Assessment of Professional Competence

Building surveying
August 2015
Assessment of Professional Competence Pathway guide

Published by: RICS, Parliament Square, London SW1P 3AD.

All rights in this publication, including full copyright or publishing right,

content and design, are owned by RICS, except where otherwise described.
Any dispute arising out of this publication is subject to the law and
jurisdiction of England and Wales

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Assessment of Professional Competence Pathway guide

Building surveying
About the APC .................................................................................................................................................................................................................................................................................................................................................... 5
How to use this guide ................................................................................................................................................................................................................................................................................................................. 5

Section one
Introduction 6
..............................................................................................................................................................................................................................................................................................................................................................

About the competencies .................................................................................................................................................................................................................................................................................................................................6

How to find help ................................................................................................................................................................................................................................................................................................................................................................6
About building surveying ................................................................................................................................................................................................................................................................................................................................7
RICS qualification ..........................................................................................................................................................................................................................................................................................................................................................7

Section two
Pathway requirements 8
..........................................................................................................................................................................................................................................................................................................

Building Surveying APC ......................................................................................................................................................................................................................................................................................................................................8

Section three
Competency guidance ............................................................................................................................................................................................................................................................................................................. 9
Mandatory competencies ....................................................................................................................................................................................................................................................................................... 10
Technical competencies 12
...............................................................................................................................................................................................................................................................................................

Analysis of client requirements ...................................................................................................................................................................................................................................................................................................12

Building information modelling (BIM) management ......................................................................................................................................................................................................................... 14
Building pathology ..................................................................................................................................................................................................................................................................................................................................................15
Commercial management of construction .........................................................................................................................................................................................................................................................16

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Assessment of Professional Competence Pathway guide

Conflict avoidance, management and dispute resolution procedures ....................................................................................................................................................... 17

Conservation and restoration .........................................................................................................................................................................................................................................................................................................18
Construction technology and environmental service ....................................................................................................................................................................................................................19
Contract administration .............................................................................................................................................................................................................................................................................................................................20
Contract practice .....................................................................................................................................................................................................................................................................................................................................................21
Design and specification ...........................................................................................................................................................................................................................................................................................................................22
Design economics and cost planning ..............................................................................................................................................................................................................................................................................23
Development/project briefs ................................................................................................................................................................................................................................................................................................................24
Fire safety ................................................................................................................................................................................................................................................................................................................................................................................25
Health and safety .....................................................................................................................................................................................................................................................................................................................................................26
Housing maintenance, repair and improvements ..................................................................................................................................................................................................................................27
Inspection .................................................................................................................................................................................................................................................................................................................................................................................28
Insurance ...................................................................................................................................................................................................................................................................................................................................................................................29
Legal/regulatory compliance ............................................................................................................................................................................................................................................................................................................30
Maintenance management ...................................................................................................................................................................................................................................................................................................................31
Measurement of land and property .....................................................................................................................................................................................................................................................................................32
Project financial control and reporting ........................................................................................................................................................................................................................................................................33
Quantification and costing of construction works ..............................................................................................................................................................................................................................34
Risk management ....................................................................................................................................................................................................................................................................................................................................................35
Sustainability .....................................................................................................................................................................................................................................................................................................................................................................36
Works progress and quality management ............................................................................................................................................................................................................................................................37

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Assessment of Professional Competence Pathway guide

About the APC How to use this guide

The RICS Assessment of Professional Competence (APC) ensure that those This guide supports the building surveying pathway. It is designed to help
applying for RICS membership are competent to practise and meet the high you understand more about qualifying as an RICS member in building
standards of professionalism required by RICS. There is a wide range of surveying. Building surveying is a global pathway but it is appreciated that
pathways available to qualify as an RICS member covering many different markets may vary from country to country. If you have any queries please
areas of practice. contact your local office. The material is set out in three sections.
The APC normally consists of Section one – provides information on this area of practice with a general
• a period of experience overview of the building surveying pathways.
• a final assessment Section two – lists the competency requirements of the building
surveying APC.
The structured training is based on candidates achieving a set of
requirements or competencies. These are a mix of technical, Section three – describes the main technical competencies associated
professional, business and management skills. with building surveying, providing expanded sector specific guidance on
each of them. This forms the main part of the guide.
You MUST use this guide in conjunction with the core APC documentation
which is available on the RICS website and comprises:
• APC Requirements and competencies guide
• The candidate guide
• The counsellor guide.
You can download all the supporting guidance from www.rics.org/apcguides

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Assessment of Professional Competence Section one

Introduction
About the competencies Choosing your competencies
The APC aims to assess that you are competent to carry out the work of a It is important that you give careful thought to your choice and combination
qualified chartered surveyor. To be competent is to have the skill or ability of competencies. Your choice will inevitably reflect the work you do in your
to perform a task or function. The RICS competencies are not just a list day-to-day environment (driven by the needs of your clients/employer).
of tasks or functions, they are also based upon attitudes and behaviours. Your choice and combination of competencies will be a reflection of your
The competencies have been drawn up in a generic way so that they can be judgement. At the final assessment interview, the assessors will take these
applied to different areas of practice and geographical locations. This guide choices into account. They will expect you to present a sensible and realistic
is designed to help you interpret these competencies within the context of choice that reflects the skills needed to fulfil the role of a surveyor in your
building surveying. field of practice.
The competencies are defined at three levels of attainment and each APC This guide should help candidates and employers with a degree of
pathway has its own specific combination of competencies that you must assistance in choosing the competencies that are most appropriate
achieve at the appropriate level. You must reach the required level in a to their area of practice.
logical progression and in successive stages:
Level 1 – knowledge and understanding How to find help
Level 2 – application of knowledge and understanding
RICS has fully trained teams across the globe who will be able to help
Level 3 – reasoned advice and depth of technical knowledge you with any general APC queries. For details of your local office
The competencies are in three distinct categories: – www.rics.org/contactus
Mandatory competencies – the personal, interpersonal, professional RICS HQ
practice and business competencies common to all pathways and Parliament Square
compulsory for all candidates. London SW1P 3AD
Core competencies – the primary competencies of your chosen APC pathway. United Kingdom
Optional competencies – a set of competencies selected by the candidate T +44 (0)24 7686 8555
from a list defined for the particular pathway. In most cases there is an F+ 44 (0)20 7334 3811
element of choice. These are mostly technical competencies, but certain [email protected]
mandatory competencies also appear on the optional competency list www.rics.org
and candidates are permitted to select one of these at a higher level.

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Assessment of Professional Competence Section one

About building surveying Whichever sector they work in, building surveyors’ knowledge and
understanding of construction technology and building pathology means
Building surveying is one of the widest areas of surveying practice. they are ideally equipped to provide a wide range of services including
Chartered building surveyors are involved in all aspects of property and the following:
construction from supervising large mixed use developments to planning • Managing design and construction
domestic extensions. This varied workload can include everything from • Undertaking building surveys and measured surveys
the conservation and restoration of historic buildings to contemporary
• Analysing design and building defects
new developments.
• Preparing strategies for asset management and property maintenance
Building surveyors work in most real estate markets including residential,
• Preparing insurance valuations and claims
commercial, retail, industrial, leisure, education and health. Consequently
there are a wide variety of opportunities for chartered building surveyors • Preparing strategic property advice covering land ownership, lease
to work in both the commercial, private, and public sectors. Many conditions, boundaries, title matters (including easements, licences
chartered building surveyors work for property consultancies, public sector and covenants etc), and landlord and tenant legislation
organisations, real estate owning clients and contractors as well as in a • Project management and development monitoring
number of specialist niche areas such as insurance, rights to light, party • Miscellaneous services including accessibility and energy audits,
wall matters etc. specialist surveys (asbestos, damp etc), conservation advice and
As well as strong technical skills, building surveyors need to have strong sustainability advice.
people skills and the highest levels of integrity. Clients, whether a large RICS also offers a Hydrographic surveying and Land/engineering surveying
corporation or a individual member of the public, need to have the utmost pathway in its Associate qualification. For further details on Associate
confidence in the impartial advice given by chartered building surveyors. membership and this pathway please go to rics.org/associate
Chartered building surveyors are clearly differentiated from the rest of
their market by their enhanced technical knowledge and professional Chartered alternative designations related to
standards. Achieving the chartered status will enhance your professional this pathway
status with employers and clients alike leading to more and varied
All candidates qualifying under the building surveying APC pathway will be
employment opportunities.
entitled to use the designation chartered building surveyor.

RICS qualification RICS also offers a Building surveying pathway in its Associate qualification.
For further details on Associate membership and this pathway please
Building surveyors provide professional technical advice on land, property go to rics.org/associate
and construction for commercial companies and consultants, central and
local government, and private individuals.

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Assessment of Professional Competence Section two

Pathway requirements
Building surveying APC
Mandatory competencies Optional competencies
You must achieve the minimum levels as set out in the mandatory Three competencies to Level 2 from the list below:
competencies. • Analysis of client requirements
Level 3 • Building information modelling (BIM)
• Conduct rules, ethics and professional practice • Commercial management of construction

Level 2 • Conflict avoidance, management and disputes resolution procedures

or Sustainability or Health and safety taken to level 3
• Client care
• Conservation and restoration
• Communication and negotiation
• Contract practice
• Health and safety
• Design economics and cost planning
Level 1
• Development/project briefs
• Accounting principles and procedures
• Fire safety
• Business planning
• Housing maintenance, repair and improvements or Maintenance
• Conflict avoidance, management and dispute resolution procedures management
• Data management • Insurance
• Sustainability • Measurement of land and property
• Team working • Project financial control and reporting
• Quantification and costing of construction works
Core competencies
• Risk management
Level 3
• Works progress and quality management
• Building pathology
• Construction technology and environmental services
• Contract administration
• Design and specification
• Inspection
• Legal/regulatory compliance

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Assessment of Professional Competence Section three

Competency guidance
The pages that follow are intended to provide guidance for users on the The information provided is designed to be helpful but informal guidance.
main competencies associated with building surveying. The knowledge and activities described under each competency are
The guidance has been drawn up by experienced practitioners and aims not exhaustive, and should not be relied upon as any form of revision
to give you a clear and practical understanding of how to apply the listed list. Candidates must satisfy themselves and their employers that they
core and optional competencies in the context of building surveying. have reached the required level of attainment before applying for final
assessment. The competencies are arranged in alphabetical order.
The official competency definitions (at levels one, two and three) are
provided, followed by a description of the key knowledge and activities
that are likely to fall within the scope of each competency.

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Assessment of Professional Competence Section three

Mandatory competencies
These competencies are a mix of the professional practice, interpersonal, business and management skills that are considered common to, and necessary for, all professional members.

Level
Title Definition required

Conduct rules, ethics and Level 1 3

professional practice Demonstrate knowledge and understanding of the role and significance of RICS and its functions. Also an appreciation of your
personal professional role and society’s expectations of professional practice and RICS Rules of Conduct and conduct regulations,
including the general principles of law and the legal system, as applicable in your country of practice.
Level 2
Provide evidence of practical application in your area of practice, being able to justify actions at all times and demonstrate personal
commitment to the RICS Rules of Conduct, ethics and RICS 5 professional and ethical standards.
Level 3
Provide evidence of application of the above.

Client care Level 1 2

Demonstrate knowledge and understanding of the principles and practice of client care including:
• the concept of identifying all clients/colleagues/third parties who are your clients and the behaviours that are appropriate to
establish good client relationships
• the systems and procedures that are appropriate for managing the process of client care, including complaints
• the requirement to collect data, analyse and define the needs of clients
Level 2
Provide evidence of practical application of the principles and practice of client care in your area of practice.

Communication and negotiation Level 1 2

Demonstrate knowledge and understanding of effective oral, written, graphic and presentation skills including the methods and
techniques that are appropriate to specific situations.
Level 2
Provide evidence of practical application of oral, written, graphic and presentation skills that are appropriate in a variety of
situations, specifically including where negotiation is involved.

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Assessment of Professional Competence Section three

Level
Title Definition required

Health and safety Level 1 2

Demonstrate knowledge and understanding of the principles and responsibilities imposed by law, codes of practice and other
regulations appropriate to your area of practice.
Level 2
Provide evidence of practical application of health and safety issues and the requirements for compliance, in your area of practice.

Accounting principles and procedures Demonstrate knowledge and understanding of accounting concepts and the format and preparation of management and company 1
accounts, including profit and loss statements, cash flow statements and balance sheets.

Business planning Demonstrate knowledge and understanding of how business planning activities contribute to the achievement of corporate 1
objectives.

Conflict avoidance, management and Demonstrate knowledge and understanding of the techniques for conflict avoidance, conflict management and dispute 1
dispute resolution procedures resolution procedures including for example adjudication and arbitration, appropriate to your APC pathway.

Data management Demonstrate knowledge and understanding of the sources of information and data, and of the systems applicable to your 1
area of practice, including the methodologies and techniques most appropriate to collect, collate and store data.

Sustainability Demonstrate knowledge and understanding of why and how sustainability seeks to balance economic, environmental and 1
social objectives at global, national and local levels, in the context of land, property and the built environment.

Team working Demonstrate knowledge and understanding of the principles, behaviour and dynamics of working in a team. 1

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Assessment of Professional Competence Section three

Technical competencies
Analysis of client requirements 
Description of competency in context of this sector
This competency is about the establishment and agreement of a client brief, but primarily deals with the inception stage of a building project. This requires a sound understanding of the law
applying to building projects, the preparation of outline design proposals in various formats, the preparation of budget costs, project programmes, and advising on various procurement options.
It also requires an understanding of matters concerning energy efficiency, sustainability and alternative energies.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the need to Provide evidence of the practical application of that Provide evidence of developing appropriate strategies to
collect data, analyse and define the needs of clients. knowledge and understanding. This should include the meet the client’s requirements under minimum supervision,
development of strategies and methodologies and, where based on analysis and interpretation. Demonstrate the ability
appropriate, undertaking feasibility studies, design proposals to report on and present tailored strategies to the client.
and costings.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The methods of data gathering during the inception level are: level are:
stage of a project including client briefings and site • Recording the data gathered through the client briefing • Analysing the data gathered through the client briefing
based information process and formulating a detailed client brief process and formulation of a detailed client brief
• The law applicable to building projects and in particular • Consulting with the statutory authorities on the • Advising on the need for statutory and other consents
those relating to consents and approvals consents and other approvals required and approvals
• The principles of sustainability including alternative • Considering the impact of energy efficiency, • Advising on the impact of energy efficiency, sustainability
energy sources sustainability and the need for alternative energy and the need for alternative energy sources
• The principles of the preparation of alternative outline sources • Presenting alternative outline design proposals including
design proposals including sketch drawings • Preparing alternative outline design proposals including sketch drawings
• The principles of preparing budget costs including sketch drawings • Presenting option appraisals
elemental cost plans • Preparing options and appraisals • Presenting outline schedules of work with approximate
• The principles of preparing a project programme of works • Preparing outline schedules of work with approximate quantities
• The need for specialist consultants and options for quantities • Presenting budget costs including elemental cost plans
engaging them. • Preparing budget costs including elemental cost plans • Presenting a project programme of works
• Preparing a project programme of works • Advising on contract procurement options

continued on next page

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Assessment of Professional Competence Section three

Analysis of client requirements continued

Examples of likely knowledge, skills and experience at each level
Level 1 Level 2 (cont.) Level 3 (cont.)

• Analysing procurement and contract options • Advising on the need for specialist consultants and the
• The use of specialist consultants and the options for options for engaging them.
engaging them. • Presenting a feasibility study
• Presenting a detailed project plan.

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Assessment of Professional Competence Section three

Building information modelling (BIM) management – Building surveying 

Description of competency in context of this sector
This competency encompasses the establishment and management of the information modelling systems on projects. It covers collaborative process and technological principles involved in
implementing Building Information Modelling (BIM).

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the Develop and apply management systems to facilitate Show how the knowledge and experience gained in this
technical, process and collaborative aspects of the use the use of BIM on projects including unified control and competency has been applied to advising clients and/or
of BIM on projects. reporting procedures. senior management on BIM strategy.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Understanding of BIM strategies and implementation level are: level are:
• Understanding of the various technical options and • Preparation of a BIM execution plan • Analysing, assessing, evaluating and reporting on
solutions for information modelling • Design and implementation of a BIM management options for BIM strategies at a corporate or project level
• Understanding of the collaborative processes necessary process • Designing and advising on collaborative strategies for
for BIM adoption • Analysis of comparative BIM solutions the successful implementation of BIM on projects
• Knowledge of standard classification systems and their • Maintenance of an information model • Advising on the contractual and commercial implications
use in infrastructure of using BIM on projects
• Agree and implement contractual aspects of BIM such
• Knowledge of relevant internationally recognised as separate protocol • Advising on options for software and protocols on
management standards such as Construction BIM projects
• Facilitate and manage project team members for BIM
Operations Building Information Exchange (COBie). implementation. • Advising on technical information systems requirements
for BIM at corporate or project level.

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Assessment of Professional Competence Section three

Building pathology 
Description of competency in context of this sector
Building pathology is core to many areas of surveying. It is essential that all candidates have an understanding of defects analysis, and the likely resultant defects from failures in building fabric.
This will range from the effects of a defective waterproof covering at simple building pathology, to much more complex defects such as interstitial condensation, and the possible effects on
building fabric. Candidates will be expected to have an in-depth knowledge of the range of defects found in typical buildings in their locality, as well as an understanding of defects that they may
come across more infrequently. In order to be competent in building pathology and defects analysis candidates will need to have detailed construction technology knowledge.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate your knowledge and understanding of building Apply your knowledge to undertake surveys, use survey Give reasoned advice and appropriate recommendations,
defects. and other information to diagnose cause and mechanisms including the preparation and presentation of reports.
of failure.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• On typical building defects explain cause and effect of level are: level are:
these for example, dampness, timber defect, building • Identify in detail cause and mechanics of varying types • Explaining the causes of failure, and the likely results of
movements of failure failure, together with recommendations of appropriate
• Building defects likely to be encountered in typical • Using detailed examples, the relationship between remedial measures
building surveying activities observations taken on site and the diagnosis of failure • Analysing information gathered from inspections to
• Knowledge and understanding of differing types of in building fabric formulate the necessary remedial/preventative works
testing, and the limitations of the tests, for example the • Information gathered from several sources, including including specific detail, in the form of a schedule
use of damp meters, and borescopes if necessary specialist inspections, to diagnose and of works, if required with sketches/ drawings and
explain building fabric failure photographs
• Awareness of construction detailing of different building
types and through ages of construction. • Demonstrate an understanding of the appropriate level • Discussing in detail examples of unusual defects you
of detail required in typical reports, including examples have identified and the remedial works recommended.
of layout, and the use of sketches/ drawings and
photographs.

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Assessment of Professional Competence Section three

Commercial management of construction

Description of competency in context of this sector
This competency covers the commercial management of construction works. Candidates should have an awareness of how commercial competitiveness balances against profitability. They must
have a thorough understanding of the financial processes used to achieve profitability and how these integrate with the overall delivery of the project.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles Apply your knowledge to the financial management of Monitor, report and advise on project cash flows and
of the management of construction projects. construction projects, including regular monitoring and profitability. Evaluate and advise on the financial implications
reporting on cash flow and profitability. and appropriate management actions.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Identifying and understanding the components that make level are: level are:
up the cost of the project to the contractor or client • Collecting of data for reports • Monitoring, analysing, reporting and advising at a senior
• Understanding of the effect that the design and • Carrying out cost to completion exercises level on project cash flows and profitability
construction processes have on the cost • Preparing cash flows • Evaluating and advising on financial implications and
• Awareness of the techniques used to reconcile the cost appropriate management actions.
• Preparing reports such as liability statements, cost to
against income complete and cost value reconciliations
• Awareness of the techniques to financially manage • Applying value engineering processes
sub-contractors and suppliers
• Preparing and submitting cost data for in-house
• Understanding the use of cash flows. and/or external use in relation to areas such as
cost of preliminaries, comparative cost of different
construction techniques and taxation allowances.

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Assessment of Professional Competence Section three

Conflict avoidance, management and dispute resolution procedures 

Description of competency in context of this sector
This competency covers the surveyor’s involvement with the avoidance, management and resolution of disputes in construction projects. Candidates should be aware of the various processes
and techniques commonly used in the industry. They should have a detailed understanding of how these are applied in practice.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the Provide evidence of practical application in your area of Provide evidence of the application of the above in the
techniques for conflict avoidance, conflict management practice having regard to the relevant law. context of advising clients in the various circumstances
and dispute resolution procedures including for example referred to above.
adjudication and arbitration, appropriate to your APC
pathway.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Techniques for conflict avoidance, management and level are: level are:
resolution, in particular by the appropriate selection • Being involved with a dispute and having an understanding • Giving reasoned advice on different dispute resolution
of procurement routes and use of processes such as of the default procedures where a construction contract procedures having reference to particular project
partnering does not make provision for adjudication circumstances
• How various forms of contract deal with dispute • Compiling evidence for use in dispute resolution • Giving advice on relevant law governing evidence of fact
avoidance and their provisions for resolving disputes procedures and expert evidence and the practice and procedures
• Legal and statutory requirements for the resolution of • Preparing specific types of dispute resolution method adopted by surveyors in the role of either advocate or
disputes in construction contracts within building contracts. expert witness
• Conflict management and dispute resolution procedures • Negotiate building contracts or consultant appointments
within the construction process including negotiation, and negotiate the final account of a building project
mediation and conciliation, adjudication, arbitration, following dispute eg non completion.
independent expert determination and litigation
• Developing an in depth knowledge of law governing
conflict avoidance and management and dispute
resolution procedures, including relevant legislation
and case law.

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Assessment of Professional Competence Section three

Conservation and restoration 

Description of competency in context of this sector
This competency is about understanding historic buildings/structures and the factors that influence performance and future ongoing use. This requires a sound understanding of principles,
philosophy, materials, architectural history and the law to enable practical sustainable heritage solutions to be devised to ensure ongoing benefit for the built heritage. Conservation and
restoration can be compatible, but can more frequently bring about conflict and this competency seeks to ensure the candidate is equipped to understand the issues and negotiate solutions.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles, Undertake inspections or object identification to identify Provide evidence of reasoned advice on the conservation,
techniques and methods applied to conservation and all the relevant factors that may affect the conservation or restoration of or managing conservation or restoration
restoration. restoration of the subject matter. process of the subject property.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The definitions used in conservation (such as listed level are: level are:
building, scheduled ancient monument, conservation area) • Undertaking architectural assessments • Preparing and presenting a conservation management plan
• The principles of building/structure conservation • Preparing statements of significance • Preparing and implementing a sustainable/ justifiable
• Identification of age, styles and materials • Preparing reports identifying materials, periods of philosophical approach to guide both present and future
construction (including historic alterations), typical works (repairs and alterations)
• Understanding the diversity of materials and techniques
used in the construction of historic structures defects/problems • Preparing schedules of work in detail for a variety of
• Preparing and submitting applications, eg listed building situations for client approval (non standard)
• Differentiating between conservation and restoration
(as well as preservation and refurbishment) consent • Undertaking a programme of works
• The lime cycle • Preparing schedules of work for standard repairs using • Providing advice on appropriate repair methods
traditional materials • Providing advice on appropriate works to ensure continued
• Breathable building technology
• Assessing the impact of modern technology and repair use of a building, or to bring back into use
• Understanding factors that lead to redundancy
methods on traditional buildings, structures, elements a redundant building
of a building
and materials • Advising upon alternative repair methods
• The law relevant to conservation of the
• Assessing and reporting on factors that are resulting • Advising upon non standard approaches to repair and re-use
Built Environment.
or could result in redundancy.
• Advising on situations where incompatibility of materials
is found to be detrimental to the future of the structure
or element
• Negotiating eg where conservation is perceived to be a
barrier to the future use of a building and/or restoration
such as with statutory bodies.

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Assessment of Professional Competence Section three

Construction technology and environmental services 

Description of competency in context of this sector
This competency covers the understanding of design and construction of buildings and other structures. Candidates should have a clear understanding of the design and construction processes
and components commonly used in the industry. They should have detailed knowledge of construction solutions relevant to their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles Apply your knowledge to the design and construction Advise on the selection and application of particular
of design and construction relating to your chosen field of processes. processes within your area of experience. This should include
practice. liaison with specialists and consultants to develop project
specific design and construction solutions.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The stages of design and construction from inception to level are: level are:
completion • Utilise knowledge of current regulations and design • Making recommendations on the choice of construction
• The impact of current legislation regulations and standards to ensure compliance with legislation solutions for your project
standards both national and international • Prepare annotated sketches and specification detailing • Reporting on the impact of different design solutions
• How the various elements of the building work and how elements interact and construction processes on cost and programme.
inter-relate including: sub structures, super structures, • Identification of mechanical and electrical services
mechanical and electrical, elevation and fenestration relevant to the area of work.
• The process of construction and alteration
• Operational and maintenance processes
• Understanding alternative construction details in
relation to functional elements of the design such as
different types of piling or structural frame solutions
• How construction design solutions vary for different
types of buildings such as clear span or acoustic
requirements.

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Assessment of Professional Competence Section three

Contract administration 
Description of competency in context of this sector
This competency covers the role of a surveyor administering a construction contract. Candidates should be aware of the roles and responsibilities of the administrator under the main forms of
contract. They should have a detailed understanding of the contractual provisions relating to the forms of contract that they have administered.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the Implement administrative procedures necessary for the Advise on the administrative procedures necessary for
contractual, legislative and statutory terminology/ smooth running of a construction contract. the smooth running of a construction contract including
requirements, of a construction contract. document control techniques and systems, meetings and
reporting procedures.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The various standard forms of contract and sub-contract level are: level are:
used in the industry • Issuing instructions • Resolving disputes
• Basic contractual mechanisms and procedures applied • Dealing with payment provisions • Assessing and recommending entitlement for extension
at various stages of the contract • Managing variation procedures of time
• The roles and responsibilities of the contract • Involvement with dispute avoidance • Assessing and recommending entitlement for loss
administrator and expense
• Dealing with completion and possession issues
• The duties of the parties • Advising all parties of their contractual rights and
• Issuing certificates.
• What is required to create a building contract obligations
• What is included in Preliminaries. • Completion of Certification and agreement of final
account
• Outlining and recommending to a client the proposed
contract preliminaries
• Assessing the quantum of a contractor’s claim.

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Assessment of Professional Competence Section three

Contract practice
Description of competency in context of this sector
This competency covers the various forms of contract used in the construction industry. Candidates should have an awareness of all of the main standard forms of contract and a thorough
understanding of contract law, legislation and the specific forms that they have used.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the various Apply your knowledge of the use of the various standard Provide evidence of reasoned advice, prepare and present
forms of contract used in the construction industry and/or forms of contract at project level, including the implications reports on the selection of the appropriate form of contract
your area of business. and obligations that apply to the parties to the contract. and warranties for your chosen procurement route. This
should include advising on the most appropriate contractual
procedure at the various stages of a construction or other
contract.

Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
level are: level are: level are:
• Basic contract law and legislation • Producing contract documentation for construction and • Assessing and recommending the appropriate form
• Contract documentation consultant agreements of contract and/or sub-contract for your chosen
• Understand the status of documents relating to a procurement route
• The various standard forms of contract, warranty and
sub-contract contract, minutes of meetings, instructions, contractor • Advising on the most appropriate contractual procedure
quotations at the various stages of a contract
• When the different contract forms would be used
• Third party rights including relevant legislation and the • Evaluating and advising on the appropriateness and
• Basic contractual mechanisms and procedures at various
use of collateral warranties implications of proposed contractual amendments.
stages of the contract
• Applying general contractual provisions such as letters
• The contents of a written consultant appointment,
of intent, insurances, retention, bonds, liquidated and
warranty and novation agreement
ascertained damages, sectional completion, practical
• Understanding general contractual provisions such as completion and other common contractual mechanisms.
letters of intent, insurances, retention, bonds, liquidated
and ascertained damages, early possession, practical
completion and other common contractual mechanisms.

Building surveying 21
Assessment of Professional Competence Section three

Design and specification 

Description of competency in context of this sector
This competency involves the skills involved in the design and specification of construction projects. Building surveyors are usually involved in refurbishment of property, and in some cases new
build projects. Knowledge of the stages of design and specification, from inception to completion is an essential building surveying skill.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the Prepare designs and specifications, including at outline and Prepare the full design and specification for the project.
design process and the scope and content of related detail levels.
documentation.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The various stages of the design process level are: level are:
• Understanding the functional requirements and • Understand and apply spatial parameters and • Carry out the preparation of the design and specification
performance of building materials and components requirements of a building project from outline proposals to completion
• Preparation of sketch designs to demonstrate of the design and specification process
• Understanding the Health and Safety regulations
including the implications on design compliance with a client’s brief, while satisfying • Apply knowledge and application of the specification
statutory requirements process, including detailed knowledge of the main
• Knowledge of the effect of technical standards and
• Detailing of how components are installed, connect and methods of specification
statutory regulations, such as planning, on the design
process perform • Apply knowledge and application of the design and
• Development of initial proposals to a detailed stage specification process, and its relevance and importance
• An understanding of the structural implications of
(including sections and details) and obtaining statutory to the procurement and execution of the contract
design to the load bearing components of building fabric
consents selected for the building works
• The ability to interpret the requirements of a client’s
• Preparing Design Risk Assessments (DRA) of the • Provision of advice to clients regarding sustainability
brief, in order to satisfy their requirements
proposed design, to satisfy the requirements of the issues surrounding the proposals for their building
• Knowledge of the general issues surrounding
Health and Safety regulations • Manage the design process to incorporate design works
sustainability in design such as materials, sources,
• Express recognised performance standards and by others in the specification.
transportation and energy efficiency
guidance
• An understanding of the concepts of Modern Methods
of Construction • Investigate suitable sustainable features and
incorporate them within a design.
• Knowledge and understanding of Preambles to contract
documentation.

Building surveying 22
Assessment of Professional Competence Section three

Design economics and cost planning

Description of competency in context of this sector
This competency covers the impact of design and other factors on cost throughout the life of the building and the control of cost during the pre-contract stage. Candidates should have an
awareness of how design decisions and construction processes impact on construction and operational costs. They must have a thorough understanding of techniques used to manage and
control costs pre-contract.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the main Apply your knowledge to the cost management of design Give strategic and reasoned advice, including the preparation
factors that affect design economics over the whole life of development on a project from feasibility to design and presentation of reports with reference to cost, time,
a building. Demonstrate knowledge and understanding of completion. Prepare and submit cost data to in-house and/or quality and buildability. Advise on various market factors and
how cost planning assists in the financial control of projects external data collection agencies. trends in construction costs. Comment on accuracy and risk.
during the design development stage.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The main factors that affect design economics over level are: level are:
the whole life of the building including capital and life • Producing estimates and cost plans • Preparing and presenting reports with reference to cost,
cycle costs • Carrying out life cycle costing exercises time, quality and buildability, including qualifications and
• How cost planning assists in the financial control of exclusions
• Applying value engineering processes
projects during the design development stage • Evaluating and reporting on building design efficiency
• Preparing cost reports
• The various stages of cost planning • Evaluating and comparing market factors and trends in
• Preparing and submitting cost data to in-house and/or
• Sources of cost data adjustments that may be required construction costs
external data collection agencies.
for factors including location, specification, time and • Analysing the accuracy of predicted cost using
market forces. benchmarking techniques
• Interrogating historical cost data
• Using value and risk management techniques.

Building surveying 23
Assessment of Professional Competence Section three

Development/project briefs
Description of competency in context of this sector
This competency is about understanding the key document used in determining client’s main requirements before initiating a development. It also covers how well information provided by
the client has been understood by the project team to establish their terms of reference, objectives, functional and operational requirements to manage the development. It also covers
sufficient detail through the Project Execution Plan to enable the project team to manage the detailed design and specification of the work and understanding law applicable to developments
and building projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge of the techniques used for cost, Apply your knowledge of cost, quality and time-related Provide evidence of reasoned advice and report to clients
quality and time-related forensic examinations in your area examinations in your area of practice. on cost, quality and time-related examinations in your area
of practice. of practice.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• A clear understanding of the scope/ environment and level are: level are:
background of the project • Preparing and understanding the outline business case • Advising whether the information collated by the project
• Understand the project definition, explaining and what stating the client’s required cost, time and performance/ team accurately reflects the project brief
it needs to achieve or address in relation to the client’s quality expectations • Integrating a project within an over-arching programme
objectives • Establishing success measurement criteria and benefits of delivery, including understanding strategic
• Identify ownership and the involvement of stakeholders of the project to the client parameters and dependencies
in the project • Establishing any known project risks, constraints and • Developing and implementing a Project Execution Plan
• Understand clear terms of reference between the client interfaces that needs to be adhered to by the project team for
and the project team before initiating the project. • Developing an Outline Project Plan managing the detailed design and specification of the
construction works.
• Implementing clear procedures for managing changes
to the client’s brief.

Building surveying 24
Assessment of Professional Competence Section three

Fire safety
Description of competency in context of this sector
This competency is about having the skills to assess the level of fire safety in buildings, and in proposed building projects, and being able to advise how to achieve required levels of safety when
they are not present.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the Demonstrate knowledge and understanding of the Provide research advice to clients or other bodies on the
consequences of fire in a building, how it is modified by the combustion process; the physics and chemistry of fire; requirements for fire safety engineering including strategy.
enclosure and how the impact may be controlled. Apply fire the physiological and psychological effects of fire; and the Represent clients to statutory bodies in preparing, agreeing
safety principles to practical situations so as to minimise ability to assess means of escape systems according to and defending a fire safety strategy.
the risk from fire to personal injury or death, physical loss circumstance, including fire safety management systems.
and adverse environmental impact.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Understand how a fire might start in buildings, how it will level are: level are:
spread and can be contained by the structure or layout • Assessing project plans for fire safety compliance • Preparing a fire safety strategy for a building
• Understand how the structure might be protected • Inspecting projects to assess satisfactory • Carrying out Fire Risk Assessments
• Understand the methods for safe escape implementation of fire safety features • Present and recommend actions from a fire safety audit
• Know the responsibility of duty holders, such as • Inspect premises, record attributes and develop a fire • Develop and recommend a fire safety strategy
occupiers or management undertaking risk assessments safety audit
• Negotiate with fire officer or other statutory body on
• Understand systems to protect buildings and occupiers • Apply fire safety and engineering in a building project fire safety matters for clients.
e.g. detection and suppression. design specification process or to comply with
recommendations from a risk assessment
• Inspect and complete fire safety audits of simple buildings.

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Assessment of Professional Competence Section three

Health and safety

Description of competency in context of this sector
This competency covers the relationship between the work of the building surveyor and health and safety issues within the construction industry. Candidates should be aware of legal, practical
and regulatory requirements. They should have a detailed understanding of the health and safety processes and guidelines used to achieve this.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles Apply evidence of practical application of health and safety Provide evidence of reasoned advice given to clients and
and responsibilities imposed by law, codes of practice and issues and the requirements for compliance, in your area others on all aspects on health and safety.
other regulations appropriate to your area of practice. of practice.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Personal safety on site and in the office level are: level are:
• Knowledge and context of the Health and Safety Law • Prepare risk assessments, such as designer versions • Advise clients on the need for alternative design
for Health and Safety regulations compliance to comply with health and safety including the
• Understand your employer’s and your own responsibility
• Work closely with the Health and Safety co-ordinator requirements for future maintenance
for health and safety
and assist in the Health and Safety process • Design and specify where health and safety affects the
• Understand the health and safety legislation process,
• Undertake occupancy risk assessments construction method
including asbestos management, fire safety, workplace
regulations etc • Advise clients of the need for Health and Safety • Provide advice to clients on health and safety matters
regulations compliance. e.g. design and specification.
• Understand the findings from asbestos or fire
safety surveys.

Building surveying 26
Assessment of Professional Competence Section three

Housing maintenance, repair and improvements

Description of competency in context of this sector
This competency is about organising and running maintenance and improvement operations for stock managed by social registered landlords and other housing providers. This requires an
understanding of the nature of the tenancy agreements regarding property repairs, improvements, alterations, and use; a knowledge of how to determine maintenance needs from both technical and
functional perspectives, a knowledge of health and safety and other statutory requirements relevant to managed occupied residential property, and an understanding of how maintenance planning,
procurement, and monitoring functions are formulated and operated. A knowledge of how to apply principles of sustainability in relation to residential building use and maintenance is also required.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the nature Apply your knowledge to gather housing maintenance Provide evidence of reasoned advice, prepare and present
of building maintenance, and the principles and practice of information, formulate policies, and implement housing reports on maintenance management issues.
building maintenance management. maintenance management operations.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Housing policy and law relating to maintenance repair level are: level are:
and improvements including decent homes, pathfinder • Carrying out condition surveys of residential property • Providing assessments of condition and wants of
projects, and neighbourhood improvements • Receiving, prioritising and actioning repair notifications repair for individual buildings or portfolios of residential
• The nature and extent of maintenance and improvement from tenants properties
operations in housing • Formulating maintenance management policies • Formulating and presenting a Maintenance Policy for
• The statutory and contractual rights and responsibilities a housing provider
• Producing planned maintenance programmes
of landlords and tenants regarding maintenance, repairs • Presenting a Planned Maintenance Programme
• Planning and monitoring maintenance expenditure and
and improvements • Recommending proposals for maintenance and
budgets
• Planned, service level, and reactive maintenance improvement programmes to tenants
• Setting up and running partnership agreements,
• Maintenance inspections and monitoring procurement contracts, and orders for maintenance • Recommending budget and expenditure reports and
• Maintenance planning, prioritising and programming and servicing works predictions for building maintenance needs
• Fiscal planning in housing maintenance management • Inspecting completed maintenance works • Preparing and negotiating partnership agreements
with contractors and providers of maintenance and
• Maintenance procurement and contractor partnership • Consulting with tenants, contractors, and housing
servicing works
agreements managers about the quality of the maintenance service
and maintenance works • Preparing and implementing maintenance and
• Effective communication with tenants and occupiers
servicing contracts and measured term agreements.
• Energy and environmental management of housing. • Integrating maintenance policies with environmental
requirements and policies
• Keeping appropriate records of buildings and works
carried out.

Building surveying 27
Assessment of Professional Competence Section three

Inspection
Description of competency in context of this sector
The inspection of property is a core skill of all chartered building surveying activities. It is essential that candidates exhibit a knowledge and understanding of the core requirements of property
inspection, for example the degree of detail required in connection with differing types of inspection. Assessors will be seeking confirmation that all candidates have a detailed knowledge of
building construction and pathology, in order that they can competently carry out inspections of property for clients in order to fulfil the requirements of the client’s brief.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the different Undertake inspections and apply the information gained to Give reasoned advice and recommendations arising from
requirements for inspection, together with the required prepare reports/ schedules and/or registers of equipment, inspections.
information and factors affecting the approach to an presenting appropriate information gained from the
inspection. inspection.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The requirements of the differing types of inspection, eg level are: level are:
pre acquisition, and Reinstatement Cost Assessments • Undertaking inspections for a variety of reasons and • Preparing detailed Building Survey reports for clients,
• The methodology for completing a successful property taking accurate records containing detailed information, conclusions and
inspection, including review of relevant documentation • Assisting in the preparation of professional reports recommendations
• Understand building construction and pathology • Assisting in the preparation of Schedules of Condition • Assisting in providing detailed reasoned advice to clients
knowledge to enable competent inspection techniques and Dilapidations relating to claims for dilapidations, including analysis of
lease documentation
• Understand inspection techniques including, for • Commission of advanced inspection techniques for
example, concrete inspection and diagnosis techniques, example infrared thermography, fibre optics, concrete • Assisting or preparing detailed Building Survey reports,
the uses and limitations of boroscopes, the use of testing. for example on a preacquisition basis, on a complex
thermography in leak detection, etc building structure for developers/investors
• Awareness of RICS good practice of inspections. • Interpret and provide advice in relation to results of
advanced inspections undertaken by others.

Building surveying 28
Assessment of Professional Competence Section three

Insurance
Description of competency in context of this sector
Aspects of insurance affect all activities of a chartered building surveyor, from insurance required in building contracts, to reinstatement cost assessments, to the requirements for professional
indemnity insurance. Chartered building surveyors cannot practice effectively without a knowledge and understanding of the impact of insurance on the various projects on which they are involved. The
understanding of insurance is so important that it impacts on a number of other competencies, and it is considered that a working knowledge of insurance is a core skill of chartered building surveyors.
(This competency is best used by candidates involved in a slightly specialist role, for example, working for loss adjusters, and is unlikely to be suitable for candidates who do not have regular and
continuing involvement in insurance).

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles Apply your knowledge and/or be involved with the insurance Demonstrate a thorough understanding of the regulations
and practices of insurance in relation to your area of practice. of construction and/or property related matters. and practice governing the insurance of construction and/or
property related matters.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Understand the different types of insurance, PI, level are: level are:
employer’s liability, all risks • Undertake checks to ensure third parties (such as • Provide advice and recommendations for the
• Understand the procedures, mechanism and risk contractors) have suitable insurance requirements of insurance of property and construction
limitations of insurance • Determine the required insurance of professional teams, • Explaining restrictions imposed by RICS or Financial
• Understand how a building surveyor’s reinstatement employers and contractors Services Authority regulation on providing advice regarding
valuation feeds into property insurance • Prepare a building surveyor’s reinstatement valuation insurance matters, in relation to your field of practice
• Appreciate the different insurance provision in a building • Undertake the role of building surveyor in a project • Advising brokers/clients on requirements of insurance
contract, such as a part refurbishment to a new build occasioned by an insurance claim. clauses of building contracts/ development agreements
• Insurance requirements in different property leases • Carrying out a reinstatement cost valuation of a complex
multi storey, multi occupied building, and provide a
• The role of loss assessors and loss adjusters
comprehensive report to a client
• The restrictions imposed by RICS and Financial Services
• Acting in an insurance capacity in relation to a claim
Authority on advice provided by surveyors.
under a building contract insured risk
• Acting as a loss adjuster in a moderately complex claim
under an insurance contract
• Providing detailed advice to a client as to the insurance
requirements under a building contract, noting especially,
amongst other matters, the effects of partial possession
of the building.

Building surveying 29
Assessment of Professional Competence Section three

Legal/regulatory compliance
Description of competency in context of this sector
The legal/regulatory compliance issues affecting building surveyors are increasing complex, and it is essential that all building surveyors have an in depth knowledge of the legal/regulatory
compliance regime in which professional practice occurs.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of any legal/ Apply your knowledge to comply with legal/regulatory Provide reasoned advice and recommendations to organise
regulatory compliance requirements in relation to your requirements in specific situations within your chosen so that they can comply with legal regulatory requirement
chosen field of practice. field of practice. in specific situations within your chosen field of practice.
Represent clients to statutory bodies or other parties relating
to legal and regulatory compliance.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Statutory control of Building Works, including Building level are: level are:
and Planning Acts within the country of practice • Carrying out of planning and building control • Advise on the requirements for end of tenancy liability.
• Enforcement controls on unauthorised Building Works applications, together with licence applications, Negotiate settlement and make recommendations to
for property alterations and other consents clients for settlement
• Statutory Control of Asbestos
• Carrying out inspections and preparing reports for • Negotiating end of tenancy liability, knowledge of case
• The implications of the Disability Discrimination Act or
schedules of condition and dilapidations, and negotiations law etc
similar local legislation
with party representatives, in non complex matters • Negotiating with other professional representatives,
• Health and Safety as it affects the Construction Industry
• Preparation of building reinstatement cost Assessments after issuing of Schedules of Condition and Dilapidations
or local regulations
• Carrying out health and safety obligations during works • Advise clients on the requirements for, submit and
• Environmental legislation
for clients, including design works produce detailed supporting reports for asbestos
• The Law and Practice of Dilapidations
• Applications for listed building consent, conservation audits and management, access, energy performance
• The Law and Practice of Building Contracts, as used by and certificates, site regulation procedures,
area consents etc
Building Surveyors Planning Applications, and/ or Planning Appeals or
• Reviewing and reporting on lease obligations
• Building reinstatement cost assessments environmental matters
• Party wall inspections and negotiations
• Responsibilities and liabilities of providing professional • Provide advice to clients in respect of their statutory
• Rights to light inspections and negotiations.
advice and how this can be governed by written obligations, including access and asbestos
appointment agreements • Advise and recommend on the application of relevant
• Leases and licences to alter premises. lease clauses.
• The law covering leasehold obligations and rules
governing civil law procedure.

Building surveying 30
Assessment of Professional Competence Section three

Maintenance management 
Description of competency in context of this sector
This competency is about organising and running maintenance and improvement operations for a portfolio of commercial, residential, or mixed-use property. This requires an understanding of
the legal framework for determining the owner’s and occupiers’ rights and responsibilities in authorising, executing, and paying for repairs and maintenance, a knowledge of how to determine
maintenance needs from both technical and functional perspectives, a knowledge of health and safety and other statutory requirements relevant to managed occupied buildings, and an
understanding of how maintenance planning, procurement, and monitoring functions are formulated and operated. A knowledge of how to apply principles of sustainability in relation to building
use and maintenance; and, where appropriate, how building maintenance interfaces with conservation, is also required.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the nature Apply your knowledge to gather building maintenance Provide evidence of reasoned advice, prepare and present
of building maintenance, and the principles and practice of information, formulate policies, and implement maintenance reports on maintenance management issues.
building maintenance management. management operations.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The nature and extent of maintenance operations level are: level are:
• The legal rights and responsibilities of owners • Carrying out condition surveys of buildings • Providing assessments of condition and wants of repair
and occupiers regarding maintenance repairs and • Receiving, prioritising and actioning repair notifications for individual buildings or portfolios of properties
improvements from occupiers • Formulating and presenting a Maintenance Policy for
• The statutory framework concerning building • Formulating maintenance management policies an organisation
maintenance and occupation • Producing planned maintenance programmes • Drafting and presenting a planned maintenance
• Planned, service level, and reactive maintenance programme
• Planning and monitoring maintenance expenditure and
• Maintenance inspections and monitoring budgets • Preparing and presenting proposals for maintenance
and improvement programmes to clients, tenants and
• Maintenance planning, prioritising and programming • Setting up and running procurement contracts and
occupiers
• Fiscal planning in maintenance management orders for maintenance and servicing works
• Preparing budget and expenditure reports and
• Maintenance procurement • Inspecting completed maintenance works
predictions for building maintenance
• Effective communication with building occupiers • Consulting with owners and occupiers about the quality
• Preparing and negotiating partnership agreements
of the maintenance service and maintenance works
• Energy and environmental management of occupied with contractors and providers of maintenance and
buildings • Integrating maintenance policies with environmental
servicing works
and conservation requirements and policies
• The relationship between maintenance and conservation. • Preparing and implementing maintenance and servicing
• Keeping appropriate records of buildings and works
contracts and measured term agreements.
carried out.

Building surveying 31
Assessment of Professional Competence Section three

Measurement of land and property

Description of competency in context of this sector
This competency is relevant to all data capture and measurement of land or property. In the context of the property pathways it refers particularly to measurement of saleable/lettable areas for
agency or valuation purposes. In the context of the Built Environment it refers particularly to measurement of sites and buildings for construction and maintenance purposes.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles Apply your knowledge to undertake measurement. Use basic Evaluate, present, manage, analyse data and/ or apply spatial
and limitations of measurement relevant to your area of and/or advanced instrumentation to collect data. Present data and information. Show an advanced understanding of
practice. appropriate information gained from measurement. accuracy, precision and error sources.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• Relevant data capture techniques including the use of level are: level are:
lasers and tapes • Using the appropriate instrumentation (including • Please note, Level 3 is only recommended for candidates
• The limitations of different methods of measurement lasers and tapes) to capture sufficiently accurate data, with specialist knowledge and experience of sophisticated
based on an understanding of limitations of different measurement and data capture practice. Most property
• Checking procedures for the instruments used and the
instruments candidates will only attain Level 2.
calculations undertaken
• Dealing with and advising on sources of error from use  or guidance on Level 3 please refer to RICS Geomatics
F
• Potential sources of error from use of the instruments
of instruments professional group.
• Understanding the basis on which measurements should
• Applying the appropriate guidance correctly in practice
be undertaken ie the core definitions of measurement
to undertake measurement of a variety of properties,
and their application
understanding the basis on which measurements should
• Awareness of the appropriate standards and guidance
be undertaken
relating to measurement with particular reference to the
• Undertaking necessary calculations
RICS Property measurement
• Preparing and presenting measurements in a manner
• The degree of accuracy that is required for different types
appropriate for the purpose they are to be used,
of property and the use to which the measurements will
understanding the level of accuracy that is required for
be put
different types of property.
• The use and limitations of plans and drawings.

Building surveying 32
Assessment of Professional Competence Section three

Project financial control and reporting

Description of competency in context of this sector
This competency covers the effective cost control of construction projects during the construction phase. Candidates should be aware of the principles of controlling and reporting costs on any
construction project. They should have a detailed understanding of the control and reporting processes used on their projects (please note: for surveyors working in contracting this competency
covers externally issued cost advice and reports).

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the Apply your knowledge to the management of project costs. Advise on strategies and procedures to control predicted
effective control of costs during a project. Demonstrate This should include the preparation and presentation expenditure in line with a budget.
understanding of the legal and contractual constraints and of financial reports on the performance of a project at
the effect of time and quality on the cost of a project. appropriate intervals, to provide effective forecasting of
costs, risks and their financial implications.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The effective control of costs during the construction level are: level are:
phase of a project • Managing project costs including the construction phase • Initiating change control procedures within the contract
• The legal and contractual constraints on the cost of • Reporting and forecasting costs for different • Establishing and reporting regimes/protocols
a project such as changes in building legislation and procurement routes and client types • Using risk management and analysis techniques
design risk allocation • Using cash flows in financial management • Analysing and reporting on the implications of
• The reporting and forecasting of costs including the • Managing provisional sums/contingencies/ change requests.
construction phase risk allowances.
• The principles of contingencies/risk allowances.

Building surveying 33
Assessment of Professional Competence Section three

Quantification and costing of construction works

Description of competency in context of this sector
This competency covers the measurement and definition of construction works in order to value and control costs. Candidates should have an awareness of the various methods of quantifying
and pricing construction works used throughout a project. They must have a thorough understanding of the specific methods used on their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles Apply your knowledge to the quantification and costing of Advise on appropriate methods of quantification and costing
of quantification and costing of construction works as a construction works, including the use of appropriate standard for specific projects. Take responsibility for the preparing
basis for the financial management of contracts. methods of measurement and forms of cost analysis. and issuing of pricing documents. Price or analyse such
Carrying out measurement and costing of works at all stages documents. Give advice on and/or supervise the valuation
of the construction process. of construction works throughout a project.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The quantification of construction works (including both level are: level are:
measurement and definition) • Quantifying construction works at the various stages of • Advising on appropriate methods of measurement
• The various standard methods of measurement a project and costing
• The costing of construction works • Producing pricing documents such as bills of quantities, • Analysing proposed construction costs submitted
schedules of activities/works, schedules of rates or by others and recommending to clients how to
• The measurement of buildings and structures to agreed
contract sum analyses progress these
standards.
• Carrying out the costing of construction works by • Negotiating and agreeing the valuation of construction
methods such as tendered rates, quotations or works at various stages of the project such as the
dayworks. contract sum, construction and final account
• Advising on the construction and final account.

Building surveying 34
Assessment of Professional Competence Section three

Risk management
Description of competency in context of this sector
This competency covers the management of risk on construction projects. Candidates should be aware of the benefits to be gained and the techniques and processes used to manage risk.
They should have a detailed understanding of how risk is dealt with on their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate your knowledge and understanding of the Apply your knowledge to carry our risk assessments taking Provide evidence of reasoned advice and implement systems
nature of risk and, in particular, of the risks associated into account all relevant factors. Understand the application to manage risk by competent management in relation to
with your area of business/practice. of the various methods and techniques used to measure risk. specific projects.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The principles of risk management level are: level are:
• How the various procurement routes and building • Contributing towards the identification of risk • Advising on the appropriate procurement route in
contracts allocate risks • Identifying who owns the risk in relation to the chosen relation to the type of project and the client’s attitude
procurement route on your project to risk
• Mitigation strategies
• Contributing towards strategies to mitigate risk • Recognising and advising on the appropriate
• The techniques used to quantify risk
methodologies and approach to risk management
• The effect of risk on programme and cost. • Contributing data towards the quantification of risk
on a project
• Considering the effect of risk on programme and
• Taking ownership of the risk register and advising on
management cost specific to their project.
appropriate risk mitigation strategies and allocation
• Applying techniques to quantify risk and advising
clients on the appropriate level of contingency of
time and money.

Building surveying 35
Assessment of Professional Competence Section three

Sustainability
Description of competency in context of this sector
This competency covers the role of the building surveyor in dealing with the impact of sustainability issues on development and construction. Candidates should have an awareness of the various
ways in which sustainability can impact on development and construction. They must have a thorough understanding of the impact made by sustainability on their projects and have been involved
with the financial management of that impact.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of why and how Provide evidence of the practical application of sustainability Provide evidence of reasoned advice given to clients and
sustainability seeks to balance economic, environmental and appropriate to your area of practice, and of awareness of the others on the policy, law and best practice of sustainability
social objectives at global, national and local levels in the circumstances in which specialist advice is necessary. in your area of practice.
context of land, property and the built environment.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• The principles of sustainability within development and level are: level are:
the construction process • Carrying out capital cost and value engineering exercises • Recommendations to your client and members of the
• The relationship between property and the environment to determine the impact of sustainability actions on project team on the financial impact of sustainability
design and construction processes on a project
• How national and international legislation, regulations
and taxation relating to sustainability affect construction • Carrying out life cycle cost exercises which take account • Giving reasoned advice on the application of
of sustainability issues environmental law and policy
• Criteria by which sustainability is measured in relation
to finished buildings or construction works • Understanding the measures undertaken by governments • Interpreting environmental reports and advising on
and international bodies to encourage the reduction of the financial impact and programme implications
• The principles and reasoning of how the design, and
the environmental impact of development. on a project
construction processes, together with technologies,
can contribute to sustainable building • Making recommendations on sustainable material
selection and how performance baselines can be
• The principles of material resource efficiency within
estimated.
the supply chain including embodied energy
• Giving reasoned advice on sustainable solutions,
• The differences between the various sustainability
not only from a financial perspective but also from
‘labels’ and methods such as BREEAM, LEED and any
a technical angle.
other energy efficiency legislation.

Building surveying 36
Assessment of Professional Competence Section three

Works progress and quality management

Description of competency in context of this sector
Chartered building surveyors are frequently involved in the supervision of works on site. It is essential that candidates selecting this competency demonstrate a detailed knowledge of
construction technology techniques, and the relevance of the techniques on site. Quality of workmanship is vital to ensure the long term functional ability of the element of the building design,
and candidates will be expected to demonstrate detailed knowledge site quality requirements.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Inspect and record progress and quality of building works. Report and advise upon the adequacy of progress and quality Manage and co-ordinate progress and quality of building
of building works. works as a contract administrator/ supervising officer
or equivalent.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this Examples of activities and knowledge comprised within this
• What’s required to carry out a site inspection, and the level are: level are:
importance of recording progress of works • Carry out inspections of works being completed on site, • Prepare reports for clients, on works progress quality
• A knowledge of the requirements of recording progress, and prepare the necessary reports showing progress or cost, showing any deviation from expected progress
and comparing to project phase and quality issues that have arisen using multiple assessment methods
• Knowledge of the requirement for quality descriptors as • Prepare reports for clients detailing the effects of • Implement systems for recording progress and quality
set out in the contract documentation additional instructions, amendments to specifications, issues as part of CA duties, and prepare reports for
and the likely effect on progress external circulation
• Show an understanding of the differences between the
duties of a CA and those of a person appointed solely to • Record for in house and external purposes reports on • Act as a CA and incorporate into your duties the
report on progress and quality issues. quality of works on site, including any works rejected, requirements for progress, financial and quality
and the reasons for doing so reporting.
• Compare progress of construction works at any stage of
the works against the contract programme, or status of
current gross financial valuation to original projections/
cash flow.

Building surveying 37
Confidence through professional standards
RICS promotes and enforces the highest professional qualifications and standards We believe that standards underpin effective markets. With up to seventy per cent of the
in the development and management of land, real estate, construction and world’s wealth bound up in land and real estate, our sector is vital to economic development,
helping to support stable, sustainable investment and growth around the globe.
infrastructure. Our name promises the consistent delivery of standards – bringing
With offices covering the major political and financial centres of the world, our market
confidence to the markets we serve. presence means we are ideally placed to influence policy and embed professional standards.
We accredit 118,000 professionals and any individual or firm registered with RICS is We work at a cross-governmental level, delivering international standards that will support
subject to our quality assurance. Their expertise covers property, asset valuation and real a safe and vibrant marketplace in land, real estate, construction and infrastructure, for the
estate management; the costing and leadership of construction projects; the development benefit of all.
of infrastructure; and the management of natural resources, such as mining, farms
We are proud of our reputation and we guard it fiercely, so clients who work with an RICS
and woodland. From environmental assessments and building controls to negotiating
professional can have confidence in the quality and ethics of the services they receive.
land rights in an emerging economy; if our members are involved the same professional
standards and ethics apply.

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