1
Q
When did the Rules of Conduct come into place?
Ethics
A
2 February 2022
2
Q
What did the Rules of Conduct Replace?
Ethics
A
- RICS Rules of Conduct for Members (2013)
- RICS Rules of Conduct for Firms (2013)
3
Q
What are some example behaviours for Rule nr 1?
A
1.6 Members and firms are open and transparent with clients about their fees and services.
1.8 Members and firms do not take unfair advantage of others.
4
Q
What are some example behaviours for Rule nr 2?
Ethics
A
2.1 Members and firms only undertake work that they have the knowledge, skills and resources to carry out competently.
2.5 They identify development needs, plan and undertake continuing professional development (CPD) activities to address them and are able to demonstrate they have done so
5
Q
What are some example behaviours for Rule nr 3?
A
3.1 Members and firms understand clients’ needs and objectives before accepting any professional work.
3.5 Members and firms undertake their work in a timely manner; with due care, skill and diligence, and in accordance with RICS technical standards.
6
Q
What are some example behaviours for Rule nr 4?
A
4.1 Members and firms respect the rights of others and treat others with courtesy.
4.3 Members and firms do not bully, victimise or harass anyone.
7
Q
What are some example behaviours for Rule nr 5?
A
5.4 Members and firms respond to complaints made against them promptly, openly and professionally.
5.8 Members and firms manage their professional finances responsibly.
8
Q
What are the 5 professional standards?
Ethics
A
- Act with Integrity
- Always provide a high standard of service
- Act in a way that promtes trust in the profession
- Treat others with respect
- Take responsibility
9
Q
What are 6 guiding principles of the Anti Bribing Principles
Ethics
A
- Proportionality
- Top-level commitment
- Risk Assessment
- Due Diligence
- Communication
- Monitoring & Review
10
Q
Who is the Vice president of RICS
Ethics
A
Current: Maureen Ehrenberg
New (Jan 2026):Sussane Eickermann riepe
11
Q
ROC: Rule Nr 2
Ethics
A
Members and firms must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
12
Q
ROC: Rule Nr 3
Ethics
A
Members and firms must provide good-quality and diligent service.
13
Q
ROC: Rule Nr 4
Ethics
A
Members and firms must treat others with respect and encourage diversity and inclusion.
14
Q
ROC: Rule Nr 5
Ethics
A
Members and firms must act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession.
15
Q
Examples of Ethics in practise?
Ethics
A
- Integrity
- Accountability
- Transparency
16
Q
What is the 2025 update to PI insurance?
Ethics
A
A series of changes to the RICS PII Requirements and associated Minimum Policy Wording.
17
Q
What does the new Money Laundering policy account for?
Ethics
A
- Digital Crypto Payment - How to treat digital currency
- Use of AI and Emergeing tech
18
Q
What are some sustainability measures completed by RICS?
Ethics
A
- Decarbonisations - 2050 Net zero
- RICS advocates mandating WLCA or similar standards
19
Q
What is the maxium levels of excess?
Ethics
A
20
Q
What is PACTT?
Ethics
A
How RICS adheres to better regulation:
P - Proportionality
A- Accountability
C - Consistency
T - Targetting
T - Transparency
21
Q
What are the 6 requirements of PI Insurance
Ethics
A
- Firms must have a minimum level of cover based on turnover
- The maximum permitted excess is capped by turnover
- The policy must provide cover for each and every claim, not on an aggregate basis
- Run-off Cover
- RICS’ minimum policy wording
- Fully retroactive
22
Q
When did the Rules of Conduct come into place?
Ethics
A
2 February 2022
23
Q
What did the Rules of Conduct Replace?
Ethics
A
- RICS Rules of Conduct for Members (2013)
- RICS Rules of Conduct for Firms (2013)
24
Q
What are the requirements for starting up a new New firm?
Ethics
A
Submit an RICS firm details form.
Appoint a Contact Officer (to liaise between the new firm and the RICS)
Suitable level of insurance: PI, employer’s liability, public liability, building of own office
Pay registration fees and membership fees
Systems for handling Clients’ money
Complaints handling procedure in place
Provide appropriate CPD
Commit to abide by the Rules of Conduct for Firms
Use RICS designations where appropriate
25
How do you act with integrity and transparancy?
| Ethics
1. Allwyn Watford Valuation
2. Running a fair and transparent Tender process
26
# you
26
How do you provide a high level of service?
| Ethics
1. Dealing with dealing with variations
- If a high cost comes in for a variation, i ensure i have all of the latest information before presenting it to my client.
27
What are the principles of client care?
| Client Care
o Working in the best interest of the client.
o Duty of care owed to the client – delivering factual news.
o Act within my level of competence.
28
How do you deliver high standards of client care?
| Client Care
o Understanding the client’s objectives
o Establishing my scope of service and the fees
o Deliver work to a high standard
o Appropriate behaviour
o Clean lines of communication
29
What is G&T’s complaint handling procedure?
| Client Care
o Complaint issued.
o Notify line manager.
o +7 days formal response must be made.
o +28 days the complaint must be resolved.
o If not, I must contact my PII provider.
o And notify the independent third-party redress scheme.
30
What are some examples of the Independent third-party redress Schemes?
| Client Care
o Centre for Effective Dispute Resolution (CFEDR)
o RICS Dispute Resolution Service (RICS DRS)
31
What does it mean to have a duty of care?
| Client Care
o A moral or legal obligation to the Client (could include telling them something they don’t want to hear)want to hear)
32
What is the different between client care and Duty of Care?
| Client Care
Client Care: Providing a high level of service
Duty of Care: legal obligation to infirm your client of their roles
33
Client Care: Allwyn Watford Example
| Client Care
1. Allwyn Cost Report:
- Tailored Cost Report
- Included Photos, graphs
- Cashflow
- When reviewing with the client I would spend as much or as little time going through the key movements of the project.
34
Client Care: Allwyn Level 5
| Client Care
Help to produce a CLient Brief - Lessons learnt and adapted Brief to be more specifc and tailor it Client demands.
35
36
Can you give me an example of a scenario where you had to communicate tricky information to the client?
| Client Care
o Fenix Mayfair – Stage 3 Cost Plan – Came back over budget.
o Had to remain factual, be clear with impact on the overall project.
37
What are the different types of communication methods?
| Communication and negotiation
o Verbal
o Written
o Presentations
38
Can you give me an example of when you have tailored your communication method to a situation?
| Communication and negotiation
o When trying to agree a valuation with the contractor
o When trying to explain what liquidated damages mean to the client, I would meet with them face to face, or failing that set up a meeting and discuss.
39
What are the different negotiation style?
| Communication and negotiation
o Competitive
o Principled
40
Provide an example of when you would use each?
| Communication and negotiation
o Competitive – Agreeing Final account with a contractor
o Principled – VE process with Interior designer and Contractor
41
Give me an example of how a negotiation you went through that managed to achieve a saving?
| Communication and negotiation
o Louis Manchester – Vinyl Saving to BoH areas
o LEAN charged a very high rate; I had two suppliers go out for market testing and come back with better rates
42
43
What is a CSCS card?
| Health & Safety
o A person is awarded this is deemed competent to attend live sites.
44
What does CSCS stand for?
| Health & Safety
o Construction Skills Certification Scheme
45
What are the different types of CSCS cards
| Health & Safety
o Black – Manager
o Red – Trainee /Apprentice
o Green – Labourer
46
What is the Health & Safety at work Act 1974?
| Health & Safety
o Primary legislation for Health & Safety in the UK
47
How often do you have to renew your CSCS cards
| Health & Safety
o 5 years
48
What is the Health & Safety at work Act 1974?
| Health & Safety
o Primary legislation for Health & Safety in the UK
49
What is the purpose of the Health and Safety at work Act 1974?
| Health & Safety
o To set out the general duties and responsibilities that employers and employees have to ensure health and safety
50
What are some responsibilities for Employers under the H&SAWA?
| Health & Safety
o Must ensure as far as reasonably practicable the health, safety and welfare of employees
51
What is the purpose of CDM (2015)?
| Health & Safety
o To ensure H&S issues are considered throughout the lifecycle of a project so that risk of harm is reduced.
o Ensures all projects are designed in accordance with H&S in mind.
o Ensures all risks during the construction process are mitigated correctly.
52
What are the CDM Regulations?
| Health & Safety
o Regulations put in place to ensure all H&S and risk is put in place pre-contract and post-contract, and over the lifecycle of a building.
53
What are the main roles under CDM?
| Health & Safety
o Principal designer
o Principal contractor
o The employer / client
o Design team including the Quantity Surveyor.
o Designer
o Contractor
o Workers
54
What are some things that the pre-Construction information would include?
| Health & Safety
o Site surveys
o Site conditions
o Asbestos Report
o Project Details (Key Duty holders)
55
What is a feature of the Building safety act 2022?
| Health & Safety
o There is stricter controls and oversight for “higher risk buildings”
56
When did the CDM regs get introduced?
| Health & Safety
o 2015
57
What is a feature of the Building safety act 2022?
| Health & Safety
o There is stricter controls and oversight for “higher risk buildings”
58
What is classed as a “Higher risk building”?
| Health & Safety
o Buildings 18m tall or 7+ storeys, containing 2 or more residential units
59
What is ‘Surveying Safely’?
| Health & Safety
o A RICS Guidance note for surveyors on how to do their job with H&S in mind.
o Has 8 parts.
60
What are the 4 parts of ‘Surveying Safely’?
| Health & Safety
o 1) Personal Responsibilities for RICS members and Coportate Responsibilities
o 2) Assessing Hazards and Risks
o 3) Visiting premises or sites
o 4) Fire Safety
61
What did you learn from reading ‘Surveying Safely’?
| Health & Safety
o How I should carry out my job with H&S in mind
o How to be on visit safely, wearing PPE and access provisions – following green routes.
o Being aware of key hazards on site e.g. staircase openings.
62
63
What is the order of Hierarchy of risk Control?
| Health & Safety
1. Eliminate – Redesign the activity or substitute a substance so that the hazard is removed. E.g use drone for roof inspections
2. Substitute – Replace the material being used or propose a less hazardous one. E.g Use prefabricated materials
3. Engineering Controls – use of equipment or other measures to reduce risk
4. Administrative Controls – reduce the time people are exposed to hazards & prohibit the use of mobile phones
5. PP&E
64
What is the HSE?
| Health & Safety
o Health & Safety Executive
o It is the independent national regulator for workplace health and safety in Great Britain.
65
What are the three main documents all companies must complete each year
| Accounting principles and procedures
o Profit & Loss Account
o Balance sheet
o Cashflow
66
What does a Profit and loss statement tell you?
| Accounting principles and procedures
o Shows the firm’s financial performance over the year
67
What is the purpose of a Balance sheet?
| Accounting principles and procedures
o Provides a snapshot of the company’s financial position at a specific date
68
What is tracked on a balance sheet?
| Accounting principles and procedures
o Assets
o Liabilities
o Capital
69
What are some key accounting principals?
| Accounting principles and procedures
o Consistency – Accounting methods should remain consistent year-on-year
o Prudence – Do not overstate income or assets
o Accruals – Income and expenses are recorded when they are earned or incurred not when the cash is received or paid
70
What is your companies mission statement?
| Business planning
o We focus on minimising risk and creating opportunities to maximise the value of our clients’ developments and property assets.
71
What are some of your companies values that are included within G&T’s mission statement?
| Business planning
o Learning/Inspiring Futute Generation – The freedom to offer unbiased advice and tailored services to suit every client and project
o Reputation – Maintaining our standing in the industry by prioritising relationships with clients and offering quality services
* Sustainability
72
What is the difference between a mission statement and a vision statement?
| Business planning
o Mission – Explains why the organisation exists and what it dos
o Vision – Explains where the organisation wants to be
73
What are some of G&T’s goals?
| Business planning
o Developing staff
o Promoting Sustainable development – Helping client achieve net zero carbon
o Delivering exceptional services
74
What are the different sections of a Business plan?
| Business planning
o Exec Summary
o Company Overview
o Market Analysis
o Service / Product offered
o Marketing Strategy
o Organisational Structure
o Financial plan
o Risk Management
75
How far in advance should a business plan for?
| Business planning
o Depends what they are assessing
Strategic Plan (Long term) = 3-5 years
Operation Plan (Short term) = 1 year
Department Plan = 6-12months
76
What are the 3 pillars of dispute resolution?
| Conflict avoidance, management, and dispute resolution procedures
o Negotiation
o Mediation
o Adjudication
77
What are some different methods of Adjudication?
| Conflict avoidance, management, and dispute resolution procedures
o Litigation
o Arbitration
o Adjudication
78
What information is provided by RICS on Conflict Avoidance Management and dispute resolution?
| Conflict avoidance, management, and dispute resolution procedures
o Guidance Note – “Conflict avoidance and dispute resolution in construction”
79
What does the “Conflict avoidance and dispute resolution in construction” guidance note provide?
| Conflict avoidance, management, and dispute resolution procedures
1. Provides practical advise to RICS members on how to avoid, manage and resolve disputes in construction projects
80
What are some examples of methods of conflict avoidance stated within the “Conflict avoidance and dispute resolution in construction”?
| Conflict avoidance, management, and dispute resolution procedures
o Clear Contract Documentation
o Clear communication chains
o Effective Record Keeping
81
Simply, what is Negotiation?
| Conflict avoidance, management, and dispute resolution procedures
o The problem-solving efforts of the parties themselves
82
Simply, what is Mediation?
| Conflict avoidance, management, and dispute resolution procedures
o a third-party intervention does not lead to a binding decision being imposed on the parties; an
83
Simply, what is Adjudicative process?
| Conflict avoidance, management, and dispute resolution procedures
o the final outcome is determined by a third party who does impose a binding decision on the parties
84
What is UK legislation that states the rules and regulations on Data?
| Data management
Data Protection Act 2018
85
Why does RICS recommend 15 years?
| Data management
o RICS requires firms to maintain run-off PII cover for 15 years after ceasing practice, to protect against late-arising claims. Therefore, keeping data for the same period ensures records exist to defend potential claims.
86
What are some methods to ensure data is safe and secured?
| Data management
o Passwords, face ID
o Information barriers
o Restricted access
87
What are some of the principals for GDRPR /DPA 2018?
| Data management
o Lawfullness, Fairness and Transparency – Data must be used in a way that is clear to the individual
o Purpose – Data must only be used for specific, explicit and legitimate purpose
o Accuracy – Data must be kept accurate and upto date
88
What are an individuals rights under the DPA 2018?
| Data management
o Access their personal data
o Correct inaccurate data
o Request to delete
o Restrict or object to processing
89
Who are the key persons outlined with the Data Protection Act?
| Data management
o Data Controller - how data is collected and used
o Data Procesor - how data is processed (instructed by controller)
o Data Subject - whom the personal data is about
o Data Protection Officer - ensure protection of the data
90
What is diversity?
| Diversity, inclusion and teamworking
o Characteristics and things that make us all different
91
What is Inclusion?
| Diversity, inclusion and teamworking
o A State where everyone feels welcome
92
What is unconsious bias?
| Diversity, inclusion and teamworking
o Underlying attitudes which contribute to pre-emptive judgements of another person or group
93
Why might a team fail?
| Diversity, inclusion and teamworking
o Poor use of resource
o Conflicting personalities
o Poor leadership
94
What theory is the stages of team development based on?
| Diversity, inclusion and teamworking
o Tuckmans Theory
95
What are the stages of team development?
| Diversity, inclusion and teamworking
o Forming - Set common goals
o Storming - Mitigating conflicts / negotiation
o Norming - Team spirit
o Performing - Clear vision / focus on goal
o Adjorning - Feedback and recognition
96
Which building regulation is relevant to inclusive environments?
| Inclusive environments
o Approved Document M - Access to and use of buildings
97
What does Approved Document M refer to?
| Inclusive environments
o Access into buildings using ramps and steps
o Facilities for disabled occupants
98
In one of your projects, how has a building been made to be more inclusive?
| Inclusive environments
o Physical access - ramps, wheelchair access
o DDA W/Cs
o Contrasting colours in key areas - door frames
99
What legislation protects people against discrimination?
| Inclusive environments
* Equality Act 2010
* CDM Regs
* Employment Rights Act 1996
100
101
What is the Equality Act 2010?
| Inclusive environments
o A Law which provides a legal framework to protect the rights of individuals and advance equality
102
What are protected characteristics under the Act?
| Inclusive environments
o Age
o Disability
o Gender Reassignment
o Marriage and Civil Partnership
o Pregnancy and Maternity
o Race
o Religion and belief
o Sex
o Sexual orientation
103
How many BREEAM Categories are three?
| Sustainability
o 12
104
How do you ensure you help with Sustainability?
| Sustainability
o Suggest VE alternatives that meet BSI materials
o Advice on costs of implementing Sustainable items
105
Name 3 Specific Credits for BREEAM?
| Sustainability
1. Transport 04 - Maximum Car parking Capacity- limits excessive parking spaces and car dependency
2. Material 03 - responsible sourcing of materials - Rewards sourcing certified materials
106
What does BREEAM stand for?
| Sustainability
o Building Research Establishment Environmental Assessment Method
107
What does BREEAM measure?
| Sustainability
o How energy efficient a building is
108
What are some key performance indicators for BREEAM?
| Sustainability
o Management
o Energy
o Waste
o Water
o Materals
109
What is WELL sustainability criteria?
| Sustainability
o Focuses on how buildings and their interiors impact the health, wellbeing, and comfort of occupants.
110
What are the different score ratings for BREEAM?
| Sustainability
o Outstanding = 85% +
o Excellent = 70%-84%
o Very Good = 55% - 70%
o Good = 45% - 54%
o Pass = 30%-44%
o Unclassified = <30%
111
What are the different WELL Scores?
| Sustainability
o Bronze = 40-49 points
o Silver = 50-59 points
o Gold = 60-79 points
o Platinum = 80+ points
112
What are some different areas WELL measures against?
| Sustainability
o Air
o Water
o Light
o Sounds
o Thermal Comfort
113
How often do you have to renew your WELL Creditation?
| Sustainability
o 3 years
114
What is the difference between BREEAM and WELL?
| Sustainability
o BREEAM – Measures the sustainability of the Building
o WELL – Focuses on the impact it has on the health & wellbeing and comfort of occupants
115
What are the differences between BREEAM and WELL assessment methods?
| Sustainability
o BREEAM - Based on performance and operational evidence
o WELL - Based on design intent and documentation evidence
116
What are G&T’s sustainability targets?
| Sustainability
o Work with suppliers who have an environmental policy or independently-verified accreditation
o Encourage, wherever possible, our clients, our sub-contractors and colleagues to use sustainable materials (FSC timber, recycled aggregates, low toxicity finishes, etc.)
117
Roles for a designer under CDM?
| Health & Safety
1. Help the client understand their CDM duties
2. Liase with the principal contractor to ensure H&S is properly managed
118
Roles for a Principal Contractor under CDM?
| Health & Safety
1. Ensure suitable welfare facilities are provided
2. Prepare a construction phase plan
3. Provide site indication and training
119
Examples of Sustainability Costs used in the Goodwin Procter
| Sustainability
1. PIR LED lights - 10%-15% uplift
2. Occupancy-based HVAC controls - 10% uplift
3. FSC timber - Cost are largely the same
120
As a QS (designer CDM), how do you ensure you have complied with CDM regulation?
| health and safety
1. Include clear references to CDM responsibilities and competence requirements in prelims.
2. Raise buildability and maintenance considerations early.
121
What is the notice that the client must raise in regards to CDM?
F10 notifications
122
What was your advice when providing Sustainable methods or technology?
More expensive CAPEX cost but there will be savings in OPEX cots
123
What does FSC stand for?
Forest Stewardship Council
124
What are some penalties of not abiding by the HASAWA 1974?
1. Improvement notice
2. Prohibition Notice
3. Fines
4. Criminal record
5. Imprisonment
6. Prosecution for Corporate man slaughter
APC - Document Specific Questions
flashcards
Decks in class (18)
# Cards
-
Technical Competencies338
-
Mandatory Competencies139
-
Case Study54
-
Ethics171
-
Definitions143
-
SOE Examples - Mandatory125
-
SOE Examples - Technical54
-
General Benchmarking Costs - Rates for Fit out31
-
NRM1 & NRM 227
-
Final Prep Questions49
-
ROC - ROC Behavoiurs5
-
VE for Louis Manchester5
-
Louis - Case Study2
-
IPMS4
-
M&E1
-
Case STudy - Beam Size8
-
Data Protection Penalties1
-
Contract Ammendments1
