APC 2026 > MANDATORIES DOC > Flashcards

MANDATORIES DOC Flashcards

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1
Q

What are the 5 RICS Rules of Conduct (2022) and explain one?

A
  • Be honest and act with integrity * Provide good-quality and diligent service * Treat others with respect and encourage diversity and inclusion * Act in the public interest, take responsibility, and prevent harm / maintain public confidence * Act with professional competence Example (Integrity): I provide objective advice, disclose conflicts, keep proper records, and don’t misrepresent costs/risks. (RICS Rules of Conduct 2022).
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2
Q

What would you do if a client asked you to manipulate a cost report?

A

Refuse and explain I’m bound to act with integrity and provide diligent service; offer a transparent alternative (e.g., clearly labelled assumptions or scenario analysis). Escalate internally (line manager/compliance), document it, and consider withdrawing if pressure continues. (RICS Rules of Conduct; RICS ethical expectations; Bribery Act 2010 if inducements; Fraud Act 2006 if misrepresentation).

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3
Q

Explain your firm’s complaints handling procedure (CHP).

A

A clear written process: acknowledge promptly, investigate independently, issue a reasoned response and remedy where appropriate, and provide escalation including an ADR stage and access to an independent redress route. Records retained. (RICS regulatory expectation that firms operate an effective CHP and signpost ADR).

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4
Q

Why must CHP be two-stage and independently accessible?

A

To ensure fairness and transparency: Stage 1 internal resolution; Stage 2 escalation review / independent redress (ADR) to maintain public confidence and consumer protection. (RICS expectations for firm complaints handling; aligns with good governance and professional accountability).

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5
Q

Principles of RICS Global Professional and Ethical Standards?

A

Act with integrity; be accountable; always provide a high standard of service; act in a way that promotes trust in the profession; treat others with respect. (RICS ethical standards + Rules of Conduct).

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6
Q

What is a conflict of interest and how do you manage one?

A

When professional judgement could be influenced (or appear influenced) by another interest. Identify early, disclose to relevant parties, obtain informed consent where permissible, implement safeguards (separate teams/info barriers), or decline/cease instructions if unmanageable. (RICS Professional Statement: Conflicts of Interest).

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7
Q

Three types of conflict of interest?

A

Personal (your own interest), Party (two clients), Confidential information (duty to one client conflicts with duty to another due to confidential data). (RICS Conflicts of Interest PS).

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8
Q

What is PII and why is it important?

A

Professional indemnity insurance protects clients and the public if a professional breach causes loss; supports redress, maintains confidence, and is a key risk-control for firms. (RICS PII requirements / professional expectations).

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9
Q

What would you do if you made a professional mistake?

A

Notify line manager/partner, inform client promptly (fact-based), correct/mitigate the impact, document actions, review lessons learned, and notify insurers if required. (RICS Rules of Conduct: integrity + competence; good risk management).

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10
Q

How ensure transparency/integrity in cost reporting?

A

Use clear assumptions, state exclusions, identify risk/contingency separately, evidence-based benchmarking (BCIS/SPONS/in-house), maintain audit trail of changes, and avoid misleading presentation.
(RICS ethical standards; NRM principles for structured cost planning).

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11
Q

What is Part L?

A

Approved Document Part L supports Building Regulations requirements for conservation of fuel and power (energy efficiency / carbon performance standards). (Building Regulations).

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12
Q

What is BREEAM?

A

A rating methodology assessing environmental performance across categories; scored and rated (e.g., Pass–Outstanding depending on scheme/version). (BREEAM framework).

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13
Q

BREEAM categories?

A

Typically includes Energy, Health & Wellbeing, Materials, Management, Transport, Waste, Water, Land Use & Ecology, Pollution, Innovation (scheme-dependent). (BREEAM).

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14
Q

Embodied vs operational carbon?

A

Embodied = carbon from materials/manufacture/transport/construction (and replacements). Operational = carbon from in-use energy consumption. (RICS whole life carbon approach aligns with whole-life stages).

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15
Q

How can QS influence sustainable design?

A

Whole-life costing, carbon-informed option appraisals, procurement strategy, specification impacts (materials/renewables), and advising on cost/benefit and risk. (RICS sustainability expectations; RICS whole-life thinking).

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16
Q

What is whole-life costing?

A

Evaluating total cost of ownership over asset life: capex + opex + maintenance + replacement + end-of-life, discounted if needed. (RICS guidance on life cycle costing / cost management good practice).

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17
Q

Scope 1/2/3 emissions?

A

Scope 1 direct emissions; Scope 2 purchased energy; Scope 3 wider value-chain emissions (materials, transport, etc.). (GHG Protocol terminology widely used).

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18
Q

How does procurement affect sustainability?

A

Determines supply chain engagement, ability to set sustainability KPIs, control of materials, and how performance is incentivised/assured (e.g., targets, reporting). (Good practice + client requirements).

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19
Q

UK net-zero target?

A

UK has a statutory target for net zero greenhouse gas emissions by 2050. (Climate Change Act as amended).

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20
Q

How does sustainability link to cost management?

A

Sustainable options can raise capex but reduce opex/whole-life cost; QS role is to quantify trade-offs, risks, and value. (Whole-life costing + client value).

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21
Q

Nine protected characteristics?

A

Age; disability; gender reassignment; marriage/civil partnership; pregnancy/maternity; race; religion/belief; sex; sexual orientation. (Equality Act 2010).

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22
Q

What does Part M cover?

A

Access to and use of buildings — inclusive access, reasonable provision for disabled people. (Building Regulations Approved Document M).

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23
Q

Purpose of Approved Document M?

A

Practical guidance to meet Building Regulations functional requirements for inclusive access and facilities. (Building Regs guidance).

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24
Q

What is a reasonable adjustment?

A

Changes to remove disadvantage for disabled people, where reasonable in context. (Equality Act 2010 duty).

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25
How can unconscious bias affect teams?
Skews decisions (recruitment, task allocation, stakeholder engagement), harms inclusion, and reduces performance/innovation. *(D&I good practice; RICS conduct: respect and inclusion).*
26
How challenge discriminatory behaviour on site?
Challenge respectfully but firmly, document, escalate via site management and my firm’s HR/D&I process; ensure safety and dignity of those affected. *(Equality Act principles; RICS conduct obligations).*
27
Equality vs equity?
**Equality** = same treatment/opportunity; **Equity** = fair adjustments recognising different needs to achieve comparable outcomes. *(Inclusion good practice).*
28
How can inclusive design affect cost?
Early inclusion reduces retrofits and claims risk; may increase initial provision but improves compliance, usability, and whole-life value. *(Part M; Equality Act; cost planning good practice).*
29
Accessibility features in a school?
Step-free access, ramps/lifts, accessible WCs, signage/wayfinding, hearing loops, compliant door widths/corridors, accessible parking/entrances. *(Part M; relevant school guidance as applicable).*
30
Why is inclusivity important in professional practice?
Legal compliance, public interest, ethical obligation, better outcomes for users, and maintaining trust in the profession. *(Equality Act; RICS Rules of Conduct).*
31
Key principles of CDM 2015?
Manage H&S through design and planning, assign dutyholders, ensure competence, plan/coordinate, provide adequate welfare, communicate and cooperate, manage residual risk. *(CDM Regulations 2015).*
32
Who are dutyholders under CDM 2015?
Client, Principal Designer, Principal Contractor, Designers, Contractors, Workers. *(CDM 2015).*
33
Principal Designer responsibilities?
Plan/manage/monitor pre-construction phase; coordinate design risk management; ensure designers comply; help compile pre-construction information; liaise with PC. *(CDM 2015).*
34
Principal Contractor responsibilities?
Plan/manage/monitor construction phase; produce Construction Phase Plan; site rules; welfare; coordination of contractors; consult workers. *(CDM 2015).*
35
What is a Construction Phase Plan?
Document setting out H&S arrangements, site rules, and risk controls for construction; must be in place before work starts. *(CDM 2015).*
36
What is a risk assessment?
Identifying hazards, evaluating likelihood/severity, implementing controls following hierarchy, reviewing. *(HSWA 1974 + Management of H&S at Work Regs 1999).*
37
Hazard vs risk?
**Hazard** = potential to cause harm. **Risk** = likelihood/severity of harm occurring. *(H&S fundamentals).*
38
If you saw unsafe behaviour on site?
Stop if immediate danger (follow site protocol), inform site supervisor/PC, record observation, and escalate within my firm if unresolved. *(CDM + HSWA duty to prevent harm).*
39
Purpose of a site induction?
Communicates site-specific hazards, controls, welfare, emergency procedures and site rules before access is permitted. *(CDM good practice).*
40
Why is PPE last line of defence?
It doesn’t remove the hazard—only reduces exposure. Controls should prioritise elimination, substitution, engineering/admin controls before PPE. *(Hierarchy of control principle).*
41
What makes an effective communicator?
Clear structure, appropriate tone, active listening, concise messaging, confirming understanding, good records. *(Professional best practice; RICS diligence).*
42
How adapt style for stakeholders?
Tailor depth/format: executives need summaries; technical teams need detail; clients need options, risks, and recommendations with clear assumptions. *(Client care + professionalism).*
43
Describe a challenging negotiation you were involved in.
(template): I prepared evidence (contract clauses, cost build-up, records), defined objectives, explored interests, made reasoned counter-proposals, documented outcomes. *(JCT mechanisms + good QS practice).*
44
What preparation for a commercial meeting?
Agenda, objective, supporting documents (valuations, change register, programme impacts), contract position, BATNA, and clear action list. *(Good commercial governance).*
45
Negotiation strategies in construction?
Principled negotiation, evidence-based benchmarking, packaging issues, trade-offs, and escalation routes where required. *(Best practice).*
46
Positional vs principled negotiation?
**Positional** = fixed demands; **principled** = focus on interests, objective criteria, options for mutual gain. *(Common negotiation theory used in professional practice).*
47
Why follow-up documentation important?
Creates audit trail, reduces disputes, confirms actions/agreements, supports valuation/change control. *(Dispute avoidance good practice).*
48
How manage conflict during meetings?
Stay factual, refer to contract/records, acknowledge constraints, propose solutions, escalate appropriately, keep minutes/actions. *(RICS dispute avoidance principles).*
49
How ensure clarity in written reports?
Consistent templates, plain English summaries, defined terms, clear assumptions/exclusions, version control. *(Professional diligence).*
50
If contractor disputes your valuation?
Review evidence (measurements, contract rates, substantiation), discuss promptly, record positions, agree interim where possible, and follow contract dispute mechanisms if unresolved. *(JCT valuation provisions; dispute avoidance).*
51
What is unconscious bias?
Automatic, unintentional assumptions affecting judgement; mitigated via awareness, structured processes, diverse input. *(D&I good practice).*
52
How Equality Act protects individuals?
Prohibits discrimination, harassment and victimisation relating to protected characteristics. *(Equality Act 2010).*
53
Direct vs indirect discrimination?
**Direct** = treated worse because of characteristic. **Indirect** = neutral policy disadvantages a group without objective justification. *(Equality Act 2010).*
54
Harassment definition?
Unwanted conduct related to a protected characteristic that violates dignity or creates intimidating/hostile environment. *(Equality Act 2010).*
55
Why is diversity beneficial?
Better decision-making, wider perspectives, improved risk spotting, innovation, and stakeholder engagement. *(Good practice).*
56
How promote inclusion in meetings?
Ensure all voices heard, avoid interruptions, rotate roles, clear agendas, accessible formats, respectful conduct. *(RICS conduct: respect and inclusion).*
57
What is your firm’s D&I policy?
(template): It sets behavioural expectations, reporting routes, training, equal opportunity commitments, and supports inclusive culture. *(Firm governance + Equality Act alignment).*
58
If you witness discrimination?
Challenge if safe, support affected person, report via appropriate channels, document, and ensure it’s addressed. *(Equality Act principles + RICS conduct).*
59
Inclusive leadership improves outcomes how?
Reduces conflict, improves retention and performance, increases psychological safety, and improves quality of decisions. *(Best practice).*
60
Why relevant to RICS?
It’s part of acting in the public interest and treating others with respect; central to maintaining confidence in the profession. *(RICS Rules of Conduct).*
61
What is a balance sheet?
Snapshot of financial position: assets, liabilities
62
What is a balance sheet?
Snapshot of financial position: assets, liabilities, equity at a point in time. *(UK accounting basics).*
63
What is a profit and loss statement?
Performance over a period: revenue minus costs = profit/loss. *(Accounting basics).*
64
Turnover vs profit?
Turnover = revenue; profit = surplus after costs/expenses. *(Accounting).*
65
Gross vs net profit?
Gross = revenue less cost of sales; net = after overheads, interest, tax etc. *(Accounting).*
66
Working capital?
Current assets minus current liabilities; indicates short-term liquidity. *(Accounting).*
67
What is a cash flow forecast?
Projection of cash in/out over time, showing liquidity and funding needs. *(Accounting / project cash flow management).*
68
Why is cash flow important on projects?
Even profitable firms fail due to poor cash flow; QS helps manage payment cycles, valuations, and exposure to insolvency risk. *(Commercial management).*
69
What is insolvency and warning signs?
Inability to pay debts when due; signs include late payments, strained supply chain, reduced credit terms, deteriorating accounts. *(Commercial risk awareness).*
70
How assess contractor financial stability?
Review filed accounts, credit reports, cash reserves, current ratio, pipeline, and payment behaviour; consider parent company support. *(Best practice).*
71
How does cost reporting link to business performance?
Accurate forecasting supports decision-making, protects margin, and reduces dispute/claims risk—improving financial outcomes. *(Professional diligence).*
72
What makes an effective team?
Clear roles, shared objectives, trust, communication, accountability, and respect. *(Professional best practice).*
73
Why clear roles/responsibilities?
Prevents duplication/gaps, improves decision speed, reduces disputes and errors. *(Governance best practice).*
74
What is a RACI matrix?
Defines who is Responsible, Accountable, Consulted, Informed for tasks—improves governance. *(Project management best practice).*
75
How do multidisciplinary teams add value?
Integrate design, cost, programme, buildability and risk, improving outcomes and reducing change. *(Best practice).*
76
Barriers to teamwork?
Poor communication, unclear authority, conflicting incentives, poor documentation, or unmanaged conflict. *(Best practice).*
77
How manage personality clashes?
Focus on issues not people, agree behaviours, use evidence, escalate appropriately, keep records. *(Professional conduct).*
78
Why mutual respect?
Supports inclusion, reduces conflict, improves collaboration and performance. *(RICS conduct: respect and inclusion).*
79
How ensure collaboration during VE?
Structured agenda, objective criteria, functional requirements, documented options with cost/quality impacts, agreed actions. *(Cost management best practice).*
80
How does poor teamwork impact cost/programme?
More RFIs, redesign, variation volume, delays and claims—cost and time increase. *(Commercial reality).*
81
Your role in the project team?
Provide evidence-based cost advice, maintain cost control/change governance, support procurement and reporting to enable informed client decisions. *(QS professional role).*
82
Three pillars of dispute resolution?
**Avoidance**, **management**, **resolution** (e.g., early warning, negotiation/ADR, formal procedures). *(RICS dispute resolution guidance concepts).*
83
What is adjudication and when used?
Statutory interim binding dispute resolution for construction contracts; used for payment/valuation/EOT matters. *(Housing Grants, Construction and Regeneration Act 1996 as amended).*
84
Timescale for adjudication?
Typically **28 days** from referral, extendable by agreement. *(HGCRA 1996 / Scheme for Construction Contracts).*
85
What is mediation?
Voluntary facilitated negotiation; without prejudice; aims for settlement without a binding decision unless agreed. *(ADR good practice).*
86
What is arbitration?
Private tribunal process; binding award; procedure agreed by parties. *(Arbitration Act 1996).*
87
What is litigation?
Court process; formal, public, can be lengthy/costly; binding judgment. *(Civil procedure).*
88
What is early neutral evaluation?
Independent evaluator gives non-binding view on merits to encourage settlement. *(ADR approach).*
89
How does JCT deal with disputes?
Provides dispute resolution options including **adjudication** and other procedures depending on contract particulars. *(JCT dispute provisions).*
90
What is “without prejudice”?
Settlement communications protected from being shown to the court to encourage frank negotiation. *(Legal principle).*
91
How can disputes be avoided day-to-day?
Clear instructions, contemporaneous records, early meetings, transparent valuations, prompt issue resolution and clear change control. *(RICS conflict avoidance guidance + best practice).*
92
What is the Data Protection Act 2018?
UK legislation governing personal data processing, supplementing the UK GDPR framework. *(DPA 2018).*
93
Key principles of GDPR?
Lawfulness/fairness/transparency; purpose limitation; data minimisation; accuracy; storage limitation; integrity/confidentiality; accountability. *(UK GDPR).*
94
Rights of individuals under GDPR?
Access, rectification, erasure, restrict processing, data portability, object, and rights around automated decision-making. *(UK GDPR).*
95
What is personal data?
Any information relating to an identified/identifiable person (name, email, ID numbers, location data, etc.). *(UK GDPR).*
96
What is special category data?
Sensitive data (health, biometric, racial/ethnic origin, religious beliefs, etc.) needing higher protection. *(UK GDPR).*
97
What is a data breach?
Security incident leading to accidental/unlawful destruction, loss, alteration, unauthorised disclosure or access to personal data. *(UK GDPR).*
98
How should confidential information be stored?
Access-controlled systems, least privilege, secure sharing, version control, encryption where appropriate, and documented retention. *(Firm protocols + UK GDPR integrity/confidentiality).*
99
If you accidentally email personal data incorrectly?
Report immediately to data protection lead, attempt recall, notify recipient to delete, record incident, assess risk, and escalate for ICO notification if required. *(UK GDPR breach management duties).*
100
Why is data protection important in construction?
Projects contain personal data (staff, residents, stakeholders); breaches create legal, reputational, and contractual risk. *(UK GDPR + professionalism).*
101
How does your firm manage secure access?
Role-based access controls, permissions, audit trails, and approved sharing platforms; only authorised personnel access controlled files. *(Internal protocols + accountability principle).*
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