Real Estate Principles Essay Example | Topics and Well Written Essays - 2000 words

Real Estate Principles - Essay Example Ethics in real estate One of the greatest obstacles that affect the growth of real estate industry is lack of ethics. This is based on the fact that most of the real estate buyers are not aware of the intention and operations of the realtors. In their efforts to get adequate information regarding the problems facing the real estate industry, most governments involve real estate institutes. However, most of these institutes are made up of real estate agents who are focused at exploiting consumers in their efforts to maximize profits (William and Donald, 1995). To ensure ethics are upheld during the transaction between the realtors and the property owners or buyers, National Association of Realtors has specified code of ethics that all its members are under obligation to follow. This course has widened my knowledge on how to uphold ethics during my future assignment as a real estate agent when dealing with my clients, public as well as other members of National Association of Realtors. Duties to clients Articles 1 to 9 of the National Association of Realtors code of ethics, regulates the way the real agents relate with their clients (William and Donald, 1995). ... Duties to the public Articles 10 of the National Association of Realtors code of ethics forbids agents from discriminating their clients on the basis of color, sex, religion, race or nationality. Other key aspects that are dealt with by articles 10 to 14 depicts that agents should not provide services that they are not competent in, contacting a lawyer in cases the agency has no authority to practice law and avoiding misleading advertisements. Duties to other members National Association of Realtors code of ethics depicts that agents should not make untrue statements about their competitors. In addition, it forbids agents from transacting business with clients who are exclusively owned by other agents. Legal Aspects of Real Estate Based on the fact that real estate covers immovable properties, minerals, bushes, water among others, real estate and property law covers wide range of aspects. It is worth noting that different countries have put in place various regulation that seek to co ntrol the operations of agencies and transfer of property. As a result of the inconsistency of the property laws, initiating legal procedure has become a complex practice that calls for proper coordination among all the stakeholders. This course has exposed me to major issues that are covered by real estate and property laws include purchasing of property, landlord issues, transfer of movable and immovable property, settlements of claims, property development, foreclosures, land use and zoning, home loans among others. This section discusses major aspects of property and real estate law adopted by various countries. Property and Real Estate Law adopted by US Real Property, Trust and Estate Law Sections Real Property, Trust and Estate

Designing an Evaluation Reporting and Communication Assignment

Designing an Evaluation Reporting and Communication - Assignment Example People communicate to fulfill their wants both in their work and non-work related spheres of life. They desire to be heard, to be valued and to be wanted. They also wish to finish tasks and accomplish their goals. For true communication and reporting the evaluation findings, there must be a broadcast of view, feelings and thoughts from one mind to the other. 2) To whom (what audiences) did you communicate the findings to? The audiences to whom the findings are communicated should be the Potential Users. A good strategy for communicating more efficiently is to assist audience to listen more efficiently. Study shows that communicators who identify their audience are more successful in attaining their communication goals. Optimizing communication will require identifying not only who the audience is, but also what they require from the communication task. â€Å"Effective communication is about getting your message across. Specifically, it involves capturing the audience's attention, ensuring that audience understands the idea that is being conveyed, and encouraging audience to do something with that information, such as remember it, apply it, or provide feedback† (Effective Communication, 2013, 1). Effective communication, therefore, is centered on the audience. It is audience-friendly, just as effectual software is user-friendly. It shows respect to audience by keeping away from undue informality and by proofreading and crafting text thoroughly, but not speaking or writing in a special method to ‘sound scientific.’... Please explain. From the very beginning, reporting is seen as a fundamental part of evaluation, and it permits to: Communicate what one does; Examine and track development; Show impact; Document lessons learned; And be answerable and translucent to donors, benefiting communities and partners. Reporting timelines frequently present a chief constraint on the evaluation program. Particularly, the need to report findings in time in order to inform decisions of the funding for the next stage of a program often means that reports are required previous to impacts being observed. In these circumstances, it will be essential to report on interim results, and to present any evidence of the research that demonstrates how these are significant pre-requisites or predictors to the final impacts. With the primary intended users, their needs of learning, and their timelines in mind, building up a communication plan to show the process of evaluation reporting is essential. 4. Please describe the form at your organization used to communicate the evaluation findings. An evaluation represents a huge savings in time and funds, yet organizations frequently report that evaluation reports are not read, and in various cases, a report’s recommendations are unused. There are mainly four steps used to communicate the evaluation findings. Step 1: Identify Reporting and Communication Challenges: In theory, resistance and anxiety must be lessened by the participatory, â€Å"utilization focused evaluation approach and mitigated by a focus on evaluation as dialogue and learning, rather than on judgment and accountability† (Stetson, 2008, 2). Step 2: Describes the Communication Purpose: The communication purpose is to allow the

Political Culture Essay Example for Free

Political Culture Essay The single greatest contributor to the way American Politics plays out both within and outside of our borders today is in our rich and long-lasting political culture that defines they way we look as the world and how to respond to it. Shaped by values, history, current events, and emotional commitments that our populace collectively shares, political culture in the United States determines the way government functions and reveals the intricacies of our collective way of life in a way nothing else can. Throughout our nations history there have been three different types of political culture proposed by three different authors as stated below. The first model of conceptualized liberty is a tradition of longstanding liberalism maintained by Myrdal in Wilsons American Politics. Claiming that Americans naturally crave their individual rights and want their liberty to constitute freedom within the law to do whatever they want as their own person, he states we are a self concerning people with central regard for our own lives independent of the rest of the nation. This style of political culture emerged the greatest during the 60s when individualists like hippies and protestors came out against the large Model II type government that strove to provide and manage the people in the overbearing sense it did. Todays culture draws strong parallels to liberalism as well, with most Americans concerned for their own rights first. An example of this is the dog laws imposed in New York where dogs cannot be off a leash or make excessive noise in Central Park that distracts other people. Some people feel they are having their right to quiet and safety violated by these dogs and the laws behind them, while others maintain it is their right to have dogs and be able to run them freely. The second claim is of political culture is the one that was created in the grand scheme by the founding fathers and proposed by Hartz. This perception of liberty claims that there is a collectivist notion of unity among the people that promotes the general welfare of the nation as a whole and not just based on individual rights. First established by puritan settlers who wanted to build a city on a hill with a strong central purpose and unity among its citizens, the concept of a strong government that united the people in one common goal to achieve the greater good became known as republicanism. This concept of liberty is alive today as the populace stands united against the global threat of terrorism that threatens all Americans equally. To protect each other and nation as a whole Americans look to the greater good beyond their personal rights to sustain the nations security. An example is in peoples ability to forego some of their individual rights in the patriot act or at airports to give up some privacy to keep them safe from terrorists in order to maintain the greater good of the nation. The third perception of liberty is proposed by Roger M. Smith who states that America is traditionally hierarchical and is driven by social and economic classes that preside over others. This concept has been prevalent for hundreds of years in times of slavery and civil unrest when African Americans and other surges of immigrants were oppressed and looked upon as outsiders by the White Anglo-Saxon Protestants that formed the backbone of the nation. While civil rights have been passed to make the nation equal for all, Smith argues an underlying factor of racism and inequality among minorities still lingers in the heart of America. An example of this is the Duke Lacrosse Scandal where three elite white males were charged in the rape of a black woman and media frenzy that ensued around it. Claiming that the white males thought themselves superior and able to escape consequences for crimes against minorities, African American leaders such as Al Sharpton and Jesse Jackson came out in force to lead rallies for their prosecution. Another parallel is Hurricane Katrina and the thousand of black residents displaced by it in 2005. Most of the 9th district of New Orleans was destroyed by the storm because it sat unprotected and vulnerable and to this day it remains in shambles with little done to improve the area. Smith would argue this is because of the racial and economic hierarchy that differentiates the poor African American residents of the area from the white controlling politians with the power to do anything about it. While all these three conceptions of liberty are prevalent and present in todays political culture, the structure of our government and the speed with which the world changes does not allow any one style to dominate the rest. Americans live off and pride themselves on their civil individual rights while at the same time unifying collectively to stand as one against outside threats like terrorism. There is some hierarchical dissonance that remains in the actions of many government officials and elite pockets of society separated from citizens of different economic standing and ethnicity, but after the civil rights laws were passed the vast majority of these problems have been removed. This leaves the United States with a balanced and ever changing political culture that hinges back and forth between the three conceptions of liberty.

Selection of Procurement Strategy

Selection of Procurement Strategy 1.0 INTRODUCTION A major determinant of project success is the selection of the most appropriate procurement strategy which will be used as a frame work to acquire the services of professionals in the industry (Morledge at al, 2006). This report presents the stages that have to be gone through in other to select the best procurement strategy for Janus Leisure plc. Before a suitable project strategy can be selected, there are many variables that need to be considered. However, Masterman (2002) explains that with regards to procurement, only those sub strategies which will have an impact on the ultimate procurement strategy should be considered. He therefore describes the process as consisting of: understanding the client, assessing client objectives, identifying the project constraints including risks and the method of organising the design and construction. These points will therefore form the framework of this report. 1.1 CLIENT Clients in the construction industry are becoming complex in their requirements which has subsequently led to increased client dissatisfaction levels (Latham, 1994). It is therefore essential to identify the type of clients being dealt with as this will have an influence in the choice of procurement method. Based on the categorization of clients by Masterman (2002), Janus leisure plc can be described as a private organisation who generates its funds from its internally business activities and therefore are concerned with profit maximisation wherever possible. Furthermore, we can also say that, the client is an inexperienced client in terms of construction as their main business focus is horse racing. It does not involve in construction activities often and only owns 6 racecourses. However, it is assumed that, the client is very aware of what infrastructure of its business should look like. Finally, we can also say that Janus leisure is a secondary client who requires the building to enable it them house their business activities. This therefore means that construction represents only a small percentage of their annual turn over. 1.2 PROJECT SCOPE The company intends to improve its flagship racecourse at Melchester which hosts the 5000 guineas stakes every year. The proposals are to be undertaken in two phases: Phase I demolition of the existing grandstand the construction of a new 5-storey grandstand to include an extensive conference and exhibition centre (10,000m2 total) and associated external works (budget  £25M) refurbishment of two existing stands circa 100 years old (budget  £5M) Phase II construction of a new 120-bed hotel facility and casino (budget  £12M) to be operational for the 2013 5000 Guineas Stakes meeting in mid-September 1.3 CLIENT OBJECTIVES Janus leisure plc has to consider a number of factors in other to choose the best procurement strategy for the project. To provide guidance for client on their decision of the most appropriate procurement strategy to adopt, Turner (1997) proposed a list of seven factors to consider. Completion time variation complexity quality price certainty price competition management and accountability These will be discussed in detail in the next sub section. Client requirements The objectives and requirements of the client in this report have been categorised under cost, quality and time expectations of the client. They also represent the criteria used by the client in the assessment of the procurement strategies. The following criteria as adopted from Turner (1997) has been established and discussed. Cost Relevance of cost certainty Janus leisure plc is a company which aims at maximising profit wherever possible. It will therefore not intend to spend more than it has budgeted for each section of the development. This implies that, high on the priority of the client is to have a fair idea of how much the project will cost prior to the start of the actual construction. Since the company desires to constantly invest in all of its venues over the coming years. It will therefore be preferable that any strategy chosen should be able to give an idea of the total commitment to be expected, since the project is phased, it means that, this will be a tougher consideration for the first phase but will be achieved to higher degree of accuracy I the second phase Relevance of price competition Janus leisure has a total budget of  £42M for the entire project. With this commitment in mind and a fair certainty of the cost, the client does not really place so much focus on the competition for phase 1. Though Turner (1997) explains that best market price can only be obtained through competition, the client is of the view that factors such as time requirement are of more concern to him and any bid which was around his budget was alright for the first phase. With regard to the second phase, since there will be more time., it is the intention of the client to use competition in other to attain the best price as such therefore any opportunities for price competition will be preferred more. Organisation and accountability It is assumed that the client is fully aware of the fact that, risks go with premiums. However, Janus leisure plc prefers a single point responsibility for the construction of the hotel and will be prepared to pay a premium for that. Clamp et al (2007) argues that leaving both design and construction within one entity could have compromising effects on the quality; however, Janus leisure will prefer to have to deal with just one company in other to eliminate the hassle of lengthy negotiations with many professionals. The client requires that it retains the control for the management of the first phase because it is of more importance to him as he needs it to be ready by 2012. Time Early completion This is a very high priority for the client because they intend to return the 2012 5000 guineas stakes to Melchester. This clearly states that phase 1 should be competed and ready for commissioning before that time. It is known that the duration of the fist phase is short as such early start in needs to ensure early completion. Similarly, with the second phase, it must be completed be 2013. Though this seem to be a longer, advantage should be taken to obtain more competitive while maintaining acceptable standards of quality. Therefore, time is of a higher priority in phase 1 than in phase two Phased requirements The proposed developments are in two phases and should be carried out as such, the duration of the first phase is 2 years which should be ready by mid-September 2012 while that of the second phase is three years and should be completed and ready to use by mid September 2013. As a private client, completion time is of a high priority. Quality Variations Janus leisure plc has been describes as an in experienced client, as such there is the possibility for the client to want to change his mind as the project progresses. Furthermore, the extent of the refurbishment in the first phase cannot be fully envisaged. This implies that, there is an increased possibility of significant variations. However, variations will be minimal in the second phase because, Janus has built some hotels in the past and therefore know what exactly they will want to have in this hotel. It is important to consider variations because they entail high costs and have effects on the construction period and also each procurement method deals differently with variations. Level of prestige Horse racing is a sport that is patronised by a large cross-section of the public as well as wealthy and rich; however, the proposals by Janus leisure does not call for a prestigious design though the requirements of the conferencing, banqueting as well as the hotel should be good and incorporate state-of-the-art technology. Project complexity In terms of complexity during procurement, functionality of the project is not an essential requirement however; complexity of the construction itself and the environmental services is usually very significant (Turner, 1997). The requirements of the project are fairly straightforward as the major requirements were air conditioning and public address systems therefore; complexity is not a great problem in the first phase. With the second phase, more facilities like escalators, lifts and air conditioning facilities will be provided but that notwithstanding, we can say that both faces require a good quality. Risk It is important that any risks to the project are to be effectively managed by the party that is best able to handle them. And every procurement system distributes the risks between the client and contractor (Masterman 2002). Some procurement methods allocate more of the risks to the client and others more to the contractor. Since the client want to control of the first phase, they accept to have the risk even though they will prefer to share them wherever possible. Because the client is quite inexperienced in construction, will prefer to leave to as much of the speculative risk as possible with a single contracting entity though they are aware this might mean payment of premiums for the second phase because it will need time to organize its business activities. 2.0 PROCUREMENT SYSTEMS With respect to the client requirement, four procurement methods have been selected to be appraised because of the peculiar characteristics they have which may be of interest and suitability to the project. They are Traditional method Design and build Management contracting Construction management 2.1 TRADITIONAL METHOD This method is referred to by some authors and researchers as the separated system and it is the oldest form of procurement (Masterman, 2002). It is characterised by the separation between the design and the construction phases and therefore offers multiple points of responsibility (Oyegoke et al ,2009). The client first appoints consultants who will be responsible for the design, cost control and contract administration. Once the design in complete, the client and his team invites tenders from suitable contractors and eventually appoints one of them who will be responsible for carrying out the works. There is therefore direct contractual relationship between the client and the consultants and also between the client and the contractor. The contractor is responsible for all the workmanship and materials including work by sub-contractors and suppliers (Clamp et al, 2007). In some cases, the client could novate subcontractors or suppliers with whom the main contractor will have legal c ontracts. The figure below shows the contractual relations of this system. Fig 1: Contractual relationship; The Traditional Procurement Method (Morledge et al 2006) Use of Traditional method of procurement According to Murdoch and Hughes (2008), following the criteria developed by the Joint Contracts Tribunal (JCT 1988), the following are a proposed a list of instances which traditional method is most suitable. The employer has caused the design to be prepared and for the purposes of the building contract takes responsibility for it. The employers designer is sufficiently experienced to co-ordinate and lead the design team and to manage the interface between design and production. The design is substantially complete when the contractor is selected. An independent quantity surveyor will be used to plan and control the financial aspects of the project The contractor is selected on the basis of the contractors estimate and carries the risk that the estimate may be wrong. The employer reserves the right to select sub-contractors for certain parts of the work. ‘Prime cost sums including employer-selected sub-contracts, do not form the major proportion of the contract sum. The employers agents feel that it is important to use an acceptable negotiated form to ensure a fair and familiar distribution of risk. The employer makes no explicit choice and the advisors do not raise the issue. Suitability With regard to the requirement of the client, the traditional method will be very suitable with regard to price certainty which is high on the priority of the client for the first phase. This is because designs will be completely finished and bills of quantities produced which will be priced by tendering contractors. As such, Janus will know its financial commitment to a high degree of accuracy before the start of the project. However, the problem will be whether there is enough time for full designs to be produced followed by tendering before actual construction starts. This is a concern because completion time is equally of high priority to the client and so the traditional method might not be so suitable in that regard. The traditional methods is also one of the best ways to secure best market price as there is competition between tendering firms, however, since competition is not high on the priority of Janus leisure plc for the fist phase, the second phase will take advantage of that. Since variation is to be expected in the project during the first phase, the traditional method will allow, Janus leisure, a flexibility of mind until when the tender documents are prepared for bidding. After this, changes in specification might be very costly and time wasting. It will be suitable for the second phase as well because variation is expected to be even lower. Janus leisure will not be favoured in terms of his accountability requirements for the second phase because Oyegoke et al (2009) explains that this system introduces multiple points of responsibility. 2.2 DESIGN AND BUILD This system is characterised by the integration of the design and construction phases. Masterman (2002) explains that, the commonly used integrated system is the design and build method however there are other variants such as novated design and build, develop and construct, package deal and turn key projects. Within this report, only the design and build variant is considered. The approach leaves full responsibility of the design and construction with a single organisation: the contractor. Rashid et al (2006) explains that, the selection of the most suitable contractor is based on the brief and the specification given by the client at the time of bidding. In effect, the contractor has the total responsibility for all the works, co-ordination and integration of the whole process as well as appointment of any consultants, specialists or subcontractors (Murdoch and Hughes, 2008). Figure 2.2 shows the contractual relation with this system. Fig 2 Contractual relationship: The Design and Build system (Morledge et al 2006) Use of the design and build method According to Murdoch and Hughes (2008), there are some characteristics of a project which determine whether the design and build method will be suitable for a particular project, theses are listed below: The clients familiarity with construction(experience) The relative importance of client priorities (time, cost, function, quality, value for money etc.) The technical complexity of the project The need to make variations to requirements as work proceeds The patterns of responsibility and communication The need for an early start on site. Suitability With regard to the requirements of Janus leisure plc, this method will be suitable in regard to project completion time because of the integration of the construction and design phases will make the project faster, furthermore, since there is a lump sum fixed price for the bespoke design and construction (Masterman, 2002) the client will equally have high degree of price certainty prior to the start of the project. This method will be suitable because for the client in the second phase in terms of his risk allocation requirement as most to the risk will tend to be with the contractor however, it may not be suitable for the first because the client wants to retain more control. Also, design and build will be suitable for the client because the client will only have one contractual relation with the contractor which will march his responsibility criteria. However many researchers including Masterman (2002) and Turner (1997) have argued that since both design and construction are left w ith the contracting firm, there could be possible compromises in the quality expectation in terms of both design and more importantly workmanship and materials, I will also argue that since the client will give a comprehensive brief with little variation for the second phase, this should not be a big problem. It is again worthy to note that the system will not particularly be suited to the variation requirement of Janus leisure plc for the first phase. The criteria established the possibilities of variations as the project progresses, especially in the first phase but the design and build system freezes excessive variation at an early stage when the contract is signed and any changes after that will tend to cost the client lots of money and time. Fortunately, Janus is already aware of this. Again, leaving both the design and construction on the contractor means leaving more risks with him and this will involve payment of premiums as such. 2.3 MANAGEMENT CONTRACTING This is a method of procurement in which the management contractor is paid a fee by the client to manage the whole building process and therefore has direct contractual relations with all the works contractors (Morledge at al, 2006). The management contractor advices on the buildability of the designs as well as value management during the design. The construction works are let out in packages therefore there is early start with this method. The management contractor does not take part in the actual construction but provide preliminaries for the project. The figure below shows the contractual relation with the management contracting form of procurement. Fig 3.Contractual relationship: Management contracting (Morledge et al 2006) Use of Management contracting Murdoch and Hughes propose a list developed by the Joint Contract Tribunal (JCT, 1987a) which indicates suitable circumstances in which to use Management contracting. The list is as follows: The employer wishes the design to be carried out by an independent architect and design team There is a need for early completion The project is fairly large The project requirements are complex The project entails, or might entail, changing the employers requirements during the building period The employer requiring early completion wants the maximum possible competition in respect of the price for the building works. Suitability This system of procurement is desirable in respect of the client priorities of completion time because of the overlap between design and construction, furthermore, as the work will be let out in packages, competition, though not of a high priority to the client, can be used to attain best price. Under this procurement method, the client will also be able to have a fair certainty of the price before the start of the project. The system will also be suitable in terms of the variation requirements of the client for the first phase because the full design is co-ordinated and developed by the client and his team, as such there is much room for flexibility until that package has been let out on contract. With this procurement system, much of the speculative risk is with the client while works contractors take just a little (Clamp et al, 2007) as such this will be acceptable for the first phase but not quite meet the expectation of Janus leisure for the second phase as they prefer to leave much of the speculative risks with the contracting firm. 2.4 CONSTRUCTION MANAGEMENT With this procurement system, the client appoints the construction manager on the basis of a fee to manage, prepare and co-ordinate the design and construction as well as advising the design team on the buildability of the design (Morledge et al, 2006) as such the client does not allocate risk and responsibility to a single firm because the works are subsequently let out to packages contractors who are in direct contractual relation with the client. The contractual relation with this procurement type is shown below. Fig 4 Contractual relationship: Construction management (Morledge et al 2006) Use of Construction management According to Murdoch and Hughes (2000) Construction management is suitable when the characteristics of the project fulfils in part or whole of the following: The employer is familiar with construction, and knows some or all of the professional team. The risks associated with the project are dominated by timeliness and cost (e.g. the employer may be a private sector employer requiring a commercial building). The project is technologically complex involving diverse technologies and sub-systems. The employer wants to make minor variations to requirements, as the project proceeds. There is scope for separating responsibility for design from responsibility for management of the project. The employer requires an early start on site. The price needs to be competitive, but ‘value for money is more important than simply securing the least possible cost. Suitability This procurement method similar characteristics with the management contract variant, however, there are some differences. The completion time requirements, variation requirement and quality requirements is the same as in the management contracting. However, this system leaves virtually on all the risk on the contractor: a trait which will not suit the requirement of Janus leisure plc. Furthermore, the is no certainty of price as the system works with target sum but advantage can be taken of price competition as the packages are let out to package contractors. Another point worthy on mentioning is that, this method will not particularly suit the responsibility requirement of Janus leisure, who prefer to have to deal with just one contractor. 2.5 RISK SHARING This determines the apportionment of the risks that occur to the party that is able to handle it more adequately than the other. Some procurement methods allocate more of the risks to the client and others more to the contractor, Janus leisure plc is willing to accept some of the risk provided they will be able to foresee it before it occurs for the first phase but will prefer to leave much risk on the contracting firm fro the second phase. The different procurement methods have limits to which the client can tranfer risk. A speculative risk chart according to the different procurement methods can be seen below table 1 : Speculative risk (Clamp et al., 2007) 3.0 SELECTION PROCESS The aim of the selection process is to accurately identify the best procurement route which meets and satisfies the client requirements best (Masterman, 2002). The tables below shows the results of the assessment criteria for the two phases of the project Table 2 priority checklist for phase 1 Table 3priority checklist for phase 2 3.2 PROCUREMENT SYSTEMS FOR PHASE 1 Based on the rating on table 2 and the clients success criteria, the management contracting procurement system has been recommended to be used in the execution of phase 1 Reasons for recommendation It has been established already that time is crucial to the first phase of the developments, as such, this procurement system is suitable because it allows construction to start early once a work section has been completely designed, for example, immediately the foundation are fully designed, the client and his team can give that part out on contract as the designed is continued. The client still retains full control of responsibility of the design as the construction goes on, so since Janus indicates the possibility of variations this will be very much accommodated while the management contractor contributes to the buildability of the designs. The client and his team will also have the chance to select materials and techniques in other to achieve the standard it requires which still reduces maintenance costs. 3.3 PROCUREMENT SYSTEMS FOR PHASE 2 Based on the critical analysis of the critical factors of success for the project as well as the adoption of the table 3 above, the competitive design and build system of procurement has been chosen for the construction of phase 2. Reasons for recommendation The client rates time as important as such, since the contractor is in charge of both the design and construction, there will be an early start of the project on site which will guarantee completion to schedule. However, since the responsibility of the design will be that of the contractor, the client will have to provide a good brief to the contractor in other to eliminate any confusion. This will be required to a great extent so that variations will be reduced to the barest minimum. The design and build procurement method is also best for the phase because the entire of design and construction has been shifted to the client and this suit Janus as a client thought the implication is the likelihood for an increased cost. The client is satisfied with this option because he will have enough time for his own business activities Also, since Janus does not require direct professional accountability for the design and consultants for the second phase, this system proves to be very suitable because the design and build system leaves the entire accountability between the contractor and his team and Janus only has a single contract with the main contractor Janus requires a high degree of price certainty before the start of the construction and the design and build system offers this. Moreover since the requirements indicated that the project is not so complex in terms of technical advancement, the system will be adequate and certain to deliver a product of good quality and workmanship. Finally, the adoption of the competitive variant of the design and build procurement system will give the client and his team the chance to select the best bid from the contractors as a result of the tenders that will be submitted based on the client brief. 3.3 ORGANIZATIONS TO BE COMMISSIONED The consultants to be commissioned for the first phase are as follows: Management Contractor: Engaged very early in the project to provide expert knowledge to other consultants on the constructability of the designs. Architect: Prepares all the necessary architectural designs in accordance with the clients brief and with the management contractor Quantity Surveyor: Carry out feasibility studies, prepare cost estimates and cost plans in conjunction with the designs. Also carry out interim valuations for payment to works contractors, in conjunction with the management contractor. Engineers: Prepare the structural, mechanical and electrical engineering drawings to be priced by the quantity surveyor and form part of the contract documents for executing the works. For the second phase, the client needs to contract a design and build contractor who will be in charge of both design and construction of the facility 4.0 CONCLUSION The proposals by Janus leisure plc have been thoroughly examined and discussed, going through the range of procurement methods and applying the table by CRT, it has been recommended that for a successful execution of the clients developmental proposals, management contracting should be adopted for the first phase while design and build is adopted for the construction of the hotel in the second phase. However, it must be stated that, the success of the project does not only depend on the procurement method used but also on the efficiency of the consultants and the contractors used. Therefore the client should be methodical in the approach for selecting the professionals for the execution of the work.

Fast Fashion Essay -- Philosophy, Globalization

For the past several decades, globalization has been a hot topic and it also anticipates every aspect of the world to connect each other. Likewise, globalization also allows consumers to have more access to catch up with updated fashion. The advantages of globalization bring a new philosophy called fast fashion, which holds quick response time and enhanced design in fashion apparel industry. In this paper, I will deliver By exploring all the aspects of each system, I will conclude the reason why fast fashion becomes the mainstream of the fashion apparel industry, and use one particular brand, Zara, as an example to discover the impact on consumer behavior in detail. Finally I will make some comments on the future of fast fashion and what luxury brands will react to this circumstance†¦Ã¢â‚¬ ¦.. It is necessary to identify fashion and explain the systems apparel industry uses before I start explore the essentiality of fast fashion. According to Dictionary.com, fashion is defined as the prevailing style or custom that is in a current mode and used to express oneself. It can be clothing, accessories, hair, etc. Why certain people like to frequently shop in malls and keep updating apparels in their closets every season? Form psychological perspective, people usually consider clothing as a symbol to show their values, personality and lifestyles to others. Critically, a rapid imaginative change and symbolic expression supports a sense people have about fashion. People believe that an ideal self-identity can be communicated to others through clothing, so figuring out how people make decision when they perceive clothing among different brands and understanding their needs and desires can help apparel industries expending and maintaining market s... ... 1% of the $181 billion U.S. apparel market (Tiplady, 3). The potential growth of fast fashion will expend all over the country just like a flow. H&M got its sales boosted up about 20% in the first three months in 2006. Zara is also going In addition, since more shoppers are loading up on online shopping style when they can not spent time to shop because of busy work. Asos, an online market leader in the online shopping industry, announced that its sales of maxi-dresses and festival wear helped its sales has rose by 54% during the first quarter this year (Jessup). From this point, fast fashion could consider the possibility of online business and gain a share of the market. Frequent, limited-edition products, in-season design. Consumers tend to be more demanding and more arbitrary, so use appropriate strategy will be critical to all fast fashion retailers.

war on drugs :: essays research papers

A News Analysis By Terence T. Gorski (5-28-01) Tom Cohen of the Associated Press reported on May 28, 2001 that Canada's drug control policy is slowly but clearly shifting toward decriminalizing marijuana. This Canadian political movement is in opposition to current trends in US drug law and could influence future direction of drug policy in the United States toward a public health addiction policy that focuses upon prevention and treatment and away from a criminal justice drug policy that focuses upon punishment as a deterrent. Canada has historically been more tolerant of marijuana than the United States and arrest statistics show the disparity in the two nation's approaches. The Canadian Center on Substance Abuse said about 25,000 people were arrested in Canada for simple possession of marijuana in 1999. The U.S. figure for that year under the ``zero tolerance'' policy of the U.S. Drug Enforcement Administration was 24 times higher, exceeding 600,000, says the National Organization for the Reform of Marijuana Laws in Washington. The U.S. population is about eight times that of Canada's. Justice Minister Anne McLellan says the issue should be studied, and a new Parliament committee on drug matters will look at decriminalization. Conservative Party leader Joe Clark is urging the elimination of criminal penalties for possessing a small amount of pot. ``It's unjust to see someone, because of one decision one night in their youth, carry the stigma - to be barred from studying medicine, law, architecture or other fields where a criminal record could present an obstacle,'' Clark said last week. The government has proposed expanding medicinal use of marijuana, and the Canadian Medical Association Journal recently supported full decriminalization. Canada's Supreme Court will consider a case this year that contends criminal charges for the personal use of marijuana violate constitutional rights. Making possession and use of small amounts of marijuana a civil offense - akin to a traffic fine- instead of a criminal violation would move Canadian policy closer to attitudes in The Netherlands and away from the United States, its neighbor and biggest trade partner. U.S. anti-drug activists are worried that legalization of marijuana in Canada could depress prices in the United States making marijuana more available. Legalization in Canada would also boost the arguments of American advocates for easing U.S. drug laws. Joseph A. Califano Jr., president of the National Center on Addiction and Substance Abuse at Columbia University, and a former U.S.

Lost in Identity Essay

Through public opinion, prejudices and stereotypes, one’s identity is subject to change. If one is constantly criticized and put down for their physical appearance or their actions, they will try to modify themselves to fit the norm, and to match the majority. In the three pieces, â€Å"Barbie Doll,† Siddhartha, and â€Å"Black Men and Public Space,† they demonstrate that through society’s expectations and stereotypes, one’s identity will be challenged and thus inhibited. Only when one’s own determination and perseverance pulls through, will they discover their true â€Å"Self.† In both pieces Siddhartha by Hermann Hesse, and â€Å"Black Men and Public Space† by Brent Staples, the characters were often seen changing and reevaluating their current positions in society. In â€Å"Black Men and Public Space,† Staples recalls his past connection with outside opinions and stereotyping. Black men are repeatedly labeled as dangerous and suspicious, so in the evening, women would avoid him and the policemen would often pull him over solely due to the color of his skin. Because of his constant mistreatment, Staples is conned into believing he is some sort of ominous being who threatens everyone around him. In the end, instead of conveying his true identity, he tries to make everyone else around him feel more comfortable by â€Å"learning to move about with care,† and to â€Å"give wide berth to nervous people†(Staples). Staples ultimately mutates himself into someone so passive that his only purpose in life is to satisfy others. In Siddhartha, Hesse’s portrayal of Siddhartha illustrates the epitome of conquering â€Å"Self† and understanding one’s own identity. At first, Siddhartha attempts to fight back outside pressures, however he too falls into the trap. As Staples journeys through New York and Siddhartha through India, the paths they decide to take are quite similar. For example, soon after parting ways with Govinda, Siddhartha travels to a new town with fresh obstacles waiting to be overcome. Upon arrival into the new town, Siddhartha owned no worldly possessions except for the clothes on his back. Siddhartha soon meets the town’s very own love mistress, Kamala, and she informs him that he will not be permitted to study love from her unless he attains three things: expensive clothes, shoes and a house. Although Siddhartha easily could have dismissed her conditions, he felt as if he was obligated by society’s standards to live a wealthy life. Staples on the other hand also lives a scripted life because he alters everything about himself, from his standing proximity to even wasting extra time to make sure others don’t feel as if he is following them. In the end, Siddhartha grows wary of societal expectations and learns that it should not govern what he does. If Siddhartha were to advise Staples, he would tell him that instead of enduring continuous racial inequalities, he should take time to look deep within himself in order to reestablish the inner peace that would eventually pull him away from outside expectations. Another common theme addressed in these three pieces is the idea of fitting into society’s archetype. In â€Å"Barbie Doll† by Marge Piercy, her character would give anything to look good and fit into the crowd. Similarly in today’s society, women are continuously pressured to match a certain role and look a specific way in order to feel welcome. It doesn’t make sense why healthy, intelligent and strong women crumble under the low self-esteem of others. Women are getting so torn up by their peer’s critiquing that they focus more on the constant negative reminders, rather than their positive qualities. At the end of the novel Siddhartha, Siddhartha ends up reaching Nirvana by conquering his â€Å"Self† and learning to break free from society’s hold. On the contrary, the ending in â€Å"Barbie Doll,† Piercy’s character could no longer handle any more criticism so she â€Å"cut off her nose and legs and offered them up†(Piercy). Only then did society recognize her beauty, the beauty of the painted on undertaker’s cosmetics and the â€Å"turned-up putty nose†(Piercy). Even though Siddhartha wouldn’t judge â€Å"Barbie Doll† on her looks, he would however critique her on how she gave into outside pressures. Instead of letting society’s expectations take root and fester within, like Staples, she should have listened to her â€Å"Self†, and lived her life through the true beauty found inside. Staple’s mistake in â€Å"Black Men and Public Space† is closely intertwined with â€Å"Barbie Doll’s† in that they both are caught in society’s grasp and they have trouble clawing their way back out. Since Staples has grown so accustomed to the design of other people governing his every motion and every thought, the idea of putting his foot down and standing out from the crowd seems totally inconceivable. If this attitude persists, the only foreseeable outcome is one that will lead to his undoing. â€Å"Barbie Doll† resembles Staples’ ever-growing uncertainty with his life. If Staples continues his charade and prolongs his constant mistreatment, he will ultimately turn out like Barbie Doll, someone who was so thirsty to taste her real identity that in order to escape from the hole she dug herself into she had to kill herself. For Staples, it is not too late. Towards the end of â€Å"Black Men and Public Space,† he admits to â€Å"whistling melodies from Beethoven and Vivaldi†(Staples). Staples is under the impression that â€Å"a mugger wouldn’t be warbling bright, sunny selection from Vivaldi’s Four Seasons,† so by finding a way to cope with his situation, Staple’s repressed identity leaks out through the form of music (Staples). Siddhartha suggests that one’s own identity will never be lost, no matter how far one might venture from it, they will always cycle back to it in the end. So with Staples, however dormant his former â€Å"Self† remains, the return is inevitable. As people develop through outside influences as well as their own need to fit in, the connection with their identity will struggle to return. As a result, people become even more detached from reality and live as if they do not have a mind of their own, but like a machine that is programmed to do as others tell it. In the three pieces of literature, â€Å"Barbie Doll,† Siddhartha, and â€Å"Black Men and Public Places† they try to warn their viewers of the dangers of becoming too attached to what other people think. Instead of listening to others and obeying their every command, we must think for ourselves and create our own guidelines and expectations to live by. â€Å"One must find the source within one’s own self, one must possess it. Everything else is seeking- a detour, error†(Siddhartha 5). Works Cited Hesse, Hermann. Siddhartha. New York: Bantam Classics, 1981. Piercy, Marge. â€Å"Barbie Doll.† Circles on the Water: Selected Poems of Marge Piercy. Ed. Alfred A. Knopf. New York: Knopf, 1982. Staples, Brent. â€Å"Black Men and Public Space.† The Norton Reader: Eleventh Edition. Ed. Linda H. Peterson and John C. Brereton. New York: W. W. Norton and Company, Inc., 2004.