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Quantity Surveying and Construction• Assessment of Professional Competence• Assessment of Technical Competence

www.rics.org

July 2006

Quantity Surveying and Construction

Contents

RICS Built Environment Group

Introduction 2

Pathway requirements 5Quantity surveying and construction APC 5

Quantity surveying and construction ATC 6

Competency guidance 7Capital allowances (T008) 8

Commercial management of construction (T010) 9

Conflict avoidance, management and dispute resolution procedures (M006) 10

Construction technology and environmental services (T013) 11

Contract administration (T016) 12

Contract practice (T017) 13

Corporate recovery and insolvency (T020) 14

Design economics and cost planning (T022) 15

Due diligence (T025) 16

Health and safety (M008) 17

Insurance (T045) 18

Procurement and tendering (T062) 19

Programming and planning (T063) 20

Project evaluation (T066) 21

Project financial control and reporting (T067) 22

Quantification and costing of construction works (T074) 23

Risk management (T077) 24

Sustainability (M009) 25

1

This guide is produced by the RICS Quantity Surveying andConstruction Faculty in conjunction with RICS Education and Training.

Published in November 2006 to support the 2006 Assessment ofProfessional Competence and Assessment of Technical Competence.

© RICS 2006

Introduction

2

About the APC and ATCThe RICS Assessment of Professional Competence (APC)and Assessment of Technical Competence (ATC) ensure thatthose applying for RICS membership are competent topractise and meet the high standards of professionalismrequired by RICS. There is a wide range of pathwaysavailable to qualify as an RICS member covering 19 differentareas of practice, at APC – (Chartered), and ATC –(Technical) level.

The APC and ATC normally consists of:• a period of structured training

• a final assessment.

The structured training is based on candidates achieving a set of requirements or competencies. These are a mix of technical, professional, interpersonal, business andmanagement skills.

You MUST use this guide in conjunction with the 2006 core APC and ATC documentation which is available on the RICS website and comprises:• APC/ATC Requirements and competencies guide – July 2006.

• Candidate guides (2006) – (the particular candidate guide you need will depend on your route to membership).

• Guide for supervisors, counsellors and employers – graduate

route to membership, July 2006.

How to use this guideThis guide supports the core 2006 APC and ATCdocumentation. It is designed to help you understand moreabout qualifying as an RICS member in quantity surveyingand construction. The guide is based on UK market practiceand may be unsuitable for candidates based in othercountries. The material is set out in three sections.

Section one – provides information on this area of practicewith a general overview of the quantity surveying andconstruction pathways.

Section two – lists the competency requirements of thequantity surveying and construction APC and ATC pathways(as set out in the APC/ATC Requirements and competencies

guide July 2006).

Section three – describes the main technical competenciesassociated with quantity surveying and construction, providingexpanded sector specific guidance on each of them. Thisforms the main part of the guide.

3

About the competenciesThe APC/ATC aims to assess that you are competent tocarry out the work of a qualified chartered/technical surveyor.To be competent is to have the skill or ability to perform atask or function. The RICS competencies are not just a list of tasks or functions, they are also based upon attitudes and behaviours. The competencies have been drawn up in a generic way so that they can be applied to different areasof practice and geographical locations. This guide is designedto help you interpret these competencies within the contextof quantity surveying and construction.

The competencies are defined at three levels of attainmentand each APC or ATC pathway has its own specificcombination of competencies that you must achieve at theappropriate level. You must reach the required level in alogical progression and in successive stages:Level 1 – knowledge and understanding

Level 2 – application of knowledge and understanding

Level 3 – reasoned advice and depth of technicalknowledge.

The competencies are in three distinct categories:

Mandatory competencies – the personal, interpersonal,professional practice and business competencies common toall pathways and compulsory for all candidates. These areexplained in more detail in the APC/ATC Requirements and

competencies guide – July 2006.

Core competencies – the primary competencies of yourchosen APC/ATC pathway.

Optional competencies – a set of competencies selectedby the candidate from a list defined for the particularpathway. In most cases there is an element of choice. These are mostly technical competencies, but certainmandatory competencies also appear on the optionalcompetency list and candidates are permitted to select oneof these at a higher level.

This guide only deals with the principal core andoptional competencies associated with this area. It doesnot cover the mandatory competencies.

Choosing your competenciesIt is important that you give careful thought to your choiceand combination of competencies. Your choice will inevitablyreflect the work you do in your day-to-day environment(driven by the needs of your clients/employer). Your choiceand combination of competencies will be a reflection of yourjudgement. At the final assessment interview, the assessorswill take these choices into account. They will expect you topresent a sensible and realistic choice that reflects the skillsneeded to fulfil the role of a surveyor in your field of practice.

This guide should help candidates and employers with adegree of assistance in choosing the competencies that aremost appropriate to their area of practice.

How to find helpRICS has a fully trained Contact Centre team who will beable to help you with any general APC or ATC queries:

T +44 (0)870 333 1600F +44 (0)20 7334 [email protected]

Quantity surveying and construction APC As a quantity surveyor you may be working as a consultant inprivate practice, for a developer or in the development arm of amajor organisation (eg retailer, manufacturer, utility company orairport), for a public sector body or for a loss adjuster. On the contracting side you could be working for a majornational or international contractor, a local or regional generalcontractor, for a specialist contractor or sub-contractor, or for a management style contractor.

Your work may include the following:• preparing feasibility studies or development appraisals

• assessing capital and revenue expenditure over the whole life of a facility

• advising clients on ways of procuring the project

• advising on the setting of budgets

• monitoring design development against planned expenditure

• conducting value management and engineering exercises

• managing and analysing risk

• managing the tendering process

• preparing contractual documentation

• controlling cost during the construction process

• managing the commercial success of a project for a contractor

• valuing construction work for interim payments, valuingchange, assessing or compiling claims for loss and expenseand agreeing final accounts

• negotiating with interested parties

• giving advice on the avoidance and settlement of disputes.

About Quantity surveying and constructionQuantity surveyors are the cost managers of construction. They are initially involvedwith the capital expenditure phase of a building or facility, which is the feasibility,design and construction phases, but they can also be involved with the extension,refurbishment, maintenance and demolition of a facility.

The construction industry is global and extends across all real estate andinfrastructure markets. Quantity surveyors work in all sectors of the constructionindustry worldwide. In real estate this covers residential, commercial, industrial,leisure, agricultural and retail facilities. In infrastructure it covers roads, railways,waterways, airports, sea ports, coastal defences, power generation and utilities.Quantity surveyors may also work in process engineering, such as chemicalengineering plants or oil rigs.

They must understand all aspects of construction over the whole life of a building or facility. They must have the ability to manage cost effectively, equating quality and value with individual client needs.

Quantity surveying and construction ATC RICS also offers an ATC pathway in quantity surveying and

construction to individuals wishing to achieve the Tech RICS

designation.

Candidates pursuing the ATC will be involved in similar types of activities to those on the APC, but the ATC places moreemphasis on achieving level two, rather than level three, in thecompetencies.

An individual with the tech RICS qualification may be workingwithin a technical role but is unlikely to be providing strategicadvice to clients or stakeholders.

RICS qualification pathways in this sector:

Chartered alternative designations related to this pathway

All candidates qualifying under the Quantity surveying andconstruction APC pathway, whether they work in privatepractice or for a contractor, will be entitled to use thedesignation ‘Chartered Quantity Surveyor’.

4

Pathway requirementsQuantity surveying and construction APC

5

Mandatory competenciesYou must achieve the minimum levels as set out in the mandatorycompetencies.

Core competenciesLevel 3• Commercial management of construction or Design economics

and cost planning*

• Contract practice

• Construction technology and environmental services

• Procurement and tendering

• Project financial control and reporting

• Quantification and costing of construction works.

Optional competenciesTwo competencies at Level 2 from the list below.• Capital allowances

• Commercial management of construction or Design economics and cost planning (whichever is not selected as a core competency)

• Contract administration

• Corporate recovery and insolvency

• Due diligence

• Insurance

• Programming and planning

• Project evaluation

• Risk management

• Conflict avoidance, management and dispute resolution procedures orSustainability.

Notes Candidates should select from one of the following fields of work inwhich to demonstrate their competency. Other fields may be accepted,subject to written approval from the RICS Contact Centre.

• Building.

• Civil Engineering.

• Railways.

• Petro-chemicals.

• Oil / gas installations.

• Mechanical and electrical installations.

*Quantity surveyors working in a commercial or contracting environmentwill probably choose Commercial management of construction to Level3. Quantity surveyors working in a consulting environment within eitherthe public or private sector will probably choose Design economics andcost planning to Level 3.

Quantity surveying and construction ATC

6

Mandatory competenciesYou must achieve the minimum levels as set out in the mandatorycompetencies.

Core competenciesLevel 2• Commercial management of construction or Design economics

and cost planning*

• Construction technology and environmental services

• Contract practice

• Procurement and tendering

• Project financial control and reporting

• Quantification and costing of construction works.

Optional competenciesTwo competencies to Level 2 from the list below.• Capital allowances

• Commercial management of construction or Design economics and cost planning (whichever is not selected as a core competency)

• Contract administration

• Corporate recovery and insolvency

• Due diligence

• Insurance

• Programming and planning

• Project evaluation

• Risk management

• Conflict avoidance, management and dispute resolution procedures or Sustainability.

Notes Candidates should select from one of the following fields of work in which todemonstrate their competency. Other fields may be accepted, subject towritten approval from the RICS Contact Centre.

• Building.

• Civil Engineering.

• Railways.

• Petro-chemicals.

• Oil / gas installations.

• Mechanical and electrical installations.

*Quantity surveyors working in a commercial or contracting environment willprobably choose Commercial management of construction to Level 2.Quantity surveyors working in a consulting environment within either thepublic or private sector will probably choose Design economics and costplanning to Level 2.

7

Competency guidanceThe pages that follow are intended to provide guidance forusers on the main competencies associated with quantitysurveying and construction.

The guidance has been drawn up by experienced practitioners andaims to give you a clear and practical understanding of how to applythe listed core and optional competencies in the context of quantitysurveying and construction. The guidance does not cover themandatory competency requirements.

The official competency definitions (at levels one, two and three)are provided, followed by a description of the key knowledge and activities that are likely to fall within the scope of eachcompetency.

The information provided is designed to be helpful but informalguidance. The knowledge and activities described under eachcompetency are not exhaustive, and should not be relied upon asany form of revision list. Candidates must satisfy themselves andtheir employers that they have reached the required level ofattainment before applying for final assessment.

The competencies are arranged in alphabetical order.

The full list of RICS competencies and pathway requirements can be found in the APC/ATC Requirements and competencies guide

– July 2006.

Capital allowances (T008) 8

Commercial management of construction (T010) 9

Conflict avoidance, management and dispute resolution procedures (M006) 10

Construction technology and environmental services (T013) 11

Contract administration (T016) 12

Contract practice (T017) 13

Corporate recovery and insolvency (T020) 14

Design economics and cost planning (T022) 15

Due diligence (T025) 16

Health and safety (M008) 17

Insurance (T045) 18

Procurement and tendering (T062) 19

Programming and planning (T063) 20

Project evaluation (T066) 21

Project financial control and reporting (T067) 22

Quantification and costing of construction works (T074) 23

Risk ranagement (T077) 24

Sustainability (M009) 25

8

Description of competency in context of this sectorThis competency covers the taxation incentives/capital allowances available onproperty and structures in order to prepare claims and give advice to clients.Candidates should have an awareness of the various types of capital allowancethat are available in accordance with capital allowances legislation. They shouldhave a thorough understanding of types used on their projects.

Examples of likely knowledge, skills and experience at each level

Capital allowancesReference no. T008

Level 1Demonstrate knowledge andunderstanding of capital allowances and grants.

Level 2Apply knowledge of capital allowancesand grants, including the ability to usesource documents necessary toprepare taxation allowances analyses.

Level 3Provide evidence of giving reasonedadvice; preparing claims; makingapplications for grants; preparing and presenting reports to clients; and corresponding and negotiatingwith the relevant government andother authorities.

Examples of knowledge comprised within this level are:• The definition of capital allowances

and the history behind their existence

• The client types that they apply to

• The main types of capital allowancesavailable relating to property, including plant and machinery, industrial buildingallowances, hotel allowances and enhanced capital allowances

• The property types that capital allowances apply to.

Examples of activities and knowledgecomprised within this level are:• Collecting the relevant documentation

to prepare a claim relating to the typeof transaction. For acquisitions thismight include sale agreements,valuation reports, ledgers, drawings andspecifications. For developments thismight include ledgers, buildingcontracts, final accounts, invoices

• Understanding, establishing andapplying entitlement and complianceissues, including other capitalallowances such as long life assets,short life assets, flat conversion,research and development

• Identifying and quantifying qualifyingexpenditure

• The property types that capitalallowances apply to.

Examples of activities and knowledgecomprised within this level are:• Preparing and presenting reports

and documentation

• Providing advice on issues affectingacquisitions, disposals anddevelopments

• Giving advice on the effect andinteraction of capital allowances,general taxation and accounting issues

• Negotiating and agreeing capitalallowances claims with taxationauthorities.

9

Description of competency in context of this sectorThis competency covers the commercial management of construction works.Candidates should have an awareness of how commercial competitivenessbalances against profitability. They must have a thorough understanding of thefinancial processes used to achieve profitability and how these integrate with theoverall delivery of the project.


Commercial management of constructionReference no. T010

Level 1Demonstrate knowledge andunderstanding of the principles of themanagement of construction projects.

Level 2Apply your knowledge to the financialmanagement of construction projects,including regular monitoring andreporting on cashflow and profitability.

Level 3Monitor, report and advise on projectcashflows and profitability. Evaluateand advise on the financialimplications and appropriatemanagement actions.

Examples of knowledge comprised within this level are:• Identifying and understanding the

components that make up the costof the project to the contractor

• Understanding of the effect that the design and construction processeshave on the cost

• Awareness of the techniques used toreconcile the cost against income

• Awareness of the techniques tofinancially manage sub-contractors and suppliers

• Understanding the use of cashflows.

Examples of activities and knowledgecomprised within this level are:• Collecting of data for reports

• Carrying out cost to completionexercises

• Preparing cashflows

• Preparing reports such as liabilitystatements, cost to complete and costvalue reconciliations

• Applying value engineering processes

• Preparing and submitting cost data for in-house and/or external use in relationto areas such as cost of preliminaries,comparative cost of differentconstruction techniques and taxationallowances.

Examples of activities and knowledgecomprised within this level are:• Monitoring, analysing, reporting

and advising at a senior level on project cashflows and profitability for internal use

• Evaluating and advising on financialimplications and appropriatemanagement actions.

10

Description of competency in context of this sectorThis competency covers the quantity surveyor’s involvement with the avoidance,management and resolution of disputes in construction projects. Candidatesshould be aware of the various processes and techniques commonly used in the industry. They should have a detailed understanding of how these are appliedin practice.


Conflict avoidance, management and dispute resolution proceduresReference no. M006

Level 1Demonstrate knowledge andunderstanding of the techniques for conflict avoidance, conflictmanagement and dispute resolutionprocedures including for exampleadjudication and arbitration,appropriate to your APC/ATC pathway.

Level 2Provide evidence of practicalapplication in your area of practicehaving regard to the relevant law.

Level 3Provide evidence of the application ofthe above in the context of advisingclients in the various circumstancesreferred to above.

Examples of knowledge comprisedwithin this level are:• Techniques for conflict avoidance,

management and resolution, inparticular by the appropriate selectionof procurement routes and use ofprocesses such as partnering

• How various forms of contract deal withdispute avoidance and their provisionsfor resolving disputes

• Legal and statutory requirements for the resolution of disputes inconstruction contracts

• Conflict management and disputeresolution procedures within theconstruction process includingnegotiation, mediation and conciliation,adjudication, arbitration, independentexpert determination and litigation.

Examples of activities and knowledgecomprised within this level are:• Developing further knowledge of the

relevant law governing conflictavoidance and management anddispute resolution procedures

• Being involved with adjudicationprocedures in particular and have an understanding of the defaultprocedures where a constructioncontract does not make provision for adjudication

• Being involved with other disputeresolution procedures

• Compiling evidence for use in disputeresolution procedures.

Examples of activities and knowledgecomprised within this level are:• Developing an in depth knowledge of

law governing conflict avoidance andmanagement and dispute resolutionprocedures, including relevantlegislation and case law

• Giving reasoned advice on differentdispute resolution procedures havingreference to particular projectcircumstances

• Giving advice on relevant law governingevidence of fact and expert evidenceand the practice and proceduresadopted by surveyors in the role ofeither advocate or expert witness

• Giving advice as an expert witness.

11


Level 1Demonstrate knowledge andunderstanding of the principles ofdesign and construction relating toyour chosen field of practice.

Level 2Apply your knowledge to the designand construction processes.

Level 3Advise on the selection andapplication of particular processeswithin your area of experience. This should include liaison withspecialists and consultants to develop project specific design and construction solutions.

Examples of knowledge comprised within this level are:• The stages of design from inception

to completion

• Impact of current legislation andregulations (both national andinternational)

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

• The process of constructing the works

• Operational and maintenanceprocesses post contract.

Examples of activities and knowledgecomprised within this level are:• Appreciating how design solutions

vary for different types of building such as clear span requirements forwarehousing or acoustic requirementsfor accommodation

• Understanding alternative constructiondetails in relation to functional elementsof the design such as different types ofpiling or structural frame solutions.

Examples of activities and knowledgecomprised within this level are:• Advising on the choice of construction

solutions for your project

• Reporting on the impact of differentdesign solutions and constructionprocesses on cost and programme.

Description of competency in context of this sectorThis competency covers the design and construction of buildings and otherstructures. Candidates should have a clear understanding of the design andconstruction processes commonly used in the industry. They should have detailedknowledge of construction solutions relevant to their projects.

Construction technology and environmental servicesReference no. T013

12

Description of competency in context of this sectorThis competency covers the role of a surveyor administering a constructioncontract. Candidates should be aware of the roles and responsibilities of theadministrator under the main forms of contract. They should have a detailedunderstanding of the contractual provisions relating to the forms of contract thatthey have administered.

Contract administrationReference no. T016


Level 1Demonstrate knowledge andunderstanding of the contractual,legislative and statutoryterminology/requirements, of a construction contract

Level 2Implement administrative proceduresnecessary for the smooth running of aconstruction contract.

Level 3Advise on the administrativeprocedures necessary for the smoothrunning of a construction contractincluding document control techniquesand systems, meetings and reportingprocedures.

Examples of knowledge comprised within this level are:• The various standard forms of contract

and sub-contract used in the industry

• Basic contractual mechanisms andprocedures applied at various stages of the contract

• The roles and responsibilities of theadministrator.

Examples of activities and knowledgecomprised within this level are:• Issuing instructions

• Dealing with payment provisions

• Managing change procedures

• Involvement with dispute avoidance

• Dealing with completion andpossession issues

• Issuing certificates.

Examples of activities and knowledgecomprised within this level are:• Resolving disputes

• Assessing entitlement for extension of time

• Assessing entitlement for loss and expense

• Advising all parties of their contractualrights and obligations.

13

Description of competency in context of this sectorThis competency covers the various forms of contract used in the constructionindustry. Candidates should have an awareness of all of the main standard formsof contract and a thorough understanding of contract law, legislation and thespecific forms that they have used.

Contract practiceReference no. T017


Level 1Demonstrate knowledge andunderstanding of the various forms ofcontract used in the constructionindustry and/or your area of business.

Level 2Apply your knowledge of the use ofthe various standard forms of contractat project level, including theimplications and obligations that applyto the parties to the contract.

Level 3Provide evidence of reasoned advice,prepare and present reports on theselection of the appropriate form ofcontract and warranties for yourchosen procurement route. Thisshould include advising on the mostappropriate contractual procedure atthe various stages of a construction orother contract.

Examples of knowledge comprised within this level are:• Basic contract law and legislation

• Contract documentation

• The various standard forms of contract and sub-contract

• When the different forms would be used

• Basic contractual mechanisms and procedures at various stages of the contract

• Third party rights including relevantlegislation and the use of collateralwarranties.

Examples of activities and knowledgecomprised within this level are:• Producing contract documentation

• Carrying out the contractualmechanisms and procedures relevant to the financial management aspects of your project, such as changeprocedures, valuations, loss andexpense and final accounts

• Understanding general contractualprovisions such as letters of intent,insurances, retention, bonds, liquidatedand ascertained damages, earlypossession, practical completion andother common contractual mechanisms.

Examples of activities and knowledgecomprised within this level are:• Selecting the appropriate form of

contract and/or sub-contract for yourchosen procurement route

• Advising on the most appropriatecontractual procedure at the various stages of a contract

• Evaluating the appropriateness andimplications of proposed contractualamendments.

14

Description of competency in context of this sectorThis competency covers the involvement and actions of a quantity surveyor wheninsolvency occurs on a construction project. Candidates should have anawareness of the processes and procedures that can apply when a party to acontract becomes insolvent and what help and support a quantity surveyor cangive to the various parties involved, including the insolvency practitioner. Theymust have a thorough understanding of the how insolvency has affected theirproject and the legal and contractual position of the parties involved.


Corporate recovery and insolvency Reference no. T020

Level 1Demonstrate knowledge andunderstanding of the role of theChartered Surveyor in corporaterecovery and insolvency situations.

Level 2Demonstrate an understanding of thevarious types of appointment that canbe made to administer/manage theaffairs of insolvent and potentiallyinsolvent companies and individuals.

Level 3Provide evidence of reasoned advice,prepare and present reports on theproperty assets of insolventcompanies and individuals and/or inthe administration of Fixed ChargeReceivership appointments.

Examples of knowledge comprised within this level are:• The principles of the different

insolvency procedures, such asliquidation, administration, receivershipand company voluntary arrangement

• How standard form contracts deal withinsolvency

• The nature of an insolvencypractitioner’s role and his expectationsas a client

• How a quantity surveyor might supportan insolvency practitioner.

Examples of activities and knowledgecomprised within this level are:• Undertaking valuations and notional

final accounts in relation to aninsolvency on a project

• Taking action to facilitate thecompletion of a project whereinsolvency has occurred

• Undertaking work in support of aninsolvency practitioner.

Examples of activities and knowledgecomprised within this level are:• Giving reasoned advice to a contracted

party on how to proceed following the insolvency of the other party to the contract

• Giving reasoned advice to a client onhow to proceed to complete a projectfollowing an insolvency.

15


Level 1Demonstrate knowledge andunderstanding of the main factors that affect design economics over thewhole life of a building. Demonstrateknowledge and understanding of howcost planning assists in the financialcontrol of projects during the designdevelopment stage.

Level 2Apply your knowledge to the costmanagement of design developmenton a project from feasibility to designcompletion. Prepare and submit costdata to in-house and/or external datacollection agencies.

Level 3Give strategic and reasoned advice,including the preparation andpresentation of reports with reference to cost, time, quality and buildability.Advise on various market factors andtrends 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 thebuilding including capital and life cycle costs

• How cost planning assists in thefinancial control of projects during the design development stage

• The various stages of cost planning

• Sources of cost data

• Adjustments that may be required forfactors including location, specification, time and market forces.

Examples of activities and knowledgecomprised 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 datacollection agencies.

Examples of activities and knowledgecomprised within this level are:• Preparing and presenting reports

with reference to cost, time, quality and buildability, including qualifications and exclusions

• Evaluating building design efficiency

• Assessing/evaluating market factors and trends in construction costs

• Analysing the accuracy of predictedcost using benchmarking techniques

• Interrogating historical cost data

• Using value and risk managementtechniques.

Description of competency in context of this sectorThis competency covers the impact of design and other factors on costthroughout the life of the building and the control of cost during the pre-contractstage. Candidates should have an awareness of how design decisions andconstruction processes impact on construction and operational costs. They musthave a thorough understanding of techniques used to manage and control costspre-contract.

Design economics and cost planning Reference no. T022

16

Description of competency in context of this sectorThis competency covers the due diligence work and/or fund monitoring onconstruction projects. It may also cover the duties of quantity surveyorsmonitoring the financial management of management style contracts. Candidatesshould have an awareness of the areas of concern for funders and clients withina project and the techniques used in the forensic interrogation and monitoring ofthose areas. They must have a thorough understanding of the techniques used ontheir projects.

Due diligenceReference no. T025


Level 1Demonstrate knowledge of thetechniques used for cost, quality and time related forensic examinationin your area of practice.

Level 2Apply your knowledge of cost, qualityand time related forensic examinationin your area of practice.

Level 3Provide evidence of reasoned adviceand report to clients on cost, qualityand time related forensic examinationin your area of practice.

Examples of knowledge comprised within this level are:• The main areas of risk for a

funder/client

• The process of analysing contractdocumentation

• How to interrogate pricing data inrelation to development appraisals, cash flows, construction costs and risk allowances

• Techniques for assessing suitability of programmes

• Relevant statutory approvals, such as planning and building control

• How to monitor interim payments and planned progress.

Examples of activities and knowledgecomprised within this level are:• Reviewing development appraisals

• Reviewing specialist reports andchecking statutory and other approvals

• Analysing the suitability of procurementstrategies and contract documentation,including third party rights issues andinsurances

• Interrogating pricing data in relation todevelopment appraisals, cash flows,construction costs and risk allowances

• Establishing suitability of projectprogrammes, quality control procedures and health and safety arrangements

• Checking suitability and appointmentsof project team

• Analysing project and construction risks

• Reviewing interim valuations for draw-down

• Monitoring progress against plannedprogrammes

• Reviewing final accounts.

Examples of activities and knowledgecomprised within this level are:• Checking compliance with loan

agreements and agreements to lease

• Delivering reports to the funder/clienton time, cost and quality matterscovered by your monitoring activities

• Giving advice to the funder/client onsuitable action to be taken in respect of issues identified by your monitoringactivities.

17

Description of competency in context of this sectorThis competency covers the relationship between the work of the quantitysurveyor and health and safety issues within the construction industry. Candidatesshould be aware of legal, practical and regulatory requirements. They should havea detailed understanding of the health and safety processes and guidelines usedto achieve this.

Health and safetyReference no. M008


Level 1Demonstrate knowledge andunderstanding of the principles andresponsibilities imposed by law, codesof practice and other regulationsappropriate to your area of practice.

Level 2Apply evidence of practical application of health and safety issues and therequirements for compliance, in your area of practice.

Level 3Provide evidence of reasoned advicegiven to clients and others on allaspects on health and safety.

Examples of knowledge comprised within this level are:• Personal safety on site and in the office

• Procedures imposed by law

• The impact on health and safety of:

Design

Construction processes

Building maintenance

Employment of staff.

Examples of activities and knowledgecomprised within this level are:• Obtaining formal health and safety

qualifications including first aid, industryspecific or nationally recognisedqualifications

• Being involved with specific roles and responsibilities within the various regulations.

Examples of activities and knowledgecomprised within this level are:• Giving reasoned advice on and/or

taking responsibility for health and safety issues relating to:

Impact of design on construction

Alternative construction processes

Impact of design on occupation and maintenance

Undertaking risk assessments

Current legislation.

18

Description of competency in context of this sectorThis competency covers specific insurance provisions related to property anddevelopment. Candidates should be aware of how insurance is used to deal withrisk in development. They should have a detailed understanding of the contractualrequirements under the various standard forms of contract.

InsuranceReference no. T045


Level 1Demonstrate knowledge andunderstanding of the principles andpractices of insurance in relation to your area of practice.

Level 2Apply your knowledge and/or beinvolved with the insurance ofconstruction and/or property related matters.

Level 3Demonstrate a thoroughunderstanding of the regulations and practice governing the insuranceof construction and/or property related matters.

Examples of knowledge comprised within this level are:• The insurance provisions within the

standard forms of contract

• Specific insurance mechanisms such as joint names, subrogation, netcontribution clauses, in the aggregate,each and every event and excessprovisions

• Specialist insurances such asperformance bonds, professionalindemnity and retention bonds.

Examples of activities and knowledgecomprised within this level are:• Developing specialist knowledge in

areas such as asbestos and terrorism

• Compiling cost data for an insurance claim

• Compiling cost data for a fire insurance valuation.

Examples of activities and knowledgecomprised within this level are:• Reporting on cost impact of insurance

claims to loss adjustor

• Reporting on re-construction costs forfire insurance valuations

• Advising clients on trends in theconstruction insurance market

• Advising on how insurances can beused to mitigate risk.

19

Description of competency in context of this sectorThis competency covers how a project is structured and delivered in terms of riskallocation and contractual relationships and how tendering processes are used toestablish a contract price. Candidates should have a clear understanding of thedifferent types of procurement and tendering commonly used and the advantagesand disadvantages of each to the parties involved. They should have a detailedworking knowledge of the procurement routes and tendering procedures used ontheir projects.

Procurement and tenderingReference no. T062


Level 1Demonstrate knowledge andunderstanding of the main types ofprocurement. Demonstrate knowledgeand understanding of the tenderingand negotiation processes involved in procurement.

Level 2Apply your knowledge to theimplementation of the procurementroutes selected for your projects and to carrying out tendering andnegotiation processes relevant to them.

Level 3Give reasoned advice on theappropriateness of variousprocurement routes. Manage thetendering 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 processesinvolved in procurement

• Ancillary processes such as partnering and framework agreements

• Codes of practice and procedurescommonly used.

Examples of activities and knowledgecomprised within this level are:• Implementing procurement routes such

as traditional, design and build,management forms, term and serialcontracting and other types

• Producing and/or compiling tenderdocumentation such as letter ofinvitation, form of tender, health andsafety documentation, designdocumentation and contractual details(Please note: pricing documents arecovered under the Quantification andcosting of construction works)

• Carrying out of tendering andnegotiation processes such as single and two stage tendering, the use of codes of practice andelectronic tendering.

Examples of activities and knowledgecomprised within this level are:• Evaluating the appropriateness of

various procurement routes

• Managing the tendering and negotiation process

• Preparing procurement and tendering reports.

20

Description of competency in context of this sectorThis competency covers a surveyor’s involvement with the programming andplanning of construction projects. Candidates should have an awareness of thevarious principles, techniques and issues that relate to the programming andplanning of projects generally. They must have a thorough understanding of howthese principles and techniques have been used and how specific issues havebeen dealt with on their projects.

Programming and planningReference no. T063


Level 1Describe the principals of financial and programme monitoring ofprojects, including planning techniquessuch as Gantt charts etc. Demonstrateknowledge of the various types ofprogrammes and schedulescommonly used on projects.

Level 2Assess, interpret and report on theprogramme control of projects.

Level 3Provide evidence of reasoned adviceon, or implement the principals of,executive programme control ofprojects. Your advice shoulddemonstrate a good understanding of planning techniques (pert diagrams, network analysis/criticalpath methods).

Examples of knowledge comprised within this level are:• Understand the need for pre-contract

planning and programming techniques

• Different planning techniques eg GanttCharts, Network Analysis and CriticalPath Analysis etc

• The principles of how a programme isaffected by change

• The need for good programming whenforecasting accurately materials, man-power, machinery and money

• The use of planning and programmingwhen forecasting expenditure

• The importance of a project or acontract programme when usedtogether with different forms ofcontract.

Examples of activities and knowledgecomprised within this level are:• Formulating and reporting on a project

programme for different constructionprojects using planning techniques

• Reporting the client’s financial forecastexpenditure of a project using planningtechniques

• Calculating a critical path networkanalysis and/or PERT network analysis as appropriate to determine the longest path

• Identifying the impact of contractualprovisions on the effective planning of projects.

Examples of activities and knowledgecomprised within this level are:• Interpreting the effectiveness of a

project programme

• Providing reasoned advice on thefinancial planning of constructionprojects (eg a client/developer mighthave a particular way of funding aproject, either fully financed orgenerating finance from sales in phaseone to finance later phases. This wouldgive rise to very different strategiesaffecting both the timing and the costof a project)

• Analysing and advising on the possibleoutcomes in the event of a strategychange eg financing provisions, time of construction, scope changes

• Advising on a project programme whendetermining different procurementoptions.

21

Description of competency in context of this sectorThis competency covers the financial aspects of feasibility studies anddevelopment appraisals. Candidates should be aware of the various elements ofa feasibility study and development appraisal and the factors that can affect them.They should have a detailed understanding of the techniques used to assessfinancial viability.

Project evaluationReference no. T066


Level 1Describe the feasibility study process,including the financial and townplanning aspects associated with a development appraisal.

Level 2Apply the techniques used in valuemanagement/value engineering, lifecycle/whole life costing and riskassessment, together with a balancesheet analysis.

Level 3Initiate and monitor a feasibility study.Advise on the economics of design, on the use of value management andvalue engineering techniques and onhow to undertake a full risk andbalance sheet analysis.

Examples of knowledge comprised within this level are:• Understand the process of carrying

out a development appraisal usingtechniques such as residual valuation

• Understand the various financialelements of a development appraisalsuch as land and construction costs,fees, finance costs, value or incomesteam and profit

• Awareness of the impact of non-financial factors such as town planningon an appraisal

• Understand the basic principals oftechniques used in association withdevelopment appraisals such as valuemanagement, value engineering, life cycle and whole life costing and riskmanagement.

Examples of activities and knowledgecomprised within this level are:• Providing cost data for a development

appraisal, particularly in respect ofconstruction costs

• Understanding how financial data mightbe obtained for elements of adevelopment appraisal (other thanconstruction costs), for example landand financing costs, fees, taxation,property valuation, income stream and profit

• Carrying out life cycle cost exercises in relation to an appraisal

• Being involved in value and riskmanagement exercises in relation to an appraisal.

Examples of activities and knowledgecomprised within this level are:• Carrying out an appraisal; reporting and

advising on the outcome

• Advising on the impact of costsassociated with the various elements ofthe appraisal on the overall viability.

22

Description of competency in context of this sectorThis competency covers the effective cost control of construction projects duringthe construction phase. Candidates should be aware of the principles ofcontrolling and reporting costs on any construction project. They should have adetailed understanding of the control and reporting processes used on theirprojects (please note: for surveyors working in contracting this competency coversexternally issued cost advice and reports).


Project financial control and reportingReference no. T067

Level 1Demonstrate knowledge andunderstanding of the effective controlof costs during a project. Demonstrateunderstanding of the legal andcontractual constraints and the effectof time and quality on the cost of a project.

Level 2Apply your knowledge to themanagement of project costs. This should include the preparationand presentation of financial reportson the performance of a project atappropriate intervals, to provideeffective forecasting of costs, risksand their financial implications.

Level 3Advise on strategies and proceduresto control predicted expenditure in linewith 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 aschanges in building legislation anddesign risk allocation

• The reporting and forecasting of costsduring the construction phase

• The principles of contingencies/riskallowances.

Examples of activities and knowledgecomprised within this level are:• Managing project costs during the

construction phase

• Reporting and forecasting costs fordifferent procurement routes and client types

• Using cashflows in financialmanagement

• Managing provisionalsums/contingencies/risk allowances.

Examples of activities and knowledgecomprised within this level are:• Implementing change control

procedures within the contract

• Establishing reportingregimes/protocols

• Using risk management and analysistechniques.

23

Description of competency in context of this sectorThis competency covers the measurement and definition of construction works inorder to value and control costs. Candidates should have an awareness of thevarious methods of quantifying and pricing construction works used throughout aproject. They must have a thorough understanding of the specific methods usedon their projects.


Quantification and costing of construction worksReference no. T074

Level 1Demonstrate knowledge andunderstanding of the principles ofquantification and costing ofconstruction works as a basis for thefinancial management of contracts.

Level 2Apply your knowledge to thequantification and costing ofconstruction works, including the useof appropriate standard methods ofmeasurement and forms of costanalysis. Carrying out measurementand costing of works at all stages ofthe construction process.

Level 3Advise on appropriate methods ofquantification and costing for specificprojects. Take responsibility for thepreparing and issuing pricingdocuments. Price or analyse suchdocuments. Give advice on and/orsupervise the valuation of constructionworks 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 ofmeasurement

• The costing of construction works

• The measurement of buildings andstructures to agreed standards.

Examples of activities and knowledgecomprised within this level are:• Quantifying construction works at the

various stages of a project

• Producing pricing documents such asbills of quantities, schedules ofactivities/works, schedules of rates orcontract sum analyses.

• Carrying out the costing of constructionworks by methods such as tenderedrates, quotations or dayworks.

Examples of activities and knowledgecomprised within this level are:• Advising on appropriate methods of

measurement and costing

• Selecting of appropriate pricingdocuments

• Negotiating and agreeing the valuationof construction works at various stagesof the project such as the contract sum,construction and final account.

24

Description of competency in context of this sectorThis competency covers the management of risk on construction projects.Candidates should be aware of the benefits to be gained and the techniques and processes used to manage risk. They should have a detailed understandingof how risk is dealt with on their projects.

Risk managementReference no. T077


Level 1Demonstrate your knowledge andunderstanding of the nature of riskand, in particular, of the risksassociated with your area ofbusiness/practice.

Level 2Apply your knowledge to carry our riskassessments taking into account allrelevant factors. Understand theapplication of the various methods and techniques used to measure risk.

Level 3Provide evidence of reasoned adviceand implement systems to managerisk by competent management inrelation to specific projects.

Examples of knowledge comprised within this level are:• The principles of risk management

• How the various procurement routesdeal with risk

• Mitigation strategies

• The techniques used to quantify risk

• The effect of risk on programme and cost.

Examples of activities and knowledgecomprised 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 onprogramme and management costspecific to their project.

Examples of activities and knowledgecomprised within this level are:• Advising on the appropriate

procurement route in relation to theclient’s attitude to risk

• Recognising and advising on theappropriate methodologies andapproach to risk on a project

• Taking ownership of the risk registerand advising on appropriate riskmitigation strategies

• Applying techniques to quantify risk andadvising client’s on the appropriate level of contingency.

25

Description of competency in context of this sectorThis competency covers the role of the quantity surveyor in dealing with theimpact of sustainability issues on development and construction. Candidatesshould have an awareness of the various ways in which sustainability can impacton development and construction. They must have a thorough understanding ofthe impact made by sustainability on their projects and have been involved withthe financial management of that impact.

SustainabilityReference no. (M009)


Level 1Demonstrate knowledge andunderstanding of why and howsustainability seeks to balanceeconomic, environmental and socialobjectives at global, national and locallevels in the context of land, propertyand the built environment.

Level 2Provide evidence of the practicalapplication of sustainabilityappropriate to your area of practice,and of awareness of thecircumstances in which specialistadvice is necessary.

Level 3Provide evidence of reasoned advicegiven to clients and others on thepolicy, law and best practice ofsustainability in your area of practice.

Examples of knowledge comprised within this level are:• The principles of sustainability within

development and the constructionprocess

• The relationship between property and the environment

• How national and internationallegislation, regulations and taxationrelating to sustainability affectconstruction

• Criteria by which sustainability ismeasured in relation to finishedbuildings

• The principles of how design,technology and construction processescan contribute to sustainable building

• The principles of material resourceefficiency within the supply chain.

Examples of activities and knowledgecomprised within this level are:• Carrying out capital cost and value

engineering exercises to determine theimpact of sustainability issues ondesign and construction processes

• Carrying out life cycle cost exerciseswhich take account of sustainabilityissues

• Understanding the measuresundertaken by governments andinternational bodies to encourage thereduction of the environmental impactof development.

Examples of activities and knowledgecomprised within this level are:• Giving reasoned advice to your client

and members of the project team on the financial impact of sustainability on a project

• Giving reasoned advice on theapplication of environmental law and policy

• Interpreting environmental reports andgiving reasoned advice on the financialimpact and programme implications on a project

• Giving advice on sustainable materialselection and how performancebaselines can be estimated.

www.rics.org

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The Royal Institution of Chartered Surveyors12 Great George StreetParliament SquareLondon SW1P 3ADUnited Kingdom

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RICS (Royal Institution of Chartered Surveyors) is the largestorganisation for professionals in property, land, construction andrelated environmental issues worldwide. We promote best practice,regulation and consumer protection to business and the public. With 120 000 members, RICS is the leading source of propertyrelated knowledge, providing independent, impartial advice togovernments and global organisations.

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