1
Q
What is the RICS New Rules of Conduct for Members
A
- Acting within your competence.
- Provide a high quality of service.
- Treat others with respectful
- Take responsibility for your actions and act in the interest of the public
- Act honestly, with integrity and comply with professional obligations.
2
Q
What is the RICS New Rules of Conduct for Members
A
P roportionality
A ccountability
C onsistency
T ransparity
T argeting
3
Q
What is Stace’s Ethical Trading Policy?
A
- Employees, Equal opportunity for development.
- Customers, high quality of service encouraging personal contact sustaining relationships.
- Compliance with Human Rights Act, and Modern Slavery Acft 2025
4
Q
How do you comply with Stace’s PII?
A
Scope of service is agreed by the Partners to ensure it complies with their PII.
5
Q
What is a Non-Negligent Insurance Policy?
A
- Protects against damage to 3rd party property not caused by negligence.
- Provisions in JCT for 6.5.1
6
Q
Who can advise on insurance?
A
Only people authorised by the Financial Conduct Authority.
7
Q
Example of when a client gave you feedback?
A
- Created a planning deliverables tracker which the client appreciated as it was a clear document detailing roles and submission dates.
8
Q
What is included within the project brief?
A
- Project Overview
- Client Objectives
- Stakeholder Matrix
- Outline Development Programme
- Cost and Financial Targets
- Quality Control Strategy
9
Q
What is Stace’s Complaints Handling Procedure?
A
- Complaint needs to be in writing.
- Acknowledged in 7 days
- Formal Response from nominated person in 21 days.
- 28 Day overall process
- Not happy it is reviewed by the RICS Representative for 14 days.
- Not happy, independent redress provider by the RICS Regulatory Board.
10
Q
What is the makeup of your monthly progress report?
A
- Executive Summary
- Financial Overview
- Legal
- Design
- Risk Register
- H&S + CDM
- Upcoming Actions
- Procurement
11
Q
How do you ensure communication success?
A
In the PEP, establish a communication strategy of how people report, share documents and who attends meetings.
12
Q
How did you know the asbestos survey would be compliant?
A
- I discussed with the surveyor that the reduction of meetings would still ensure a compliant survey.
- Additional meetings were to summarise findings direct to the client which was unnecessary as the report would be comprehensive.
13
Q
What is your negotiating style?
How do you negotiate on behalf of the client?
A
- Principles or Competitive depending on the situation.
- Understand targeted outcome and concessions that can be made.
14
Q
What is the Occupational Health and Safety Act 1984?
A
15
Q
What is the Building Safety Act 2022?
A
A new piece of legislation that places guidelines and restrictions on how High Risk Residential Buildings are constructed.
16
Q
What is the Health and Safety at Work Act 1974?
A
Sets out general duties:
- Employers have towards employees and members of the public
- Employees have to themselves and to each other
- Certain self-employed have towards themselves and other
17
Q
What are the client’s duties under CDM?
A
- Appoint Contractor
- Appoint Principal Designer
- Provide precon info
- Provide access to site
- Provide sufficient time and resource
- Notice to HSE of notifiable project
18
Q
What is in the RICS Surveying Safely Guidance Note?
A
- Use dynamic risk assessments
- Risk hierarchy
- Safe person concept
19
Q
What is the safe person concept?
A
- Someone that looks out for their own, colleagues and others health and safety.
20
Q
What are dynamic risk assessments?
A
- The notion that whilst risks can be reviewed and assessed prior to attending site, you need to take into account the ‘on the day’ risks and update accordingly.
21
Q
What is the Risk Hierarchy?
A
- PPE
- Administrative
- Engineering
- Substitute
- Eliminate
22
Q
What are the RIDDOR Reporting Requirements?
A
- Legal requirements to report
- Deaths
- Over 7-day injuries
- Serious injuries
- Dangerous Occurrences
- Occupational Diseases
- Gas incidents
22
Q
What are the Principal Designer duties?
A
- Manage and coordinate preconstruction health and safety.
- Produce the Health and Safety File
- Helping obtain preconstruction information
- Identify and control foreseeable risks
23
Q
What does RIDDOR stand for?
A
- Reporting of Injuries, Diseases and Dangerous Occurrences Regulations
- 2013
24
Cashflow Statement
Tracks the inflow and outflow of cash, showing a company's financial health and operational efficiency
25
Profit and Loss Statement
Summarises revenues, costs, and expenses incurred during a specified period
26
Balance Sheet
A financial statement that reports a company's assets, liabilities, and shareholder equity.
27
Role of the FCA?
Regulate the financial services industry.
28
Role of an Auditor
A person authorised to review and verify financial accounts and compliance with tax law.
29
How did the Dunn & Bradstreet report help with understanding a contractors finance?
Provides details on the maximum credit recommendation.
Shows risk of defaulting.
30
What are some of the current industry constraints?
Interest rates. Affecting the cost of borrowing and therefore affecting client funding repayments.
31
What are some risks that have been highlighted in the Quarterly Meetings?
Building Safety Act and the current timeline of responses. Told to allow 16 weeks to review a Gateway 2 submission.
32
How does a resourcing sheet help Stace?
Shows current capacity within the company so that resource can be redistributed.
33
How did you create the project fee resourcing sheet?
Used similar sized projects in terms of residential units and programme length to estimate require resource.
34
What are the three pillars of dispute resolution?
- Negotiation
- Mediation
- Adjudication
35
What is arbitration?
The resolution of disputes by appointing a neutral third party to make a binding decision on a case after both parties provide evidence at a hearing.
36
What is adjudication?
The resolution of a dispute by the appointment of an adjudicator who will receive evidence
37
What is mediation?
Where a neutral third party works with the disputing parties to come to a negotiation to settle the dispute.
38
What is litigation?
A legal process in which a court decides the outcome of a dispute.
39
What is Expert Determination?
The appointment of an expert to make a non-binding decision on a dispute.
40
What is the RICS Dispute Resolution Service?
The RICS offers a process of determining an adjudicator, arbitrator and expert witness.
41
What is Stace's Electronic Filing Policy?
- All emails must be filed
- Documents must be saved onto the system
- Wetransfer account
42
What is the UK's GDPR?
Following our exit from the EU this is a copy of the GDPR laws into UK law.
43
What is Stace's Diversity and Inclusion strategy?
- Blind interviews to remove unconscious bias
- Pronouns to emails
44
What is the RICS Inclusive Employer Quality Mark?
Used to promote equality and diversity in the workplace through the following areas:
Leadership
Recruitment
Staff Retention
Staff Development
Staff Engagement
Continual Learning
45
What is the Equality Act?
An act that combines all the different equality laws such as:
- Sex discrimination
- Race relations
- Disability discrimination
46
What is Stace's Equal Opportunities Policy?
- Promote equality of opportunity and eliminate discrimination.
- Learning and development opportunities
- Disciplinary for misconduct
47
CIC Essential Principles for Inclusive Environments
Contribute now and in the future
Take a leadership role
Do the principles from the outset
Acquire the necessary skills
Do more than just comply
Seek multiple views
48
What is BREEAM
Sustainability assessment method for buildings, projects and masterplans against 10 criteria.
49
What is WELL
Assessment and monitoring of building features that promote wellness against 10 criteria
50
What is WiredScore
Assessment of digital and smart technologies within buildings.
51
What is the Building Act 1984?
Sets a framework for the construction, alteration and maintenance of buildings.
52
What does the Building Act do?
- Approved Documents
- Creates role of Approved Inspector
53
What is an approved inspector?
A body that acts instead of the local authority building control.
54
What are Approved Documents?
Provides guidance of how construction projects can comply with the building regulations.
55
What is the Fire Safety Act 2021?
- Amends Fire Safety Order 2005
- Regular inspections of lifts
- Regular review of evacuation plans
- Doors / external walls with unsafe cladding comply with new standards
56
What is the RIBA Plan of Work?
Organises the process of briefing, designing, constructing and operating projects into eight stages.
57
What is the construction of Strawberry Fields?
- Shallow strip foundation
- Splash course
- Precast concrete planks
- Masonry brick and block work for external and internal walls
- Vaulted timber ceilings
- Individual ASHP's
58
What is an ASHP?
- Absorb heat from the air
- Causes refrigerant liquid to turn to gas
- Gas compresses turning very hot
- Heat is turned through the system by a heat exchanger to hot water tanks and radiators.
59
What is a Clerk of Works?
Makes sure construction is completed to the agreed quality standard and specification.
60
Bond
Taken out with a third party to provide surety against failure to meet a condition.
61
Warranty
Provides assurance that a good or service will meet expectations.
62
Collateral Warranty
Creates a contractual link with a party where there would not be one under the original contract.
63
Parent Company Guarantee
Protection against the default of a subsidiary of a parent company.
64
Guarantee
Assurance that a condition will be fulfilled.
65
What is insurance?
Protections against risk.
66
Summarise a JCT Minor Works Contract.
-A contract for small, simple inexpensive projects based on traditional procurements where the design is completed administered by an architect or CA.
67
Summarise a JCT Intermediate Contract.
Works are not complex and are of a slightly larger scale where lots of trades have to come together. It is based on a traditional procurements administered by a CA
68
Summarise a JCT Standard Form of Contract
Used for large construction projects on the traditional procurement route where detailed provisions are required.
69
Summarise a JCT Design and Build Contract
Where the Employer will outline their requirements and then the contractor will complete the design. The employer must hire an agent to manage the contract.
70
Summarise a JCT Major Project Contract
Used by employers involved in huge projects. Similar to the D&B contract the contractor is responsible for completing the design and it is managed by an Agent.
71
How does a Non-Completion Notice enable the Client to Claim LAD's?
Outlined within the Contract. Issuing a EoT automatically cancels a Non-Completion notice.
- Issue a Non-Completion Notice.
- Notice the employer may require the deduction of LAD's.
- Notice demanding LAD's.
- Pay less notice.
72
What is RIBA Stage 0
Strategic Definition
73
What is RIBA Stage 1
Preparation and Briefing
74
What is RIBA Stage 2
Concept Design
75
What is RIBA Stage 3
Spatial Coordination
76
What is RIBA Stage 4
Technical Design
77
What is RIBA Stage 5
Construction and Manufacturing
78
What is RIBA Stage 6
Handover
79
What is RIBA Stage 7
Use
80
What is a PEP?
A document which sets out direction, scope, processes and procedures for the project,
81
What is included within a PEP?
- Project Directory
- Roles and responsibilities
- Reporting regime
- Meeting regime
- Stakeholder Communication Matrix
82
Can you list some project control documents
- Project Directory
- Risk Register
- Project Brief
- Change Procedure
- Invoicing and payment procedure
83
How did you establish the brief with your client?
- Set up a meeting
- Understood reasoning, business drivers and key project objectives
- This established the Strategic Brief to appoint consultants.
- Using aid from consultants able to form the project brief.
84
What lessons learnt did you get from Horn Lane / Pixham Lane?
- Programme timeline to submit the application.
- Meeting too frequently, changed weekly to fortnightly allowing consultants to progress their work.
85
What sort of Project Brief items did you discuss / establish?
- Risk tolerance
- Programme targets
- Cost target
- Quality requirements
- Reporting requirements
- Meeting regime
86
What is the change control process before construction?
- Change is submitted to the designer
- Establish impact updating / changing in terms of programme
- QS determines the cost impact
- PM presents this to the client to formalise the change.
87
What is the change control process during construction?
- Change Order Form needs to be completed
- EA (D&B) completes the form describing the change.
- Contractor determines time / cost impact.
- Cost consultant reviews cost
- Presented to the client and agreed
- EA then issues an Employers Agent Instruction.
88
What different strategies do you use to manage people?
What is your management style?
Mainly democratic, allowing everyone to have a say and input
Can be authoritative if we are pushing for a deadline.
89
How do you manage your Apprentice?
Try and encourage her to take on more responsibility and be proactive about assigning and completing tasks identified for Stace in meeting minutes.
90
How does Maslow's Hierarchy of Needs provide motivation?
Motivation by helping people achieve their basic needs and motivating them towards higher goals.
91
How are you responsive to peoples needs in the industry?
- Try and speak regularly with people to understand struggles / issues / opportunities.
- Active in a timely manner to support
92
How did you prepare for the interior designer interviews?
- Understood client requirements particularly accessibility needs
- Prepared questions on experience
93
How do you evaluate the performance of team members?
I assess them against their KPI's such as sticking to deadlines and providing accurate well presented information.
94
Advantages of novating the current design team
- Understanding of the client requirements
- Know history of why design decisions were made
95
Disadvantages of novating the current design team
- Requires good relationships and they may not be the contractors preferred team.
- Potential conflict of interest as payment is by contractor now, not client.
96
What additional measures would you have taken against the structural engineer?
- Raised with their partner about their performance.
- If not improved then look to terminate and replace.
97
What is the role of a project manager?
- Assist the client in developing the project brief and selecting and coordinating the project team.
- Represent the client throughout the development process
98
What is a risk register?
- A document recording project risks.
- Risks are given a probability and impact rating, before identifying management measures and the owner of that risk.
99
RICS Guidance Note on Tendering Strategies
- Understanding the tender process
- Types of tendering
- Evaluating tenders
100
What is a Tender Evaluation Matrix
A matrix that compares
- Price
- Programme
- Experience
- Health & Safety
101
How do you determine a project's critical path?
- Look at all the activities
- Understand dependencies
- Assess longest route of tasks that must be completed.
102
How do you calculate float?
- Amount of time available from one activities before it impacts another activity
103
What is a risk allowance?
A quantative allowance set aside as a precaution for future need, linked to the risk register
104
What are the principles of risk allowances?
- Has to be properly calculated
- Should be connected to the risk register
- Should be updated as the risk is managed
105
Difference between a risk allowance and a contingency.
Risk allowances are calculated against the risk, whereas contingency is an arbitrary percentage.
106
Are you able to advise on contingency?
In this situation as the extent of the S278 works was unknown i advised that there could be programme implications and therefore additional preliminaries affecting cost and therefore contingency.
107
How did you manage the snagging process?
- Established a benchmark for the office space with client.
- Required contractor snag beforehand.
- Snag should be only picking up several per space, ask for it to be offered back up if not.
108
How did you produce a Stakeholder Management Plan?
- Worked with Planning and Communications consultant to understand who.
- Developed a Power / Interest matrix to determine influence
- Used the grid to determine individual stakeholder management strategy
- Reviewed and updated.
109
What is an engagement strategy?
- Following Power / Interest matrix review, determined how each stakeholder should be engaged with.
- No one method as per RICS Guidance and was reviewed.
RICS Core
flashcards
Decks in class (15)
# Cards
-
1 - Accounting Principles and Procedures32
-
1 - Sustainability45
-
1 - Conflict Avoidance, Management and Dispute Resolution28
-
1 - Diversity, Inclusion and Teamworking16
-
1 - Business Planning30
-
1 - Data Management20
-
1 - Communication and Negotiation22
-
1 - Inclusive Environments14
-
2 - Health and Safety73
-
2 - Client Care34
-
3 - Ethics119
-
Professional Statements and Guidance Notes15
-
RICS Hot Topics45
-
Mandatory & Core Experience82
-
Actual Writing110
