1
Q
What is radon
A
Radon gas occurs in certain igneous rocks and soils. It is radioactive and contributes to cancer, over 1000 deaths pa in UK. HSA has a risk map.
2
Q
Can you tell me about any Climate Change Conventions or Protocols you are aware of? What targets did one of these set?
A
Kyoto Protocol (1997) – Developed nations to reduce emissions by 5% below 1990 levels.
Paris Agreement (2015) – Global commitment to limit warming to below 2°C, ideally 1.5°C.
3
Q
What are the most recent EU / UK targets relating to sustainability?
A
UK NZC by 2050, with a 68% cut by 2030 (vs. 1990 levels).
4
Q
Can you give me an example of a sustainable design feature?
A
An air source heat pump, LEDs, CLT, Green roofs, MMC and Solar panels.
5
Q
What are the Minimum Energy Efficiency Standard (MEES)?
A
2023 min EPC E. 2027 C and 2030 B
6
Q
MEES exemptions?
A
- Listed buildings
- Temporary structures
- Places of worship
- Buildings under 50m2
- 7 year rule
- All improvements made
- Where it would devalue the property
- New landlord 6m grace
7
Q
MEES FINES
A
- Fines up to £150,000 or 20% of its rateable value
8
Q
What is an EPC?
A
- An energy performance certificate that measures the carbon emissions of a building.
9
Q
What is included in an EPC?
A
- Energy rating, recommendations for improvement, and estimated energy costs, assessor’s name.
10
Q
Name a type of business plan?
A
- Strategic - mid to long term goals
- Departmental - focus of team
- Operational - key objectives and how
- Corporate - Strategy employees will take to meet the company mission
11
Q
Name ADR process?
A
- Mediation
- Adjudication
- PACT
- Expert Determination
- Arbitration
12
Q
Where would you find the mandatory RICS requirements for identifying conflicts of interest?
A
RICS PS COI Global jan 1st 2017
13
Q
What are CPD requirements?
A
20 hrs per annum
50% formal
Record on RICS platform
14
Q
What are RICS rules of conduct
A
Members and Firms must:
1. Be honest, act with integrity, and comply with their professional obligations.
2. Must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
3. Provide good-quality and diligent service.
4. Treat others with respect and encourage diversity and inclusion.
5. Must act in the public interest, take responsibility for their actions, and act to prevent harm and maintain public confidence.
15
Q
What are RICS firms obligations?
A
- Publish compliant procedure, adhere to ADR, and keep a log.
- Adequate professional indemnity.
- Sole principals must have a succession plan. LOCUM
- Cooperate with RICS
- Disclosure of information to Standards and Regulations board if requested.
- Display RICS designation.
- Report breaches as per the rules of conduct.
16
Q
What processes need to be in place if you handle clients money?
A
- Separate account, labelled client including bank account name.
- Clear segregation of duties.
- Appoint a principal to oversee the accounts
- Principals can not override controls.
- Training of staff, ensuring staff competence and absence cover.
- Secure data and accounting system
- Accessible funds.
- Agree terms and conditions
- Account must not be overdrawn
- Maintain client ledgers and provide a running balance.
17
Q
What does a compliant procedure include
A
- Written and published
- Include redress method
- Issued with Terms of Business
- It must be clear, transparent, impartial and free of charge
- Nominated investigating person must be stated
- Investigated within 28 days
- Keep a log
- Advise PI of complaint
ADr
18
Q
Min levels of PII
A
100,000 or less - £250,000
100001 to 200,000 - £500,000
200,001 + - £1,000,000
19
Q
What are the Bribery Acts main principles?
A
Offence to make or receive a bribe. Offence to bribe a foreign public official. Offence for a Corporate body not to prevent bribery.
20
Q
What is run off cover?
A
- Retroactive insurance cover for after the business cesses
- must be in place for 6 years after the business ends
21
Q
How long can a PII claim arise after the work is undertaken?
A
· 6 years from action, or 3 years from client becoming aware up to 15years from action (longstop) as set out in the Limitation Act 1980
22
Q
Example when I acted with integrity
A
Spamedica title dispute. Paused negotiations to protect LL interest.
23
Q
Example of high standard of service
A
FM issues during AM visit at Sturminster.
24
Q
Example of when I promoted trust in profession.
A
Take time to ensure tenant understands HoT, sharing RICS Code for Leasing Business Premises 2020.
25
Explain the key steps you would take if you decided to set up in practice as a sole trader after qualifying.
Inform RICS, comply with RICS regulations
Arrange a designated responsible principle (me if I am a sole trader)
Secure PII, building, public liability, employer’s insurance, including run-off cover
Arrange locum cover for when I am ill or on leave.
Create and publish a complaints procedure
Set up discrete named accounts, if I will be handling client’s money
Ensure I and my staff or competent and supervised as needed
26
What would you do if you were asked by a client to reduce a fee proposal to win new work?
I would review the scope of services to ensure the original fee was true reflection of the time, expertise and risk involved. · If there was flexibility without compromise, then I would potentially look to negotiate with the client.
· If not, I would decline, as I will not compromise quality to undercut the competition.
27
What would you do if you became suspicious that a client was involved in money laundering/terrorism or fraud?
- Don’t tip off
- Pause, report and record
28
Tell me about your negotiating style.
I am ethical and collaborative and balance commerciality and clients goals.
29
Under the Bribery Act what are the six principles a firm should have in place to prevent bribery?
1. Proportionate Procedures
2. Top-Level Commitment.
3. Risk Assessments.
4 Due Diligence.
5 Communication.
6 Monitoring & Review.
30
What is a balance sheet and what is its purpose
Shows what is owned and owed by the business. Does it have enough resources to cover its liabilities.
31
What is a P& L?
Shows income, expenditure and profitability of firm. Can they pay the rent.
32
What is the Profits Rule?
Profit should be consistently 3x the rent for a good covenant strength.
33
What are the 6 steps for handling personal data under the Data Protection Act 2018
* Clear use. Collect for specified, explicit and legitimate purposes
* Stored only as long as necessary
* Handled securely
* Data kept accurate and up to date
* Data must be adequate, relevant and limited
* Process data, lawfully, fairly and transparently
34
What are an individuals rights under the Data Protection Act 2018
1. Access
2. Restrict processing
3. Data portability
4. To erasure
5. Care in automation and profiling
6. Retification
7. To be informed
8 To object
35
What are the 9 protected characteristics
Age
Race
Regilion/Belief
Disability
Gender reassignment
Sex
Sexual orientation
Marriage/Co-habitation
Pregnancy/Maternity
36
What data security process do you use?
1. Passwords
2. Share points
3. MFA multi factor authentication
4. Restricted access
5. Firewall drive for sharing externally
6. Dealrooms
37
What should you do in the event of a data breach?
Report it my compliance officer who will report it to the ICO with 72 hrs
38
Data breach fine
Fines up to £17.5m or 4% of turnover
39
Give me an example of how you ensure that data is kept securely.
* Use of encrypted laptops and secure cloud storage.
* Shred hard copies when no longer required.
40
Can you tell me about the retention of files and the Limitation Act 1980?
* 6 years for simple contracts
* 12 years for deeds
* RICS recommends 15 years
41
What is a firewall?
* A security system that monitors and controls network traffic, preventing *
42
What health & safety legislation are you aware of?
* Health & Safety At Work Act 1974
* Construction (Design and Management) Regulations April 2015
43
* Duty of employers to protect their employees and non-employees at work, through active H&S policy, training and reporting procedures where reasonably practicable.
* Duty of employees to take personal care of their actions.
44
What are the penalties under current health & safety legislation?
* Enforcement Notices: Improvement (make right) & Prohibition (stop)
* Unlimited Fines
* Disqualification of Directors
* Criminal prosecution from 2 years to corporate manslaughter.
45
What are 4 key element of Surveying Safely 2018
it places emphasis on the “safe person” concept, dynamic risk assessment, lone working protocols, and reporting procedures.
46
What is Asbestos
* Asbestos is a naturally occurring rock mineral that has heat- and fire-resisting properties. It has been used extensively worldwide in a wide range of building materials. Asbestos fibres can cause a range of lung-related disorders and other disorders when the fibres are inhaled
47
What do the RICS Rules of Conduct say about avoiding conflicts of interest?
-Conflicts should be identified and managed as early as possible
-Services should be withdrawn unless written informed consent is obtained, you still retain the ability to provide diligent service, and an information barrier is in place.
48
What is Alternative Dispute Resolution (ADR)?
It is an alternative to litigation and includes Mediation, Adjudication, Independent Expert and Arbitration.
49
What is the difference between an arbitrator and an independent expert?
An arbitrator reviews the evidence submitted by both parties to provide a binding decision. The arbitrator cannot be sued and is governed by the Arbitration Act 1996.
* An independent expert reviewed the evidence submitted by both parties to provide a binding decision but also considers their own knowledge and experience. The IE can be sued and is governed by the lease.
50
Can you tell me about mediation?
* Mediation is neutral and facilitates discussion between two parties to come to a mutual decision. It is confidential, informal, without prejudice and non-binding.
51
Can you tell me about adjudication?
Adjudication is where a third party determines a resolution usually used in construction disputes, pay now argue later.
52
What do you understand by the term Generally Accepted Accounting Principles (GAAP)?
* General Accepted Accounting Principals is a framework of UK accounting standards.
53
Which accounting reporting framework do public limited companies have to comply with?
* IFRS - international financial reporting standards
54
Tell me three ways you ensure that clients’ money is handled properly.
* It should be held in a discrete named account
* It should not be used other than for the specific purpose
* The staff should be trained and adequately supervised.
* Adherence to RICS guidance.
55
What RICS guidance or Schemes do you adhere to when handling clients money?
* RICS Client Money Handling Rules 2019
56
What does a balance sheet show a landlord?
Whether what a firm owns offsets, what they owe
57
What does a P&L show a landlord?
If they are consistently making a profit and can cover the rent.
58
What does a cash flow statement show a landlord?
Do they have cash to cover the rent
59
What is legionella?
It's a water born bacteria that causes lung disease.
60
What are the conditions needed for legionella to grow?
Temps 20_45c
Stagnant water
Food sources
61
What temperature should water be heated to to prevent legionella
60c standard
65c medical setting
62
How to prevent legionella
Keep water below 20 or above 60 (65 in medical centers.
Remove dead legs.
PPM and audit trail ( flushing, cleaning, water treatment, inspection, plan)
63
What are the fines and penalties under the Bribery Act 2010
Unlimited
Criminal offence
64
What are the fines and penalties under AML regulations
Proportional to offence
Criminal offence
65
What is PEP
Politically exposed person, such as MPs supreme Court members.
66
What is the name of the most recent RICS AML legislation
Countering financial crime, bribery, corruption, money laundering, terrorist financing and sanctions violations. PS Global 2025
67
How do you ensure compliance with the RICS Rules of Conduct?
I ensure compliance by regularly reviewing the RICS Rules of Conduct 2022 and completing CPD activities. I have also reviewed my firm’s complaints policy and am familiar with the RICS Countering Bribery and Corruption, Money Laundering, and Terrorist Financing regulations (2019). I always act professionally, with integrity, and treat others respectfully.
68
Can you provide an example of how you managed a situation involving professional integrity?
During my valuation rotation at Cushman & Wakefield, I was based at a branch that did not manage healthcare properties to avoid any conflict of interest with our competitors’ work.
69
How do you handle situations that are beyond your area of expertise?
Denton
70
Can you provide an example of how you resolved a client issue?
Narberth Service Charge
71
How do you ensure high standards of client care?
Regular client contact. Act in a professional, polite manner. Take time to understand the client/tenant's needs. Be familiar with the compliant policy.
72
How do you adapt your communication style to suit different audiences?
Avoid technical jargon, use Executive Summaries, tailor communication method and style to client (email or call or messages). Face to Face - Easement
73
How do you manage disputes?
Open regular communication. Awareness of complaint procedure and ADR
74
Can you provide an example of a negotiation you managed?
I follow the RICS Valuation Global Standards 2025 (Red Book) and the Valuation of Medical Centres and Surgery Premises (April 2025).
75
Can you provide an example of a valuation you conducted?
Can you provide an example of a valuation you conducted?
76
77
What is the Merret v Babb case?
Mr Babb acted as a valuer for Merret. His firm went bust and he remained personally liable. Emphasis the importance of Pii run off cover
78
What was the Carsberg Report
Indepth review of Rics governance
79
What did the Carsberg Report recommend
1. Implementation of a conduct board
2. Rics should regulate firms as well as members
3. Review of CPD
80
What are the maximum PII excess levels?
Turnover up to £10m its £10,000 or 2.5%
Otherwise it's unlimited
81
What are the 5 principles of better regulation (ethics)?
Proportional
Accountability
Consistency
Targeting
Transparency
82
What information does a firm need to submit to Rics on an annual basis?
It's an annual return done online.
Failure to do so incurs a fixed penalty
It includes:
Type of business and staffing
Nature of clients
Training provision
Complaint handling
PI
Client money
83
What does GDPR stand for
General Data Protection Regulations
Mandatory
flashcards
Decks in class (4)
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