When preparing my submission documents for the RICS APC, one of the most valuable resources I used was a previously successful submission shared by a former colleague. Having access to a real successful example gave me a clear understanding of how to structure and populate my own documentation effectively. With that in mind, I’m sharing this example which helped a colleague pass the APC for the Commercial Real Estate pathway in 2019.
The following submission helped my colleague pass their APC for the Commercial Real Estate Pathway in 2019 and I hope you find this a useful resource as you work towards your own APC.
Ethics, Rules of Conduct & Professionalism
Level 1: I am aware of the role of the RICS in promoting and maintaining the highest standards of professional practice, education and advice in the management of land, property, construction and the built environment, protecting consumers through strict regulation of the highest standards. I am also aware of the RICS Professional and Ethical Standards, which provide a clear appreciation of the expectations of professional practice in my day to day role. As a graduate surveyor, I always endeavour to act professionally and honestly and am conscious of my limitations and not taking on more than I am qualified to do so, seeking the advice and guidance from others where appropriate.
Level 2: When undertaking valuations, I work in accordance with the RICS Valuation Professional Standards (Red Book) and refer to relevant RICS guidance where necessary. I ensure that my client receives the best possible advice throughout the instruction, in line with the terms of engagement that have been agreed. When asked to provide a valuation of a mixed residential and extra-care development in Keynsham, I sought the help of a colleague who specialised in extra care and retirement scheme valuations, knowing my experience in this sector was fairly limited and therefore provided the client with the best service and advice available
Level 3: When carrying out a valuation of a residential development site in Bath, the borrower made numerous efforts to influence and increase our opinions of value. I was unable to find any supporting evidence for this and acknowledging my duty to act objectively and independently in producing our valuation, I politely dismissed his appeals for a higher valuation. This taught me the importance of integrity in my role. When completing valuations I have always sought to ensure my assumptions are clearly defined and well researched, in order to provide a true representation of Market Value. In line with RICS guidance, I ensure all valuation reports are reviewed and countersigned by two Registered Valuers and in addition often gain a third peer review for higher risk valuations, maintaining a high level of service at all times.
Client Care
Level 1: I recognise that a high level of client care is vital to strengthening existing client relationships and being able to secure repeat business. From my induction training upon joining the company, I have learnt to manage my clients’ expectations and objectives and the importance of providing timely and frequent communication. By actively using my company’s CRM database system, I can record details of all clients and contacts and have accurate data regarding their role and company information. In accordance with the RICS Rules of Conduct, I am aware that my company operates a formal complaints handling procedure and I ensure that clients are made aware of this within all terms of engagement.
Level 2: I am involved in a junior business development group that seeks to strengthen existing client relationships, as well as identify new clients and contacts through organising social engagements and CPD events. When providing strategic consultancy advice it is important to understand the client’s longer term business objectives, as well as the short term requirements of the instruction. Consultancy instructions often form the basis of the client’s decision making for a particular site or business case, therefore when creating reports I endeavour to ensure that the report is comprehensive and tailored to their wider business needs. I also send the client a draft report in order to seek feedback before final issue.
Communication & Negotiation
Level 1: As part of my graduate induction, I received training on how to network and communicate effectively. As my knowledge and experience has developed, my communication skills have improved through regular contact with clients, colleagues and peers within the industry. I am aware of when to appropriately use the main methods of communication with the client, throughout the lifespan of a job and the importance of providing advice that meets the requirements and is properly understood. I have also received training on various Microsoft Office programs such as Excel and Powerpoint, which have improved my written and graphic skills.
Level 2: I have been able to gain some experience of negotiating directly with clients. When undertaking a residential market report for a site in Bath, I consulted with the client through telephone conversations to negotiate and agree a fee and strategy for the report before I commenced work. I then sent the client written confirmation of our agreed report structure and fee before undertaking the instruction. The report included detailed research and a ‘SWOT’ analysis, supported by graphs and a written report, which was provided to the client and also verbally discussed over the phone.
Health & Safety
Level 1: I understand the Health and Safety Act 1974 is the primary piece of legislation covering occupational health and safety in the UK and that the act makes provisions to protect and provide a duty of care to clients, colleagues and others. At work I act in accordance with my company’s most recent health and safety manual where appropriate. I have regard to the RICS guidance note Surveying Safely and from my health and safety briefing, I understand the need to be aware of health and safety risks at the workplace and when working alone and outside of the office.
Level 2: When attending site visits and working outside of the office I always ensure my appointment locations, times, client/contact are always accurately recorded in my work calendar. I always carry a mobile phone on me at all times and where necessary undertake risk assessments before leaving the office. When inspecting development sites, I ensure that I am familiar with construction site protocols including reporting to the site office and being briefed by the site manager, so that I understand the risks and appropriate way I should undertake my visit and when it is appropriate to wear PPE. For example, when inspecting a student development site in Bristol, I wore a hard hat, steel toe capped boots and high visibility jacket.
Business Planning
Level 1: I participate in my regular department meetings to review the status of our monthly billings and current instructions. I am aware of my teams cost base and our forecasted year end target. I appreciate the importance of keeping billings up to date in order to plan and monitor the income stream of the department and in the context of divisional organisational structure. I have recently attended a divisional development services conference, which covered financial and business highlights, areas for growth and rationale behind key decisions such as the acquisition of new businesses. The conference also provided an opportunity to create new contacts in my division.
Accounting Principles & Procedures
Level 1: I understand the importance of accounting practice to assess and summarise the financial health of the business and am familiar with my company’s financial reporting structure. I have reviewed my company’s Plc accounts and understand that they are prepared in accordance with UK GAAP (Generally Accepted Accounting Practice in the UK). I regularly receive divisional management account reports which show my department’s billings against forecasts and include profit and loss summaries for each team within the division. I have an understanding of basic accounting concepts, including profit and loss statements, cash flow statements and balance sheets.
Conflict Avoidance, Management and Dispute Resolution Procedures
Level 1: From undertaking compliance training, I appreciate the importance of undertaking conflict of interest checks before accepting instructions from a client. I use my company’s internal database, which has records of all current and historic instructions and involvements with both clients and properties. If an internal check proves inconclusive and there is potential for conflict, an office or company wide email could be sent for completeness. My company received instructions to value a development site in Southgate. Through internal enquiries I discovered that my company had submitted the planning application for the site. After discussing with my supervisor, we determined that there was no conflict of interest, either with the property or with the client preventing us from providing an independent valuation in accordance with the RICS Red Book. This was stated within the confirmation of instruction letter and our report.
Data Management
Level 1: I have received training on my company’s IT systems to enable me to access and manipulate data from various databases and understand how departmental and company data is stored, both electronically and in hard copy. I use a number of systems and sources of information to carry out due diligence enquiries such as Land Registry house price indices, Local Authority planning enquiries and BCIS cost analysis. I also regularly refer to isurv.com for guidance on the technical aspects of practice. From undertaking compliance training, I am aware that the Data Protection Act 1998 is the main piece of legislation that governs the protection of personal data in the UK.
Sustainability
Level 1: I am aware that the property industry is under increasing pressure to embrace sustainability. Energy Performance Certificates (EPCs) and BREEAM ratings are the key indicators of energy and sustainability performance of buildings and are becoming increasingly important to owners and occupiers. I have developed my knowledge of how sustainability is an integral part of a company’s CSR policy through attending sustainability CPD workshops. My agency experience has also made me aware that it is a requirement for energy performance ratings to be displayed on property particulars. I am conscious of my role within the company’s wider sustainability objectives. I am aware of the importance of recycling materials and reducing printing to improve the sustainability of my office.
Teamworking
Level 1: Effective teamwork is essential to the success of my department and the company as a whole. I understand the need to be approachable and assist others where possible to build on and maintain relationships. I understand the key dynamics of effective teamworking such as open and efficient communication, sharing information and being respectful and supportive of others’ ideas. I have taken part in a regional business development day, which involved meeting colleagues from various offices, across a range of disciplines. This provided a great opportunity to cross sell and network within my company.
Inspection
Level 1: Inspection is a fundamental part of my role and I recognise the importance of physically inspecting a property in order to provide appropriate and accurate advice. I adhere to the guidance of Surveying Safely (2011) and my company’s guidance and policies regarding health and safety and inspection and have been taught about these at health and safety briefings, as well as through development site induction protocols. I have gained experience in the inspection of a range of property types, to include development sites, residential property, office and industrial premises for valuation, agency, building surveying and consultancy purposes. I recognise the importance of investigating the surrounding areas to the subject property in order to gain a better understanding of the location and situation, as this can have fundamental implications on value. I have also obtained basic knowledge of the different types of building construction.
Level 2: During inspections, I endeavour to take accurate records of all building and site characteristics. Whilst undertaking an inspection of a site in Bath, I noted the nature of the location of the site in a peaceful and rural setting on the edge of the village and commented upon the condition of the existing buildings on site and their construction. I also took note of potential negative issues with the site, such as proximity to the river which could pose a potential flood risk and also redundant machinery and materials left on site, which could pose possible contamination risks. These potential issues could then be investigated in more detail after the inspection. The inspection notes were backed up by numerous photographs and my findings were noted within the valuation report. I am aware of how to spot common defects within different property types. Whilst inspecting and measuring an industrial building in Bristol, I noticed some cracking in the concrete floor and that it had sunk slightly, indicating a potential ground movement problem. I ensured to take photographs of the defect, informed the client of my findings and recommended specialist advice from a building surveyor or structural engineer.
Level 3: When undertaking an inspection of a development site in Clevedon, Bristol, I advised that the Property was located within the more desirable part of the town representing the ‘prime’ residential market. The property had impressive uninterrupted views across the Bristol Channel, which I reflected positively in my pricing advice and report to the client. In carrying out a valuation inspection of a former factory building proposed for conversion to residential apartments, it was clear that due to its previous industrial use and having been left vacant for a number of years that extensive repair and refurbishment works would be required. The building was in a reasonably poor condition and I was informed that there was asbestos present within the building. I advised the client of my findings and allocated some additional cost for this within in my appraisal, by applying a higher main build conversion cost estimate and after discussion with my supervisor an additional estimated cost to cover the asbestos removal. I advised the client that the extent of the asbestos was not clear and advised that further investigation from a specialist would be required to comment on the exact costing and extent of the removal works required.
Valuation
Level 1: I have undertaken valuations for a variety of purposes, including, loan security, inheritance taxation, agency and company internal purposes. I have a good understanding of the five main methods of valuation and have experience of using comparable, investment and residual methods of valuation. I am aware of the minimum terms of engagement to be confirmed prior to commencing a Red Book valuation and have drafted confirmation of instruction letters in line with client requirements. I have a good level of experience of inspecting and measuring property, undertaking due diligence enquiries and interpreting comparable evidence. From attending internal valuation seminars and best practice meetings, I recognise the importance of the RICS Valuation Professional Standards and the need to maintain independence and objectivity throughout the valuation process. From attending a planning law seminar, I appreciate how planning status and property law can affect value, particularly with development valuations, as well as other factors such as location, condition, and general supply and demand criteria. I have undertaken valuations for a variety of purposes, including, loan security, inheritance taxation, agency and company internal purposes. I have a good understanding of the five main methods of valuation and have experience of using comparable, investment and residual methods of valuation. I am aware of the minimum terms of engagement to be confirmed prior to commencing a Red Book valuation and have drafted confirmation of instruction letters in line with client requirements. I have a good level of experience of inspecting and measuring property, undertaking due diligence enquiries and interpreting comparable evidence. From attending internal valuation seminars and best practice meetings, I recognise the importance of the RICS Valuation Professional Standards and the need to maintain independence and objectivity throughout the valuation process. From attending a planning law seminar, I appreciate how planning status and property law can affect value, particularly with development valuations, as well as other factors such as location, condition, and general supply and demand criteria.
Level 2: In carrying out the valuation of a residential development site in Portishead for secured lending purposes, I used the comparable method to establish an appropriate GDV, by using both new and second hand comparables. I created a hierarchy of evidence in order to value the proposed units, taking into consideration, location, size, condition, specification and date of transaction. I then used the residual method to determine the land value of the site and cross checked this value with local development site transactions, on a per plot and per acre basis. When undertaking a valuation of a student accommodation scheme in Bath, I adopted the comparable method to arrive at my opinion of Market Rent. In order to arrive at my opinion of GDV, I subsequently used the investment method and applied an appropriate yield to the Market Rent in order to arrive at a capital value. This was then fed into the residual appraisal to achieve a land value for the site. Which was cross checked with local transactions on a per bed basis. I have also gained experience of calculating reinstatement cost estimates using BCIS. I am aware that the replacement cost is provided for insurance cost purposes and is not a written opinion of value and therefore not required to be Red Book compliant.
Level 3: When undertaking the valuation of three residential properties in Bristol for inheritance tax purposes, I adopted a different definition of market value, as defined in the Inheritance Tax Act 1984, I also used the date of death as the valuation date. My valuation also allowed for the different shares that the deceased held in the three properties, including deductions for the joint undivided nature of those shares. I have carried out a number of valuations for loan security purposes. As well as the minimum requirements of a valuation report, I ensure to provide further information to the client regarding the instruction, in order to allow them to make a clear judgment as to whether to allow the loan. I often seek to comment on the suitability of the property for lending purposes, as well as noting any circumstances that could affect the value and state any enquiries which did not reveal sufficient information. When undertaking a valuation of a development site, after consulting with my planning colleagues, I advised the client that there was a high planning risk due to the site being formerly used as an employment site and having a historical consent for a live-work scheme. This was reflected in the comments from the Local Authority on the application, which was undetermined at the time of our valuation. We subsequently advised the client on the value of the site both with the benefit of planning consent and without consent, to demonstrate the differences in value. I advised the client that there was some uncertainty in our figures, highlighting the risk to loan security.
Measurement of Land, Property & Other Assets
Level 1: The RICS Code of Measuring Practice 6th Edition (2007) provides guidance and definitions to ensure that the measurement of land and buildings is accurate and consistent and I have regular regard to it whilst measuring property. I am aware of the different methods of measurement including GEA, GIA and NIA and understand that the basis of measurement is dependant on the property and purpose for which it is being measured. I have measured a range of property types using techniques involving laser distance meters and measuring tapes on site as well as using computer mapping and measuring off plans. When measuring larger development sites, my Promap training has enabled me to calculate site areas by using digital OS mapping, after physical boundaries were confirmed on inspection.
Level 2: In measuring a penthouse flat in Clifton, Bristol for loan security purposes, I used a laser distance meter to measure each room and calculate the GIA. I also measured the external balconies to note within my report and for reference to comparable data, however excluded these external areas from my GIA calculations. Prior to the inspection I ensured the distance meter was fully charged and had been calibrated. For longer measurements, where the laser aim can be inconsistent, I was careful to take the measurement more than once as a sense check. I have also gained experience of measuring an office building in Cheltenham on a Net Internal Area basis for marketing purposes. I was fortunate to have the floor plans available, which I used as a guide. The property was a period style property and I ensured to remove internal features such as chimney breasts from my NIA calculations and also on the third (top) floor, where rooms were partly within the sloping roof, I only measured where the height from floor to ceiling was greater than 1.5 metres.
Development Appraisals
Level 1: I am aware that development appraisals are used as a tool in order to financially assess development schemes and establish a residual site value. I have produced development appraisals using Argus Developer for a variety of purposes, such as valuations, agency acquisition and disposal and assessing development viability. The main variables contained within appraisals include the GDV, build costs, profit margin, finance, timescale and ‘abnormal’ costs such as ground conditions and planning obligations. I am aware that minor adjustments to the various inputs of an appraisal can collectively create a significant adjustment in the outputs. From attending valuation seminars and conferences, I understand the importance of using well researched and accurate information to input into the appraisals. I also am aware of the importance of sensitivity analysis in order to illustrate the influence of the fundamental appraisal inputs, such as GDV or build costs, on the land value or profit amount.
Level 2: I use a variety of sources in order to identify and select appropriate data to inform my appraisal inputs. In order to establish a GDV, I would use property databases such as Rightmove Plus, Land Registry, EGI and Focus, as well as through conversations with local agents. When analysing build costs, I have regard to BCIS and if available consultant cost estimates. I often examine Local Authority planning documents to define CIL charges, affordable housing requirements and housing mix. When valuing a mixed use development site in Bristol, I researched the relevant build costs for the various elements of the proposed scheme, to include, basement parking, retail and residential and inputted them into my appraisal. I also researched the relevant Community Infrastructure Levy (CIL) charges applicable to the different uses within the scheme and applied them as appropriate, reflecting affordable housing relief where necessary. These inputs were reflected clearly within my appraisal.
Level 3: In undertaking viability work, I frequently run a range of appraisal scenarios in order to demonstrate the impact of planning obligations upon the site value. In assisting in viability negotiations for a site in Portishead, after researching all appropriate inputs and applying a policy compliant level of affordable housing, it was clear that the scheme was unviable in the context of the land value versus the existing use. I subsequently ran a range of appraisal scenarios to present and advise the impact on scheme viability to the client in order to inform future viability negotiations with the Local Authority.
To assist in the disposal of a large site in Bath, where there was no live planning consent in place, I produced a number of appraisals for the site based on the client’s requirements to reflect changes in affordable housing quantities, scale and massing and also different basement parking scenarios. I undertook a sensitivity analysis of the final appraisals to advise the client to the impact on land value when adjusting the build costs and gross development revenues up and down, enabling the client to review respective potential risks and rewards, which informed their strategy for the future of the site.
Property Records & Information Systems
Level 1: I appreciate that the use of property records and information systems is extremely important in the role of a surveyor, in terms of selecting the most relevant, accurate and up to date information for the task, in order to provide the best possible advice to clients. I have contributed to and understand how data in my department is organised and filed both electronically and in hard copy. I have attended internal seminars and discussions on best practice and file management. I regularly use my company’s internal systems, including a database of development sites and client contacts. I am aware that there are limitations of some databases such as EGI or Costar, where information could be subject to human error or could exclude important information such as lease incentives, so it is therefore important to confirm data with the respective agents where possible.
Level 2: I have experience of using the Rightmove Automated Valuation Model (AVM). This can provide estimated property valuations using mathematical modelling and computing high amounts of property data. I have often had to interpret plans and use mapping tools, such as Promap in order to verify or measure land and building areas. When valuing a single residential development plot in Gloucestershire, where no measurements were provided, I measured off scaled plans in order to calculate the GIA of the proposed dwelling. I have also had experience of interpreting map data at an OS level in order to identify site areas, and building footprints. I am aware of the Data Protection Act 1998 which ensures that personal data is handled correctly. I understand that for example data should be fairly and lawfully processed; adequate, accurate and up to date, not kept for longer than is necessary and secure.
Level 3: I have assisted in the development of an Excel cash flow model in order to calculate the estimated value of a large scale development over a 10 year timescale, in order to inform viability discussions. The model allowed us to asses and advise the client on how different affordable housing thresholds and housing density inputs, along with varying the timings of major costs such as infrastructure, resulted in different net present land values. The outputs were then tabulated and summarised on a per acre and per plot basis and presented to the client. I have worked on market reports for predominantly large scale residential sites within the South West. The reports typically contain analysis of the local housing market – housing stock and tenure (ONS), demographics, average house price trends – by property type and new build premium (Land 05/05/2015 19 Registry data), a detailed analysis of comparables (Rightmove plus) and a review of housing supply and demand (Local Authority annual completion data and core strategy evidence base). Graphs, tables and maps then summarise this data, in order to advise the client on local pricing and supply and demand factors in relation to the site.
Planning
Level 1: I am aware of the decision making process on planning applications and have reviewed planning decisions for numerous valuations. As part of the valuation process I regularly search for planning history, listed building status and check the status of the Local Authority’s local plan. I have attended CPD sessions, both in house and externally providing updates and guidance on planning policy and providing me with a better understanding of topics such as planning obligations. I have subsequently been able to successfully review and calculate a number of developments S106 obligations, CIL charging schedules and affordable housing requirements. I have an awareness of special planning powers for conservation areas and listed buildings. I am aware that Conservation Area designation introduces controls over the total demolition of most buildings and strengthens some planning controls. Similarly I am aware that the carrying out of works, signage, permitted development rights, and demolition can all be affected by listing status.
Level 2: I have experience of interpreting strategic planning policies and documents. In producing residential market reports for a site in Bristol, I had regard to the Local Authorities key planning policy documents, such as the Core Strategy, SHLAA and SHMA in order to review and report the council’s 5 year housing land supply. I am aware that viability is a common issue in the delivery of housing. Being involved in a development viability assessment for a site in central Bristol has shown me the role of land value as one of the main battlefields within appeals and the issue of whether a policy compliant level of planning obligation can be supported by a scheme whilst also ensuring an acceptable return to the landowner. After extensive due diligence and running numerous residual appraisals, no affordable housing was able to be provided without significantly impacting upon the site value. These appraisals were sensitivity tested to ensure that a sound judgment was formulated on viability. I worked alongside a colleague in the planning team on the submission of an application for residential development in Bristol. Following a preapplication meeting, the planning officer responded with a number of comments and changes were made to our application to incorporate the planning officer’s feedback.
Strategic Real Estate Consultancy
Level 1: I am aware of the need to provide different styles of consultancy advice to match different clients’ needs and to research thoroughly clients’ backgrounds and objectives and match this to the advice given. After attending the RICS & BPAA Delivering Future Housing Seminar, I increased my knowledge of stakeholder interests in the residential development sector and it helped me understand how I could apply my role as a strategic advisor to different stakeholders. I have produced a number of consultancy style reports for different clients to include; national house builders, registered providers, medium sized developers and non-property organisations. Through consultancy jobs I have been able to assist clients in maximising the value of their assets, creating a market facing product and tailoring advice to be both location and product specific.
Level 2: I have undertaken an options analysis for a national housebuilder on a scheme in Basildon to assist the client in achieving the optimum value. By analysing the market and preparing relevant data, I produced a series of appraisals to demonstrate, the value of different land uses at the site, to include a comparison between residential, student and extra care apartments. I successfully advised the client on the mix, density and market demand for two masterplan options, understanding my client’s objectives to gain best value from the site. I have also undertaken a review of a portfolio of sites for a registered housing provider, whose objectives were to increase the value of their assets, whilst also considering the existing communities at the sites. By effectively using my market knowledge of the housing market, build costs and the planning system I advised the client that through effective regeneration and tenure change, they could increase the value of their assets without causing too much disruption to the tenants and communities who lived in the areas in question. I created a comprehensive report with relevant data to support my advice.
Purchase and Sale
Level 1: I have a good understanding of the different methods of sale including auction, private treaty, informal tender and formal tender. I am aware that each method may have its advantages and disadvantages and the decision as to which method to use is dependant upon numerous factors, including timescales, market conditions and client requirements. In assisting at a Savills auction, I witnessed how sale by way of auction can offer a swift and transparent process in comparison to private treaty, however there is less flexibility and control over the process. I understand that the value of property can be influenced by a range of factors including location, condition, size, situation, planning status and supply and demand factors, as well as external market conditions.
Level 2: I have assisted with the sale of a freehold development site in Weston Super Mare. After discussing the client’s requirements, it was decided that informal tender was the most appropriate method of sale for the site. The informal tender process was chosen to allow more flexibility, as the vendor was under no obligation to accept any offer received and further negotiation with individual bidders could take place if required. I was involved in drafting marketing particulars and sending details to an agreed list of potential purchasers. The sale of this site brought to my attention how externalities in the market can influence value. Following the receipt of the site investigation report, which came to light during the marketing process, it was revealed that there were abnormal ground conditions at the site and a requirement for piled foundations, which meant higher than expected build costs, which in turn had a negative impact upon the bids received for the site.
What Is The Summary Of Experience
The APC Summary of Experience is where you take your real life surveying tasks and day to day achievements and allocate this in to each of the competencies that are required on your particular pathway, whether that is Quantity Surveying, Building Surveying, Commercial Real Estate, Valuation or Project Management etc. The Summary of Experience is comprised of brief statements of how your experience has achieved the mandatory and technical competencies at each of the required levels.
The mandatory and technical competencies are required at various levels for example level 1 is knowledge and awareness, Level 2 contains references to your practical surveying experience and Level 3 is experience where you have provided your advice. The submission is issued to the RICS and the assessors who will be conducting your final assessment interview. They are looking for evidence that you can do the relevant job at the required level. They will base the majority of the final assessment interview questioning on your submission documentation as the APC is a record of how you personally have demonstrated the levels of competence required. Therefore, it’s very important to base the majority of revision around your own submission and know your documentation in a great level of detail to the point where you are comfortable in talking the assessors through all of the experience you have referenced. All of the competency requirements both mandatory and the ones specific to your pathway are listed out in the competency requirements and pathway guides which are available to download on the RICS website. Before you start this process I’d highly recommend printing out both guides so you can use these to sense check your experience against.
How To Complete The Summary Of Experience
Whilst referring to previous submission examples is useful, please see a full step by step explanation on how to complete the Summary of Experience as follows:
Step 1 – Download the Pathway and Candidate Guides
These guides contain the examples of experience you can refer to within your submission and how this can be allocated against each of the competencies. They are an essential reference point for all APC candidates so be sure to keep a copy of these close by when completing your submission.
Step 2 – Record Experience in your APC Diary
The screen shot below provides an example of how to populate your diary entries. If we have produced a Cost Plan, this experience could be allocated against the Design Economics and Cost Planning competency at Level 2. Remember that Level 1 is knowledge and awareness, Level 2 is practical experience and Level 3 is where you have provided advice. The diary record needs to be populated in either half or full days. We also need to record which competency each ½ day is allocated against.
We only need to reference the client or project title and include brief descriptions of the work you have carried out.
Step 3 – Allocate your experience into the correct competencies
Refer back to your diary entries and allocate your experience into each of the competencies within your Summary of Experience document whilst referring back to the candidate guide. For example the below extract from the candidate guide shows that if a candidate had presented a cost plan to a client or design team, this experience should be allocated against Level 3 of the Design Economics and Cost Planning Competency.
Step 4 – Write up your experience within your submission
Now its time to write up your experience by loading up your Summary of Experience document and populating clear, concise examples of the work you have undertaken. Be sure to allocate this into the correct competency and correct level. Sentences should be constructed using perfect grammar, punctuation and spelling. Refer to the example submission below as a guide on how to populate your submission. Be broad and refer to multiple projects, clients and contract types where possible.
Step 5 – Review with counsellor and supervisor
Aim to review your Summary of Experience every 3 months with your supervisor and every 6 months with your supervisor and counsellor. Ask them to check the entries to ensure they are allocated appropriately with correct spelling, punctuation and grammar. When they are satisfied with the entries, ask your supervisor and counsellor to sign off your competencies at the appropriate level.
Summary Of Experience Word Count Limits
The RICS are very prescriptive around the word count limits for the Summary of Experience and Case Study. They can reserve the right to cancel your final assessment interview if the word counts are exceeded. Part of the rationale behind this is making sure that you are able to understand and comply with a client’s brief. Unlike some university assignments there is no 10% margin for error so please be sure to comply with the following word counts when writing up your summary of experience:
- Summary of Experience Mandatory Competencies – 1,500 words
- Summary of Experience Core Competencies – 4,000 words
- Case Study – 3,000 Words including Headings and Subheadings but excluding the appendices and contents page.
Successful Examples: Summary Of Experience Submissions
- Quantity Surveying – Click Here
- Building Surveying – Click Here
- Commercial Real Estate – Click Here
- Valuation – Click Here
- Project Management – Click Here
RICS APC Q&A STUDY GUIDES
