Hot Topics Flashcards
(48 cards)
Please explain your understanding of the Harris Debate?
The Harris Debate is organised annually by the RICS and provides a platform to address ethical concerns in the field of surveying and valuation.
The debate honours Jonathan Harris, a former RICS president known for his contributions to professional development and education.
What was discussed at the Harris Debate 2024?
In 2024 the debate focused on the theme of Ethics in the Age of Artificial Intelligence and its impact on Valuation Practices.
The debate explored the ethical implications of incorporating artificial intelligence into valuation and surveying as AI is becoming more integrated in these fields.
What are the ethical concerns with the adoption of AI for the purposes of property valuation?
It is important to consider that AI algorithms rely on data and if this data is inaccurate, incomplete or intentionally weighted following bias data input, this can dramatically skew results in the favour or to the detriment of the parties involved.
There are also great issues around transparency of the data input and analysis with operators of AI not always fully cognisant of how results have been generated.
For a valuation to be compliant with RICS Red Book Standards, transparency of how the value has been determined is key.
There is a perception that AI models are ‘black boxes’ where even creators can’t fully explain how decisions are made, therefore to run a valuation with sole AI input is not compliant with current regulations and industry standards.
Please explain your understanding of Reinforced Autoclaved Aerated Concrete and why this may be of concern?
RAAC is reinforced lightweight concrete which is used to form panels or planks.
* It has no aggregate unlike regular concrete and was mainly used in flat roofs, floor panels and wall panels.
* It was commonly used in the UK from the mid-1950s to the mid-1990s in schools, hospitals and public buildings.
* There have been recent concerns about RAAC due to the risk of structural failure in particular due to the following factors:-
o Damage due to water ingress.
o Corrosion of reinforcement.
o Excessive thermal degradation.
o Poor original installation.
How would you identify whether a building has RAAC?
To identify whether a building has RAAC a suitably qualified professional should be appointed such as an RICS Chartered Building Surveyor or Structural Engineer.
Key indicators of RAAC include:
o Light-grey or white panels in appearance.
o Underside of panels appears smooth.
o Inside of planks appear bubbly unlike traditional concrete,
o There will be no visible stones (aggregate) in the panels.
What steps would you recommend to a client in order to identify whether a building contains RAAC?
RAAC planks were mainly used from the 1950s until the 1990s so this advice would typically apply to buildings dated from around this time.
I would enquire whether the building owner or local authority holds any similar buildings within their portfolio which are known to have RAAC.
I would also review any records available about the construction of the building to identify if RAAC is mentioned.
Key brand names indicating that RAAC may have be used include:
o Durox.
o Siporex.
o Hebel.
o Celcon.
If I could not identify the construction type of a roof and suspect it could be formed from RAAC, I would advise that the Roof must be inspected by a qualified RICS Chartered Building Surveyor or Structural Engineer.
Following inspection and identification I would advise that the client puts provisions in place to manage risks within their building for example:
o Use of temporary propping.
o Isolation of areas of the building at risk.
The remedial works would be advised in order of priority depending on areas most at risk.
Does RAAC pose a health risk?
The main concerns around properties having RAAC are only due to its lack of durability and structural integrity.
No evidence exists to suggest it poses other health risks despite it being linked in some reports to asbestos which is a common misconception.
What is the RICS doing to help tackle the issue of RAAC in buildings?
The DfE produced a list of 231 schools effected by RAAC and with this number set to rise the RICS is looking to offer support for the education sector.
* The RICS is working with Specialist Structural Engineers and the Construction Industry Council to help building operators mitigate the risks of RAAC.
* The RICS is advising the DfE on surveying properties within their estate and offering guidance on the remedial action that can be taken to make the buildings and those occupying them safe.
Who is the RICS Leadership Team made up of?
Tina Paillet is President of RICS and is focused on sustainability and decarbonization in the built environment sector and is looking to ensure the RICS are aligned with global environmental challenges.
* Nicholas Maclean is Interim Chair of the Governing Council and is responsible for overseeing governance and strategic reviews. He has extensive leadership experience and has served in various RICS roles in the Middle East.
* Richard Collins is Interim Chief Executive Officer with a background in regulation and public interest services and has implemented significant reforms in RICS’ regulatory functions.
* Isobel O’Regan is Interim Chair of the Management Board and is experienced in managing commercial and investment projects and contributes her expertise to the institution’s operational governance.
Can you please explain your understanding of the recent RICS Fee changes
The RICS has announced a 3.5% increase in professional subscription fees for 2025, marking the first adjustment in five years.
* The decision was made to address rising operational costs and inflation, which RICS had been absorbing. A new subscription framework has also been introduced to create a fairer and more regionally equitable system, taking into account member grades, benefits, and local economic conditions.
* For example, UK-based professional members will pay £558, while fellows will pay £681. The framework is designed to reflect affordability, with fees varying internationally based on local market conditions and exchange rates.
* In some regions, like parts of Africa, fees have decreased to enhance affordability. Members under two years and those pursuing qualifications will see tiered rates depending on their status.
Please explain your understanding of the term ‘Placemaking’?
Placemaking is a wholistic approach to the development of public spaces that considers planning, design, implementation and management.
This aims to deliver public spaces that offer unique value to their occupants such as:-
o A greater sense of belonging.
o Increased security.
o A unique atmosphere.
o Inspiration and experience.
o A sense of pride in community.
* The concept is thought to result in an improved quality of life to occupants, greater happiness, better work productivity and a possible increase in property values.
Are you aware of any guidance that applies to RICS Members when using Social Media?
The RICS introduced the Guidance Note ‘Use of Social Media: Guidance for Members Version 1.
This took affect from 30th June 2021.
The Guidance note sets out the same standards as stipulated in the RICS Rules of Conduct and reminds members that these do not change whether communicating via social media, face to face or traditional forms of media.
How do you ensure you operate inline with RICS guidance on the use of Social Media?
I am always sure to use social media in a responsible and professional manner in the same way that I communicate via face to face or other written forms of communication.
* I am sure to use professional and respectful language when communicating and understand the responsibility in representing the RICS.
* I would never make a post that is dishonest or would cause offence in any way.
* I realise that this could potentially undermine public confidence and trust in the profession.
When would the RICS investigate a Social Media post made by one of its members?
An investigation may take place if a social media post is:-
o Discriminatory.
o Dishonest.
o Abusive or threatening.
o Likely to cause significant harm, distress or offence to a person.
o Shows a pattern of frequent or large number of concerning communications.
o Ignores previous advice or warnings about concerns.
Please explain your understanding of the recent updates to RICS Professional Indemnity Insurance Cover around Fire Safety?
During 2019 fire safety insurance cover was removed from the professional indemnity insurance market following the Grenfell Disaster.
* This followed an increase in insurance claims with insurers applying blanket fire safety exclusions.
* Many surveying firms were unable to obtain fire safety cover leaving them exposed on previously completed instructions and non protected for future work.
* During 2020/21 the RICS worked with insurers to restrict blanket fire safety exclusions.
* The RICS agreed with insurers in May 2021 that fire safety exclusions could be used however these would not apply to work on properties with four or fewer storeys above ground level.
* This is contained in the agreement that all insurers sign if they want to participate in the RICS insurance market.
* Cover for completion of EWS1 forms remains excluded from RICS’ policy wording.
* There is limited protection for professionals completing EWS1 assessments on a case-by-case basis at insurers’ commercial discretion.
Please explain your understanding of the RICS Inclusive Employer Quality Mark?
The RICS is launching a scheme known as the Inclusive Employer Quality Mark.
This is designed to improve diversity and inclusion within the property and construction sector.
The scheme requires employers to pledge their commitment to adopting and continually improving against the following six principles:
o Leadership and Vision.
o Recruitment.
o Staff development.
o Staff retention.
o Staff engagement.
o Continuous improvement.
Participating firms will be required to assess their performance against the criteria on a bi-annual basis.
RICS will use the assessment information to document the outcomes and trends for the profession as a whole.
Participating firms are able to use the branding of, ‘Signatory to the RICS Inclusive Employer Quality Mark’.
Please explain your understanding of the importance of Hart vs Large caselaw?
This was a high court case relating to a dispute between the purchasers, Mr & Mrs Hart, and their surveyor, Mr Large.
Large had carried out a Level 2 Home Buyer Report on a property based in Devon.
Mr & Mrs Hart experienced problems with damp and water ingress resulting in a claim against Large.
The court ruled that Large was negligent as he:
o Failed to identify the issues relating to damp.
o Failed to advise the purchaser to obtain a Professional Consultants Certificate.
o Failed to recommend further investigations were undertaken regarding the condition of the property.
This case is important for surveyors as it highlights the need to:
o Report on any building elements that have not been inspected, including an explanation as to why this is the case.
o Recommend further investigations are carried out if the surveyor has a suspicion that a visible defect may affect other concealed building elements. -“Where there is a trail of suspicion, a surveyor must take reasonable steps to follow that trail, which may include recommending further investigations.
o The need to strongly recommend that a Professional Consultants Certificate should be obtained prior to purchase on recently refurbished properties to protect the property purchaser from concealed defects.
Please explain your understanding of how the RICS define Professional Standards vs. Practice Information?
Following the Birchard Review and its recommendations the RICS have introduced two new definitions for Professional guidance which are now split into Professional Standards and Practice Information.
These supersede the former definitions including Professional Statements, Guidance Notes and Codes of Practice etc.
Professional Standards - set out requirements or expectations for RICS members and regulated firms with a focus on baseline expectations for competence and ethical behavior. They contain mandatory requirements that surveyors must follow, where the word ‘must’ is used with best practice that surveyors should follow, where the word ‘should’ is used.
Practice Information – set out supporting guidance to advise surveyors in delivering specific services or working in specific areas of practice. The guidance is not mandatory and does not provide explicit recommendations. Practice Information can refer to processes, toolkits, checklists, insights, research and technical information or advice.
Please explain your understanding of the guidelines around use of the RICS Logo?
I am aware of RICS guidelines which are split into:
o Rules of Conduct for Firms use of the RICS logo and designation.
o Guidelines for Personal Use of the RICS logo.
These guidelines contain detailed information regarding correct usage which is approved by the Standards and Regulation Board.
As a qualified RICS member you have the right to use the logo for personal use for example on Business Cards & Personal E-mail signatures.
There are specific rules around how the RICS master logo is presented for example the font and colour must not be adjusted and there should be a minimum clearance around the logo equivalent to the size of the capital R in RICS.
What is IPMS?
IPMS stands for the International Property Measurement Standards.
The IPMS is a coalition of 80 global professional organisations that was first formed in 2013 when it produced its first version of its measurement standards.
There were various versions of the standards that are targeted at industry specific sectors such as:-
o IPMS Office.
o IPMS Residential.
o IPMS Retail.
IPMS All Buildings was introduced in January 2023 and now supersedes all previous standards.
The RICS has been a pivotal member of the coalition since its inception and provided consultation and advice to its members.
Please explain your understanding of the recent IPMS Updates?
IPMS All Buildings was introduced in January 2023 and now supersedes all previous standards and applies to all buildings irrespective of their use or sector class.
Key Updates to this latest standard include:-
o A shorter and more concise format has been adopted.
o Definitions set out within the standards were made to be deliberately unique in an attempt to prevent confusion amongst existing standards across global markets.
o The IPMS is organized into 4 volumes that can be utilised by different professional groups in various scenarios.
o This is thought to encourage the adoption of the standards on a global scale as some markets were slow to incorporate IPMS and called for one simplified version of the standards.
Please explain your understanding of the key definitions set out within the IPMS?
Internal Dominant Face – The inside surface area comprising more than 50% of the lowest 2.75m measurement vertically from the structural floor surface, or to the ceiling if lower, for each wall section.
Component – One of the main elements into which the floor area of a building can be allocated.
Component Area – The floor area attributed to one of the components.
Standard Facilities – Shared areas in a building that typically do not change over time, such as circulation areas, stairs, escalators, lifts/ elevators, toilets, cleaners cupboards, plant rooms, fire refuge areas and maintenance rooms.
What is your view of the IPMS Updates?
I think the IPMS when established globally will provide an extremely useful set of measurement standards that will hopefully negate ambiguity across international markets.
In reality this is proving very difficult to achieve due to the existing preferences in place in each market place.
For example the UK has been slow to adopt the IPMS due to a familiarity and preference of the existing standards.
I am also awaiting the updated RICS Professional Statement for Property Measurement to find out how the Institution and experts within the profession view the updated IPMS.
Following the Grenfell Disaster are you aware of any guidance the RICS has published to support fire safety?
I am aware that the RICS has published the Guidance note ‘Cladding for Surveyors 1st Edition March 2021’ to support surveyors working on Multi-storey and multi occupancy residential buildings.
The document aims to improve surveyors knowledge of external wall cladding systems that may be considered within the External Wall Fire Review.
Whilst the document is useful and provides illustrated examples of cladding systems, I appreciate that fire safety is of great importance and ultimately falls outside my area of expertise. If my clients do ask for advice on first safety I would always recommend that they seek advice via a professional fire risk assessment.
