Pathway guide - Building Surveying

Pathway guide

Building Surveying

August 2018

Pathway guide

2Building Surveying

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

All rights in this publication, including full copyright or publishing right, content and design, are owned by

RICS, except where otherwise described. Any dispute arising out of this publication is subject to the law and

jurisdiction of England and Wales

Date published: March 2018 Version 1.1

Pathway guide

3Building Surveying

Building Surveying

Section one

Introduction ......................................................................................................................................... 5

About the competencies ........................................................................................................................ 5

Choosing your competencies ................................................................................................................. 5

Where to find help .................................................................................................................................. 5

Section two

About the pathway .............................................................................................................................. 6

About the RICS qualification .................................................................................................................. 6

Chartered alternative designations ......................................................................................................... 6

Section three

Pathway requirements ....................................................................................................................... 7

Section four

Technical competencies guidance ................................................................................................... 8

Building information modelling (BIM) management ................................................................................. 8

Building pathology .................................................................................................................................. 9

Client care ............................................................................................................................................ 10

Commercial management .................................................................................................................... 12

Conflict avoidance, management and dispute resolution procedures .................................................. 13

Conservation and restoration ............................................................................................................... 15

Construction technology and environmental services .......................................................................... 16

Contract administration ........................................................................................................................ 17

Contract practice ................................................................................................................................. 18

Pathway guide

4Building Surveying

Design and specification ....................................................................................................................... 19

Design economics and cost planning .................................................................................................. 20

Development/project briefs .................................................................................................................. 21

Fire safety ............................................................................................................................................. 22

Health and safety ................................................................................................................................. 23

Housing maintenance, repair and improvements ................................................................................. 24

Inclusive environments ......................................................................................................................... 25

Inspection ............................................................................................................................................ 26

Insurance ............................................................................................................................................. 27

Landlord and tenant ............................................................................................................................. 28

Legal/regulatory compliance ................................................................................................................ 29

Maintenance management ................................................................................................................... 30

Measurement ....................................................................................................................................... 31

Procurement and tendering ................................................................................................................. 32

Project finance ..................................................................................................................................... 33

Quantification and costing .................................................................................................................... 34

Risk management ................................................................................................................................ 35

Sustainability ........................................................................................................................................ 36

Works progress and quality management ............................................................................................ 37

Pathway guide

5Building Surveying

21 43

This guide supports the Building Surveying

pathway. It is designed to help you understand

more about qualifying in this area.

You must use this guide in conjunction with the

core assessment documentation which is available

on the RICS website and comprises of:

• Requirements and competencies guide

• Candidate guide for your RICS assessment

e.g. APC, Academic, Senior Professional,

Specialist

• Counsellor guide.

You can download all the supporting guidance

from rics.org/apcguides

All RICS pathways are global, though it is

appreciated that markets may vary from country

to country. If you have any queries please contact

your local ofﬁce.

About the

competencies

The RICS competency framework ensures those

applying for the RICS qualiﬁcation are competent

to practise and meet the highest standards of

professionalism required by RICS. There is a wide

range of pathways available to qualify as an RICS

professional covering many different areas of

practice.

Introduction

The RICS assessment aims to assess that you

are competent to carry out the work of a qualiﬁed

chartered surveyor. To be competent is to have

the skill or ability to perform a task or function. The

RICS competencies are also based upon attitudes

and behaviours. The competencies are presented

in a generic way so they can be applied to different

areas of practice and geographical locations. It

is important that you interpret them within the

context of your own area of practice or specialism

and location.

Each competency is deﬁned at three levels of

attainment. You must reach the required level in a

logical progression and in successive stages.

Level 1 – knowledge and understanding

Level 2 – application of knowledge

Level 3 – reasoned advice, depth and synthesis of

technical knowledge and its

implementation.

The competencies are in three distinct categories:

Mandatory – the personal, interpersonal,

professional practice and business skills common

to all pathways and mandatory for all candidates.

Technical core – the primary skills of your chosen

pathway.

Technical optional – Selected as additional

skill requirements for your pathway from a list of

competencies relevant to the area of practice.

The mandatory competency requirements

are set out in detail in the Requirements and

competencies guide.

Choosing your

competencies

It is important that you give careful thought to

your choice and combination of competencies.

Your choice will inevitably reflect the work you

do in your day-to-day environment (driven by the

needs of your clients/employer). Your choice and

combination of competencies will be a reflection of

your judgement.

At the ﬁnal assessment interview, the assessors

will take these choices into account. They will

expect you to present a sensible and realistic

choice that reﬂects the skills needed to fulﬁl the

role of a surveyor in your ﬁeld of practice.

This guide should help candidates and employers

with a degree of assistance in choosing the

competencies that are most appropriate to their

area of practice.

Where to find help

RICS has fully trained teams across the globe who

will be able to help you with any queries. For details

of your local ofﬁce – rics.org/contactus

Pathway guide

6Building Surveying

21 43

Building surveying is one of the widest areas of

surveying practice. Chartered building surveyors

are involved in all aspects of property and

construction from supervising large mixed-use

developments to planning domestic extensions.

This varied workload can include everything

from the conservation and restoration of historic

buildings to contemporary new developments.

Building surveyors work in most real estate

markets including residential, commercial,

retail, industrial, leisure, education and health.

Consequently, there are a wide variety of

opportunities for chartered building surveyors to

work in both the commercial, private, and public

sectors. Many chartered building surveyors

work for property consultancies, public sector

organisations, real estate owning clients and

contractors as well as in a number of specialist

niche areas such as insurance, rights to light, party

wall matters etc.

As well as strong technical skills, building

surveyors need to have strong people skills and

the highest levels of integrity. Clients, whether a

large corporation or an individual member of the

public, need to have the utmost conﬁdence in

the impartial advice given by chartered building

surveyors.

Chartered building surveyors are clearly

differentiated from the rest of their market by their

enhanced technical knowledge and professional

standards. Achieving the chartered status will

enhance your professional status with employers

and clients alike leading to more and varied

employment opportunities.

RICS qualification

Building surveyors provide professional technical

advice on land, property and construction for

commercial companies and consultants, central

and local government, and private individuals.

Whichever sector they work in, building surveyors’

knowledge and understanding of construction

technology and building pathology means they

are ideally equipped to provide a wide range of

services including the following:

• Managing design and construction

• Undertaking building surveys and measured

surveys

• Analysing design and building defects

• Preparing strategies for asset management

and property maintenance

• Preparing insurance valuations and claims

• Preparing strategic property advice covering

land ownership, lease conditions, boundaries,

title matters (including easements, licences

and covenants etc.), and landlord and tenant

legislation

• Project management and development

monitoring

• Miscellaneous services including accessibility

and energy audits, specialist surveys

(asbestos, damp etc.), conservation advice

and sustainability advice.

Chartered alternative

designations

All candidates qualifying through this pathway

will be entitled to use the designation ‘Chartered

Building Surveyor’.

RICS also offers a Building Surveying Pathway as

part of the Associate Assessment.

For further details please go to rics.org/associate

About the pathway

Pathway guide

7Building Surveying

21 43

Pathway requirements

Level 3

• Building pathology

• Construction technology and environmental

services

• Contract administration

• Design and speciﬁcation

• Inspection

• Legal/regulatory compliance

Level 1

• Fire safety

Core

Level 3

• Ethics, Rules of Conduct and professionalism

Level 2

• Client care

• Communication and negotiation

• Health and safety

Level 1

• Accounting principles and procedures

• Business planning

• Conﬂict avoidance, management and dispute

resolution procedures

• Data management

• Diversity, inclusion and teamworking

• Inclusive environments

• Sustainability

Mandatory

Two to Level 2

• BIM management

• Commercial management

• Client care (to level 3), or Conﬂict avoidance,

management and dispute resolution

procedures or Health and safety (to Level 3)

or Inclusive environments or Sustainability

• Conservation and restoration

• Contract practice

• Design economics and cost planning

• Development/project briefs

• Fire safety

• Housing maintenance, repair and

improvements or Maintenance management

• Insurance

• Landlord and tenant

• Measurement

• Procurement and tendering

• Project ﬁnance

• Quantiﬁcation and costing

• Risk management

• Works progress and quality management

Optional

Plus one to Level 2 from the full list of technical

competencies, including any not already chosen

from the optional list.

Pathway guide

8Building Surveying

21 43

Building information modelling (BIM) management

This competency encompasses the establishment and management of the information modelling systems on projects. It covers collaborative process and technological principles involved in implementing Building

Information Modelling (BIM).

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the technical, process

and collaborative aspects of the use of BIM on projects.

Develop and apply management systems to facilitate the use of BIM

on projects including uniﬁed control and reporting procedures.

Show how the knowledge and experience gained in this competency

has been applied to advising clients and/or senior management on

BIM strategy.

Examples of knowledge comprised within this level are:

• BIM strategies and implementation

• The various technical options and solutions for information

modelling

• The collaborative processes necessary for BIM adoption

• Standard classiﬁcation systems and their use in infrastructure

• Relevant internationally recognised management standards

such as Construction Operations Building Information Exchange

(COBie).

Examples of activities and knowledge comprised within this level are:

• Preparation of a BIM execution plan

• Design and implementation of a BIM management process

• Analysis of comparative BIM solutions

• Maintenance of an information model

• Agree and implement contractual aspects of BIM such as

separate protocol

• Facilitate and manage project team members for BIM

implementation.

Examples of activities and knowledge comprised within this level are:

• Analysing, assessing, evaluating and reporting on options for

BIM strategies at a corporate or project level

• Designing and advising on collaborative strategies for the

successful implementation of BIM on projects

• Advising on the contractual and commercial implications of

using BIM on projects

• Advising on options for software and protocols on BIM projects

• Advising on technical information systems requirements for BIM

at corporate or project level.

Technical competencies guidance

Pathway guide

9Building Surveying

21 43

Building pathology

Building Pathology is core to many areas of surveying. It is essential that all candidates have an understanding of defects analysis, and the likely resultant defects from failures in building fabric. This will range from

the effects of a defective waterproof covering at simple building pathology, to much more complex defects such as interstitial condensation, and the possible effects on building fabric. Candidates will be expected to

have an in-depth knowledge of the range of defects found in typical buildings in their locality, as well as an understanding of defects that they may come across more infrequently. In order to be competent in building

pathology and defects analysis, candidates will need to have detailed construction technology knowledge.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate your knowledge and understanding of building defects.

Apply your knowledge to undertake surveys, use survey and other

information to diagnose cause and mechanisms of failure.

Give reasoned advice and appropriate recommendations, including

the preparation and presentation of reports.

Examples of knowledge comprised within this level are:

• On typical building defects explain cause and eﬀect of these for

example, dampness, timber defect, building movements

• Building defects likely to be encountered in typical building

surveying activities

• Diﬀering types of testing, and the limitations of the tests, for

example the use of damp meters, and borescopes

• Construction detailing of diﬀerent building types and through

ages of construction.

Examples of activities and knowledge comprised within this level are:

• Identify in detail cause and mechanics of varying types of failure

• Using detailed examples, explain the relationship between

observations taken on site and the diagnosis of failure in building

fabric

• Information gathered from several sources, including if

necessary specialist inspections, to diagnose and explain

building fabric failure

• Demonstrate an understanding of the appropriate level of detail

required in typical reports, including examples of layout, and the

use of sketches/ drawings and photographs.

Examples of activities and knowledge comprised within this level are:

• Explaining the causes of failure, and the likely results of failure,

together with recommendations of appropriate remedial

measures

• Analysing information gathered from inspections to formulate

the necessary remedial/preventative works including speciﬁc

detail, in the form of a schedule of works, if required with

sketches/ drawings and photographs

• Discussing in detail examples of unusual defects you have

identiﬁed and the remedial works recommended.

Pathway guide

10Building Surveying

21 43

Client care

This competency covers how a surveyor meets a client’s brief in respect of a speciﬁc appointment and how they deal with a client from a business and professional perspective. The term ‘client’ as it is used in this

competency means not only the contractual party who has appointed the surveyor, but also all of the stakeholders in a project with whom the surveyor has to engage. This competency is closely linked to Ethics, Rules

of Conduct and professionalism, which deﬁnes professional behaviour and sets out some mechanisms for protecting clients.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles and

practice of client care including:

• The concept of identifying all clients/colleagues/third parties

who are your clients and the behaviour that is appropriate to

establish good client relationships

• The systems and procedures that are appropriate for managing

the process of client care, including complaints

• The requirement to collect data, analyse and deﬁne the needs of

clients.

Provide evidence of practical application of the principles and

practice of client care in your area of practice.

Provide evidence of reasoned advice given to clients and others.

Examples of knowledge comprised within this level are:

• The information contained within a client’s brief

• Deﬁning your scope of services within the limits of your

competence and PI insurance

• How fees are established

• The use of standard forms of appointment

• Mechanisms contained within an appointment document

• Insurance requirements (legal and RICS)

• How stakeholders are identiﬁed and how their status within the

project is established

• Formal communication systems with clients and stakeholders

• Complaints handling procedures

• Key Performance Indicators (KPIs)

• The methods of data gathering during the inception stage of a

project including client brieﬁngs and site based information

Examples of activities and knowledge comprised within this level are:

• Compiling an appointment document

• Establishing project stakeholders and their status

• Setting up communication systems with a client and

stakeholders

• Issuing reports to a client e.g. cost reports

• Dealing with a complaint

• Measurement of KPIs

• Analysing the data gathered through the client brieﬁng process

and formulating a detailed client brief

• Consulting with the statutory authorities on the consents and

other approvals required

• Preparing alternative outline design proposals, including option

appraisals

• Preparing option appraisals

Examples of activities and knowledge comprised within this level are:

• Developing tailored proposals linked to business strategies

• Presenting a prioritised and informed brief to enable decision-

making

• Value management with stakeholders to ensure delivery against

client expectations

• Advising on the need for statutory and other consents and

approvals

• Presenting alternative proposals including option appraisals

• Presenting outline schedules of work

• Agreeing the level of fees with a client

• Issuing an appointment document

• Ensuring insurances are in place

• Setting performance levels and KPIs

• Monitoring compliance with the scope of services

continued on next page

Pathway guide

11Building Surveying

21 43

Client care (continued.)

Level 1 Level 2 Level 3

• The law applicable to your area of practice, in particular those

relating to employment law, statutory compliance, consents and

approvals

• The principles of the preparation of alternative outline proposals

including the methodology of preparing option appraisals

• The principles of preparing outline schedules of work.

• Preparing outline schedules of work

• Assessing client relationships, team performance and

stakeholder interfaces on international projects.

• Monitoring performance internally and externally against client/

stakeholder performance levels

• Reporting to clients and stakeholders

• Using KPIs to improve performance.

Pathway guide

12Building Surveying

21 43

Commercial management

This competency covers the commercial management of construction works. Candidates should have an awareness of how commercial competitiveness balances against profitability. They must have a thorough

understanding of the financial processes used to achieve profitability and how these integrate with the overall delivery of the project.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles of the

management of construction projects.

Apply your knowledge to the ﬁnancial management of construction

projects, including regular monitoring and reporting on cash ﬂow and

proﬁtability.

Monitor, report and advise on project cash ﬂows and proﬁtability.

Evaluate and advise on the ﬁnancial implications and appropriate

management actions.

Examples of knowledge comprised within this level are:

• Identifying and understanding the components that make up the

cost of the project to the contractor or client

• The eﬀect that the design and construction processes have on

the cost

• The techniques used to reconcile the cost against income

• The techniques to ﬁnancially manage sub-contractors and

suppliers

• The use of cash ﬂows.

Examples of activities and knowledge comprised within this level are:

• Collecting of data for reports

• Carrying out cost to completion exercises

• Preparing cash ﬂows

• Preparing reports such as liability statements, cost to complete

and cost value reconciliations

• Applying value engineering processes

• Preparing and submitting cost data for in-house and/or

external use in relation to areas such as cost of preliminaries,

comparative cost of diﬀerent construction techniques and

taxation allowances.

Examples of activities and knowledge comprised within this level are:

• Monitoring, analysing, reporting and advising at a senior level on

project cash ﬂows and proﬁtability

• Evaluating and advising on ﬁnancial implications and appropriate

management actions.

Pathway guide

13Building Surveying

21 43

Conflict avoidance, management and dispute resolution procedures

This covers the recognition, avoidance, management and resolution of disputes, involving an awareness of different dispute resolution processes and an understanding of the application of dispute resolution

procedures appropriate to the area and jurisdiction of professional practice.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the techniques for

conﬂict avoidance, conﬂict management and dispute resolution

procedures including for example adjudication and arbitration,

appropriate to your pathway.

Provide evidence of practical application in your area of practice

having regard to the relevant law.

Provide evidence of the application of the above in the context of

advising stakeholders in the various circumstances referred to

above.

Examples of knowledge comprised within this level are:

A basic knowledge and understanding of some of the following, as

most appropriate to your market sector/areas of specialism:

• Common causes of disputes

• The contribution of some of the following to dispute avoidance:

– Risk management (its basic principles and techniques)

– Early warning systems

– Partnering techniques

– Clear and robust client brieﬁngs

• Theories of negotiation and the role of eﬀective communication

and negotiation

• The primary features, advantages and disadvantages of a range

of dispute resolution procedures and their surrounding statutory

and/or non-statutory legal/ judicial context (e.g. how forms of

contract deal with dispute resolution, and the scope of such

clauses):

Examples of activities and knowledge comprised within this level are:

• Adopting – or encouraging the adoption of (as appropriate) –

suitable dispute avoidance techniques

• Negotiating actively on behalf of clients (e.g. performance

failure, unavailability, contract variations, contract

interpretations and payment) prior to third-party referral

• Assisting in the collation or preparation of claims/counter-

claims and submissions

• Assisting in the identiﬁcation, gathering and collation of facts

and expert evidence for use in expert reports

• Suﬃcient understanding of the main points of the statutory

or non-statutory law relevant to/underpinning any particular

dispute resolution process and its application.

Examples of activities and knowledge comprised within this level are:

• Advising clients of the most suitable means of dispute avoidance

on their projects, and of dispute resolution procedures

appropriate to their individual circumstances, demonstrating

appreciation of when to seek further specialist advice and when

to advise clients within the scope of the insurance cover of the

candidate’s organisation

• Involvement in, or assistance with, a referral to a third-party

resolution process and associated management of that process

on behalf of client.

NB: Please note that the roles of acting as a third-party dispute

resolver – or expert witness, are – for the vast majority of candidates

– not likely to be an activity that is undertaken. It is only a small

minority of candidates with substantive work experience for whom

this is likely to be relevant.

continued on next page

Pathway guide

14Building Surveying

21 43

Conflict avoidance, management and dispute resolution procedures (cont.)

Level 1 Level 2 Level 3

– Mediation (could include contracted and project mediation)

and conciliation

– Dispute Resolution Boards (DRBs)

– Dispute Resolution Advisers (DRAs)

– Adjudication

– Independent expert determination

– Arbitration

– Litigation

• The possible roles of a surveyor as an expert witness and/

or an advocate, to include an awareness of the existence and

scope of applicability of RICS guidance for expert witnesses and

advocates

• The range of nominating bodies and services available to resolve

disputes, and particularly the role of the RICS Dispute Resolution

Service and any specialised dispute resolution schemes it oﬀers

relevant to your market sector

• The RICS Global Professional Statement on Conﬂict of Interest

and any appropriate national RICS guidance.

Pathway guide

15Building Surveying

21 43

Conservation and restoration

This competency is about understanding historic buildings/structures and the factors that influence performance and future ongoing use. This requires a sound understanding of principles, philosophy, materials,

architectural history and the law to enable practical sustainable heritage solutions to be devised to ensure ongoing benefit for the built heritage. Conservation and restoration can be compatible, but can more

frequently bring about conflict and this competency seeks to ensure the candidate is equipped to understand the issues and negotiate solutions.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles,

techniques and methods applied to conservation and restoration.

Undertake inspections or object identiﬁcation to identify all the

relevant factors that may aﬀect the conservation or restoration of

the subject matter.

Provide evidence of reasoned advice on the conservation, restoration

of managing a conservation or restoration process of the subject

property.

Examples of knowledge comprised within this level are:

• The deﬁnitions used in conservation (such as listed building,

scheduled ancient monument, conservation area)

• The principles of building/structure conservation

• Identiﬁcation of age, styles and materials

• The diversity of materials and techniques used in the

construction of historic structures

• Diﬀerentiating between conservation and restoration (as well as

preservation and refurbishment)

• The lime cycle

• Breathable building technology

• Understanding factors that lead to redundancy of a building

• The law relevant to conservation of the Built Environment.

Examples of activities and knowledge comprised within this level are:

• Undertaking architectural assessments

• Preparing statements of signiﬁcance

• Preparing reports identifying materials, periods of construction

(including historic alterations), typical defects/problems

• Preparing and submitting applications, e.g. listed building

consent

• Preparing schedules of work for standard repairs using

traditional materials

• Assessing the impact of modern technology and repair methods

on traditional buildings, structures, elements and materials

• Assessing and reporting on factors that are resulting or could

result in redundancy.

Examples of activities and knowledge comprised within this level are:

• Preparing and presenting a conservation management plan

• Preparing and implementing a sustainable/ justiﬁable

philosophical approach to guide both present and future works

(repairs and alterations)

• Preparing schedules of work in detail for a variety of situations

for client approval (non-standard)

• Undertaking a programme of works

• Providing advice on appropriate repair methods

• Providing advice on appropriate works to ensure continued use

of a building, or to bring back into use a redundant building

• Advising upon alternative repair methods

• Advising upon non-standard approaches to repair and re-use

• Advising on situations where incompatibility of materials is

found to be detrimental to the future of the structure or element

• Negotiating e.g. where conservation is perceived to be a barrier

to the future use of a building and/or restoration such as with

statutory bodies.

Pathway guide

16Building Surveying

21 43

Construction technology and environmental services

This competency covers the understanding of design and construction of buildings and other structures. Candidates should have a clear understanding of the design and construction processes and components

commonly used in the industry. They should have detailed knowledge of construction solutions relevant to their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles of

design and construction relating to your chosen ﬁeld of practice.

Apply your knowledge to the design and construction processes. Advise on the selection and application of particular processes within

your area of experience. This should include liaison with specialists

and consultants to develop project-speciﬁc design and construction

solutions.

Examples of knowledge comprised within this level are:

• The stages of design and construction from inception to

completion

• The impact of current legislation regulations and standards both

national and international

• How the various elements of the building work and inter-relate

including: sub structures, super structures, mechanical and

electrical, elevation and fenestration

• The process of construction and alteration

• Operational and maintenance processes

• Alternative construction details in relation to functional

elements of the design such as diﬀerent types of piling or

structural frame solutions

• How construction design solutions vary for diﬀerent types of

buildings such as clear span or acoustic requirements.

Examples of activities and knowledge comprised within this level are:

• Utilise knowledge of current regulations and design standards to

ensure compliance with legislation

• Prepare annotated sketches and speciﬁcation detailing how

elements interact

• Identiﬁcation of mechanical and electrical services relevant to

the area of work.

Examples of activities and knowledge comprised within this level are:

• Making recommendations on the choice of construction

solutions for your project

• Reporting on the impact of diﬀerent design solutions and

construction processes on cost and programme.

Pathway guide

17Building Surveying

21 43

Contract administration

This competency covers the role of a surveyor administering a construction contract, including the roles and responsibilities of the administrator under the main forms of contract. They should have a detailed

understanding of the contractual provisions relating to the forms of contract that they have administered.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the contractual,

legislative and statutory terminology/requirements of a construction

contract.

Implement administrative procedures necessary for the smooth

running of a construction contract.

Advise on the administrative procedures necessary for the smooth

running of a construction contract including document control

techniques and systems, meetings and reporting procedures.

Examples of knowledge comprised within this level are:

• The various standard forms of contract and sub-contract used

in the industry

• Basic contractual mechanisms and procedures applied at

various stages of the contract

• The roles and responsibilities of the contract administrator

• The duties of the parties

• What is required to create a building contract

• What is included in Preliminaries and Preambles.

Examples of activities and knowledge comprised within this level are:

• Issuing instructions

• Dealing with payment provisions

• Managing variation procedures

• Involvement with dispute avoidance

• Dealing with completion and possession issues

• Issuing certiﬁcates.

Examples of activities and knowledge comprised within this level are:

• Resolving disputes

• Assessing and recommending entitlement for extension of time

• Assessing and recommending entitlement for loss and expense

• Advising all parties of their contractual rights and obligations

• Completion of Certiﬁcation and agreement of ﬁnal account

• Outlining and recommending to a client the proposed contract

preliminaries

• Assessing the quantum of a contractor’s claim.

Pathway guide

18Building Surveying

21 43

Contract practice

This competency covers the various forms of contract used in the construction industry. Candidates should have an awareness of all of the main standard forms of contract and a thorough understanding of contract

law, legislation and the specific forms that they have used.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the various forms

of contract used in the construction industry and/or your area of

business.

Apply your knowledge of the use of the various standard forms of

contract at project level, including the implications and obligations

that apply to the parties to the contract.

Provide evidence of reasoned advice, prepare and present reports on

the selection of the appropriate form of contract and warranties for

your chosen procurement route. This should include advising on the

most appropriate contractual procedure at the various stages of a

construction or other contract.

Examples of knowledge comprised within this level are:

• Basic contract law and legislation

• Contract documentation

• The various standard forms of contract, warranty and sub-

contract

• When the diﬀerent contract forms would be used

• Basic contractual mechanisms and procedures at various stages

of the contract

• The contents of a written consultant appointment, warranty and

novation agreement

• General contractual provisions such as letters of intent,

insurances, retention, bonds, liquidated and ascertained

damages, early possession, practical completion and other

common contractual mechanisms.

Examples of activities and knowledge comprised within this level are:

• Producing contract documentation for construction and

consultant agreements

• Understand the status of documents relating to a contract,

minutes of meetings, instructions, contractor quotations

• Third-party rights including relevant legislation and the use of

collateral warranties

• Applying general contractual provisions such as letters of

intent, insurances, retention, bonds, liquidated and ascertained

damages, sectional completion, practical completion and other

common contractual mechanisms.

Examples of activities and knowledge comprised within this level are:

• Assessing and recommending the appropriate form of contract

and/or sub-contract for your chosen procurement route

• Advising on the most appropriate contractual procedure at the

various stages of a contract

• Evaluating and advising on the appropriateness and implications

of proposed contractual amendments.

Pathway guide

19Building Surveying

21 43

Design and specification

This competency involves the skills involved in the design and specification of construction projects. Building surveyors are usually involved in refurbishment of property, and in some cases new build projects.

Knowledge of the stages of design and specification, from inception to completion is an essential building surveying skill.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the design process

and the scope and content of related documentation.

Prepare designs and speciﬁcations, including at outline and detail

levels.

Prepare the full design and speciﬁcation for the project.

Examples of knowledge comprised within this level are:

• The various stages of the design process

• The functional requirements and performance of building

materials and components

• The health and safety regulations including the implications on

design

• The eﬀect of technical standards and statutory regulations,

such as planning, on the design process

• The structural implications of design to the load bearing

components of building fabric

• The ability to interpret the requirements of a client’s brief, in

order to satisfy their requirements

• The general issues surrounding sustainability in design such as

materials, sources, transportation and energy eﬃciency

• The concepts of Modern Methods of Construction

• Preambles to contract documentation.

Examples of activities and knowledge comprised within this level are:

• How to apply spatial parameters and requirements

• Preparation of sketch designs to demonstrate compliance with a

client’s brief, while satisfying statutory requirements

• Detailing of how components are installed, connect and perform

• Development of initial proposals to a detailed stage (including

sections and details) and obtaining statutory consents

• Preparing Design Risk Assessments (DRA) of the proposed

design, to satisfy the requirements of the health and safety

regulations

• Express recognised performance standards and guidance

• Investigate suitable sustainable features and incorporate them

within a design.

Examples of activities and knowledge comprised within this level are:

• Carry out the preparation of the design and speciﬁcation of a

building project from outline proposals to completion of the

design and speciﬁcation process

• Apply knowledge and application of the speciﬁcation process,

including detailed knowledge of the main methods of

speciﬁcation

• Apply knowledge and application of the design and speciﬁcation

process, and its relevance and importance to the procurement

and execution of the contract selected for the building works

• Advising clients regarding sustainability issues surrounding the

proposals for their building

• Managing the design process to incorporate design works by

others in the speciﬁcation.

Pathway guide

20Building Surveying

21 43

Design economics and cost planning

This competency covers the impact of design and other factors on cost throughout the life of the building and the control of cost during the pre-contract stage. Candidates should have an awareness of how design

decisions and construction processes impact on construction and operational costs. They must have a thorough understanding of techniques used to manage and control costs pre-contract.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the main factors

that aﬀect design economics over the whole life of a building.

Demonstrate knowledge and understanding of how cost planning

assists in the ﬁnancial control of projects during the design

development stage.

Apply your knowledge to the cost management of design

development on a project from feasibility to design completion.

Prepare and submit cost data to in-house and/or external data

collection agencies.

Give strategic and reasoned advice, including the preparation

and presentation of reports with reference to cost, time, quality

and buildability. Advise on various market factors and trends in

construction costs. Comment on accuracy and risk.

Examples of knowledge comprised within this level are:

• The main factors that aﬀect design economics over the whole

life of the building including capital and life cycle costs

• How cost planning assists in the ﬁnancial control of projects

during the design development stage

• The various stages of cost planning

• Sources of cost data adjustments that may be required for

factors including location, speciﬁcation, time and market forces.

Examples of activities and knowledge comprised within this level are:

• Producing estimates and cost plans

• Carrying out life cycle costing exercises

• Applying value engineering processes

• Preparing cost reports

• Preparing and submitting cost data to in-house and/or external

data collection agencies.

Examples of activities and knowledge comprised within this level are:

• Preparing and presenting reports with reference to cost, time,

quality and buildability, including qualiﬁcations and exclusions

• Evaluating and reporting on building design eﬃciency

• Evaluating and comparing market factors and trends in

construction costs

• Analysing the accuracy of predicted cost using benchmarking

techniques

• Interrogating historical cost data

• Using value and risk management techniques.

Pathway guide

21Building Surveying

21 43

Development/project briefs

This competency is about understanding the key documents used in determining the main requirements of a client before initiating a development. It also covers how well information provided by the client has been

understood by the project team to establish their terms of reference, objectives, functional and operational requirements to manage the development. It also covers sufficient detail through the Project Execution Plan

to enable the project team to manage the detailed design and specification of the work and understanding the law applicable to developments and building projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge of the techniques used for cost, quality and

time-related forensic examinations in your area of practice.

Apply your knowledge of cost, quality and time-related examinations

in your area of practice. .

Provide evidence of reasoned advice and report to clients on cost,

quality and time-related examinations in your area of practice

Examples of knowledge comprised within this level are:

• A clear understanding of the scope/ environment and

background of the project

• The project deﬁnition, explaining what it needs to achieve or

address in relation to the client’s objectives

• Identify ownership and the involvement of stakeholders in the

project

• Clear terms of reference between the client and the project team

before initiating the project.

Examples of activities and knowledge comprised within this level are:

• Preparing and understanding the outline business case stating

the client’s required cost, time and performance/quality

expectations

• Establishing success measurement criteria and beneﬁts of the

project to the client

• Establishing any known project risks, constraints and interfaces

• Developing an Outline Project Plan

• Implementing clear procedures for managing changes to the

client’s brief.

Examples of activities and knowledge comprised within this level are:

• Advising whether the information collated by the project team

accurately reﬂects the project brief

• Integrating a project within an over-arching programme of

delivery, including understanding strategic parameters and

dependencies

• Developing and implementing a Project Execution Plan that

needs to be adhered to by the project team for managing the

detailed design and speciﬁcation of the construction works.

Pathway guide

22Building Surveying

21 43

Fire safety

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

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the consequences

of ﬁre in a building, how it is modiﬁed by the enclosure and how the

impact may be controlled. Apply ﬁre safety principles to practical

situations so as to minimise the risk from ﬁre to personal injury or

death, physical loss and adverse environmental impact.

Demonstrate knowledge and understanding of the combustion

process; the physics and chemistry of ﬁre; the physiological and

psychological eﬀects of ﬁre; and the ability to assess means of

escape systems according to circumstance, including ﬁre safety

management systems.

Provide research advice to clients or other bodies on the

requirements for ﬁre safety engineering including strategy.

Represent clients to statutory bodies in preparing, agreeing and

defending a ﬁre safety strategy.

Examples of knowledge comprised within this level are:

• How a ﬁre might start in buildings, how it will spread and can be

contained by the structure or layout

• How the structure might be protected

• Understand the methods for safe escape

• The responsibility of duty holders, such as occupiers or

management undertaking risk assessments

• Systems to protect buildings and occupiers e.g. detection and

suppression.

Examples of activities and knowledge comprised within this level are:

• Assessing project plans for ﬁre safety compliance

• Inspecting projects to assess satisfactory implementation of

ﬁre safety features

• Inspect premises, record attributes and develop a ﬁre safety

audit

• Apply ﬁre safety and engineering in a building project design

speciﬁcation process or to comply with recommendations from

a risk assessment

• Inspect and complete ﬁre safety audits of simple buildings.

Examples of activities and knowledge comprised within this level are:

• Preparing a ﬁre safety strategy for a building

• Carrying out Fire Risk Assessments

• Present and recommend actions from a ﬁre safety audit

• Develop and recommend a ﬁre safety strategy

• Negotiate with ﬁre oﬃcer or other statutory body on ﬁre safety

matters for clients.

Pathway guide

23Building Surveying

21 43

Health and safety

This competency covers the relationship between the work of the building surveyor and health and safety issues within the construction industry, including the legal, practical and regulatory requirements. They should

have a detailed understanding of the health and safety processes and guidelines used to achieve this.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles

and responsibilities imposed by law, codes of practice and other

regulations appropriate to your area of practice.

Apply evidence of practical application of health and safety issues

and the requirements for compliance, in your area of practice.

Provide evidence of reasoned advice given to clients and others on all

aspects on health and safety.

Examples of knowledge comprised within this level are:

• Personal safety on site and in the oﬃce

• Context of the health and safety law

• Your employer’s and your own responsibility for health and safety

• The health and safety legislation process, including asbestos

management, ﬁre safety, workplace regulations etc.

• The ﬁndings from asbestos or ﬁre safety surveys

• The latest Construction Design and Management (CDM)

Regulations.

Examples of activities and knowledge comprised within this level are:

• Prepare risk assessments, such as designer versions for health

and safety regulations compliance

• Work closely with the health and safety co-ordinator and assist

in the health and safety process

• Undertake occupancy risk assessments

• Advise clients of the need for health and safety regulations

compliance.

Examples of activities and knowledge comprised within this level are:

• Advise clients on the need for alternative design to comply

with health and safety including the requirements for future

maintenance

• Design and specify where health and safety aﬀects the

construction method

• Provide advice to clients on health and safety matters e.g.

design and speciﬁcation.

Pathway guide

24Building Surveying

21 43

Housing maintenance, repair and improvements

This competency is about organising and running maintenance and improvement operations for stock managed by social registered landlords and other housing providers. This requires an understanding of the nature

of the tenancy agreements regarding property repairs, improvements, alterations, and use; a knowledge of how to determine maintenance needs from both technical and functional perspectives, a knowledge of

health and safety and other statutory requirements relevant to managed occupied residential property, and an understanding of how maintenance planning, procurement, and monitoring functions are formulated and

operated. A knowledge of how to apply principles of sustainability in relation to residential building use and maintenance is also required.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the nature of

building maintenance, and the principles and practice of building

maintenance management.

Apply your knowledge to gather housing maintenance information,

formulate policies, and implement housing maintenance

management operations.

Provide evidence of reasoned advice, prepare and present reports on

maintenance management issues.

Examples of knowledge comprised within this level are:

• Housing policy and law relating to maintenance repair and

improvements including decent homes, pathﬁnder projects, and

neighbourhood improvements

• The nature and extent of maintenance and improvement

operations in housing

• The statutory and contractual rights and responsibilities of

landlords and tenants regarding maintenance, repairs and

improvements

• Planned, service level, and reactive maintenance

• Maintenance inspections and monitoring

• Maintenance planning, prioritising and programming

• Fiscal planning in housing maintenance management

• Maintenance procurement and contractor partnership

agreements

• Eﬀective communication with tenants and occupiers

• Energy and environmental management of housing.

Examples of activities and knowledge comprised within this level are:

• Carrying out condition surveys of residential property

• Receiving, prioritising and actioning repair notiﬁcations from

tenants

• Formulating maintenance management policies

• Producing planned maintenance programmes

• Planning and monitoring maintenance expenditure and budgets

• Setting up and running partnership agreements, procurement

contracts, and orders for maintenance and servicing works

• Inspecting completed maintenance works

• Consulting with tenants, contractors, and housing managers

about the quality of the maintenance service and maintenance

works

• Integrating maintenance policies with environmental

requirements and policies

• Keeping appropriate records of buildings and works carried out.

Examples of activities and knowledge comprised within this level are:

• Providing assessments of condition and wants of repair for

individual buildings or portfolios of residential properties

• Formulating and presenting a Maintenance Policy for a housing

provider

• Presenting a Planned Maintenance Programme

• Recommending proposals for maintenance and improvement

programmes to tenants

• Recommending budget and expenditure reports and predictions

for building maintenance needs

• Preparing and negotiating partnership agreements with

contractors and providers of maintenance and servicing works

• Preparing and implementing maintenance and servicing

contracts and measured term agreements.

Pathway guide

25Building Surveying

21 43

Inclusive environments

This competency is about the principles and processes that deliver accessible and inclusive environments, recognising the diversity of user needs and the requirement to put people (of all ages and abilities) at the heart

of the process.

An inclusive environment recognises and accommodates differences in the way people use the built and natural environment. It facilitates digniﬁed, equal and intuitive use by everyone. It does not physically or socially

separate, discriminate or isolate. It readily accommodates and welcomes diverse user needs.

These principles and processes apply to all buildings, places, and spaces, and to equipment, in and around new property or in the adaptation of existing property, as well as to services provided to the public. Particular

regard should be given to buildings, places and spaces that are open to the public; sports and entertainment venues; schools, colleges and educational establishments; hospitals and health facilities; and residential

care facilities; as well as commercial and employment buildings.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate an understanding of the principles and processes

that deliver accessible and inclusive environments, recognising the

diversity of user needs and the requirement to put people (of all ages

and abilities) at the heart of the process. In doing so, have regard to

the legal, economic, sustainable and social case for making inclusion

the norm not the exception.

Provide evidence of practical application of the principles and

processes that deliver accessible and inclusive environments.

Provide evidence of reasoned advice given to clients and others of

the principles and processes that deliver accessible and inclusive

environments.

Examples of knowledge comprised within this level are:

• Knowledge of best practice technical standards relevant to

country of practice.

• Recognition of the diversity of user needs

• Local planning policy, building regulation and health and safety

requirements as applied to inclusive environments

• Appreciate and distinguish between ethical issues as opposed to

legal requirements.

Examples of activities and knowledge comprised within this level are:

• Practical applications as applied to diﬀerent types of building

and their associated uses

• Practical applications as applied to diﬀerent types of outside

areas and their associated uses

• A recognition of both real and perceived sensitive situations in

the design or use of inclusive environments

• Ability to recognise the need for and use appropriate language in

the discussion and resolution of inclusivity challenges.

Examples of activities and knowledge comprised within this level are:

• The scoping and brieﬁng of design work or new buildings, or in

relation to remodelled buildings and external spaces

• The design and speciﬁcation of a building, landscape/public

realm project from outline proposals to completion of the design

and speciﬁcation process

• The drafting of clauses in leases or user agreements as to how

places and spaces might be accessed or used.

Pathway guide

26Building Surveying

21 43

Inspection

The inspection of property is a core skill of all chartered building surveying activities. It is essential that candidates exhibit a knowledge and understanding of the core requirements of property inspection, for example

the degree of detail required in connection with differing types of inspection. Assessors will be seeking confirmation that all candidates have a detailed knowledge of building construction and pathology, in order that

they can competently carry out inspections of property for clients in order to fulfil the requirements of the client’s brief.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the diﬀerent

requirements for inspection, together with the required information

and factors aﬀecting the approach to an inspection.

Undertake inspections and apply the information gained to prepare

reports/ schedules and/or registers of equipment, presenting

appropriate information gained from the inspection.

Give reasoned advice and recommendations arising from

inspections.

Examples of knowledge comprised within this level are:

• The requirements of the diﬀering types of inspection, e.g. re-

acquisition, and Reinstatement Cost Assessments

• The methodology for completing a successful property

inspection, including review of relevant documentation

• Building construction and pathology knowledge to enable

competent inspection techniques

• Inspection techniques including, for example, concrete

inspection and diagnosis techniques, the uses and limitations of

boroscopes, the use of thermography in leak detection, etc.

• RICS good practice of inspections.

Examples of activities and knowledge comprised within this level are:

• Undertaking inspections for a variety of reasons and taking

accurate records

• Assisting in the preparation of professional reports

• Assisting in the preparation of Schedules of Condition and

Dilapidations

• Commission of advanced inspection techniques for example

infrared thermography, ﬁbre optics, concrete testing.

Examples of activities and knowledge comprised within this level are:

• Preparing detailed Building Survey reports for clients, containing

detailed information, conclusions and recommendations

• Assisting in providing detailed reasoned advice to clients

relating to claims for dilapidations, including analysis of lease

documentation

• Assisting or preparing detailed Building Survey reports, for

example on a preacquisition basis, on a complex building

structure for developers/investors

• Interpret and provide advice in relation to results of advanced

inspections undertaken by others.

Pathway guide

27Building Surveying

21 43

Insurance

Aspects of insurance affect all activities of a chartered building surveyor, from insurance required in building contracts, to reinstatement cost assessments, to the requirements for professional indemnity insurance.

Chartered building surveyors cannot practice effectively without a knowledge and understanding of the impact of insurance on the various projects in which they are involved. The understanding of insurance is so

important that it impacts on a number of other competencies, and it is considered that a working knowledge of insurance is a core skill of chartered building surveyors. (This competency is best used by candidates

involved in a slightly specialist role, for example, working for loss adjusters, and is unlikely to be suitable for candidates who do not have regular and continuing involvement in insurance).

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles and

practices of insurance in relation to your area of practice.

Apply your knowledge and/or be involved with the insurance of

construction and/or property related matters.

Demonstrate a thorough understanding of the regulations and

practice governing the insurance of construction and/or property

related matters.

Examples of knowledge comprised within this level are:

• The diﬀerent types of insurance, PI, employer’s liability, all risks

• The procedures, mechanism and risk limitations of insurance

• How a building surveyor’s reinstatement valuation feeds into

property insurance

• The diﬀerent insurance provision in a building contract, such as a

part refurbishment to a new build

• Insurance requirements in diﬀerent property leases

• The role of loss assessors and loss adjusters

• The restrictions imposed by RICS and Financial Services Authority

on advice provided by surveyors.

Examples of activities and knowledge comprised within this level are:

• Undertake checks to ensure third parties (such as contractors)

have suitable insurance

• Determine the required insurance of professional teams,

employers and contractors

• Prepare a building surveyor’s reinstatement valuation

• Undertake the role of building surveyor in a project occasioned

by an insurance claim.

Examples of activities and the application of knowledge comprised

within this level are:

• Provide advice and recommendations for the requirements of

insurance of property and construction

• Explaining restrictions imposed by RICS or Financial Services

Authority regulation on providing advice regarding insurance

matters, in relation to your ﬁeld of practice

• Advising brokers/clients on requirements of insurance clauses of

building contracts/ development agreements

• Carrying out a reinstatement cost valuation of a complex multi

storey, multi occupied building, and provide a comprehensive

report to a client

• Acting in an insurance capacity in relation to a claim under a

building contract insured risk

• Acting as a loss adjuster in a moderately complex claim under an

insurance contract

• Providing detailed advice to a client as to the insurance

requirements under a building contract, noting especially,

amongst other matters, the eﬀects of partial possession of the

building.

Pathway guide

28Building Surveying

21 43

Landlord and tenant

This competency is about managing the landlord and tenant relationship, covering all matters arising between the landlord and tenant, representing either party. Experience may be gained in relation to short or long

leasehold tenancies.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the law and practice

relating to landlord and tenant.

Apply the principles of the law and practice relating to landlord and

tenant. Carry out relevant negotiations to provide solutions to issues

aﬀecting both owners and occupiers of real estate.

Provide evidence of reasoned advice, prepare and present reports

on the law and practice relating to landlord and tenant. Apply your

knowledge to assist in undertaking relevant dispute resolution

procedures.

Examples of knowledge comprised within this level are:

• The principles of property law and policy

• The statutory framework applying to the landlord and tenant

relationship

• The content, form and structure of leases in the context of

residential lettings and/or leasehold transactions

• The landlord and tenant issues arising within leasehold

enfranchisement negotiations and similar statutory processes.

Examples of activities and knowledge comprised within this level are:

• Reading and interpreting leases

• Preparing, serving and responding to notices

• Entering in to negotiations

• Reaching an agreed solution and report recommendation to

client

• Instructing legal advisors.

Examples of activities and knowledge comprised within this level are:

• Providing strategic advice upon landlord and tenant matters,

relating to individual properties or blocks of properties (such as

service charges)

• Dealing with disputes

• Providing advice as to alternative dispute resolution options in

the event of breakdown of negotiations and take any necessary

action to protect the clients’ position.

• Preparing reports containing recommendations prior to the

commencement of negotiations

• Reaching an agreed solution and reporting recommendations to

client.

Pathway guide

29Building Surveying

21 43

Legal/regulatory compliance

This competency covers all aspects of day-to-day functions associated with property management. It includes issues relating to works, health and safety, landlord and tenant relationships, and service charges. In

general, any matter associated with the smooth running of a property.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of any legal/regulatory

compliance requirements in relation to your chosen ﬁeld of practice.

Apply your knowledge to comply with legal/regulatory requirements

in speciﬁc situations within your chosen ﬁeld of practice.

Provide reasoned advice and recommendations to organise so

that they can comply with legal regulatory requirement in speciﬁc

situations within your chosen ﬁeld of practice. Represent clients

to statutory bodies or other parties relating to legal and regulatory

compliance.

Examples of knowledge comprised within this level are:

• Statutory control of Building Works, including Building and

Planning Acts within the country of practice

• Enforcement controls on unauthorised Building Works

• Statutory Control of Asbestos

• The implications of the Disability Discrimination Act or similar

local legislation

• Health and safety as it aﬀects the Construction Industry or local

regulations

• Environmental legislation

• The Law and Practice of Dilapidations

• The Law and Practice of Building Contracts, as used by Building

Surveyors

• Building reinstatement cost assessments

• Responsibilities and liabilities of providing professional advice and

how this can be governed by written appointment agreements

• Leases and licences to alter premises.

• The law covering leasehold obligations and rules governing civil

law procedure.

Examples of activities and knowledge comprised within this level are:

• Carrying out of planning and building control applications,

together with licence applications, for property alterations and

other consents

• Carrying out inspections and preparing reports for schedules

of condition and dilapidations, and negotiations with party

representatives, in non-complex matters

• Preparation of building Reinstatement Cost Assessments

• Carrying out health and safety obligations during works for

clients, including design works

• Applications for listed building consent, conservation area

consents etc.

• Reviewing and reporting on lease obligations

• Party wall inspections and negotiations

• Rights to light inspections and negotiations.

Examples of activities and knowledge comprised within this level are:

• Advise on the requirements for end of tenancy liability. Negotiate

settlement and make recommendations to clients for settlement

• Negotiating end of tenancy liability, knowledge of case law etc.

• Negotiating with other professional representatives, after

issuing of Schedules of Condition and Dilapidations

• Advise clients on the requirements for, submit and produce

detailed supporting reports for asbestos audits and

management, access, energy performance certiﬁcates, site

regulation procedures, Planning Applications, and/ or Planning

Appeals or environmental matters

• Provide advice to clients in respect of their statutory obligations,

including access and asbestos

• Advise and recommend on the application of relevant lease

clauses.

Pathway guide

30Building Surveying

21 43

Maintenance management

This competency is about organising and running maintenance and improvement operations for a portfolio of commercial, residential, or mixed-use property. This requires an understanding of the legal framework

for determining the owner’s and occupiers’ rights and responsibilities in authorising, executing, and paying for repairs and maintenance, a knowledge of how to determine maintenance needs from both technical

and functional perspectives, a knowledge of health and safety and other statutory requirements relevant to managed occupied buildings, and an understanding of how maintenance planning, procurement, and

monitoring functions are formulated and operated. A knowledge of how to apply principles of sustainability in relation to building use and maintenance; and, where appropriate, how building maintenance interfaces

with conservation, is also required.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the nature of

building maintenance, and the principles and practice of building

maintenance management.

Apply your knowledge to gather building maintenance information,

formulate policies, and implement maintenance management

operations.

Provide evidence of reasoned advice, prepare and present reports on

maintenance management issues.

Examples of knowledge comprised within this level are:

• The nature and extent of maintenance operations

• The legal rights and responsibilities of owners and occupiers

regarding maintenance repairs and improvements

• The statutory framework concerning building maintenance and

occupation

• Planned, service level, and reactive maintenance

• Maintenance inspections and monitoring

• Maintenance planning, prioritising and programming

• Fiscal planning in maintenance management

• Maintenance procurement

• Eﬀective communication with building occupiers

• Energy and environmental management of occupied buildings

• The relationship between maintenance and conservation.

Examples of activities and knowledge comprised within this level are:

• Carrying out condition surveys of buildings

• Receiving, prioritising and actioning repair notiﬁcations from

occupiers

• Formulating maintenance management policies

• Producing planned maintenance programmes

• Planning and monitoring maintenance expenditure and budgets

• Setting up and running procurement contracts and orders for

maintenance and servicing works

• Inspecting completed maintenance works

• Consulting with owners and occupiers about the quality of the

maintenance service and maintenance works

• Integrating maintenance policies with environmental and

conservation requirements and policies

• Keeping appropriate records of buildings and works carried out.

Examples of activities and knowledge comprised within this level are:

• Providing assessments of condition and wants of repair for

individual buildings or portfolios of properties

• Formulating and presenting a Maintenance Policy for an

organisation

• Drafting and presenting a planned maintenance programme

• Preparing and presenting proposals for maintenance and

improvement programmes to clients, tenants and occupiers

• Preparing budget and expenditure reports and predictions for

building maintenance

• Preparing and negotiating partnership agreements with

contractors and providers of maintenance and servicing works

• Preparing and implementing maintenance and servicing

contracts and measured term agreements.

Pathway guide

31Building Surveying

21 43

Measurement

This competency is relevant to all data capture and measurement of land or property. In the context of the property pathways, it refers particularly to measurement of saleable/lettable areas for agency or valuation

purposes. In the context of the Built Environment, it refers particularly to measurement of sites and buildings for construction and maintenance purposes.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles and

limitations of measurement relevant to your area of practice.

Apply your knowledge to undertake measurement. Use basic and/

or advanced instrumentation to collect data. Present appropriate

information gained from measurement.

Evaluate, present, manage, analyse data and/ or apply spatial data

and information. Show an advanced understanding of accuracy,

precision and error sources.

Examples of knowledge comprised within this level are:

• Relevant data capture techniques including the use of lasers and

tapes

• The limitations of diﬀerent methods of measurement

• Checking procedures for the instruments used and the

calculations undertaken

• Potential sources of error from use of the instruments

• Understanding the basis on which measurements should be

undertaken i.e. the core deﬁnitions of measurement and their

application

• The appropriate standards and guidance relating to measurement

with particular reference to the RICS Property measurement

• The degree of accuracy that is required for diﬀerent types of

property and the use to which the measurements will be put

• The use and limitations of plans and drawings.

Examples of activities and knowledge comprised within this level are:

• Using the appropriate instrumentation (including lasers and

tapes) to capture suﬃciently accurate data, based on an

understanding of limitations of diﬀerent instruments

• Dealing with and advising on sources of error from use of

instruments

• Applying the appropriate guidance correctly in practice

to undertake measurement of a variety of properties,

understanding the basis on which measurements should be

undertaken

• Undertaking necessary calculations

• Preparing and presenting measurements in a manner

appropriate for the purpose they are to be used, understanding

the level of accuracy that is required for diﬀerent types of

property.

Examples of activities and knowledge comprised within this level are:

• Level 3 is only recommended for candidates with specialist

knowledge and experience of sophisticated measurement and

data capture practice. Most property candidates will only attain

Level 2. For guidance on Level 3 please refer to RICS Geomatics

pathway guide.

Pathway guide

32Building Surveying

21 43

Procurement and tendering

This competency covers how a project is structured and delivered in terms of risk allocation and contractual relationships and how tendering processes are used to establish a contract price. Candidates should have

a clear understanding of the different types of procurement and tendering commonly used and the advantages and disadvantages of each to the parties involved. They should have a detailed working knowledge of

the procurement routes and tendering procedures used on their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the main types of

procurement. Demonstrate knowledge and understanding of the

tendering and negotiation processes involved in procurement.

Apply your knowledge to the implementation of the procurement

routes selected for your projects and to carrying out tendering and

negotiation processes relevant to them.

Give reasoned advice on the appropriateness of various procurement

routes. Manage the tendering and negotiation process and present

reports on the outcome.

Examples of knowledge comprised within this level are:

• The main types of procurement used in both the public and private

sectors, both nationally and internationally

• Tendering and negotiation processes involved in procurement

• Ancillary processes such as partnering and framework

agreements

• Codes of practice and procedures commonly used.

Examples of activities and knowledge comprised within this level are:

• Implementing procurement routes such as traditional, design

and build and management forms

• Producing and/or compiling tender documentation such as letter

of invitation, form of tender, health and safety documentation,

design documentation and contractual details (Please note:

pricing documents are covered under the Quantiﬁcation and

costing of construction works)

• Carrying out of tendering and negotiation processes such as

single and two stage tendering, the use of codes of practice and

electronic tendering.

Examples of activities and knowledge comprised within this level are:

• Evaluating the appropriateness of various procurement routes

• Managing the tendering and negotiation process

• Preparing procurement and tendering reports.

Pathway guide

33Building Surveying

21 43

Project finance

This competency covers the effective cost control of construction projects during the construction phase, including the principles of controlling and reporting costs on any construction project. They should have a

detailed understanding of the control and reporting processes used on their projects (please note: for surveyors working in contracting this competency covers externally issued cost advice and reports).

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the eﬀective control

of costs during a project. Demonstrate understanding of the legal

and contractual constraints and the eﬀect of time and quality on the

cost of a project.

Apply your knowledge to the management of project costs. This

should include the preparation and presentation of ﬁnancial reports

on the performance of a project at appropriate intervals, to provide

eﬀective forecasting of costs, risks and their ﬁnancial implications.

Advise on strategies and procedures to control predicted

expenditure in line with a budget.

Examples of knowledge comprised within this level are:

• The eﬀective control of costs during the construction phase of a

project

• The legal and contractual constraints on the cost of a project such

as changes in building legislation and design risk allocation

• The reporting and forecasting of costs during the construction

phase

• The principles of risk allowances.

Examples of activities and knowledge comprised within this level are:

• Managing project costs during the construction phase

• Reporting and forecasting costs for diﬀerent procurement

routes and client types

• Using cashﬂows in ﬁnancial management

• Managing provisional sums and risk allowances.

Examples of activities and knowledge comprised within this level are:

• Implementing change control procedures within the contract

• Establishing reporting regimes/protocols

• Using risk management and analysis techniques.

Pathway guide

34Building Surveying

21 43

Quantification and costing

This competency covers the measurement and definition of construction works in order to value and control costs. Candidates should have an awareness of the various methods of quantifying and pricing

construction works used throughout a project. They must have a thorough understanding of the specific methods used on their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the principles of

quantiﬁcation and costing of construction works as a basis for the

ﬁnancial management of contracts.

Apply your knowledge to the quantiﬁcation and costing of

construction works, including the use of appropriate standard

methods of measurement and forms of cost analysis. Carrying out

measurement and costing of works at all stages of the construction

process.

Advise on appropriate methods of quantiﬁcation and costing for

speciﬁc projects. Take responsibility for the preparing and issuing of

pricing documents. Price or analyse such documents. Give advice on

and/or supervise the valuation of construction works throughout a

project.

Examples of knowledge comprised within this level are:

• The quantiﬁcation of construction works (including both

measurement and deﬁnition)

• The various standard methods of measurement

• The costing of construction works

• The measurement of buildings and structures to agreed

standards.

Examples of activities and knowledge comprised within this level are:

• Quantifying construction works at the various stages of a project

• Producing pricing documents such as bills of quantities,

schedules of activities/works, schedules of rates or contract

sum analyses

• Carrying out the costing of construction works by methods such

as tendered rates, quotations or dayworks.

Examples of activities and knowledge comprised within this level are:

• Advising on appropriate methods of measurement and costing

• Analysing proposed construction costs submitted by others and

recommending to clients how to progress these

• Negotiating and agreeing the valuation of construction works

at various stages of the project such as the contract sum,

construction and ﬁnal account

• Advising on the construction and ﬁnal account.

Pathway guide

35Building Surveying

21 43

Risk management

This competency covers the management of risk on construction projects including the benefits to be gained and the techniques and processes to manage risk. Candidates should have a detailed understanding of

how risk is dealt with on their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate your knowledge and understanding of the nature of risk

and, in particular, of the risks associated with your area of business/

practice.

Apply your knowledge to carry out risk assessments taking into

account all relevant factors. Understand the application of the

various methods and techniques used to measure risk.

Provide evidence of reasoned advice and implement systems to

manage risk by competent management in relation to speciﬁc

projects.

Examples of knowledge comprised within this level are:

• The principles of risk management

• How the various procurement routes and building contracts deal

with risk

• Mitigation strategies

• The techniques used to quantify risk

• The eﬀect of risk on programme and cost.

Examples of activities and knowledge comprised within this level are:

• Contributing towards the identiﬁcation of risk

• Identifying who owns the risk in relation to the chosen

procurement route on your project

• Contributing towards strategies to mitigate risk

• Contributing data towards the quantiﬁcation of risk

• Considering the eﬀect of risk on programme and management

cost speciﬁc to a project.

Examples of activities and knowledge comprised within this level are:

• Advising on the appropriate procurement route in relation to the

type of project and the client’s attitude to risk

• Recognising and advising on the appropriate methodologies and

approach to risk management on a project

• Taking ownership of the risk register and advising on appropriate

risk mitigation strategies

• Applying techniques to quantify risk and advising clients on the

appropriate level of contingency of time and money.

Pathway guide

36Building Surveying

21 43

Sustainability

This competency covers the role of the building surveyor in dealing with the impact of sustainability issues on development and construction. Candidates should have an awareness of the various ways in which

sustainability can impact on development and construction. They must have a thorough understanding of the impact made by sustainability on their projects and have been involved with the financial management of

that impact.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of why and how

sustainability seeks to balance economic, environmental and social

objectives at global, national and local levels, in the context of land,

property and the built environment.

Provide evidence of practical application of sustainability

appropriate to your area of practice, and the circumstances in which

specialist advice is necessary.

Provide evidence of reasoned advice given to clients and others on

the policy, law and best practice of sustainability, in your area of

practice.

Examples of knowledge comprised within this level are:

• The principles of sustainability within development and the

construction process

• The relationship between property and the environment

• How national and international legislation, regulations and

taxation relating to sustainability aﬀect construction

• Criteria by which sustainability is measured in relation to ﬁnished

buildings or construction works

• The principles and reasoning of how the design, and construction

processes, together with technologies, can contribute to

sustainable building

• The principles of material resource eﬃciency within the supply

chain including embodied energy

• The diﬀerences between the various sustainability ‘labels’ and

methods such as BREEAM, LEED, SKA Rating, MEES and any other

energy eﬃciency legislation.

Examples of activities and knowledge comprised within this level are:

• Carrying out capital cost and value engineering exercises to

determine the impact of sustainability actions on design and

construction processes

• Carrying out life cycle cost exercises which take account of

sustainability issues

• Understanding the measures undertaken by governments

and international bodies to encourage the reduction of the

environmental impact of development.

Examples of activities and knowledge comprised within this level are:

• Recommendations to your client and members of the project

team on the ﬁnancial impact of sustainability on a project

• Giving reasoned advice on the application of environmental law

and policy

• Interpreting environmental reports and advising on the ﬁnancial

impact and programme implications on a project

• Making recommendations on sustainable material selection and

how performance baselines can be estimated

• Giving reasoned advice on sustainable solutions, not only from a

ﬁnancial perspective but also from a technical angle.

Pathway guide

37Building Surveying

21 43

Works progress and quality management

Chartered building surveyors are frequently involved in the supervision of works on site. It is essential that candidates selecting this competency demonstrate a detailed knowledge of construction technology

techniques, and the relevance of the techniques on site. Quality of workmanship is vital to ensure the long-term functional ability of the element of the building design, and candidates will be expected to demonstrate

detailed knowledge of site quality requirements.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Inspect and record progress and quality of building works. Report and advise upon the adequacy of progress and quality of

building works.

Manage and co-ordinate progress and quality of building works as a

contract administrator/ supervising oﬃcer or equivalent.

Examples of knowledge comprised within this level are:

• What’s required to carry out a site inspection, and the importance

of recording progress of works

• The requirements of recording progress, and comparing to project

phase

• The requirements for quality descriptors as set out in the contract

documentation

• The diﬀerences between the duties of a CA and those of a person

appointed solely to report on progress and quality issues.

Examples of activities and knowledge comprised within this level are:

• Carry out inspections of works being completed on site, and

prepare the necessary reports showing progress and quality

issues that have arisen

• Prepare reports for clients detailing the eﬀects of additional

instructions, amendments to speciﬁcations, and the likely eﬀect

on progress

• Record for in-house and external purposes reports on quality of

works on site, including any works rejected, and the reasons for

doing so

• Compare progress of construction works at any stage of the

works against the contract programme, or status of current

gross ﬁnancial valuation to original projections/cash ﬂow.

Examples of activities and knowledge comprised within this level are:

• Prepare reports for clients, on works progress quality or cost,

showing any deviation from expected progress using multiple

assessment methods

• Implement systems for recording progress and quality issues as

part of CA duties, and prepare reports for external circulation

• Act as a CA and incorporate into your duties the requirements for

progress, ﬁnancial and quality reporting.

Americas Asia Paciﬁc EMEA

Latin America

[email protected]

ASEAN

[email protected]

Greater China (Shanghai)

Oceania

Africa

Ireland

United Kingdom RICS HQ

[email protected]

North America

[email protected]

Greater China (Hong Kong)

Japan

South Asia

Europe

Middle East

rics.org

Confidence through professional standards

RICS promotes and enforces the highest professional qualifications and standards in the valuation,

development and management of land, real estate, construction and infrastructure. Our name

promises the consistent delivery of standards – bringing confidence to markets and effecting

positive change in the built and natural environments.