Brainscape's Knowledge GenomeTM

Browse over 1 million classes created by top students, professors, publishers, and experts.


See full index

APC Key Questions > P&D Pathway 2023 > Flashcards

P&D Pathway 2023 Flashcards

1
Q

Starting a new practice - RICS Compliance

A

1- inform RICS
2- appoint Responsible Principal
3- Register with RICS for regulation
4- PII
5- Client Money Handling procedure, Inc protection scheme
6- Register for RICS Valuer Registration Scheme (VRS) if red book vals
7- Approval CHP
8- Complaints log
9- Complaints Handling Officer
10- logo kit
11- Succession Plan (if sole practitioner)
12- CPD logged & staff training plan
13- completion of RICS Annual Return (end of each yr)

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
2
Q

Starting a new practice (Statutory)

A

1) disclose business name
2) Equality Act 2010 compliance
3) Financial Service Cimpliance
4) Appoint money laundering Reporting Officer
5) H&S compliance
6) Asbestos register
7) Fire safety compliance
8) register for data protection (ICO)
9) Estate Agency Compliance
10) Inform HMRC for VAT and tax registration
11) employment law compliance
12) insurance compliance for employer and public liability

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
3
Q

Closing a practice (RICS)

A

1) inform RICS
2) inform clients ASAP & handover to new firm
3) return client monies
4) inform insurers and procure PII run off cover (min 6yrs)
5) retain copy of client files and records (min 6yrs)

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
4
Q

Bribery RICS Guidance

A

Professional Statement 2019

Countering bribery, corruption, money laundering and terrorist financing 2019

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
5
Q

My firm’s CHP

A

1) complaint raised
2) 5 calendar days - acknowledge
3) 10 calendar days - investigate, respond with resolution and anticipated timescales
4) 30 calendar days - full complaint assessment response. What was done. If not done - detail delay cause and anticipated resolution date
5) 56 calendar days (8w) - further info on delay cause, next steps and anticipated resolution
6) update min 30 days until matter resolved
7) complaint resolved = closure response confirming action undertaken

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
6
Q

NHQB Complaint Procedure

A

1- contact online
2- enter details and supporting info
3- if eligible, approach developer for their info
4- both parties review
5- draft decisions for both parties. 10 days for further info prior to publication
6- additional comments reviewed. Published to both parties

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
7
Q

Accepting bribe - Maghull

A

Company policy - £100 max/ calendar yr. OR approval from manager and list on gift register

Bribery Act 2010

RICS GUIDANCE -
1) Proportionality
2) timing - bidd
3) reciprocation
4) Value

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

RICS Procedures for handling N complaint

A

Procedure - quick, clear, transparent and impartially implemented

Nominated person - compliance handling officer

Complaints in writing

Acknowledged 7 days / Investigated within 28 days

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
9
Q

Example of Planning overview (lv2) - S

A

Scotforth - site = outline for 95 dwellings and associated access

1) researched and analysed to determine relevant policies, site history and local context to set mine site potential to secure planning consent and desirability
2) as outline PP, noted key info which included s106 contributions
*** key info
** flood zone 1 & 2 (mitigate, inc levels)
** Noise - railway (double glaze and trickle vents
** invasive species surveys and mitigation required
** noise acoustic assessment required

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

Planning overview (lv3)

A

Hoddlesden Mill, Darwin
- outline 100 units
- key issues: levels (220AOD East corner, 198AOD Northern corner - sig dif, need retaining walls) and ecology
- outstanding outline conditions not actioned (de-culverting a field drain, flood modelling and floor resilience statement)

ADVICE: don’t bid due to levels and costs to remediate which wouldn’t meet firm’s margin.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
11
Q

What did you submit with temp access application

A

Full planning permission (8 weeks determination after validation)

1) design and access statement
2) covering letter
3) location plan
4) layout

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
12
Q

Progress with Temp access?

A

S278 officer had no issues. However, principal designer for the council had a different view and refused before we could engage with them.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
13
Q

Lv2 planning overview example - C

A

Congleton

  • selected, researched and analysed CE local plans, housing allocations and housing land supply to determine suitability to consider strength for PP and thus land desirability
  • referred to the CE Design Guide (May 2017)
    — Volume 1 = characteristics making CE unique & explains to developers & designers how to design appropriately
    — Volume 2 = guidance on specific aspects of residential design. To ensure positive for place, fit for purpose, attractive
    — implications of design guide: expensive due to specific (road widths, materials, usually beyond what housebuilders expect to do)
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
14
Q

What is included in a planning appraisal ?

A
  • site characteristics
  • history
  • relevant planning policy
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
15
Q

Use classes

A

B- industrial
C- residential (C3 = my firm)
E- Commercial, business and services
F- local community and learning

Sui Generis - ‘of its own kind’
* petrol station, night clubs, casino, theatre, mixed use class, public house

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
16
Q

Class for PDR

A

T&C Planning (General Permitted Developments etc) (England) (Amended) Order 2021

Class MA change Use from Class E to C3
- 3 continuous months = vacant (prior to app)
- 2 continuous yrs = class E
- <1,500 cumulative floor space to be converted

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
17
Q

DA - Clayton Le Woods

A

Greenfield DA

  • carried out MR / comparable - sales price / sqft
  • hierarchy of evidence (adjustment)
  • internal estimating workbook
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
18
Q

What’s included in a greenfield valuation

A

Greenfield is assumed to have no abnormal costs. Site fully prepped and ready to start foundations

  • assumes site = clear. No demolition / remediation
  • no site specific additional requirements
  • no s278 works
  • gravity fed sewers
  • no sub station
  • no retaining walls
  • no POS
  • planning gain excluded
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
19
Q

RIBA stages

A

0- strategic definition
1- preparation and brief
2- concept design
3- spatial coordination
4- technical design
5- construction
6- handover and close out
7- Use

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
20
Q

Talk to me about a sensitivity analysis I carried out (lv2)

A

Spectra, 400 dwellings. Booming market, record high house prices
- increased sales pace from 3 to 4.5 / month. Despite uncertainty risk

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
21
Q

Why were there record high values (spectra - DA)

A

1) record low mortgage rates (below 2%)
2) SDLT holiday (July 2020-Sep2021) off first £500,000
3) consumer trends - outdoor space, WFH
4) location - cheaper in north than down south

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
22
Q

Why was the news predicting a fall in house prices

A

1) soaring inflation
2) material costs and shortage of labour
3) war with Russia and Ukraine - energy prices and Cost of Living crisis. Less disposable income

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
23
Q

Talk me through a detailed appraisal (lv3)

A

Maghull, 408 units
* determine profitability.
* land value agreed and fixed
* swapped 53 OM plots to PRS units to reduce risk following uncertainty in market
* reduced profit from 24% to 20.23%
* also confirmed build costs estimated, by comparing costs from live schemes. Could also use BCIS (building cost information service) however, no access.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
24
Q

Why does PRS reduce risk ?

A

1) forward sell plots / guaranteed sale
2) Improves ROCE

ROCE = operating profit / capital employed (total assets-total liabilities) x100

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
25
Q

Talk me through a sensitivity analysis i advised on (lv3)

A

Abergele

1) risk and opportunity schedule
2) prepared sensitivities following this & advised the market was predicted a downturn
3a) build costs increase 3%
3b) OM pace reduction 4 -> 3
4) advised land value would need to be reduced following sensitivity analysis. Could risk not winning bid for the site. However, this sensitivity would reduce risk for the business during an uncertain and struggling market. Therefore, use sensitivity analysis’ residual land value for bid / offer

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
26
Q

What is a risk and opportunity schedule ?

A

To understand and manage proactively, optimising success by minimising threats and maximising opportunities and outcomes AND REDUCE UNCERTAINTY

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
27
Q

What did you have in your Risk and Opportunity schedule - Abergele

A

Abergele

RISKS
- offsite highway works as access down narrow lane. Unsafe so needs widening
- hill, so retaining walls required

Opportunities
- allocated in strategic plan. But expired 2022
- National shortage of affordable in Wales. 10% requirement, so this would provide a huge uplift as we would provide over and above this
- Since submission - My firm have vern successful in getting an option on land with min land value

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
28
Q

Timber frame housing benefits

A

1) typically requires 20% less labour days. So 300,000 gov target is more achievable. Quicker
2) off- site manufacturing - improved H&S due to controlled environment
3) carbon savings
4) renewable material
5) green properties - insulating properties, helping keep us naturally warm and achieve energy efficiency targets

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
29
Q

Development / project brief - talk me through board approval (st Helen’s)

A

Cowley Hill (1,100 units on brownfield land)

  • wrote executive note
  • detailed the status of DA (land acquisition approval stage), site particulars, project brief, technical overview detailing the abnormal costs, financial position summarising DA and cash flow and construction method statement & programme, Market research to substantiate sales revenue
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
30
Q

Abnormal costs on at Helen’s board approval (1,100 unit scheme) - proj brief

A
  • bats in building needing to be demolished (European Protected Species). Would need licence and alt roosting space to be installed prior to demo
  • glass factory - burgy waste (by-product of glass manufacturing = silt and fine sand)
  • 25 known mine shafts
  • railway line tracks
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
31
Q

Who are homes England ?

A

Executive non-departmental public body, sponsored by the Department for Levelling Up, Housing and Communities

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
32
Q

Building regulations

A
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
33
Q

Asbestos regulation

A

Control of Asbestos Regulation 2012

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
34
Q

Legislation re H&S

A

Health and Safety at Work Act 1974

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
35
Q

CSCS

A

Construction Skills Certification Scheme

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
36
Q

When is an Environmental Impact Assessment required?

A

The T&C Planning (Environmental Impact Assessment) Regulation 2017

Schedule 2
>150 dwellings
OR
>5Ha

Demolition = >1Ha [Not required for Thatto as 0.05Ha in size

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
37
Q

5 Stages to EIA

A

1- Screening (EIA req?)
2- Scoping (extent of issues to consider, can ask LPA opinion)
3- Prepare statement
4- Make PA and consultation
5- Decision making

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
38
Q

How is my firm meeting Building Regulations Part L (2010 Inc 2023 amendments)

A

Conservation of Fuel and Power

  • increased level of insulation (fabric 1st approach then PC and wastewater recovery - 21 regs)
  • fabric first = max performance of components and materials that make up our homes before mechanics and electrical building systems
  • fabric first benefits = reduced maintenance costs, tried and tested, decreases human error
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
39
Q

How is my firm meeting building regulation Part O

A

Overheating and mitigation (2010, 2021 edn)

  • limited unwanted solar gains in summer
  • provide adequate means to remove heat from indoor environment

1) size and design of windows
2) minimise amount of glazing on all non-north facing facades
3) ensure satisfactory openable window area to mitigate against overheating

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
40
Q

What does an environmental statement include?

A

1) Proposed development (design, size, site)
2) likely sig effects on environment
3) mitigation methods
4) substantiated reasoning for options
5) non-technical summary
6) additional info - Inc expected estimates of residues and emissions (air, water, soil, subsoil, pollution, noise, vibration, light heat)

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
41
Q

What is Surveying safely

A

Guidance Note - Surveying Safely - Health and Safety Principles for property professionals (2019)

  • sets out basic, good practice principles for the management of H&S for firms and members
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
42
Q

Surveying safely key advice for firms

A

1) safe working environment
2) safe work equipment
3) safe systems of work
4) competent staff

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
43
Q

What is a safe person

A

RICS Guidance Note: ‘Surveying Safely - Health and Safety principles for Property Professionals’ (Feb 2019)

Responsibility for own, colleagues and others’ H&S while at work

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
44
Q

6 Pack of H&S

A

1- management of H&S at work
2- Display screen equipment
3- Manual Handling Operations
4- PPE at work
5- Provision and Use of Work equipment
6- Workplace Health, Safety and Welfare

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
45
Q

What is RIDDOR and principles

A

Reporting of Injuries, Diseases, and Dangerous Occurrences Regulation 2015

  • 7+ days incapacitation (away from work) trigger for reporting injuries
  • 15 days to report to HSE
  • 3+ days injuries to be recorded by employers
  • kept in accident book. Kept for min 3yrs after accident / injury
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
46
Q

The role of an Auditor

A
  • to ensure financial transparency, accountability, integrity within organisations
  • to check findings of the financial audit
  • to verify company assets and liabilities
  • to monitor, examine and evaluate management policies, practices and activities
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
47
Q

What is a profit and loss

A

A summary of the business’s income and expenditure transactions, prepared usually on an annual basis

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
48
Q

What is a cash flow

A

The amount of cash or cash-equivalent which the company receives or gives out by the way of payment(s) to creditors

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
49
Q

Balance sheet (statement of financial position)

A

A statement of the business’s financial position showing its assets and liabilities

At a given date

Usually the end of a financial year

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
50
Q

Business performance measures

A

1) gross profit margin = GP / sales
2) operating profit margin = operating profit / sales
3) current ratio = current assets / current liabilities
4) Gearing Ratio = (Debt / Equity) x100. Low ratio = low risk as use equity to fund. Used to assess financial risk
5) ROCE = operating profit / capital employed (assets - liabilities) x 100

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
51
Q

Future homes standard ?

A

Ensures that all new build homes, built from 2025 will produce 75-80% less carbon emissions than homes delivered under current regulation

Building Regs relevant
- Part L (conservation of fuel and power)
- part F (ventilation)

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
52
Q

Net zero ready homes vs net zero homes

A

Net Zero Ready Homes = same standard as Net Zero but without the renewable energy systems being installed (e.g. solar panels)

Net Zero Homes = homes that produce as much clean energy as they consume

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
53
Q

How is my company meeting Future Homes Standard?

A

Following 15 June 2023
- solar panels
- waste water heat recovery
- added insulation

2025
- battery
- air source heat pump

2023
- hydrogen boiler
- low carbon materials

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
54
Q

9 protected characteristics

A

UK Equality Act 2010

1) gender reassignment
2) sex
3) sexual orientation
4) age
5) disability
6) race
7) religion or belief
8) marriage or partnership
9) pregnancy and maternity

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
55
Q

Direct discrimination

A

Treated worse than another person because:
- you have
- someone thinks you have
- connected to a person who has
A protected characteristic

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
56
Q

Indirect discrimination

A

A policy applies in the same way for everybody but disadvantages a group of people who share a protected characteristic

  • e.g. prohibiting women from wearing headgear (religious belief)
  • e.g. policy of only meat provided at company dinner (vegan / vegetarian for ethical or religious reasons)
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
57
Q

Harassment

A

Unwarranted behaviour you find offensive, which is caused by having it being connected to someone with a protected characteristic

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
58
Q

Victimisation

A

Treated someone badly because they have done a protected act or because an employer, service provider or other org believes you have or are going to do a protected act.

  • making a claim or complaint of discrimination
  • helping someone make a claim by giving evidence or info
  • making allegation that you or someone else has breached the Act
  • doing anything else in connection with the Act
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
59
Q

CEO of RICS

A

Justin Young

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
60
Q

President of RICS

A

Ann Grey FRICS

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
61
Q

Role of RICS

A

Promotes and enforces the highest professional qualifications and standards in the development and management of land, real estate, construction and infrastructure

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
62
Q

FRICS Evidence

A

4 fellowship characteristics

1) more than 5 years MRICS
2) leadership role
3) professional/technical achievement
4) raising profile of the RICS

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
63
Q

Benefits of being a member

A

1- status
2- recognition
3- market advantage
4- knowledge
5- network

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
64
Q

5 ROC

A

Effective Feb 2022

1- be honest, act with integrity and comply with professional obligations including obligations to the RICS

2- maintain professional competency and ensure services provided by competent individuals with necessary expertise

3- provide good-quality and diligent service

4- treat others with respect and encourage diversity and inclusion

5- act in public interest, take responsibility, act to prevent harm, maintain public confidence in the profession

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
65
Q

Ethics decision tree

A

Provides a framework should members face a potentially unethical situation

1- sufficient facts
2- legal?
3- ROC ?
4- consult appropriate people for informed decision
5- clear reasoning
6- content for actions to be made public?

If yes- ACT, REFLECT & RECORD

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
66
Q

How is the RICS governed?

A
  • under terms of Royal Charter
  • gov council currently has over 20 members and run the RICS providing management and strategic direction
  • 17 specialist professional groups: land, property and construction
  • CEO: Justin Young
  • President: Ann Grey FRICS
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
67
Q

Bichard review recommendations

A

Reported in June 2022, 36 recommendations in 7 key areas

1) renewed and Inc focus on public interest
2) Maintaining self regulation through greater independence for regulatory functions
3) increased focus on diversity and inclusion
4) empowering and enable members through greater support inc member engagement with younger members
5) independent reviews of RICS governance and effectiveness at delivering its Charter for public advantage every 5yrs
6) a new simplified, clear, accountable governance structure
7) showing greater leadership on issues mattering most to society e.g. sustainability and climate change

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
68
Q

What was the Levitt review

A

Very public exposure of the lack of clarity, structure and purpose of the RICS governance arrangements

Called for a full independent review of the purpose, governance and strategy of RICS

LORD MICHAEL BICHARD reviewed

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
69
Q

What has the RICS done following the BICHARD review?

A
  • new governance council elections took place April 2023 to better reflect the geographical locations and disciplines of members
  • recruited Diversity, Equality and Invlusion and Sustainable Panel Chairs to lead these priority issues
  • announced in April 2023 a package of support to promote and drive member engagement, experience and value initiatives including: free CPD events, working with MATRICS, improved customer experience
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
70
Q

My firm’s purpose

A

A responsible developer, working in partnership to deliver sustainable homes, communities and social value, leaving a lasting legacy of places people love

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
71
Q

Company Aim

A

High return, capital light partnership model. To position the company to deliver sustained growth and provides market resilience

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
72
Q

Strategy of firm

A

35% OM, 65% partner sales (PRS / HA)

  • merger of partnership and housebuilding divisions
  • combine strength of both operating divisions
  • keep it simple, one way of working e.g. standard housetypes, no deviations
  • focus on production
  • regional businesses to deliver between 500-900 new homes each year
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
73
Q

My firm’s plans (ST/MT/LT)

A

ST = one approach, 35% OM / 65% Partnership. Training of staff for TF construction

MT = improving sustainability. All low rise to be built with TF. TF factories = 5,000 output in 2024, 2,500 2023.

LT = continue to improve sustainability, working for net zero production

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
74
Q

Affordability pressures becoming increasingly visible

A

> 1m households on LA wait list

1-in-10 across Uk living in poor quality housing

310k children sharing beds

110,000 in temp accommodation

Homeless highest in 25yrs

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
75
Q

Why important to have up to date business plan

A
  • one clear direction tailored to current market
  • confidence of investors and clients
  • focus on key priorities
  • budgeting
  • setting staffing levels
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
76
Q

SWOT

A

Analytical technique to support strategic decision

Strengths / weaknesses / opportunities / threats

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
77
Q

PESTLE

A

To analyse the key feathers of the external environment

Political
Economic
Social
Technological
Legal
Ethical / environmental

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
78
Q

Benefits of a bill of quantities

A

New Rules of Measurement 2 (2021)

1) saves time and cost - of several contractors measuring same design to calc costs
2) consistent basis for obtaining competitive bids
3) provides clear and extensive statements of works to be executed
4) strong basis for budgetary control

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
79
Q

Composition of Bill of Quantities

A

1- form of tender
2- summary
3- prelims
4- measured work
5- non-measured work
6- provisional sums
7- contractor designed works
8- risks
9- credits (for materials arising from works)
10- day work (provisions)
11- annex

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
80
Q

General Principles for Measurement and Calculations - professional statement

A

1) date measurement undertaken
2) state measuring methodology
3) reference to scale, any plans included
4) state conversion factor from metric/imperial and any rounding
5) measurement and calcs clearly documented
6) RICS Members to state why IPMS not used
7) Adopting IPMS = mandatory for reporting resi and office space

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
81
Q

Use and limitations of plans and drawings

A

1) beware of resizing
2) CAD - accurate and efficiently draw using model space
3) CAD - coordinates need to be properly inputted for setting out on site

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
82
Q

Conversion Acre to hectare

A

1 acre = 0.4046 Ha

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
83
Q

Purpose of carrying out a takeoff

A

Maghull

  • to include in bill of quantities for the groundworker to estimate costs
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
84
Q

What is a bill of quantities

A

Prepared by QS / estimator

  • allow for a direct comparison between contractors pricing on a project
  • provides basis for post contract management including valuing variations, final account prep, interim vals and audit
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
85
Q

Disadvantages of bill of quantities

A
  • lengthy process to product firm bulls
  • high production costs
86
Q

Standard brick size

A

215 x 102.5 x 65 m

87
Q

How did you calculate the roads, driveways and split screens

A

Followed NRM 2 (2021)

  • used dimension paper and scale ruler
  • ensured drawing printed to scale
  • entered measurements on material quantity check excel workbook (internal to company)

Split screen:
length of wall * height = area
Area * 60 = no. Bricks
No. Bricks * 10% wastage = total

Roads and driveways
Road length (5.5)+ footpath calcs (2x2) = area
Area * depth * rate = estimate cost
Depth could be to calculate wearing course @ 20mm (for example)

88
Q

Trundle wheel pros and cons

A

+ves = inexpensive, easy to use, measurement ok, good for land measurement

-ves = wheel skip, rough terrain (inaccuracies), slow in comparison to laser distance finder

89
Q

Part M breakdown

A

M4(1) - visitable dwelling (level access to home & GF toilet)

M4(2) - accessible and adaptable dwelling (reinforced stud wall to support grab rail)

M4(3) - wheelchair user dwelling (sufficient internal space for wheelchair, disabled car parking space)

90
Q

3 forms of sensitivity analysis

A

1 - simple (key variables such as GDV, build costs, finance rate, yields)

2- scenario (changes include content, timings such as phasing the scheme or modifying design)

3- Monte Carlo Simulation (using probability theory, using software such as crystal ball)

91
Q

When is a red book used

A

All Written valuations unless one of 5 exceptions

92
Q

5 exceptions to red book

A

1- negotiation or litigation
2- statutory function
3- internal purposes
4- agency or broker work in anticipation of receiving instruction
5- giving evidence as expert witness

93
Q

Full title of red book

A

RICS - Valuation - Global Standards 2021

94
Q

Hope value

A

RICS Professional Standard 2020 ‘Valuation of Development Property’ and IVS.

Value arising from any expectation that future circumstances affecting the property may change: e.g.

1- future prospect of securing PP
2- marriage value realisation (merger of 2+ interests in land - physical or tenurial)

95
Q

SDLT (resi)

A
96
Q

SDLT (non-resi)

A
97
Q

Margin of error

A

5% standard residential property

10% one off commercial propert

15% if exceptional features of property

Agreed with client

98
Q

Valuation of Ransom Strip

A

= a piece of land controlling the access to another piece of land

Stokes v Cambridge (1961) - the value of 1/3 the uplift in development value to owner of random strip

99
Q

Assumed purchaser cost figures (%)

A

Agent fees = 1% + VAT
Solicitor fees = 0.5% + VAT

100
Q

Factors that affect yield

A
  • tenant covenant strength
  • rent factors (building layout, size, height, loading, access, car parking and access to public transport
  • key lease terms (unexpired terms, provision for rent increase, responsibility for repairs, maintenance and insurance, restrictive covenants, planning restrictions re use class)
101
Q

When would you use a profit method of Val

A

Valuation of trade related property where there is a monopoly position.

Used where the value of the property depends upon the profitability of its business and its trading potential

E.g. pubs, petrol station

102
Q

Contractors method / depreciate replacement costs (DRC)

A

Last resort

Only used where direct market evidence is limited or unavailable for specialised properties.

For accounts purposes and rating valuations only

E.g. lighthouse, school

103
Q

Calculation of DRC / contractors method

A

Value of land + cost to rebuild (+fees) - depreciation - obsolescence

104
Q

Investment method, when used?

A

Used when there is an income stream to value

Term and reversion (under rented)

Layer/ hardcore (over rented)

105
Q

Explain hardcore / layer method

A

Use: over rented investments

Income flow divided horizontally
Bottom slice = market rent
Top slice = rent passing less market rent until next least event

Higher yield applied to top slice to reflect additional risk

106
Q

Explain term and reversion

A

Under rented (vertical separation of income)

USE: for reversionary investment (market rent more than passing rent)

  • term capitalised until next review/ lease expiry
  • reversion to market rent valued in perpetuity at a reversionary yield (anticipated yield)
107
Q

Comparative method 6 steps

A

1) search and select
2) confirm/ verify
3) assemble schedule
4) adjust using hierarchy
5) analyse to form opinion of value
6) report value and prepare file note

108
Q

Hierarchy of evidence

A

Category A - Direct
* near identical with full and accurate info

Category B - General market data that can provide guidance
* indices, historic evidence

Category C - other sources
* transactional evidence from other real estate types and locations
* interest rates, stock market movements

109
Q

What’s included as a total development cost?

A

1) site prep
2) planning costs
3) building costs
4) professional fees (10-15% on construction costs)
5) contingency (5-10% construction costs)
6) marketing costs and fees (1-2% GDV)
7) finance
8) profit

110
Q

Limitations to the residual method of valuation

A

1) importance of accurate info and inputs
2) does not consider timings of cash flow
3) very sensitive to minor adjustments
4) implicit assumptions hidden and not explicit (unlike DCF)
5) always cross-check with comparable site Val if possible

111
Q

Difference between depreciation and obsolescence

A

Depreciation = predictable and gradual decrease in value of an asset

Obsolescence = sudden and often unpredictable decrease in value due to changes in technology, consumer preferences or other factors

112
Q

How to calculate years purchase (YP)

A

100/yield

113
Q

Net acre

A

Area of land that can be used to build housing (excludes POS, major roads)

114
Q

Explain investment method of valuation (lv2)

A

New Islington

1) inspect with supervisor
2) obtain comparable and check values
3) was advised investor as opposed to owner occupied
4) obtain comparable for investor transactions (rental value)
5) applied market based yield (the annual return in investment expressed as a % of capital value)
6) calculated gross rent multiplier (property price / gross annual rental income)
7) enter subject property listing price to determine if under or over rented

115
Q

Define market based yield

A

The annual return in investment expressed as a % of capital value

116
Q

Market value

A

The estimated amount for which an asset or liability should exchange in the valuation date between a willing buyer and willing seller in an arms length transaction after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion

117
Q

Commencing a valuation 3 steps

A

1- competence
2- independence
3- TOE

118
Q

Market rent

A

The estimated amount for which an interest in real property should be leased on the valuation date between a willing lessor and lessee in appropriate lease terms in an arms length transaction after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion

119
Q

Terms of engagement requirements

A

VPS4

Minimum = confirmed in writing prior to commencing red book Val

1) identification and status of valuer
2) identification of the client
3) identification of any other intended user
4) asset to value
5) currency
6) purpose
7) basis of value
8) date
9) extent of investigation
10) nature and source of info relied upon
11) assumptions and special assumptions
12) format of report
13) restrictions for use, distribution and publication
14) confirmation of red book compliance
15) fee basis
16) CHP
17) statement compliance
18) limitation on liability agreed

120
Q

Purpose of a CEMP

A

1) provide effective, site-specific procedures and mitigation measures to monitor and control environmental impacts throughout the construction phase of a project

2) ensures construction activities so far as is practical, do not adversely impact amenity, traffic or the environment in the surrounding atra

121
Q

When is a CEMP required

A

Major construction: (depending on LA)

1) residential development with 10+ dwellings OR site of 0.5Ha or more
2) commercial development >1,000sqm floor space
3) Any development >1Ha

122
Q

How would you go about fining the drivers / companies

A

Decided fining drivers wasn’t an option due to:
- no contractual relationship
- how would we get it paid?
- not implementable. Can’t enforce

Fining companies = viable
- ‘Right of set-off’ legal right by a debtor to reduce the amount owed to a creditor by off-setting against it any amounts owed by the creditor to the debtor.
1) establish principle, must follow route or fine
2) ability to set off - prove event (traffic Marshall)
3) hold back - contra charge and withhold funds.

123
Q

Hierarchy of evidence categories

A

A - Direct
B - General Market Data
C - Other sources

124
Q

3 legal tests for s106 agreements

A

1- necessity
2- direct relationship
3- scale

125
Q

Regulation for CIL

A

Community Infrastructure levy (amendment)(England) 2019

126
Q

Stop notice - legislation

A

Section 183 of the T&C Planning Act

127
Q

Stop notice ?

A

Prohibits continuation of any activity that is set out in an enforcement notice until the enforcement notice has been complied with

Can only operate with enforcement notice

128
Q

Penalty - Stop notice breach

A

Fine up to £20,000 in magistrates court

OR

Unlimited in higher court

129
Q

Appeals process

A

Within 6months (non-determination can be submitted up to 6months from date if the application)

1) written statement
2) informal hearing
3) planning inquiry (for larger, more complex cases where cross examination may be required)
4) decision called in for determination by the Secretary of State

130
Q

Biodiversity net gain

A

10% gain

Calc = pre-development units + post development units including off site BNG (+10%)

Can’t be tweaked by s96A or s73

Hierarchy: avoid, mitigate, compensate, contributions

Covenant on land.

Nov = further guidance
Jan = implementation
April 2024 = BNG for small sites

131
Q

Nutrient Neutrality

A

Wastewater from homes and its discharge into rivers contributes to build-up in nutrients downstream in protected wildlife habitats - results in growth of algae that harms habitat

<5% contribution from housing. Key contributing factor = farming

134,400 homes delayed, 74 LA affected

Solution: wetlands

Awaiting gov next steps

132
Q

Brief overview of NRM

A

NRM1 - guidance on quantification of building works for purpose of preparing cost estimates and cost plans

NRM2 - prep of bill of quantities and quantified schedules of work.

NRM3 - gives guidance on the quantification and description of maintenance works for the purpose of preparing initial order and cost estimates. Aid procurement and cost control of maintenance works

133
Q

4 risk categories identified in NRM

A

1) employer change risk
2) employer other risk
3) design development risk
4) construction risk

134
Q

Define sustainable development

A

Brundtland report - ‘development which meets the needs of the present without compromising the ability of future generations to meet their own needs’

135
Q

7 key principles of GDPR

A

1) lawfulness, fairness and transparency
2) purpose limitation
3) data minimisation
4) accuracy
5) storage limitation
6) integrity and confidentiality (security)
7) accountability

136
Q

8 individual rights under GDPR

A

1) to be informed
2) to access
3) to rectification
4) to erasure
5) to restrict processing
6) to data portability
7) to object
8) to automated decision making and profiling

137
Q

Data protection act 2018

A

Controls how your personal information is used by organisations, businesses or the government

138
Q

How long to keep data?

A
  • 6yrs if contract is signed underhand
  • 12yrs if contract signed as a deed
  • RICS recommends up to 15yrs, this is the limitation period for most legal claims
139
Q

6 Basic Principles of ROC

A

1) honesty
2) integrity
3) Competence
4) Service
5) Respect
6) Responsibility

140
Q

Deontological (Ethics)

A

Right and wrong based on rules

E.g. an action could be wrong even if it has good consequences

141
Q

Consequentialism

A

Right and wrong based on consequences

E.g. it is ok to lie or break a promise for the sake of good consequences

142
Q

RICS Founded

A

1868

143
Q

3 levels of disciplinary action

A

1) action by head of regulation
2) Disciplinary a panel
3) appeal panel

144
Q

Penalties by a disciplinary panel

A

1) issue regulatory compliance order (written doc stating terms member must make or desist from in a specified time period and agreement to pay a fine) e.g. not following CPD rules

2) reprimand

3) fine

4) impose conditions upon future continuation with the RICS

5) expulsion from membership or remove a firm

6) publication of results in RICS Modus mag, on RICS website and in local newspaper

145
Q

Terms of engagement

A

IPS 1 - agreed in writing prior to commencing red book global valuation

1) identification and status of the valuer
2) identification of the client
3) identification of any other intended users
4) the asset to be valued
5) currency
6) purpose of the valuation
7) basis of value
8) valuation date
9) extent of investigation
10) nature and source of info being relied upon
11) assumptions and special assumptions to be made
12) format of the report
13) restrictions for use, distribution and publication
14) confirmation of red book global/IVS compliance
15) fee basis
16) CHP to be made available
17) statement valuation may be subject to compliance by the RICS
18) limitation on liability agreed

146
Q

Assumption v Special Assumption

A

Assumption: reasonable for the valuer to accept something is true without need for specific investigation - e.g. room locked and can’t get in, you know from a previous visit it is the meter room. Ask to confirm it is the same. Can assume ok

Special assumption: assumption that something is true, even though it is not. E.g. PP being granted on the scheme

147
Q

What to do if Restrictions on valuation

A

1- nature of restriction agreed in writing in TOE
2- possible valuation implications of restriction confirmed in writing before value is reported
3- valued to consider if the restriction is reasonable in regard to purpose of valuation
4- restriction referred to in report

148
Q

5 purposes of valuation

A

1- financial reporting
2- stock exchange
3- takeovers and mergers
4- collective investment schemes
5- unregulated property unit trusts

149
Q

Hope value

A

Value arising from any expectation that future circumstances affecting the property may change

1) future prospects of PP
2) realisation of marriage value

150
Q

3 aims of the RICS Valuer Registration Scheme (VRS)

A

1- improve quality of valuation and ensure highest possible professional standards

2- to meet RICS requirement to self-regulate effectively

3- to protect and raise the status of the valuation profession as the leading expertise in valuation

151
Q

6 principles of the bribery act

A

1) Proportionality
2) top level commitment
3) Risk assessment
4) Due Dilligence
5) communication
6) monitoring and review

152
Q

4 offences of a bribe

A

1- bribing
2- receiving a bribe
3- bribing a public foreign official
4- failing to prevent bribery

153
Q

How is my company tackling waste

A

£9m cost on waste management (Vistry)

Aim: reduce waste tonnes per plot by 20% by 2025

HOW:
* reduce supply chain waste - packaging
* better site practice
* project ongoing to determine key waste streams and build stages to target and understand the gap between site specific waste and plot specific waste

154
Q

BREEAM

A

Voluntary environmental assessment tool to rate new and refurbished buildings

8 assessments areas: energy consumption, water use, transport links, waste management and Health and wellbeing

5 ratings: pass / good / very good / excellent / outstanding

155
Q

IPMS residential

A

IPMS1 = External
IPMS2 = residential (internal)
IPMS3 = residential (occupier) - 3 sub areas

IPMS 3A - outer face of external wall and centre line of shared walls
IPMS 3B - area in exclusive occupation, Inc external walls and columns measured to the IDF and finish surface
IPMS 3C - area to exclusive occupation, exc walls and columns, measured to the IDF and finished surfaces

156
Q

IPMS Office

A

IPMS 1 - planning or building cost purposes (GEA)

IPMS 2 - for agency and valuation purposes (GIA)

IPMS 3 - agency and valuation purposes (NIA)

IPMS definitions do not correctly correspond to former GEA, GIA, NIA

157
Q

How does dimension paper work

A

Column 1- timesing column

Column 2 - dimension column

Column 3 - squaring column

Column 4 - Description column

158
Q

Define a business plan

A

A formal statement of a set of business goals, the reasons they are there and the plan for reaching them.

Includes, exec summary, desc of bus opp, S&M strategy, management team and personnel, operations, financial forecast

159
Q

Different company types

A

Public limited company (PLC) - shares offered to sale for general public and members liability limited to the amount paid on shared held by them

Private limited company - doesn’t publicly trade shares. Limited to 50 shareholders. Limited liability.

Private unlimited company - no limit on member’s liability

Partnership - 2+ people. Partners liable for debt.

Sole trader - personally liable for debts of bus, owns all profits

160
Q

Importance of D&I

A

It’s a business imperative for attracting top talent into organisations.

Crucial that the built environment sector has a D&I workforce that represents the global communities, our profession and supports and serves.

161
Q

UKGAAP

A

UK Generally Acceptable Accounting Principles for inclusion in financial statements.

162
Q

What did you include in the board approval?

A

St Helens (Cowley Hill)

  • status of development appraisal (land acq approval stage)
  • financial position summarising DA and cash flow
  • construction method statement
  • programme
  • market research
  • affordable homes offers and TOA
163
Q

Mediation

A

RICS Guidance Note in Mediation 2014

-facilitates discussions between 2 parties to explore whether a solution can be found
- confidential and informal
- ‘without prejudice’
- mediator has no decision making authority

164
Q

3 processes to dispute resolution

A

1) negotiation
2) mediation or conciliation (3rd party intervention, not binding parties to a decision but assists to resolve)
3) adjudicative process (outcome determined by a 3rd party such as litigation and arbitration) e.g. construction payment disputes. strict timescale imposed by law, adjudicator must decide within 28 days.

165
Q

Alternative dispute resolution advantages

A

1- speed
2- informality
3- greater opportunity for negotiation
4- costs - less on professional fees for litigation
5- quality of decision making - as outcome made by a surveyor rather than a judge
6- confidentiality

166
Q

Requirements of UK GDPR

A

UK General Data Protection Regulation 2016 and Data Protection Act 2018

1) obligation to conduct data protection impact assessments for high risk holding of data
2) rights for individuals to access and erase their personal data
3) data controller - how and why personal data is processed & directly responsible for gdpr
4) data accountability - ensuring orgs can prove to ICO how they comply with regulations
5) data security breaches reported to ICO within 72 hours where there’s a loss of personal data and a risk of harm to individual
6) fines up to 4% global turnover of the company or £17.5m (greatest)

167
Q

Freedom of information act 2000

A

Individuals have the right to access info held by public bodies.

Usually required to supply in 20 working days in format requested

Can charge for the provision of info

168
Q

Principles of UK GDPR 2016

A

Article 5(1)

1) processed lawfully, fairly and transparently
2) collected for specified, explicit and legitimate purposes
3) adequate, relevant and limited to what is necessary for the purpose for which they are processed
4) accurate, kept up to date with reasonable steps, erased or rectified without delay
5) identification of data subject for time only required for its purpose for which the personal data are processed
6) appropriate security of the personal data

169
Q

Individual rights under UK GDPR 2016

A

Right to be:
1) informed
2) access
3) rectification
4) erase
5) restrict processing
6) data portability
7) object
8) automated decision making and profiling

170
Q

Storing data on the cloud pros and cons

A

Pros - disaster recovery, reduced physical storage, better resource management potential (gain visibility of changes and revisions)

Cons - cyber crime, dependant on internet connectivity, requires training for effective use/management

171
Q

What issues was I experiencing with 4P

A
  • accessing the portal with subcontractors (with accounts with other parties). I discussed with super user for our company, I then compiled a fact sheet (change enterprise)
  • email transmittals, adjusted settings as per Viewpoint guidance
  • training not completed. Until complete, I ensured info was in both platforms. Then 4P only
172
Q

Retention policy

A

Accident records = 5 years post accident date

Fire strategy info = 15 years

Current and former insurance policies = permanent

Plot files = 16yrs from completion

Handover packs = 15 years

Customer care electronic files = 10 years

173
Q

10 Policies - RICS Levelling Up and Sustainable Placemaking Report

A

1) the 12 levelling up white paper missions should be binding targets for 2030 as originally stated
2) align with UN’s Sustainable Development Goals
3) employment-led regeneration should be initial driver for levelling up with a UK settlement strategy (allocate employment land by housing provision, reduce transport env issues)
4) address UK’s national housing shortage
5) Secure LT strategic infrastructure investment = critical to create sustainable places for people to live and work
6) power of commercial real estate as enabler of regeneration
7) faster, simpler and more efficient planning system
8) local and regional collaboration
9) ADR to be encouraged - reduce time and costs
10) immediate steps to up-skill and expand construction workforce - shortage currently

174
Q

Process I took after finding mineshaft

A

1) remediation contractor found 3 unknown mine shafts
2) inform coal authority (E3P as environmental consultant = ‘designer’ under CDM - geotechnical engineer)
3) appoint engineers to create capping details and appoint env consultant to carry out investigations to investigate no build zone for layout to change
4) apply for ‘Permit to Enter or Disturb Coal Authority Interests’

  • costs £111 per 0.1Ha, up to max £2,775 for 2.5Ha+
  • groundworker / remediation contractor to undertake work - grouting and capping
175
Q

When is a coal authority permit required

A

1- cap the mine
2- fill the mine
3- drill boreholes through coal seam
4- build over or near to the entrance to the mine

176
Q

Info required for coal authority permit

A

1) plan if site
2) proposed grout mixes for treatment works
3) full drawings and calculations if treating mine entries
4) any previous work such as coal mining risk assessments, desk studies or borehole logs
5) treatment grid, including the proposed development footprint (for treatment permits only)

177
Q

Global Goals for sustainable development

A
178
Q

Key issues in dealing with traffic management on site

A
  • keeping pedestrians and vehicles apart
  • minimising vehicle movements
  • people on site
  • turning vehicles
  • visibility
  • signs and instructions
179
Q

Minimising vehicle movements

A
  • provide car and van parking for the workforce and visitors away from work area
  • control entry to work area (gateman)
  • plan storage areas so that delivery vehicles do not have to cross site
180
Q

Talk me through the EoT claim

A

To a HA provider

1) initially informed them of the delay and the cause
2) pulled together evidence and illustrated the consequence of the delay cause. Included a Downtime Met Office Report and programme showing how the critical path had been affected due to inclement windy weather. TF kits delayed
3) allowed me to negotiate LADs to be waived for the 2 week duration of the delay

181
Q

Tips on successful EoT request

A

1) read contracts - familiarise terms of EoT requests e.g. timeframes to be met
2) send notices in time (EoT claim & Notice of Delay)
3) document everything
4) keep updated schedule

182
Q

What can EoTs be granted for

A

1) adverse weather conditions (inclement weather - severe or harsh conditions)
2) client change orders
3) events beyond control

Won’t accept:
- contractor negligence (e.g. failing to co-ordinate subcontractors)
- unreasonable or excessive claim

183
Q

Diagnostic question

A
  • Asked to understand the thought process of the person answering.
  • Asked for insight.
  • To better understand what they want out of the negotiation (e.g. negotiables and non/negotiables)

E.g. what is your goal / objective for the site

184
Q

How would you fine companies for not complying with CEMP

A

‘Right of set-off’. Set off money against account

1- establish principle, not allowed to go down road. Establish fine as a contrary to planning (letter)
2- ability to set off - price there has been an event (evidence). Burden of proof
3- then hold back money. Contra-charge & withhold funds. Need to inform them of violation, await response & amend payment

Cannot fine individual drivers as no contractual relationship. Not implementable

185
Q

Inflation & interest rates

A

Bank of England

  • inflation 6.7% (aim = 2%)
  • interest 5.25% (21 September, next due 2 November)
186
Q

What is a DCF

A

Discounted cash flow. Guidance note ‘discounted cash flow for commercial property investments’ 2010

1- estimate cash flow (income - expenditure)
2- estimate exit value at the end of the holding period
3- select discount rate (Parrys valuation and investment tables)
4- Discount cash flow at discount rate
5- value is the sum of the completed DCF to provide NPV

USE: phased development projects, over-rented properties and social housing

187
Q

What is a feasibility study?

A

Used to analyse and assess the viability of a construction project

Goal: understand if the project is feasible by assessing the practical aspects of the project and identify potential Strengths and Weaknesses

188
Q

BIM

A

Building information modelling

189
Q

What is BIM

A

A highly collaborative process that allows architects, engineers, developers, contractors, manufacturers, and other construction professionals to plan, design, and construct a structure or building within one 3D model

190
Q

Key benefits of BIM

A

1) visualisation
2) fabrication drawings
3) cost estimating (built in estimates)
4) construction sequencing (coordination and scheduling of materials)
5) conflict, interference and collision detection
6) forensic analysis (analysis for failures, leaks, evacuation plans)
7) facilities management

191
Q

What is clash detection (BIM)

A

Identification, inspection and reporting of collisions between elements in a structures model. E.g. a pipe running through a steel beam

192
Q

Main map scales used for HM Land Registry Plans or those used in your jurisdiction

A

Site plan - 1:500
Title plan (OS Plan) - 1:1,250
Location plan - 1:1,250 or 1:12,500

193
Q

What is Geodesy

A

Geodesy - is an applied mathematics discipline used to understand various aspects of the Earth

194
Q

GIS

A

GIS – Geographic Information System - system that creates, manages, analyzes, and maps all types of data. GIS connects data to a map, integrating location data

195
Q

Tell me about application of a scale

A

1:500. Means the actual real life measurements are 500x greater than those on a map

196
Q

What is a red line plan

A

Denotes site ownership

197
Q

What is a title plan used for

A
  • To support property description
  • graphic representation and identifying the general extent of the land in a registered title
198
Q

Title plan

A

Shows properties general location and boundaries, as well as areas affected by covenants and easements

199
Q

Why’s it important to keep maps updated

A

To make sure you are working from the most relevant data and maps

200
Q

Uses of aerial photography

A
  • desktop study
  • marketing
  • transmission line plans
201
Q

What needs to be included on a site plan for a planning application

A
  • Title of project / site
  • north point
  • scale (1:500)
  • site boundary (red line)
  • drawing reference number
  • position of fixed buildings
  • source (OS)
202
Q

Market based yield

A

Defined as

The annual return on investment expressed as a % of capital value

203
Q

CEOs focus

A

Justin Young (was CEO of Knight Frank)

1) build stronger bonds with members
2) offer stability, strategy and renewed sense of purpose

204
Q

IPMS All Building guidance

A

Published January 2023

IPMS 1 = external measurement
IPMS 2 = internal measurement
IPMS 3.1 = external exclusive use
IPMS 3.2 = internal exclusive use
IPMS 4.1 = including external walls
IPMS 4.2 = (selected area) excluding internal walls

205
Q

Information required by the RICS for registration

A

1- type of business and staffing details
2- name of responsible principal
3- statutory regulated activities - such as for financial services
4- nature of clients
5- CHP details & records
6- PII
7- whether the firm holds clients’ money

206
Q

RICS 3 main roles

A

1- maintain highest standards of education and training
2- protect consumers through strict regulation of professional standards
3- to be the leading source of information and independent advice on land, property, construction and associated environmental issues

207
Q

3 forms of dispute resolution

A

1- Negotiation
2- Mediation or conciliation (3rd party intervention
3- adjudicative process

208
Q

Examples of Due Diligence I undertake

A
  • surveys of site
  • environmental issues understood
  • asbestos
  • planning issues
  • title issues
  • legal issues
209
Q

Outline planning permission

A

Principle of Development

  • Access
  • appearance
  • landscape
  • scale (size)
210
Q

How are affordable homes agreed

A

Grant funded by Homes England under s106 agreement

E.g. Affordable rent, Shared Ownership and 1st Homes

APC Key Questions (1 decks)

Brainscape helps you reach your goals faster, through stronger study habits.
© 2024 Bold Learning Solutions. Terms and Conditions