1
Q
Have you heard of the CSS (Considerate Construction Scheme)?
A
Scheme is an independently managed, non-profit organisation that works side-by-side with the constructio industry and the public to raise standards and build trust.
2
Q
Do you know what fixed assets and current assets are?
A
Current assets are short term assets which are held for less than a year e.g. cash and cash equivalents, inventory, accounts receivable.
Fixed assets are typicall long term assets held for longer than a year e.g. vehicles, property, office furniture.
3
Q
Section 13 of the 2020 Act - does the definition of the MCC get altered?
A
Yes, the definition changed as per section 13 of the act -
means any relation to any lands and heritage a change of circumstances affecting their value and includes any alteration to the NAV/RV by the LVAC/VAC or lands tribunal for any comparable lands and heritages but doesnt include any changes in the rent of the lands and heritages or in the level of valuations generally or in the value of lands and heritages generally.
4
Q
What is some MCC Case Law?
A
Schuh v Glasgow: confirmed that a downturn/fall in rental value does not constitute MCC and fluctuations in economy is not a MCC.
Mercat v Fife: Importance of a fixed tone date, and that a material change is only one after the roll has been made up i.e sent to the rating authorities.
Tesco v Fife: a new shop does not constitute MCC as typical of ebb and flow of market.
5
Q
What is BREEAM and what does it do?
A
Building Research Establishment Environmental Assessment Method - neasures the sustainability of buildings (pre and post construction). Measured from unclassified all the way up to outstanding.
6
Q
What is the time limit for Run off cover?
A
For consumer Run-off cover - 6 years.
7
Q
What are the types of investment methods of valuation and when would you use them?
A
Term and reversion - under rented properties
Hardcore/layer method - over rented properties.
Discounted cash flow - where there are lots of different income streams coming in at different times.
8
Q
When do NAV and RV differ in the roll?
A
- In subjects where there is perhaps an apportionment e.g. guest houses. It’s net annual value includes all the property’s bed spaces, however, its rateable value will only include those bed spaces used for commerical use. Althouh I don’t have experience with the valuation - I am aware minerals are also subject to derating which means their NAVs and RVs can differ.
9
Q
Whats the stages to the DRC valuation?
A
- Estimated Replacement Cost (ERC)
- Adjusted Replacement Cost (ARC)
- Land Value
- Decapitalisation
- Stand back and Look
10
Q
What are the decap rates and where do you use them?
A
4.6% for most public buildings, however 2.9% for those used for education establishments, healthcare establishments, and religious establishments
11
Q
Who is PII there to protect?
A
Both the individual/firm that the claim is made under but also the client. It is there to ensure no one is left out of pocket if funds were unable to be met through other resources.
12
Q
What do you do with additional funds in a client account if you couldnt locate the funds? And what is the time period?
A
Donate to charity. If unidentified for over 3 years.
13
Q
Talk me through stages of your unum quid decisions?
A
I looked to the tests for unum quid for guidance and into case law and also looked to rateable occupation. I looked to see if the properties were geographically seperate, if they were functionally independent, looked at the terms of letting, if the units were capable of being seperately let and what the actings and intentions of the ratepayer was.
14
Q
What are the tests for unum quid?
A
-Geographical Test
- Functional Test
- Terms of letting
- Capability of being seperately let
- Actings and intentions of the ratepayer
15
Q
What is some case law for unum quid?
A
- the bank of scotland v Assessor for Edinburgh (interconnection)
- Woolway v Mazars (common areas - not binding in scotland as english case, however lots of scottish case law used to come to decision)
- Royal Insurance Company - Actings and intentions of the ratepayer.
16
Q
What would you do if a property had multiple people living in it, would you advise a single entry, multiple in the Council Tax List or entry in the non domestic rolls? What are the tests?
A
I would look to firstly see if the property has a HMO - prior to new regs set out in 2023 HMOs may have been subject to multiple entries on the council tax List. However since 2023 HMOs are now to be entered as one entry in the roll. Seperate lease agreements. However, on NDR if exempt in Schedule 2 - i.e. care homes where no part is the sole or main residence of the workers.
17
Q
What would you do prior to going on survey? Whats the loan working procedure?
A
I would ensure I had carried out a risk assessment, I would esnure I had all the relevant equipment such as a pen, paper, measuring devices, id card and the appropriate PPE. Internal policy means that when going on survey a survey partner is required when visiting a site. If I were to do a driveby survey to check on the progress of any running roll this would be ok to undertake alone as long as I was meeting no one on site.
18
Q
What would you do if someone wanted to complain?
A
I would refer them to our internal complaints prodecure and advise them when a complaint can and cant be made. I would advise that at stage one that we aim to resolve the complaint within five working days and if refered to stage 2 will be dealt with within 20 working days.
19
Q
What would you do when inspecting any plant and machinery during industrial survey?
A
I would take notes of all the plant noted and all measurements of plant. I would also take photographs if able to have a source of reference after the inspection as if I don’t know what something is I can always have a photo there for reference and as someone with more knowledge. As different types plant can me measured for valuation differently I would ensure I took as many sizes as possible.
20
Q
What is the plant and machinery act and the different classes?
A
The Plant and Machinery Regulations 2000:
Class 1: Power
Class 2: Services
Class 3: Transportation
Class 4: Structural
21
Q
Where do you find Assessors rights to amend the Council Tax bands?
A
The Council Tax (Alteration of Lists and Appeals) Regulations 1993.
22
Q
What advice would you give to someone that had just bought a house and had been served a new notice?
A
I would advise them that they have six months from the date they became the taxpayer to lodge a proposal if they feel the banding is wrong. I would advise them to look at similar properties firstly within their development. if the house was built before or around 1991 to look at the selling prices of these properties. If built after 1991, to try and identify similar properties and their selling prices as at 1991.
23
Q
Whats the difference between financial accounts and management accounts?
A
Financial accounts that are accounts that are published e.g. for tax purposes to HMRC. Management accounts are accounts only used internally - likely to measure to performance of the firm.
24
Q
What do you do to prepare for a hearing at LTC?
A
I ensure I gather and report on all the necesary evidence. For example, writing a statement of evidence which answers all the appeallants grounds and report on the evidence in which I have found which supports my claim. Further, I’d ingather photogrpahs of comparable properties, a table of comparisons used and floor plans, site plans. I would provide these documents 14 days prior to the hearing. If the appeallant had submitted any documents I would also thoroughly read these before appearing before the tribunal.
25
How long does a new owner have to appeal their RV?
4 months.
26
What are the stages of a propsal after its been deemed complete?
The Assessor has prescribed dates to dispose of proposals. As such a Proposal Determination Notice will be sent to the proposer informing them of the date a decision will be made on their proposal (this has to be sent 70 days before the date of the PDD along with a written statement whereby the assessor aknowedges and responds to grounds in the proposal - the assessor however does this 105 days before the PDD). I would engage in discussion to try and resolve the proposal prior to the determination date. However if no agreement was made I wad supply my DN and the proposer would have 28 days (+2) to appeal this decision to the First tier-tribunal for Scotland.
27
What are KPI's?
Key Performace Indicators - they measure how well the company is performing with regards to their main goals and aims.
28
What would you do if surveying a car wash and the owner offered you a free wash?
I would politely decline, however even though i declined I would ensure I recorded this in my company's gifts register.
29
When in the Assessors would you use Profit (receipts and expenditures) method of valuation?
Although it is not something I have undertaken myself and I would have to refer to a senior member of staff if a valuation was to be undertaken I am aware that subjects such as fixed line telecommunications, custodials and caravan parks are valued on this basis.
30
How are licenced premises valued? How do you consider the turnover? How do you work out the multiplier?
They are valued on the comparative method of valuation. If a new subject entering the list will not have turover so compare like for like for similar properties to obtain the hypothetical acheivable turnover and you would apply the appropriate multiplier. If at revaluation you use actual turover with multiplier - multiplier calculated by using rented subjects = rent/turnover.
31
What is a residual valuation?
A valuation that is typically used for land or property with development potential - the output is the market value of the land.
32
What margin of profit would the developer expect in a residual valuation?
Usually around 20%, however this does depend on the level of risk associated with the development.
33
what is the difference between NIA and IPMS 3 office in relation to balconies?
In IPMS 3 office balconies are included in the measured area whereas in Net Internal Area balconies are excluded.
34
What do you have to include when reporting measurements?
Which base of value you have used - for example, gross external area or IPMS 1 etc.
35
What other measurement value would you use?
This would depend on what is being measured - for property this is usually m2, howver plant can be done on linear m, volume.
36
Can you give me three rules of conduct?
- Members and firms should act with honesty and integrity and comply with their professional obligations, including obligations to RICS.
- Members and firms must maintain their professional competence and ensure services are provded by competent individuals who have the necessary expertise.
- Members and firms must provide a good quality and diligent service.
- Members and firms must treat eachothers with respect and encourage diversity and inclusion.
- Members and firms must act within the public interest, take responsibility or their actions and act to prevent harm and maintain public trust in the profession.
37
What does inclusive environemnt mean to you?
Ensuring that all service users are treated equally and encourage diversity. All employees/members of the public feel accepted, comfortable and able to use services and everyone is given the same access to opportunities.
38
What does sustainability mean?
Meeting the development needs of today without compromising the development needs of the future - Brundtland Report 1987.
39
What sustainability measurement method is there?
BREEAM - which the Building research establishment environmental assessment method - it assesses new buildings over a range of categories for sustainability and is ranked from - unclassified to outstanding depending on their score.
40
When can you alter the council tax list?
- after successful proposal or appeal
- if the assessor has deemed that a different council tax band should have been attributed to the property
- if there has been a material increase and a subseuqent sale
- if there has been a material reduction
41
What legislation lets you alter the Council Tax List?
the Council Tax (Alteration of Lists and Appeals) Regulations 1993
42
Can you give me any case law regarding the Assumptions?
Portnalong case (Mcleod v Highland) - held that if the property retains all the physical characteristcs of a dwelling it must be entered on the council tax list and subject to the assumptions - one of which is reasonable repair.
43
What is fair value?
It is normally the same as that of market value, however normally the value of an asset changing hands between two parties and not on the open market - value is that as at the measurement date.
44
Where do you get yields from?
Rental value/capital value x 100
45
What is the roll of the expert witness?
To provide evidence to the tribunal or court - the duty of the expert wintess is to that of the tribunal and courts and takes precedent over any duty to the client.
46
What advice would you give to an agent if the LTC upheld the valuation?
I would advise that they can appeal to the first tier tribunal or if they were concerned that a point of law was interpretated wrongly they could appeal to the Upper Tribunal.
47
What guidance is available from the RICS?
Surveying safely professional standard, 2nd Edition.
48
What steps would you take to set up a business?
- ensure I had a business plan in place
- ensure I had the relevant PII cover
- ensure I had a complaints procedure
- ensure I registered under RICS.
- ensure I set up a client money account in line with the client money protection scheme rules.
- Employers Liability Insurance
- Public Liability Insurance
- register for RICS registered status
- Appoint a responsible principle.
49
What is PII?
Professional Indemnity Insurance - ensures a client, firm or individual does not incur financial loss if they bring about a claim or a claim is brought upon them.
50
What are the levels of PII cover?
If turnover in the year preceding is less than £100,000 minimum limit is £250,000. If turnover in preceding year is between £100,000 and £200,000 minimum limit is £500,000 and if turonver in the preceding year is over £200,000 the minumum limit is £1,000,000.
51
What are profits and loss accounts?
Accounts that demonstrate the performance of a company at a specific time. The simple equation is Revenue - Expenses.
52
When would a valuer need to be able to understand these?
- If setting up their own business
- If valuing a subject on the profits method of valuation
- if carrying out customer or enhanced due diligigence to mitigate from taking on clients at high risk of money laundering e.g. PEPs.
53
How many council tax bands are there?
8
54
What are the extents of the council tax bands?
A: Up to £27,000
B: £27,001 to £35,000
C:£35,001 to £45,000
D: £45,001 and £58,000
E: £58,001 to £80,000
F: £80,001 to £106,000
G: £106,001 to £212,000
H: >£212,000
55
What date would you drop the band if it was to be dropped in error?
The date from which it entered the list.
56
What is the definition of NAV?
The rent at which land and heritages might reasonably be expected to let from year to year if no grassum or other consideration other than the rent was payable in the terms of the lease and on the assumption that the tenant undertook to pay all rates and bare the cost of all insurance and repairs, if necessary, in order to maintain the lands and heritages in a state to command that rent.
57
What is tone of the roll?
As per section 15 of the 1966 Act - tone of the roll provides that the Assessor is bound by the rental evidence as at a specified date to govern the level at which the values of lands and heritages should be entered on the roll for the whole of the period that the roll is in force.
58
What are the tests for unum quid?
Geographical
Functional
Terms of letting
Capability of being separately let
Actings and Intentions of the Ratepayer
59
What IPMS covered residential property?
IMPS 1
60
What do you exclude in GEA?
External balconies, canopies, void areas, garden sheds, greenhouses etc
61
What do you look out for when going on survey?
desk investigation prior (risk assessment, purpose of survey, obtain floor plans, ensure disto is calibrated and working, ensure I have PPE). On site - look to the location of the subject (are there comparables?), external construction, roof, access, car parking, internal construction, floor construction, P&M?
62
Explain a term and reversion valuation?
Used for investment method of valuation whereby value dervied from properties receiving an income. Term and reversion is typically used for under rented properties in order to derive a market capital value. Term element has an ARY applied to it derived from market comparables. The reversion tends to use a yield at 0.5/1% higher to highlight that the level of risk is greater once the term has ended as their is no guarantee this new 'rent' will come to fruition.
63
What do you understand about the hierarchy of evidence?
Some kinds of evidence should take precedent over the use of some others, e.g. direct comparables i.e. direct transactional evidence from relevant comparables is best. Followed by general data market data, e.g. databases, indices, older data. Followed by other sources e.g. transactional evidence from less direct comparisons and background data (interest rates).
64
How many principles are there in GDPR?
Seven, including:
Lawfulness, fairness and transparency.
Purpose Limitation
Data minimisation
Accuracy
Storage Limitation
Integrity and Confidentiality
Accountability
65
Isn't all data confidential?
No, for example public information is not protected under GDPR security laws. E.G SAA publishes the RVs and CT Bands of all lands and heritages and this is publicalt available information.
66
Could you divuldge data to Joe Bloggs on the Street?
Depends what data - is it personal data or not publically available public body data - no. If it is data that can be freely found and is publically available then yes.
67
How do you keep data secure?
- secure systems
- two factor authentication
- think twice
- ensuring emails are filed accordingly and do not sit in inbox
- remove any data in accordance with the RVJB retention schedule
68
How do you deal with a bribery situation?
Never under any circumstances (unless there is a threat to life) accept a bribe.
69
What RICS documentation covers Bribery?
Countering Bribery, Corruption, Money Laundering and Terrorist Financing.
70
Is it always appropriate to escalate to management straight away?
Is there a langauge or cultural barrier? Are you misreading the situation - if so, clarification is definitely necessary. Sometimes this is not appropriate if it is clear a bribe is being asked of you. In that instance I would always escalte to management straight away.
71
What code of conduct is bribery?
Rule 1: RICS members and firms must act with honesty and integrity and fulfil all of their professional obligations, including those to RICS.
72
You mention you have an awareness of the equality act, can you name two of the protected characteristics?
Any two of:
Age,
Race,
Religion,
Sex,
Gender Identity,
Disability,
Marriage Status,
Maternity,
Sexuality
73
You mention in your submission GDPR, what is this?
General Data Protection Regulations - came into force in 2018 to ensure that indviduals had more control over how their data was being stored and used.
74
Can you name some of the types of asbestos?
Blue - Crocidilite
Brown - Amosite
White - Chrysotile
75
Which of the types of asbestos is most dangerous?
Either blue or brown
76
Where would asbestos normally be found?
Typically older buildings - specifically insulation in old industrial properties. Further popcorn textured ceilings popular befre 1978 likely also have it.
77
What documents might you find on site with asbestos?
- Asbestos Register
- Asbestos Management Plan
78
Can you give me an overview of the health and safety at work act 1974.
- Employers are responsible for the safety of their staff and have to put in place the proper facilities and precuations in order to meet these standards.
- however, an individual is responsible for their behaviour regarding health and safety and has to adhere to the precuations and systems that their employer has put in place.
79
You are inspecting an industrial unit, what precuations do you take?
Firstly understand the purpose of the survey and the stage of works. Also find out what the nature of the business conducted in the property is? Is there lots of heavy machinery, are their lots of industrial processes taking place? As such, identify the correct PPE before going on site. Also liase with the site manager to understand if there is anything else that should be noted.
80
Talk me though your approach to inspection?
-desk survey (purpose of valuation, look at planning/building warrants/identify hazards/acquire any plans and familiarise myself with the property including its site and location and its history).
- When on site I would look externally to internally - location, access, car parking, external construction, roof, internal construction, flooring, are there any in-span offices, is there any P&M?
81
What is the purpose of documents such as Code of Measuring Practice ans International Property Measuring Standards?
Aim to ensure property measurement is more concise, uniform and understood on a global scale as this allows for better symmetry across countries and cultures.
82
What is the definiton of net annual value and where would I find this?
Found at the 1956 Act - the rent at which lands and heritages might reasonably be expected to let from year to year if no grassum or other consideration other than the rent was payable in the terms of the lease, and on the assumption that the tenant undertook to pay all rates and bare the cost of insurance and any repairs, if necessary to maintain the lands and heritages in a state to command that rent.
83
Explain what is the unit of valuation?
In simple terms what makes up an entry on the roll or on the council tax list. It is the entity that requires to be valued, and in terms of rating there are a number of tests and cases that allow the assessor to determine the unit of valuation. (must not exceed the unit of occupation).
84
Can you talk me through the stages of a contractors valuation?
- Estimated replacement cost (ERC) - Cost of modern equivalent (taken from actual costs)
- Adjusted replacement cost (ARC) - cost after any adjustments for any obsolesence.
- Land - calculation of land value using bona fide actual costs or from comparitive sales of land.
- Decapitalisation - turning the capital value into a rental value (2.9% and 4.6%).
- Stand back and look (does the valuation look correct? are any further adjustments required? (ebdon)).
85
What were the main recommendations of the Barclay Review?
- 3 yearly revaluations
- two tier non domestic proposals system
- change in scu legislation (70 days - now nights)
- reintroduction of public parks
- Introduction of business growth accelerator/marks
- civil penalties.
86
What are the civil penalties?
Issued whereby the Assessor does not receive the requested information within the statutory time limits. After 28 days - level 1: £200 or 1% rateable value. After 42 days £1,000 or 20% rateable value. After 56 days £1,000 or 50% rateable value.
87
What are your powers for entry for NDR?
Can be found in the Local Government (Scotland) Act 1975 - Assessor can enter ND property after 24 hours notice.
88
There are two decap rates, can you advise what they are and who they apply to?
2.9% - religious, educational or healthcare establishments.
4.6% - other contractors properties.
89
You inspect a subject for amending the valuation roll, it has been extended, without PP or BW and the ratepayer advises that it was complete on 1st February 2023 and you inspect it today (3rd May 2023) what effective date do you use?
The extension cannot be refelcted in the roll at this point as it was completed prior to the physical circumstances date of 15th March.
90
You stated in an earlier answer that planning use is insignificant in valuing a subject for rating, I would go further and say it is irrelevant are you aware of any case law to this effect?
Happy Feet
91
You state you advise ratepayer who are unrepresented in appeal proceedings? Are you insured to do this?
No the Assessor is not insured to advise in terms of giving the ratepayer options with what to do. The Assessor can only 'advise' in terms of what the legislation or statute says and what this means. However, does not make any recommendations or 'further steps'.
92
What are the council tax assumptions?
The property was sold with vacant possession.
The property was sold with no heritable securtity.
The size and layout and physical state of the locality is the same as at the date of the valuation.
The dwelling is in a reasonable state of repair.
The common parts are in a reasonable state of repair.
There is no development potential other than that of permitted development
The property is restricted to use as a dwelling.
93
A landlord buys a portfolio of flats, all with sitting tenants, does the landlord have a right of appeal?
In terms of challenginf the banding - no, however if they thought the property had been entered at the wrong date they could appeal this.
94
You inspect a subject where people are living in individual rooms, can you advise the considerations where this would be a single entry, multiple individual entries on the valuation roll?
I would look first to the Council Tax (Dwellings and Part Residential Subjects) (Scotland) Regs 1992 and look to schedule 2 exclusions to the ct list - in this instance properties such as womens refuges and care homes would be entered on the valuation roll. In terms of council tax entries - I would look at any lease agreements that may be in place - especially for those HMO properties. In most cases, I would still be of the opinion that these should be entered as a single dwelling. However, if the room is a self contained unit whereby it has its own toilet and kitchen facilities it may be banded as one unit.
95
You inspect a domestic subject, which has to former commercial garages adjoining a domestic property and they are used for maintaining classic cars. How are these treated in Valuation? Any case law?
96
I am looking out my window and can see a number of garages, some domestic and some operating with businesses from them. They are all on the Council Tax List, should I as a member of RICS be alerting someone to this?
Yes, rule 1 - act with honesty and integrity and fulful professional obligations, including those to RICS - professional obligation working on behalf of the Assessor is ensuring the CT LIst and VR is maintained and up to date, as such in order to fulfil this duty I should be altering the member of staff overseeing this area that this should be investigated.
97
What are the five rules of conduct?
1. Act with honesty and integrity and fulfil all professional obligations, including those obligations to RICS.
2. Members and firms must act within their competence and ensure members are not acting outside their expertise.
3. Members and firms must provide a good quality and diligent service.
4. Members and firms must treat eachother with respect and encourage diversity and inclusion.
5. members and firms must act within the public interest and take resposibility and maintain public confidence in the profession.
98
Have you ever been offered a bribe?
No, I have been fortunate enough that I have thankfully never found myself in that situatino.
99
Are you aware of any upcoming or recent changes to RICS?
- New Red Book 2025 (New VPS 5 - Valuation Models)
- PII changes July 2025
- Update to code of measuring practice
100
What are the PII thresholds?
If you have a turnover in the preceding year of up to £100,000 - min limit is £250,000.
If you have turnover in the preceding year between £100,000 and £200,000 - min limit is £500,000.
If you have turnover in the preceding year over £200,000 - min limit is £1,000,000.
101
If you were to set up a new business tomorrow what would you require?
- inform rics you intend to set up a firm
- PII
- complaints handling procedure
- client money account
- employers indemnity insurance
- public indemnity insurance
102
Are there any exemptions from the Red Book?
- providing agency or brokerage service in acquisition/disposal for one or more assets.
- providing valuation advice in preparation for or during negotiations or litigations, including where valuer acting on behalf others, representing their interests
- acting or preparing to act as an expert witness
- performing statutory functions
- providing valuations to a client purely for internal purposes, contractual terms that exclude valuers liability, and without communication to a third party.
103
What is the difference between an exemption and an exception from the red book?
Exemption is specifically stated in the Red Book, where red book valuation is not required. Exception is a deviation from the mandatory sections of the red book that has to be explicitly stated and justified.
104
Can you explain what Tone of the Roll is?
Found in Section 15 of the 1966 Act, the Assessor is required to value properties at an as date prescribed in statute. For example, for the 2023 Revaluation the Assessor was required to look at property rents and costs at 1st April 2022. If a new property enters the list after this date, the available evidence should be used to ensure the level of value as at the tone date is obtained and entered on the roll.
105
Do cumulo entries attract a quantum allowance?
No, cumulo entries are separate entries and valued independently. They appear on the same roll for administration and billing purposes but remain as separate units of valuation.
106
Do you know any case law which would support using a rent agreed post tone in valuing the subjects?
Magell - premises first let 18 months after tone date. Tone evidence of less comparable properties further away from property used to derive value. Argued and held that the properties own rent was the best evidence of value and it was proved that the market had remained flat during this period, so post tone rent held as best evidence to derive the as at value.
107
Geographical test and functional test, give a brief a description?
- Geographical - physical location and distance between unit(s). Is there any physical separation, can the occupants get from one part to the other easily.
- Functional - do the units function independently of one another or does one part or the other rely on the other.
108
Did you consider anything else when splitting the premises?
Rateable Occupation - as per Old Consort - 3 areas to look at: Possession, Actual Use, Permanence.
109
What advice have you given to relevant parties following an inspection of their subject?
- Unum quid - following case law can I split premises?
- Premises under reconstruction - Following Arbuckle Smith, is there beneficial occupation, if so, premises to remain in roll. On other hand is works substantial enough that there is no beneficial occupation - nil value.
- CT - size/location and influence on sale price/band
- shops - return frontage - rents show more valuable etc.
110
What types of Asbestos are there, and where would it typically be found?
Blue - Crocidilite
Brown - Amosite
White - Chrysotile
Found in older industrial buildings in insulation, concrete, etc. Also found in houses pre 1978 in what are known as popcorn ceilings.
111
IMPS - how many standards are there?
As per IPMS - All Buildings there are 4 standards. However, most common standards used in practice are IPMS 1-3.
112
How is obliged to comply with IPMS?
It should be adopted by all members and firms on an international level.
113
What is the purpose of the code of measuing practice?
Initially UK guidance to measurement to ensure consistency and ease of understanding amongst UK professionals. From 205, became guidance on a global level. Currently being updated to incorporate IPMS. During this period it is recommended to report on a dual-basis between COMP and IPMS - All Buildings.
114
What are the five methods of valuation?
Comparative
Investment
Residual
Profits
Depreciated Replacement Cost (DRC)
115
What is a residual valuation and how would you carry out a valuation?
Typically used where land or property has development potentional and residual valuations are carried out to establish the value prior to any development. The simple equation is Land = Estimated Gross Development Value - Developers Costs
116
What is included in developer's costs?
Fees, contractors, clearing of site, contingency costs in case of adverse weather etc.
117
What can you tell me about the retail market in your city?
- From evidence I have collected for my investigations for revaluations, the majority of retail units have seen little to no growth and when they are, typically have short leases suggesting that the market in Renfrewshire, East Ren, Inverclyde is struggling.
118
How does poor/strong market affect the yields?
- strong market - lower yields as low risk and less reward.
- poor market - higher risk but higher reward.
119
Red Book - Terms of Engagement - where would you find these and what would you include?
Valuation Performance and Technical Standard 1 - TOE (Scope of Work)
Need to include:
- Asset/Liability being valued
- Purpose of valuation
- Parties using the report
- Responsibilities of each of the parties
120
What is the definition of a dwelling?
One or more dwellinghouses with any garden, garage, yard, outhouse or other pertinent occupied to and belonging to the dwellinghouse(es) which would have otherwise had been entered on the valuation roll.
121
How are dwellings valued?
On the comparative principle based on capital values of property as at 1 April 1991 taking into their physical circumstances as at 1 April 1993.
122
What factors are taken into consideration when valuing dwellinghouses?
Argue most important (as with any valuation) is location
size (GEA)
attachment
apartments
class
123
What is contained in the notice of a banding?
Address of the property
Band of property
Effective date of the band
details on how to submit a proposal
124
How would you value a house in poor condition?
As per the CT Assumptions I would have assume reasonable repair and so would value the house assuming it was in good repair.
125
Is there any case law re reasonable repair?
Portnalong - if property retains all the physical characteristics of a dwelling it is subject to the assumptions.
Assessor for Lothian - extensive repairs does not constitute that the property no longer retains the characteristics of a dwelling - assumptions.
126
Can you give me the Valuation Assumptions when valuing a property?
Vacant possession
no heritable security
reasonable repair
reasonable repair of common parts
size and layout and physical locality is the same as at the date the valuation was carried out
no development other than that of permitted development
permanently restricted to use as a private dwelling
127
GDPR - what is it and what are the timeframes?
General Data Protection Regulations - Subject Access Requests (SAR) responded to in one calender month
128
Do you have to respond to FOI requests?
Yes, either with the desired information or explaining why they arent providing the information (exemptions).
129
What are the timeframes regarding FOI?
Have to respond within 20 working days.
130
Where would I find the CT Appeal Regs?
The Council Tax (Alteration of Lists and Appeals) (Scotland) Regs 1993
131
Where would I find access to property for survey regs?
Section 89 of the Local Government Finance (Scotland) Act 1992
132
What are the civil penalty notice timelines?
1 - 28 days - £200 or 1% RV
2 - 42 days - £1,000 or 20% RV
3 - 56 days - £1,000 or 50% RV
133
Can you give me the P&M Regs and the classes included?
The Plant and Machinery Regulations 2000:
Class 1: Power
Class 2: Services
Class 3: Transportation
Class 4: Structural
134
SCU Regs - when were they amended, what is the latest amendment?
Amended by the Council Tax (valuation of dwellings and part-residential subjects) Regs 2021: 140 days availability with 70 days let.
Newest: Council Tax (Valuation of dwellings and part-residential subjects) Regs 2024: &0 days turned to 70 nights.
135
What act gives you the power to amend the entry if there is a change of use?
CT - ND - Section 73(4) LG Finance Act (S) 1992
ND-ND - LG (S) Act 1975 2.1(d)
136
Can you tell me about the Cardtronics Case?
Supreme Court Decision - built uon principles already established in Bank of Ireland and Clydesale Bank. However, Ext ATMS to be deleted if retailer also benefitting from cash machine being there.
137
What is required when setting up a practice?
- Inform RICS
- PII
- Complaints Handling Procedure
- Client Money Account
- Employers Liability Insurance
- Public Liability Insurance
- Business Plan
138
What is PII?
Professional Indemnity Insurance - protects members, firms and clients so they are not met with financial difficulty in bring forth a claim/a claim being brought forth against them.
139
Should you have run off cover? How long for?
As per update July 2025 - Minimum Wording provides that consumer run off cover has to extend to 6 years.
140
Are there any cases relating to run-off cover?
141
How can an office environment be more inclusive?
- ramps
- neutral colours
- lifts
- flexible working
142
What are the regs surrounding inclusive environemnts?
The Equality Act 2010 or the Human Rights Act 1999
143
What are the three accounting statements?
Balance sheets, cash flow statement, profits/losses.
144
What are the difference between Balance Sheets, Cash Flows and Profits and Losses.
Balance Sheet shows companies Assets and Liabilities at a specific point. Simple Equation: Assets = Liabilities + Owners Equity (Networth)
Cash Flow shows cash outlows and inflows over a financial reporting period: normally split into - CF for Investments, CF for Operating and CF for Financing.
Profits and Losses shows companies performance in terms of profit recevied over a specific period of time. Profit = Revenue - Expenses.
145
How would you value a new build house?
I would use the comparative method of valuation. For council tax purposes I would look to the sales prices for similar properties as at 1st April 1991. In terms of similar properties I mean properties in a similar location, of a similar size, attachment and number of apartments. From this I would place it into a band indicating that its likely sale price would have been within a tange of values as at the statutory valuation date.
146
What section/act gives the authority to surey a dwelling for council tax purposes?
Section 89 of the Local Government Finance (Scotland) Act 1992
147
148
When can the Council Tax List be altered?
- material increase and subsequent sale
- material decrease
- successful proposl/appeal
- Assessor has determined there has been an error in the List (either determined or not by him).
149
What is the purpose of the Council Tax (Dwellings) (Scotland) Regulations 1992?
To prescribe the statutory assumptions
150
What are the statutory assumptions?
Sold without Vacant Possession
Sold with no Heritable Security
The size and layout and the physical locality is the same as at the date the valuation was made
The property is in a reasonable state of repair
The common parts of the property are in a reasonable state of repair
There is no development value other than that of permitted development
the property is restricted to its use as a private dwelling.
151
Do you know any case law in relation to the assumption that size and layout is the same as at 1993?
Rea case - occupier carried out alts to property between 1991 and 1993 to install double glazing. Assessor increased the band. On appeal it was held that the size and layout and physical localilty had not changed and so the Assessor was unable to take this into account as at 1993. Held that the lower band was correct.
152
What would you do prior to Inspection?
Carry out a desk survey: include what is the nature of the inspection, are there any plans, do we already ahve this subject on file with sizes and measurements, who is my point of contact on site, are there any hazards and risks I need to be aware of, what PPE may I require. Ensure I have the appropriate equipment for the task - disto/measuring tape/pen/paper/ID/work phone. Ensure I have informed other members of staff and updated my calender to show where I am going.
153
What would you note from a survey of a shop?
- location (is it in a shopping parade/centre/close to town)
- What are its measurements ITZA
- How is it finished?
- Is there return frontage?
- Is it split level?
- Does it have pillars?
- Are elements of it behind structural walls?
- Does it have any p&M? e.g. aircon
154
What is your general approach to inspection?
Ensure I am carrying out the inspection safely and within my own means of competence. Ensure my own and other, e.g colleagues personal safety, know the purpose of the survey and ensure I am providing a good quality and diligent service.
155
What would you note when inspecting a school?
- external measurements
- number of floors
- P&M such as fencing, astro-pitches and MUGA pitches.
- Old/new build - e.g. excessively thick stone walls.
- Age
- Destop investigations - suitability score, how many pupils? Redundancy...
- Are there any obsolete buildings on site.
- Extras e.g. swimming pools.
- land - is it hard standing/soft landscaped
156
What does the Assessor measure to?
RICS Code of Measuring Practice 6th Edition (2015)
157
What is IPMS?
The International Property Measuring Standards - a series of mandatory standards being put in place to ensure that there is a global concurrent way of measuring property and understanding the property measurements stated. Makes for a much richer, easier property economy across countries, especially in terms of persons who have multiple property portfolios in a multitude of countries.
158
Why does the Assessor not use IPMS?
The Assessor is not carrying out Red Book valuations and are listed as exempt from doing so under the fact we provide a statutory function. Further, the Assessor does not carry out valuations which are used in influencing a market but follows the market. As such, when analysing rents from properties, as long as we are valuing on a consistent basis, we will reach the appropriate conclusions.
159
Are there any differences between IPMS and RICS Code of Measuring Practice?
- CoMP is guidance (albeit best practice)
- IPMS is mandatory
- CoMP v IPMS - balconies included in IPMS
- IMPS 2 introduces new concept of measuring to IDF which is a finished surface that exceeds 50% of the floor to ceiling height. GIA would only be measured to the internal wall.
160
What tools do you use when measuring?
Disto
Measuring tape
Trundle Wheel
Online Mapping Systems
Scale Plans
161
How do you ensure your measurements are correct?
Before going on site - measure a known distance with disto to ensure it is calibrated.
If using scale plans - ensure a size on the plan matches up on the scale ruler used - again this would be checked on site using a disto or measuring tape to ensure consistency and accurancy between measuring tools.
162
Difference between contractors and DRC?
In practice, not a lot other than in private practice (DRC) you would likely not decapitalise using the decap rates, you would be using a capital value.
163
Five Steps involved in a contractors valuation?
- ERC
- ARC
- Land
- Decapitalisation
- Stand Back and Look
164
Would you use Unit costs or Actual Costs?
As per the First Wood Committee Report you would analyse unit costs, other than that of the land value element which should be, where available, calculated using bona fide actual costs.
165
what types of obsolescence would you account for in contractors?
- Functional
- Age
- Technical
- Economic
166
Red Book - where would you find the terms of engagement?
- Valuation Technical and Performance Standards 1 (VPS 1).
167
What are the Valuation Technical and Performance Standards?
Mandatory Standards for all RICS Registered Members who are not otherwise listed as exempt.
168
What is tone of the roll?
First defined in the 1966 Act - Tone of the roll is the date by which the Assessor abides by when valuing property for non-domestic purposes. For example, the tone date for each revaluation cycle is one year prior, as such the Assessor values property as at this date. E.g. all property for 2026 reval will be valued and its NAC derived from rental evidence obtained around about the 1st April 2025.
169
Why do we have a tone date?
To ensure that properties are being valued on a consistent and fair basis as they are valued at the same point in time.
170
Do you know any case law relating to the tone date?
Victoria Wine Co - phase 2 of a development valued off actual rents as aposed to the rents that established the value as at tone which during at which a time the phase 1 shops had been let. Held that the passing rents were the best indicators of value when valuing the units as at tone.
171
What are the four classes of P&M?
- power
- services
- transportation
- structural
172
Can you give an example of P&M you've valued?
CCTV cameras at a residential home - noted the number or cameras and the system.
Crane in an industrial building - made a note of the tonnage.
Fencing as part of a dog run field - noted the type of fencing and the lm.
173
What are the current decap rates and what do they relate to?
2.9% - educational establishment, healthcare, church property.
4.6% - all others
174
What are the types of error?
- measurement
- survey
- classification
- arithmetic
- clerical
175
Woolway - summarise the case briefly?
- two offices occupied on 2nd and 6th floors of a building argued they should be held as unum quid. Held that where properties have to be accessed through a common area such as a common staircase, they should be held as separate entries.
176
What are the Self Catering Regulations?
New regs - The Council Tax (Valuation of Dwellings and Part Residential Subjects) Regs 2024: 70 nights and 140 nights intention.
177
What is the Freedom of Information (Scotland) Act?
Allows individuals to request information held by public bodies - oftentimes for the public interest. "0 working days to respond - either with info or reasons for refusal (exemptions).
178
How do you ensure information is secured safely, both digitally and physically?
Digitally - info held on in-house systems only access from laptops ditributed from employer - ensure to keep my destop locked when I am away from the screen. Always follow our companies think twice policy, every 6 months do an inbox declutter and enure all information held is filed to our in-house repository. Change passwords regularly to ensure laptop and files are harder to breach.
Physically - never leave papers or files on my desk when I am away. Always keep these documents filed in their appropriate location or in a locked drawer in my desk. Ensure anyone visiting the premises hass an ID card and is not left alone to wander the premises.
179
What are rights under the data protection act?
An individual has more say on how their data is used, for example:
Subject Access Requests - see what data we hold
Data Portability - request that we share this data with someone else or they receive this data to share with someone else.
Data Retention - Can ask for their data to be deleted after its use is completed.
Data Use - Ask how their data is being used.
180
Five Rules of Conduct?
1. Members and Firms must act with honesty and integrity, and fulfil their professional obligations, inlcuding those obligations to RICS.
2. Members and firms must act within their own competence and firms should ensure all members are acting within their expertise.
3. Members and firms should provide a good quality and diligent service
4. Members and firms should treat eachother with respect and encourage diversity and inclusion.
5. Members and firms must act within the public interest, take responsibility and act in a way that promotes trust in the profession.
181
What is PII?
Professional Indemnity Insurance - ensures neither RICS firm, member or client is left in financial difficulty if a claim is brought forth as a result of negligence, breaches or omissions.
182
What are the minimum levels of cover for PII?
If turnover in the year preceding is less that £100,000: min limit is £250,000.
If turnover in the year preceding is between £100,000 and £200,000: min limit is £500,000.
If turonver in the year preceding is over £200,000: min limit is £1,000,000.
183
If you were to start a firm, what would you need to do?
- PII
- Complaints handling procedure
- Inform RICS - Appoint a nominated person to ensure compliance with Rules of Conduct
- Client money account
- employers indemnity
- public indemnity
- business plan
184
What is money laundering?
Disguising funds recevied through criminal proceeds in other assets, such as property.
185
What act covers money laundering?
The Proceeds of Crime Act 2002 and The Money Laundering Regulations 2017
186
What is sustainability to you?
- Meetinf the development demands ot today without compromising the development demands of the future - Brundtland Report 1987
187
Examples of sustainability carried out in day to day work?
Limiting use of paper
Recycling
PIR Lights
Temp control
Car sharing
188
General examples of industry change?
New Red Book to encompass sustainability, governance and valuation models (AI).
Practice Alerts on Fire Safety
Guidance on AI
New Guidance on Minimum Wording PII
APC - Valuation Competencies (Hannahs)
flashcards
Decks in class (24)
# Cards
-
Mandatory - Business Planning L133
-
Mandatory - Sustainability L142
-
Mandatory - Inclusive Environments L120
-
Capital Taxation - L1&L241
-
Data Management Level 338
-
Valuation L385
-
Legal/Regulatory Compliance Level 215
-
Health and Safety L233
-
Inspection L313
-
Local Taxation L325
-
Ethics L369
-
Client Care L121
-
Accounting Principles L132
-
Case Study26
-
Measurement29
-
Hot Topic -Professional Indemnity Insurance (PII)11
-
Hot Topic - Fire Safety5
-
Hot Topic - Artificial Intelligence (AI)6
-
Conflict Avoidance34
-
Previous Question Sets188
-
Ryden Review 202516
-
Leases10
-
Client Care/Conflict Avoidance combined0
-
Client Care L1 COPY21
