cost planning
Procurement advice
Measurement and quantification
Document preparation, especially bills of quantities
Cost control during construction
Interim valuations and payments
Financial statements
Final account preparation and agreement
Settlement of contractual claims
“The traditional role of the quantity surveyor…has since been considerably expanded to include such functions as resources control, accountancy, legal judgment, and all within the fields of contracting, engineering, project management, etc.” (Newton, 1985, p.18).
“As a tradition, estimating, preparation of tender documents, tender analysis, contract documentation, valuation and variation, and all quantity surveying related works of infrastructure projects are always handled by civil engineers notwithstanding that majority of these works are actually handled by quantity surveyors under the supervision of civil engineers. In the building works, the traditional role of handling these works by architects had been changed to become the role of quantity surveyors, and the Government and Private Forms of Building Contract were changed to recognize such QS role. However, in the infrastructure works, such QS role is still with the civil engineers as stated in the Government Form of Civil Engineering Works” (HKIS, 2008).
2.5 EVOLVED ROLES OF QUANTITY SURVEYOR
RICS (1983a) also pointed out that the Quantity Surveyor’s expertise had been further developed after 1971. For the construction project, they are involved in the field of manpower planning, resources control and in assessing the effects of time. The filed of contracting, civil and industrial engineering construction, mechanical and electrical engineering services, and project management and control also relate to the Quantity Surveyor. That means the role of the Quantity Surveyor is extended in 1980s. The Quantity Surveyor involve complex resource procurement and management processes, besides deal with complex construction contracts; provides the basis for a disciplined and well managed approach to projects.
In 1980s, Quantity Surveyor’s roles from the historically dealt with work through prime cost and provisional sums to advice procurement method which becomes a new potential role of Quantity Surveyors because of the increasing array of options that were available. Other evolved roles have included project and construction management and facilities management. It is because the inherent adversarial nature of the construction industry which are involved in contractual disputes and ligation. More engineering services orientated increased emphasis on the services such as measurement, costs and value is other reason of this change (Ashworth and Hogg, 2007).
Quantity Surveyors should more direct and more related to client. This management role is most effective when linked to authority, responsibility and risk taking. Clients need early and accurate cost advice, more often than not well in advance of site acquisition and of a commitment to build (RICS, 1991).
Seeley (1997) pointed out the Quantity Surveyor not only regarded building contract and often as project manager on civil and heavy engineering contracts to control the project from inception to completion and coordinate with other parties to take over the works. Quantity Surveyor is an important member of the design team in both the public and private sectors to advising employers and architects on the probable costs of alternative designs.
RICS (1983a) believed that Quantity Surveyor after gained the knowledge and experience in construction economics, management and resource control, he will evolve his role. These roles are policy making, numerate skills, strategic planning, contracting, work in construction management, multi-disciplinary working, diversity in procurement, life cycle costing and building procurement adviser.
Newton (1985) raised Quantity Surveyor use the expert system of computer technology can make him become identity, independence and in first. That means the role of Quantity Surveyor can be established early in the design or construction process.
As a consultant Chartered Quantity Surveyor, he should improve the quality of service and the matching of the known resources to suit for the requirement of clients. There are some services should be provided to clients during pre-contract stage and post-contract stage. In the pre-contract stage, Quantity Surveyor should preparing bills of quantities and examining tenders received and reporting thereon, cost planning, air conditioning, heating, ventilating and electrical services, negotiating tenders and pricing bills of quantities. In the post-contract, Quantity Surveyor should taking particulars and reporting valuation for interim certificate for payments on account to the contractor, preparing periodic assessments of anticipated final cost and reporting thereon, measuring and making up bills of variations including pricing and agreeing totals with contractor and adjusting fluctuations in the cost of labour and materials if required by the contract, air conditioning, heating, ventilating and electrical services, valuations for interim certificates, preparing accounts of variation upon contracts and cost monitoring services such as providing approximate estimates of final cost at the following frequency (RICS, 1983b).
Some evolved roles stated in Ashworth and Hogg (2007) are listed as following:
Investment appraisal
Advice on cost limits and budgets
Whole life costing
Value management
Risk analysis
Insolvency services
Cost engineering services
Subcontract administration
Environmental services measurement and costing
Technical auditing
Planning and supervision
Valuation for insurance purposes
Project management
Facilities management
Administering maintenance programmes
Advice on contractual disputes
Planning supervisor
Employers’ agent
2.6 RESPONSIBILITIES OF QUANTITY SURVEYOR
In the past, the responsibilities of Quantity Surveyors are mentioned in RICS (1980) which listed some responsibilities of Quantity Surveyors as following:
Budget estimating;
Cost planning;
Advice on tendering procedures and contract arrangements;
Preparing tendering documents for main contract and specialist sub-contractor;
Examining tenders received and reporting thereon or negotiating tenders;
Pricing with a selected contractor and/or sub-contractors;
Preparing recommendations for interim payments on account to the contractor;
Preparing periodic assessments of anticipated final cost and reporting thereon;
Measuring work and adjusting variations in accordance with the terms of the contract;
Preparing final account, pricing same and agreeing totals with the contractor;
Providing a reasonable number of copies of bills of quantities and other documents.
Bennett (1986, p.31) said that “The quantity surveyor’s responsibility is to ensure that the budget is complete and that no necessary costs are omitted or duplicated….Beyond this, the quantity surveyor should advise the client to make separate provision for all other costs including consultant’s fees, land costs, finance costs, fluctuations where appropriate and an overall project contingency. The quantity surveyor’s further major responsibility is to ensure that the cost control and accounting procedures adopted by the construction manager are satisfactory. This is a normal responsibility for final accounts and raises no new issues for quantity surveyors apart from the unusually large number of separate works contract accounts to be dealt with.”
Chartered Quantity Surveyor will provide a construction management service because of market-orientated. Some of them are towards realizing this potential (Bennett, 1986).
RICS (1991) reported that something is changing of the world in 1990s such as markets, construction industry, client needs and the profession. For the changes in markets, the trend of different sectors will have different workloads and the challenges are arising for the European Union. For the changes in the construction industry, the nature of contracting will be changing. Some competition may come from non-construction professionals. For the changes in client needs, they want get the long-terms view about the initial design and construction phase. For the changes in the profession, employment patterns, the impact of fee competition, the ways in which the quantity surveyor is appointed and the changes in their role and practice. Thus, management to time, cost and quality should be emphasized by Quantity Surveying. Bills of Quantities were still important. The areas of early cost advice, cost control and market forecasting are new services for client’s business. The profession’s unique skill-base which combines procurement and cost management would be practiced by Quantity Surveyors. Quantity Surveyors are employed in consultancies only in the past. More and more Quantity Surveyors will be employed by clients, developers and contractor.
HKIS and RICS (1994) recognized Quantity Surveyor should providing advice on tendering procedures and contractual arrangements, preparing bills of quantities and examining tenders received and reporting thereon in pre-contract stage. Also, Quantity Surveyor should do pre-contract Estimating, cost study services, pricing Bill of Quantities and post-contract cost management services such as valuations for certificates and calculating fluctuations in the cost of construction.
Preliminary cost advice and cost planning, Preparation of contract documentation, tender invitation and scrutiny, negotiations with contractors, valuation of work in progress, pricing of variations, settlement of claims, cost control of project, preparation of final account and measurement for and preparation of bills of quantities are included in the principal activities of the quantity surveyor (Seeley, 1997).
RICS (1999) pointed out some services of Quantity Surveyor should be provided during different stage of the project. In the pre-contract stage, Quantity Surveyor should prepare and develop preliminary cost plan, advise on cost of design team’s proposals, monitor cost implications during detailed design stage, maintain and develop cost plan. For the tender stage, Quantity Surveyor should advise on the contractual documentation to clients. Moreover, Quantity Surveyor also needs to prepare recommendations for interim payments, post-contract cost control and final account. Furthermore, Quantity Surveyor should provide and price bills of quantities, prepare cost analysis, advise on financial implications, advise on use of areas and provide measurement of areas, provide advice on contractual matters.
2.7 SKILLS AND KNOWLEDGE OF QUANTITY SURVEYOR IN THE PAST
Here, some skills and knowledge of Quantity Surveyor would be introduced. RICS (1983a, pp.1-2) listed a lot of skills and knowledge of a Quantity Surveyor should have as following:
• Planning, estimating and controlling costs, evaluating alternative designs, undertaking feasibility studies,
• Measuring and describing construction work,
• Analyzing complex projects into manageable work packages,
• Producing contract documents, especially bills of quantities,
• Advising on appropriate methods of procurement; selecting, organizing and evaluating tender bids and contractual arrangements,
• Valuing work in progress, and exercising cost control during construction, undertaking the valuing of variations and potential variations,
• Preparing valuations for insurance purposes and advising on insurance claims,
• Sub-contract administration,
• Settlement of final accounts,
• Advice and settlement of contractual disputes and claims,
• Use of computer technology and developing computer aided design techniques,
• Advising on taxation, grant and financial matters and forecasting expenditure flows,
• Advising on cost-limits and preparing budgets,
• Advising on cash flow forecasting,
• Advising on life-cycle costs,
• Cost-analysis,
• Cost benefit analysis,
• Scheduling resources,
• Planning and programming design and construction work, use of network analysis techniques, project and construction management,
• Preparing and administering maintenance programmes.
Besides the above skills and knowledge, Quantity Surveyor in 1980s should expand their skills and knowledge such as construction economics, design and construction management technology, resource control, mathematical modeling, policy decisions, strategic planning, risk analysis, network analysis, other programming techniques, and to suit for the changing of working environment and economics (RICS 1983a).
Newton (1985) observed the expert system of computer technology can be one of powerful skills of Quantity Surveyor for them to adapt the future.
Construction management techniques includes good understanding of design and construction technology, management of time and cost, value engineering, quality management and site safety. Management of cost is one of the important to clients, and Quantity Surveyor can advice in establishing budgets and cost control. Thus, Quantity Surveyor can develop construction management to increase the competitive power (Bennett, 1986).
Brandon (1990) pointed out some techniques of Quantity Surveyor should have as following:
Development and appraisal--the front end decision to invest
Value management--optimisation of the benefit/cost relationship
Estimating and bidding methods--cost prediction and reliability
Risk analysis--coping with risk and uncertainty
Life cycle costing--the longer term view of the cost of the asset
Expert systems--qualitative reasoning to support expert decision making
Computer aided design--relating the design database to the QS function
Integrated databases--designing the database for efficient and reliable information retrieval
Procurement systems--assessing the contractual relationship/ arrangement between parties
RICS (1991) believed that Quantity Surveyors would need to be more innovative, more pro-active and more mobile to adapt the changing client requirements.
Technique of cost planning, knowledge of contractual methods and tendering should be implemented by Quantity Surveyor (Seeley, 1997).
Ashworth and Hogg (2007) pointed out that design cost planning, whole life costing, value management, risk analysis and management became tools to add value for the client. It is because these tools were effective to increase importance and emphasis to meet the client’s objectives.
2.8 EFFECTS OF QUANTITY SURVEYORS IN CONSTRUCTION INDUSTRY
Quantity Surveyor acts an important role in the construction industry. They have many effects to the construction industry as following introduction.
The Quantity Surveyor makes the construction industry become more successful by using their skills, knowledge and expertise (RICS, 1983a). Independent cost advice on the project should provided to clients by Quantity Surveyor (RICS, 1983b).
Bennett (1986, p.31) said that “The quantity surveyor’s responsibility is to ensure that the budget is complete and that no necessary costs are omitted or duplicated….Beyond this, the quantity surveyor should advise the client to make separate provision for all other costs including consultant’s fees, land costs, finance costs, fluctuations where appropriate and an overall project contingency. The quantity surveyor’s further major responsibility is to ensure that the cost control and accounting procedures adopted by the construction manager are satisfactory. This is a normal responsibility for final accounts and raises no new issues for quantity surveyors apart from the unusually large number of separate works contract accounts to be dealt with.”
RICS (1992b) noted that Quantity Surveyor could setting a realistic cost budget, advise on cost implications of design and standards of construction and/or of alternative solutions and advise on the method of contractor procurement best suited to the project.
Quantity surveyor is essentially a cost expert to ensure the project is kept within the agreed budget and the employer obtains value for money. The Quantity Surveyor can keep the total expenditure within the employer’s budget and remains compatible with the cost plan by frequently estimate of cost. Independent Quantity Surveyor could prepare an accurate bill of quantities because he would measure and value any variations that might occur during the progress of the works. Realistic budget and financial could be prepared by the Quantity Surveyor. The Quantity Surveyor can make everyone work in construction more efficient. It is benefits for the Quantity Surveyors when they negotiate a contract because they can learn more about the practical organization and management of contracts. And then produce bill of quantities more quickly. Environmental issues would be informed by surveyors to their clients to ensure that it is considered in the decision making process (Seelay, 1997).
Seelay (1997, pp.415-416) also pointed out that “…he can, for instance, be involved in the placing of subcontract orders for both nominated and domestic subcontractors. It is essential that the contractor’s quantity surveyor ensures that the correct contractual conditions and financial details are embodied in the orders and subcontract arrangements…surveyor is required to report to management, usually monthly, on the overall financial state of the contract, giving comparisons of actual cost with the corresponding internal value for the various cost codes and subtrades…providing contracts personnel with the opportunity to consider remedial action…preventing a recurrence of similar problems on future contracts…contractor’s quantity surveyor can advise contracts staff on significant aspects of the contract conditions, in their dealings with the architect…contractor’s surveyor …advising design staff on the most economical form of construction and cost planning and monitoring the development as a whole”.
RICS (1999) noted that Quantity Surveyor could set a realistic budget and advice the procurement method best suited to the requirements of the Client.
Ashworth and Hogg (2007) believed that Quantity Surveyor use his knowledge of cost planning can avoid tenders being received that were over budget. Quantity Surveyor would look after the financial interests of the contractor. Under the terms of the contract, Quantity Surveyor could submitted claims for extra payments in civil engineering project and building project to help contractor to earn more profit.
2.9 CHAPTER SUMMARY
According the above discussion, Quantity Surveyor has a skill in measurement and valuation in the field of construction in order that such work can be described and the cost and price can be forecast analysed, planned, controlled and accounted for. Most of their traditional roles are related to the cost, and most of their evolved roles are related to management and the cost. That means the roles of Quantity Surveyor would not leave the link to the cost and it would develop to the direction of management.
RICS (1983a, pp.8-12) believes that Quantity Surveyor after gained the knowledge and experience in construction economics, management and resource control, he will evolve his role. These roles are policy making, numerate skills, strategic planning, contracting, work in construction management, multi-disciplinary working, diversity in procurement, life cycle costing and building procurement adviser.
Encourage Quantity Surveyors use more new technology can get more benefit and experience. Additional and more specialist courses should be provide a education and training to people who want to become a professional Quantity Surveyor. Make more occupy in different company to Quantity Surveyor for their practice. Individual Quantity Surveyors, profession, the institution, in education and training, all parties should know their role to develop the field of Quantity Surveyor (RICS, 1983a).
(RICS, 1983a) summarized the changing scene in client requirement, economic and political. There is decline in new building and engineering work and an increase in repair, maintenance, energy conservation and rehabilitation work. Changing technology will affect the construction industry’s ability to design, erect and internally re-plan buildings more efficiently and economically. In the private sector, returns are low, Clients are becoming more critical and demanding in terms of both time-scale and cost for money and the profession must react accordingly. More Quantity Surveyors are being employed in resource and manpower planning, construction and project management and allied areas. Quantity Surveyor act as project and construction managers to perform wider management and co-ordination functions. They are employed by contractors, sub-contractors, building owners, property developers and others with a major input in management, resource planning and manpower control.
Quantity Surveyor should develop their skills and knowledge because it is one of the methods of selecting a Quantity Surveyor by clients (RICS 1992b; RICS1999).
Thus, the Quantity Surveyor should develop their skills and knowledge to get more experience in different fields and increase their power to keep the competitive.
From CHAPTER 2: HISTORY OF THE ROLES AND RESPONSIBILITIES OF QUANTITY SURVEYOR
http://chankinwo-dissertation-cn3307.blogspot.com/2009/07/chapter-2-history-of-roles-and_20.html
CURRENT ROLES AND RESPONSIBILITIES OF QUANTITY SURVEYORS
3.1 INTRODUCTION
There are some changing of the roles of Quantity Surveyor between the past and the current. In this chapter, the current roles and responsibilities of Quantity Surveyor would be introduced one by one firstly. And then, the skills and knowledge of the Quantity Surveyor should got to adapt the industry in the current time would be discussed. After that, the effects of Quantity Surveyor will be mentioned in this chapter also. Lastly, it is a summary of the current roles and responsibilities of the Quantity Surveyor.
Some roles and responsibilities of Quantity Surveyor are same as the past. It is because some are the main roles and responsibilities of Quantity Surveyor such as measurement of works. Some roles and responsibilities are developed from time to time for the Quantity Surveyor to adapt the changing environment and keep the competitive. Thus, they need learn more knowledge and skills to achieve this objective.
3.2 CURRENT ROLES OF QUANTITY SURVEYORS
Firstly, the current roles of Quantity Surveyors will be introduced. Seeley (1997) stated that the role of Quantity Surveyor had been widened, more and more activities are provided. In the 1980s and 1990s, some services were provided by Quantity Surveyors are outside their normal function. Contracting arrangements, construction management, valuations for fire insurance, advice on funding, grants, capital allowances and taxation, building maintenance management, advice on health and safety, quality assurance and greener buildings, facilities management, dilapidations, arbitration and alternative dispute resolution are some new services which would be provided by Quantity Surveyors in the current time.
Chung (2000) pointed out the Quantity Surveyors are cost management professionals in Hong Kong. HKIS (2000) noted that practice surveyors can be appointed to act as experts in property rent review to discover the facts and relevant transactions. Imber (2005) also noted that Quantity Surveyor can act as business adviser, property advisers, management consultancy and sole trader to work in the industry.
HKIS (2004) noted that Quantity Surveyor would take on an important and responsive consultative role in government policy making particularly on issues affecting land, property and construction. Surveyor can acts as expert or arbitrator to advice people who fall in the dispute resolution. The Quantity Surveyor also can work for buildings and civil engineering works during the design and construction stages. Other responsibilities of Quantity Surveyor includes building contractual arrangements and cost control, evaluate the cost of development project and advise suitable kind of contract for the project.
Financial Management, Computing, Project Management, Professional Practice/ Contracts, Communications, Languages, Law, Management, Value Engineering become more important, on the contrary, Land Surveying, Mathematics, Statistics, Structures will become less important for the Quantity Surveyor (RICS, 1992a).
RICS (1991) also recognized that value management, procurement management and total facilities management are the core areas in 1990s and 2000s. it should be organized by information technology.
The Quantity Surveyor can design and produce new standard form of contract. The Quantity Surveyor also needs to communicate with other countries’ surveyor to get more chance and opportunities in the world. These roles and responsibilities of Quantity Surveyor can be know in HKIS (2009, p.2) which stated that “The BSD and QSD Councils jointly launched a new standard form of contract entitled “Standard Form of Contract for Decoration, Repair and Maintenance Works” on 7 May 2009….The QSD Council reached an agreement with China Engineering Cost Association (CECA) to arrange the second registration...”.
Ashworth and Hogg (2007) recognized that vast majority of quantity surveyors are employed in private or public practice or in a contractor’s organization. In addition, quantity surveyors have been appointed to a variety of executive positions throughout the construction and other industries. In many instances, education and training are act as a quantity surveyor position, the role of them may perform only a little or nothing to do with surveying practice nowadays. And then Ashworth and Hogg (2007) listed the following developing roles of Quantity Surveyor is an expansion or further expansion in the areas of activities in the various and different organizations:
Automated measurement and quantification
Environmental and sustainability analysis
Advice on information and communications technology
Taxation and investment advice relating to projects
Supply chain management
Facilities management
Legal services
Quality management
Niche markets
HKIS (2008) pointed out that estimating, preparation of tender document, tender analysis, contract documentation, valuation and variation are the recognized roles of Quantity Surveyor by Government and Private Forms of Building Contract.
The role of the Quantity Surveyor in contractor and in the professional or client is somewhat different. Quantity Surveyor would be representing their employer’s interest either the client or the contractor. Quantity surveyors always look after contractors’ commercial and financial interests to make their employer in the more controversial contractual areas (Ashworth and Hogg, 2007).
QSD (2008c) pointed out that “Quantity surveyors are professionals who have been trained as construction cost consultants…have expert knowledge of costs, values, finance, contractual arrangements and legal matters in the construction field”. They could employed by private developers, professionals quantity surveying firms, Government department and related bodies, contractors, Mining and petro-chemical companies and Insurance companies.
3.3 RESPONSIBILITIES OF QUANTITY SURVEYOR
HKIS (2000) noted that practice surveyors’ duty is investigation to discover the facts and relevant transactions because they can be appointed to act as experts in property rent review.
McDonagh (1992) stated that Civils, housing, repairs and maintenance are growth in the past few years. Quantity Surveyor is required to take more responsibility and a cradle to the grave approach by clients. The environmental impact studies are more and more mandatory. The single person practices are more and more popular.
Chung (2000) recognized that the duties of Quantity Surveyors are preliminary cost advice, cost planning and value management, contractual methods, tendering, choice of contractor, valuation of construction work, project management and increased efficiency.
Lai (2000) recognized to cope with financial matters for a construction project is one of main duties of a Quantity Surveyor in the current time. Lai (2000) also stated a list of other services in Hong Kong Quantity Surveying practices as following:
• Give cost and contractual advice
• Time planning and programming services
• Value engineering and facilities management.
Besides the services of Quantity Surveyor were listed by Lai (2000) as above, some principal services of Quantity Surveyor were listed by HKIS (1999) as following:
Preliminary cost advice
Cost planning
Preparing tender documents and negotiating contract prices
Preparing contract documents and participating in contract administration
Preparing cashflow forecasts and exercising cost control over the project
Project management
Giving expert evidence in arbitrations and disputes
Assessing replacement values for insurance
Some core services of Quantity Surveying are listed in the following are mentioned in QSD (2008a):
• Cost planning
• Life cycle costing
• Value management
• Facilities management
• Project management
• Preliminary cost advice
• Procurement methods
• Contractual advice
• Tendering
• Valuation of construction work
• Cost control & financial management
• Financial claims & programme analysis
• Dispute resolution and insurance advice
Prepare contract and provide suitable procurement method, evaluate the cost and value of project or company, management different parties in the project or company are the some of responsibly of Quantity Surveyor. In the different stages of the project, Quantity Surveyor has different duties. In the planning / design stage, they need to design brief and estimate, make a procurement suggestion, pro-active suggestion. During the tender process stage, Quantity Surveyor should prepare tender, procedure, report and recommendation of tender. For the construction stage, they should give the contractual advice, monitoring cost and quality assurance. In the final account & DLP period, they should do the VO settlement, contractual advice and claim settlement (Seeley, 1997).
Estimating, financial management, site costing, contract management, negotiation with supplies and subcontractors, interim certificates and payments, contractual matters and the preparation and agreement of claims are the various activities of contractor’s surveyor (Ashworth and Hogg, 2007).
3.4 SKILLS AND KNOWLEDGE OF QUANTITY SURVEYORS IN THE CURRENT
The quantity surveying profession has proved remarkably resilient in the face of changes in the construction industry and the wider national and international environment in recent decades. Continued change in the nature of client demand and the competitive environment for construction services requires change in the knowledge base at the core of professional practice. The idea of adding value to a client’s business is seen as essential. The changing pattern of client demand has been noted, together with the skills and knowledge to meet the demand (RICS, 1992a).
In 1990s and 2000s, Quantity Surveyors need more innovative, more pro-active and more mobile to solve the problems and the changing of client requirements. New skills and services will be progressively developed from continuous research and developments of new techniques (RICS, 1991).
Enterprise has been encouraged and people have become more aware of their own responsibility particularly for the environment. The opportunities are increased for the Quantity Surveyors. Also, the pressures of Quantity Surveyors are become more and more efficient. The ability to harness information technology is a key factor. Information systems are essential for the well being of an organization and the backbone of management, therefore continued growth in the information technology seems certain. The Quantity Surveyor always carries out a sanity check on the final output (McDonagh, 1992).
To survive and grow in the future, the profession must respond quickly and creatively to the challenges of accelerating social, technological, economical and environment change, both at home and abroad. An essential element in the future success and expansion of the profession is the skill and knowledge base at the core of professional practice (RICS, 1992a).
Powell (1998) further emphasized the importance of skills required of the chartered quantity surveyor as following:
Develop a greater understanding of business and business culture
Develop strong communications and IST skills
Challenge authoritatively the contributions of other team members
Understand that value can be added only by managing and improving the client’s customers and employer’s performance
Develop skills to promote themselves effectively
See qualifications only as the starting point
Recognise the need to take action now
Become champions of finance and good propriety
Chung (2000) pointed out that Quantity Surveyor should have the skills of evaluating alternative solutions in planning the project cost and in monitoring the cost of decisions made during the development of design. As quantity surveyors, they should have been specially trained in the financial, legal and contractual aspects of construction, they are particularly well qualified for the role of project manager. And Lai (2000) recognized that a professional Quantity Surveyor should get the knowledge of building and construction matters and other areas to work in construction industry.
“Quantity Surveyors are professionals who have been trained as construction cost consultants. They have expert knowledge on costs, values, labour and material prices, finance, contractual arrangements and legal matters in the construction filed” (HKIS, 2004, p.16). Based on this knowledge, Quantity Surveyor can work in private developers, Government departments, contractor, mining and petro-chemical companies and insurance companies to provide services.
Imber (2005) recognized that Quantity Surveyor needs good business skills, good technical skills, good people skills, confidence, presentation and financial acumen. Some skills such as strategic planning, leadership skills, financial awareness, people management and communication skills are developed in the past few years for Quantity Surveyor to suit for the change of environment. Accounting, negotiation skills and presentation skills are some of new skills of Quantity Surveyor should learn it.
Ashworth and Hogg (2007) marked down some knowledge and skills of Quantity Surveyor should know and could implement to fulfill the working criteria of the construction industry. The knowledge includes construction technology, construction law, business administration, financial management, construction economics, measurement rules and conventions. The skills include management, documentation, analysis, appraisal, quantification, synthesis and communication.
Quantity Surveyor should have expert knowledge of costs, values, labour and material prices, finance, contractual arrangements and legal matters in the field of construction (HKIS, 2008).
They are unashamedly more commercially minded, and sometimes the financial success or failure of a project or even a company is due in part at least to the work of the contractor’s surveyor. While the client’s quantity surveyor may claim impartiality between the client and the contractor, the contractor’s surveyor will be representing their own employer’s interests. Prudent contractors have always employed quantity surveyors to look after their commercial and financial interests, and financial interests, and have particularly relied upon them in the more controversial contractual areas (Ashworth and Hogg, 2007).
QSD (2008b) Professional Quantity Surveyor (QS) should have the sound knowledge in construction technology, project procurement methods, commonly used standard forms of contract, commonly used standard methods of measurements, preparation of relevant documentation during the project procurement process, cost data relevant to the construction industry, subject areas commonly encountered during the project procurement process, such as construction insurance, project financing and dispute resolution. The QS have an analytical mind; act fairly, with high regard for personal integrity, and continuously updating himself or herself with the latest developments in relevant aspects of the construction industry, The QS should observe at all times the Rules of Conduct of the relevant professional institute to which he or she belongs. When supervising technical subordinates, QS always encourage good professional practice and require high standard in the quality of the work.
Quantity Surveyor should get the dood skills between budget, tender and final account. They also need to get the knowledge of value for money in terms of costs incurred and good functional and quality attributes. The effective and acceptable life cycle cost approach should be prepared by Quantity Surveyor. The performance of Quantity Surveyor should prepare a comprehensive, well considered and realistic brief. They also need to get the knowledge of effective durability, reliability and maintainability of buildings. Quantity Surveyor should have the management skills or knowledge such as harmonious and trusting business relationships with contractor free from conflict, well defined allocation of responsibilities between parties to contract, full and clearly detailed accountability, particularly in the public sector and minimum exposure of the client to risks (Seeley, 1997).
Seeley (1997) also pointed out some skills and knowledge of Quantity Surveyor should have in different stages of the project. In the planning/ design stage, they should apply the appropriate measurement, apply updated cost data, to form the contract, pros & cons analysis, know the market trend & idea, alternative material options. During the tender process stage, Quantity Surveyor should know how to estimate BQ, the analysis of rate of tender, budget controlling, tender compliance and tender recommendation. In the construction stage, they should apply the progress evaluation, cost control, alternative proposal, comply works of defects, verify valid claim, justify LD/EOT, settle the claim and contra charge. For the final account & DLP period, they should apply the skills and knowledge such as settle quantity, justify works and materials, advice contractual liabilities, advice dispute resolutions, settle EOT and LD, settle the final account and settle the claim.
3.5 THE EFFECT OF QUANTITY SURVEYORS IN THE CONSTRUCTION INDUSTRY IN THE CURRENT
For the cost planning and control, Quantity Surveyor has his function which stated in HKIS (2004, p.13) “In a development project the surveyor will ensure the project proceeds within budget by researching, examining, reporting and determining the economic acquisition and use of the resources of the construction industry, the financial appraisal and measurement of construction work, the monitoring of construction, maintenance and running costs”.
For the contractors, Quantity Surveyors can help them to ensure that they receive the correct payment at the appropriate time for the work done on site. The Quantity Surveyor’s work embrace estimating and the negotiation of new contracts, site measurement, profitability and forecasting, contractual disputes and claims, site costing and other matters of a management and so on (Ashworth and Hogg, 2007).
Chung (2000) recognized a realistic budget and a cost plan which showing the distribution of cost over the various element can be prepared by the Quantity Surveyor. The Quantity Surveyor can control the cost of project stay within the budget and help to achieve the objective. Best form of contractor could be advised for a specific project to make the tender run smooth and easy to understand. Help the employer easier to select a suitable contractor. The Quantity Surveyor can ensure to settle of the accounts for project and the project completed within the budget. Make the construction a great deal easier and more efficient. Imber (2005) also pointed out the Quantity Surveyor can reflect client’s objectives and achieve successful results by provide services.
Quantity Surveyor can produce a new standard form of contract to avoid the unclear in liabilities or unbalanced risk sharing in the old contract form. Quantity Surveyor also can as a co-coordinator to communicate with China Engineering Cost Association to get the register as cost engineers in China to process the construction works (HKIS, 2009).
Quantity Surveyor can revise and publish the Standard Method of Measurement to suits for the current construction technology. SMM 4 is one of example of the publication which will obviously benefit the profession (HKIS, 2004).
Quantity Surveyor can make the construction team to arrive jointly at practical designs for a project and stay within the budget by the effective cost planning. It also can ensure a realistic estimate, improve economy standards and help contractor achieve a project with their aims (HKIS, 1999).
The emphasis on management to time, cost and quality criteria in today’s construction industry can raised the profile of project by Quantity Surveying. Also, new services of Quantity Surveyor are needed in the areas of early cost advice, cost control and market forecasting also can add the value to the client’s business (RICS, 1991).
3.6 CHAPTER SUMMARY
Quantity Surveyor still acts as an important role in the construction industry in the current. Their skills and knowledge help them to bear the responsibilities and make many effects to the time, cost, quality and management of company in construction industry.
Chartered quantity surveyors are well placed to develop a construction management service and well on the way towards realizing this potential to adapt the changing of environment (Bennett, 1986).
The professions are continued to exploit a wide range of employment opportunities. Quantity Surveyors are employed by clients, developers and contractors increasingly. Quantity Surveyors should satisfy client’s requirements by provides independent professional advice such as provide procurement advice for construction. Unique skill-base which combines procurement and cost management can provide a clear practice identity for Quantity Surveyors to develop in their direction (RICS, 1991).
Continue to develop Quantity Surveyors’ skills and knowledge particularly in strategic management, policy decisions, mathematical modeling and information technology can ensure that clients can have the best advice in selecting procurement techniques and management procedures for construction projects. Make more use of specialists in economics, statistics and construction management can seek to occupy senior management posts in major contracting organizations, other commercial firms and public sector (RICS, 1983a).
Client demand for management-orientated valued-added services; the growing emphasis on value and the management of cost in the context of value criteria; the emergence of alternative procurement systems; increasing competition both within the profession and from outside are the responsibilities and liabilities of Quantity Surveyor (RICS, 1991).
As Quantity Surveyors, they should have the following skills include personal qualities, core skills and process skills. For example, they should included the personal qualities such as independence, adaptability, initiative taking, willingness to learn and ability to reflect on what has and what has not been achieved. For the core skills, Quantity Surveyor should included the ability to present clear information when in a group, self-management, critical analysis and the ability to listen to others. Computer literacy, commercial awareness, prioritizing, negotiating, acting morally and ethically, coping with ambiguity and complexity are the process skills of Quantity Surveyor should include
from CHAPTER 3: CURRENT ROLES AND RESPONSIBILITIES OF QUANTITY SURVEYORS
Source: http://chankinwo-dissertation-cn3307.blogspot.com/2009/07/chapter-3-current-roles-and.html
There are some changing of the roles of Quantity Surveyor between the past and the current. In this chapter, the current roles and responsibilities of Quantity Surveyor would be introduced one by one firstly. And then, the skills and knowledge of the Quantity Surveyor should got to adapt the industry in the current time would be discussed. After that, the effects of Quantity Surveyor will be mentioned in this chapter also. Lastly, it is a summary of the current roles and responsibilities of the Quantity Surveyor.
Some roles and responsibilities of Quantity Surveyor are same as the past. It is because some are the main roles and responsibilities of Quantity Surveyor such as measurement of works. Some roles and responsibilities are developed from time to time for the Quantity Surveyor to adapt the changing environment and keep the competitive. Thus, they need learn more knowledge and skills to achieve this objective.
3.2 CURRENT ROLES OF QUANTITY SURVEYORS
Firstly, the current roles of Quantity Surveyors will be introduced. Seeley (1997) stated that the role of Quantity Surveyor had been widened, more and more activities are provided. In the 1980s and 1990s, some services were provided by Quantity Surveyors are outside their normal function. Contracting arrangements, construction management, valuations for fire insurance, advice on funding, grants, capital allowances and taxation, building maintenance management, advice on health and safety, quality assurance and greener buildings, facilities management, dilapidations, arbitration and alternative dispute resolution are some new services which would be provided by Quantity Surveyors in the current time.
Chung (2000) pointed out the Quantity Surveyors are cost management professionals in Hong Kong. HKIS (2000) noted that practice surveyors can be appointed to act as experts in property rent review to discover the facts and relevant transactions. Imber (2005) also noted that Quantity Surveyor can act as business adviser, property advisers, management consultancy and sole trader to work in the industry.
HKIS (2004) noted that Quantity Surveyor would take on an important and responsive consultative role in government policy making particularly on issues affecting land, property and construction. Surveyor can acts as expert or arbitrator to advice people who fall in the dispute resolution. The Quantity Surveyor also can work for buildings and civil engineering works during the design and construction stages. Other responsibilities of Quantity Surveyor includes building contractual arrangements and cost control, evaluate the cost of development project and advise suitable kind of contract for the project.
Financial Management, Computing, Project Management, Professional Practice/ Contracts, Communications, Languages, Law, Management, Value Engineering become more important, on the contrary, Land Surveying, Mathematics, Statistics, Structures will become less important for the Quantity Surveyor (RICS, 1992a).
RICS (1991) also recognized that value management, procurement management and total facilities management are the core areas in 1990s and 2000s. it should be organized by information technology.
The Quantity Surveyor can design and produce new standard form of contract. The Quantity Surveyor also needs to communicate with other countries’ surveyor to get more chance and opportunities in the world. These roles and responsibilities of Quantity Surveyor can be know in HKIS (2009, p.2) which stated that “The BSD and QSD Councils jointly launched a new standard form of contract entitled “Standard Form of Contract for Decoration, Repair and Maintenance Works” on 7 May 2009….The QSD Council reached an agreement with China Engineering Cost Association (CECA) to arrange the second registration...”.
Ashworth and Hogg (2007) recognized that vast majority of quantity surveyors are employed in private or public practice or in a contractor’s organization. In addition, quantity surveyors have been appointed to a variety of executive positions throughout the construction and other industries. In many instances, education and training are act as a quantity surveyor position, the role of them may perform only a little or nothing to do with surveying practice nowadays. And then Ashworth and Hogg (2007) listed the following developing roles of Quantity Surveyor is an expansion or further expansion in the areas of activities in the various and different organizations:
Automated measurement and quantification
Environmental and sustainability analysis
Advice on information and communications technology
Taxation and investment advice relating to projects
Supply chain management
Facilities management
Legal services
Quality management
Niche markets
HKIS (2008) pointed out that estimating, preparation of tender document, tender analysis, contract documentation, valuation and variation are the recognized roles of Quantity Surveyor by Government and Private Forms of Building Contract.
The role of the Quantity Surveyor in contractor and in the professional or client is somewhat different. Quantity Surveyor would be representing their employer’s interest either the client or the contractor. Quantity surveyors always look after contractors’ commercial and financial interests to make their employer in the more controversial contractual areas (Ashworth and Hogg, 2007).
QSD (2008c) pointed out that “Quantity surveyors are professionals who have been trained as construction cost consultants…have expert knowledge of costs, values, finance, contractual arrangements and legal matters in the construction field”. They could employed by private developers, professionals quantity surveying firms, Government department and related bodies, contractors, Mining and petro-chemical companies and Insurance companies.
3.3 RESPONSIBILITIES OF QUANTITY SURVEYOR
HKIS (2000) noted that practice surveyors’ duty is investigation to discover the facts and relevant transactions because they can be appointed to act as experts in property rent review.
McDonagh (1992) stated that Civils, housing, repairs and maintenance are growth in the past few years. Quantity Surveyor is required to take more responsibility and a cradle to the grave approach by clients. The environmental impact studies are more and more mandatory. The single person practices are more and more popular.
Chung (2000) recognized that the duties of Quantity Surveyors are preliminary cost advice, cost planning and value management, contractual methods, tendering, choice of contractor, valuation of construction work, project management and increased efficiency.
Lai (2000) recognized to cope with financial matters for a construction project is one of main duties of a Quantity Surveyor in the current time. Lai (2000) also stated a list of other services in Hong Kong Quantity Surveying practices as following:
• Give cost and contractual advice
• Time planning and programming services
• Value engineering and facilities management.
Besides the services of Quantity Surveyor were listed by Lai (2000) as above, some principal services of Quantity Surveyor were listed by HKIS (1999) as following:
Preliminary cost advice
Cost planning
Preparing tender documents and negotiating contract prices
Preparing contract documents and participating in contract administration
Preparing cashflow forecasts and exercising cost control over the project
Project management
Giving expert evidence in arbitrations and disputes
Assessing replacement values for insurance
Some core services of Quantity Surveying are listed in the following are mentioned in QSD (2008a):
• Cost planning
• Life cycle costing
• Value management
• Facilities management
• Project management
• Preliminary cost advice
• Procurement methods
• Contractual advice
• Tendering
• Valuation of construction work
• Cost control & financial management
• Financial claims & programme analysis
• Dispute resolution and insurance advice
Prepare contract and provide suitable procurement method, evaluate the cost and value of project or company, management different parties in the project or company are the some of responsibly of Quantity Surveyor. In the different stages of the project, Quantity Surveyor has different duties. In the planning / design stage, they need to design brief and estimate, make a procurement suggestion, pro-active suggestion. During the tender process stage, Quantity Surveyor should prepare tender, procedure, report and recommendation of tender. For the construction stage, they should give the contractual advice, monitoring cost and quality assurance. In the final account & DLP period, they should do the VO settlement, contractual advice and claim settlement (Seeley, 1997).
Estimating, financial management, site costing, contract management, negotiation with supplies and subcontractors, interim certificates and payments, contractual matters and the preparation and agreement of claims are the various activities of contractor’s surveyor (Ashworth and Hogg, 2007).
3.4 SKILLS AND KNOWLEDGE OF QUANTITY SURVEYORS IN THE CURRENT
The quantity surveying profession has proved remarkably resilient in the face of changes in the construction industry and the wider national and international environment in recent decades. Continued change in the nature of client demand and the competitive environment for construction services requires change in the knowledge base at the core of professional practice. The idea of adding value to a client’s business is seen as essential. The changing pattern of client demand has been noted, together with the skills and knowledge to meet the demand (RICS, 1992a).
In 1990s and 2000s, Quantity Surveyors need more innovative, more pro-active and more mobile to solve the problems and the changing of client requirements. New skills and services will be progressively developed from continuous research and developments of new techniques (RICS, 1991).
Enterprise has been encouraged and people have become more aware of their own responsibility particularly for the environment. The opportunities are increased for the Quantity Surveyors. Also, the pressures of Quantity Surveyors are become more and more efficient. The ability to harness information technology is a key factor. Information systems are essential for the well being of an organization and the backbone of management, therefore continued growth in the information technology seems certain. The Quantity Surveyor always carries out a sanity check on the final output (McDonagh, 1992).
To survive and grow in the future, the profession must respond quickly and creatively to the challenges of accelerating social, technological, economical and environment change, both at home and abroad. An essential element in the future success and expansion of the profession is the skill and knowledge base at the core of professional practice (RICS, 1992a).
Powell (1998) further emphasized the importance of skills required of the chartered quantity surveyor as following:
Develop a greater understanding of business and business culture
Develop strong communications and IST skills
Challenge authoritatively the contributions of other team members
Understand that value can be added only by managing and improving the client’s customers and employer’s performance
Develop skills to promote themselves effectively
See qualifications only as the starting point
Recognise the need to take action now
Become champions of finance and good propriety
Chung (2000) pointed out that Quantity Surveyor should have the skills of evaluating alternative solutions in planning the project cost and in monitoring the cost of decisions made during the development of design. As quantity surveyors, they should have been specially trained in the financial, legal and contractual aspects of construction, they are particularly well qualified for the role of project manager. And Lai (2000) recognized that a professional Quantity Surveyor should get the knowledge of building and construction matters and other areas to work in construction industry.
“Quantity Surveyors are professionals who have been trained as construction cost consultants. They have expert knowledge on costs, values, labour and material prices, finance, contractual arrangements and legal matters in the construction filed” (HKIS, 2004, p.16). Based on this knowledge, Quantity Surveyor can work in private developers, Government departments, contractor, mining and petro-chemical companies and insurance companies to provide services.
Imber (2005) recognized that Quantity Surveyor needs good business skills, good technical skills, good people skills, confidence, presentation and financial acumen. Some skills such as strategic planning, leadership skills, financial awareness, people management and communication skills are developed in the past few years for Quantity Surveyor to suit for the change of environment. Accounting, negotiation skills and presentation skills are some of new skills of Quantity Surveyor should learn it.
Ashworth and Hogg (2007) marked down some knowledge and skills of Quantity Surveyor should know and could implement to fulfill the working criteria of the construction industry. The knowledge includes construction technology, construction law, business administration, financial management, construction economics, measurement rules and conventions. The skills include management, documentation, analysis, appraisal, quantification, synthesis and communication.
Quantity Surveyor should have expert knowledge of costs, values, labour and material prices, finance, contractual arrangements and legal matters in the field of construction (HKIS, 2008).
They are unashamedly more commercially minded, and sometimes the financial success or failure of a project or even a company is due in part at least to the work of the contractor’s surveyor. While the client’s quantity surveyor may claim impartiality between the client and the contractor, the contractor’s surveyor will be representing their own employer’s interests. Prudent contractors have always employed quantity surveyors to look after their commercial and financial interests, and financial interests, and have particularly relied upon them in the more controversial contractual areas (Ashworth and Hogg, 2007).
QSD (2008b) Professional Quantity Surveyor (QS) should have the sound knowledge in construction technology, project procurement methods, commonly used standard forms of contract, commonly used standard methods of measurements, preparation of relevant documentation during the project procurement process, cost data relevant to the construction industry, subject areas commonly encountered during the project procurement process, such as construction insurance, project financing and dispute resolution. The QS have an analytical mind; act fairly, with high regard for personal integrity, and continuously updating himself or herself with the latest developments in relevant aspects of the construction industry, The QS should observe at all times the Rules of Conduct of the relevant professional institute to which he or she belongs. When supervising technical subordinates, QS always encourage good professional practice and require high standard in the quality of the work.
Quantity Surveyor should get the dood skills between budget, tender and final account. They also need to get the knowledge of value for money in terms of costs incurred and good functional and quality attributes. The effective and acceptable life cycle cost approach should be prepared by Quantity Surveyor. The performance of Quantity Surveyor should prepare a comprehensive, well considered and realistic brief. They also need to get the knowledge of effective durability, reliability and maintainability of buildings. Quantity Surveyor should have the management skills or knowledge such as harmonious and trusting business relationships with contractor free from conflict, well defined allocation of responsibilities between parties to contract, full and clearly detailed accountability, particularly in the public sector and minimum exposure of the client to risks (Seeley, 1997).
Seeley (1997) also pointed out some skills and knowledge of Quantity Surveyor should have in different stages of the project. In the planning/ design stage, they should apply the appropriate measurement, apply updated cost data, to form the contract, pros & cons analysis, know the market trend & idea, alternative material options. During the tender process stage, Quantity Surveyor should know how to estimate BQ, the analysis of rate of tender, budget controlling, tender compliance and tender recommendation. In the construction stage, they should apply the progress evaluation, cost control, alternative proposal, comply works of defects, verify valid claim, justify LD/EOT, settle the claim and contra charge. For the final account & DLP period, they should apply the skills and knowledge such as settle quantity, justify works and materials, advice contractual liabilities, advice dispute resolutions, settle EOT and LD, settle the final account and settle the claim.
3.5 THE EFFECT OF QUANTITY SURVEYORS IN THE CONSTRUCTION INDUSTRY IN THE CURRENT
For the cost planning and control, Quantity Surveyor has his function which stated in HKIS (2004, p.13) “In a development project the surveyor will ensure the project proceeds within budget by researching, examining, reporting and determining the economic acquisition and use of the resources of the construction industry, the financial appraisal and measurement of construction work, the monitoring of construction, maintenance and running costs”.
For the contractors, Quantity Surveyors can help them to ensure that they receive the correct payment at the appropriate time for the work done on site. The Quantity Surveyor’s work embrace estimating and the negotiation of new contracts, site measurement, profitability and forecasting, contractual disputes and claims, site costing and other matters of a management and so on (Ashworth and Hogg, 2007).
Chung (2000) recognized a realistic budget and a cost plan which showing the distribution of cost over the various element can be prepared by the Quantity Surveyor. The Quantity Surveyor can control the cost of project stay within the budget and help to achieve the objective. Best form of contractor could be advised for a specific project to make the tender run smooth and easy to understand. Help the employer easier to select a suitable contractor. The Quantity Surveyor can ensure to settle of the accounts for project and the project completed within the budget. Make the construction a great deal easier and more efficient. Imber (2005) also pointed out the Quantity Surveyor can reflect client’s objectives and achieve successful results by provide services.
Quantity Surveyor can produce a new standard form of contract to avoid the unclear in liabilities or unbalanced risk sharing in the old contract form. Quantity Surveyor also can as a co-coordinator to communicate with China Engineering Cost Association to get the register as cost engineers in China to process the construction works (HKIS, 2009).
Quantity Surveyor can revise and publish the Standard Method of Measurement to suits for the current construction technology. SMM 4 is one of example of the publication which will obviously benefit the profession (HKIS, 2004).
Quantity Surveyor can make the construction team to arrive jointly at practical designs for a project and stay within the budget by the effective cost planning. It also can ensure a realistic estimate, improve economy standards and help contractor achieve a project with their aims (HKIS, 1999).
The emphasis on management to time, cost and quality criteria in today’s construction industry can raised the profile of project by Quantity Surveying. Also, new services of Quantity Surveyor are needed in the areas of early cost advice, cost control and market forecasting also can add the value to the client’s business (RICS, 1991).
3.6 CHAPTER SUMMARY
Quantity Surveyor still acts as an important role in the construction industry in the current. Their skills and knowledge help them to bear the responsibilities and make many effects to the time, cost, quality and management of company in construction industry.
Chartered quantity surveyors are well placed to develop a construction management service and well on the way towards realizing this potential to adapt the changing of environment (Bennett, 1986).
The professions are continued to exploit a wide range of employment opportunities. Quantity Surveyors are employed by clients, developers and contractors increasingly. Quantity Surveyors should satisfy client’s requirements by provides independent professional advice such as provide procurement advice for construction. Unique skill-base which combines procurement and cost management can provide a clear practice identity for Quantity Surveyors to develop in their direction (RICS, 1991).
Continue to develop Quantity Surveyors’ skills and knowledge particularly in strategic management, policy decisions, mathematical modeling and information technology can ensure that clients can have the best advice in selecting procurement techniques and management procedures for construction projects. Make more use of specialists in economics, statistics and construction management can seek to occupy senior management posts in major contracting organizations, other commercial firms and public sector (RICS, 1983a).
Client demand for management-orientated valued-added services; the growing emphasis on value and the management of cost in the context of value criteria; the emergence of alternative procurement systems; increasing competition both within the profession and from outside are the responsibilities and liabilities of Quantity Surveyor (RICS, 1991).
As Quantity Surveyors, they should have the following skills include personal qualities, core skills and process skills. For example, they should included the personal qualities such as independence, adaptability, initiative taking, willingness to learn and ability to reflect on what has and what has not been achieved. For the core skills, Quantity Surveyor should included the ability to present clear information when in a group, self-management, critical analysis and the ability to listen to others. Computer literacy, commercial awareness, prioritizing, negotiating, acting morally and ethically, coping with ambiguity and complexity are the process skills of Quantity Surveyor should include
from CHAPTER 3: CURRENT ROLES AND RESPONSIBILITIES OF QUANTITY SURVEYORS
Source: http://chankinwo-dissertation-cn3307.blogspot.com/2009/07/chapter-3-current-roles-and.html
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