Competencies Submission Questions

Question 1

What were the recent changes in the Rules of Conduct?

Answer 1

Rewording of individual behaviours and the addition of “encouragement of diversity and inclusion”

Question 2

What do the terms of engagement usually include?

Answer 2

a. Fee
b. Surveyor details
c. Firm’s details
d. Client’s name
e. Type of valuation
f. Basis of valuation
g. Scope of inspection
h. Inspection date and time

Question 3

Why was the semi-detached house in Wallyford where the owner persistently asked for a valuation figure before you left important?

Answer 3

To ensure a diligent service was provided I confirmed that, after proper research, they would receive their valuation. This ensured accuracy as well.

Question 4

What do you do if you feel a task is out-with your competency level?

Answer 4

Consult a senior colleague or refer to the RICS for guidance

Question 5

When have you had to refer to RICS guidance within the RICS Rule of Conduct to provide advice to a client?

Answer 5

Survey of a detached house in Kirkliston where the owner disclosed the cost of refurbishment works and asked if they would be included in the final value.
Referring to the example behaviours, Rule 1.2, I shouldn’t allow myself to be influenced by others. In this case the owner may have been trying to influence my valuation by suggesting the cost of the works should be included.

Question 6

For the Home Report in Mussleburgh, the client said they were confused about the Home Report, what do you mean?

Answer 6

The client didn’t know what the Home Report would include or the process itself. I explained the contents of the report i.e how things were categorised and what was involved in conducting a Home Report i.e inspection, floor plan, defects etc.

Question 7

What is a SWOT analysis?

Answer 7

Strengths, Weaknesses, Opportunities and Threats

Question 8

When have you had to carry out a negotiation?

Answer 8

As an Estates Manager I tendered for a refurbishment project of a 4-bed HMO in Sterling.
Created scope of works, negotiated pricing with contractors, organised contactors, conducted a post-project snagging with the contactor present.

Question 9

What is the main legislative framework in the UK for Health and safety?

Answer 9

The Health and Safety at Work Act (1974)

Question 10

What Health and Safety guidance note is provided by the RICS and what does it include?

Answer 10

Surveying Safely: Health and Safety Principles for Property Professionals 2nd Edition 2018

Think PAOVF

1. Personal Responsibilities
2. Assessing hazards
3. Occupational Hygiene
4. Visiting sites and premises
5. Fire Safety

Question 11

When did you complete the IWFM Managing Safely (V5) course?

Answer 11

2018

Question 12

Describe a time when you’ve encountered a hazard during a survey?

Answer 12

Top floor flat within a 4 storey block in Leith where the roof access hatch required the ladder to overhang the stairwell. I decided not to access the hatch and included a comment in the additional limits section of the report.

Question 13

What guidance does your firm prepare its financial statements in accordance with?

Answer 13

UK GAAP – Generally Accepted Accounting Practice.

Question 14

What are the 3 financial statements?

Answer 14

Income statement
Cash flow statement
Balance sheet

Question 15

What is Graham and Sibbald’s complaints handling procedure?

Answer 15

a. 3 stage process
b. Stage 1 - Complaint comes in to the relevant office. Office acknowledges the complaint within 7 days and provides a response within 28 days.
c. Stage 2 – If unresolved; complaint to be made in writing to a managing partner. Complaint will be acknowledged within 7 days and responded to within 28 days.
d. Stage 3 – If unresolved; complaint taken to an independent redress provider, as approved by the RICS regulatory board.

Question 16

What methods are there for resolving a dispute?

Answer 16

Negotiation
Mediation
Arbitration
Adjudication

Question 17

What is the main UK’s primary legislation for the protection of personal data?

Answer 17

GDPR – General Data Protection Regulations (2018)

Question 18

How does your firm manage data?

Answer 18

Digital information kept on our company database
Confidential waste
Paper files kept in locked cabinets within offices

Question 19

What is the RICS inclusive Quality Mark?

Answer 19

A self-assessment tool to help firms improve diversification. It was introduced in 2015.

Question 20

What are the protected characteristics under the Equality Act 2010?

Answer 20

a. Age
b. Disability
c. Gender
d. Marital status
e. Race
f. Religion
g. Sexual Orientation

Question 21

What measures have Graham and SIbbald implemented to improve sustainability?

Answer 21

Hybrid cars
Recycling points in the office
Introduction of I-pads to reduce paper usage

Question 22

What tools are available to check for flood planes, ex-mining areas, radon gas areas etc

Answer 22

SEPA flood maps
Coal mining maps from the Coal Authority
Radon maps

Question 23

During a survey of a mid-terraced cottage in Newton Grange you found evidence of structural movement, how did you report on this, considering it’s in a former coal mining area?

Answer 23

I referenced the movement in the Structural Movement section of the report and included commentary in the matters for a solicitor relating to it being in a former coal mining area.

Question 24

Describe a scenario when you’ve had to provide professional feedback in relation to Building Pathology?

Answer 24

First floor flat in Polwarth. Above average settlement. Bulge to front elevation, cracking to stonework and lintels, sloping floors. Structural movement Cat 3 and advised to get a structural survey and to repair the cracked and damaged stonework.

Top floor flat in Dalry. Leak from roof into property. Dampness and Roof CAT 3’s and advised to consult roofing contractor and damp/timber specialist. Roof repaired. Categories amended to CAT 2’s

Question 25

What safety guidance do you work in accordance with?

Answer 25

RICS Surveying Safely and G&S Health and Safety policy.

Question 26

What are the main aspects of the G&S Safety Policy?

Answer 26

Think ORAP

a. Organisation and responsibilities
b. Arrangements i.e First aid, manual handling, welfare etc
c. H&S Procedures i.e Unsafe practices, safety rules, COSHH

Question 27

What alterations did you notice in the second floor flat in Gorgie?

Answer 27

Bathroom enlarged. Identified by stud wall extending into living room.

Question 28

How did you identify that the semi-detached house in Moredun was non-traditional?

Answer 28

Roof structure was found to be of steel construction, external walls covered in external wall insulation, studied home reports of other properties in the area and consulted A Guide to Non-Traditional Housing in Scotland” book.
It was BISF Steel construction.

Question 29

What professional feedback have you offered in relation to the inspection competency?

Answer 29

Top floor flat in Piershill. Number of defects warranting CAT 2’s.
Roof – Missing, cracked, misaligned slates and slipped slate in the guttering.
Rainwater fittings – Corrosion, especially to rear, and staining to main walls
Electrics – Mixed lines, modern fuseboard but sockets in skirting.

Question 30

What is an HMO property?

Answer 30

a. Houses in Multiple Occupation
b. When at least 3 tenants live in a property, forming more than one household and has share toilet, bathroom and kitchen facilities.

Question 31

What guidance dictates how a property should be measured?

Answer 31

RICS Property Measurement 2nd Edition 2018
Code of Measuring Practice 6th Edition 2015

Question 32

What factors affect the rental market within Edinburgh?

Answer 32

Supply and demand
Location and condition of property
Pricing

Question 33

When did PRT leases come into effect?

Answer 33

1st December 2017

Question 34

What legislation dictates the obligations of landlords and tenants?

Answer 34

Private Housing (Tenancies) Scotland Act 2016

Question 35

Talk to us about the 3 bed HMO in Stockbridge you rented?

Answer 35

Inspections
Took photographs for marketing and inventory
Statutory documentation
Lease signing
Lodged deposits
Lease terminated
Final inspection and inventory
Return of deposits

Question 36

When have you completed a Buy-to-let mortgage valuation and what did you do?

Answer 36

1 bed flat in Morningside for Lloyds bank
Inspection,
Floor plan
Measurements
Market value and market rent
Lenders online transcription form

Question 37

What guidance dictates how a property should be measured?

Answer 37

RICS Property Measurement 2nd Edition 2018
Code of Measuring Practice 6th Edition 2015

Question 38

How did you carry out the measurements of the two-storey detached house where you completed an EPC?

Answer 38

Disto calibrated correctly
Annotated floor plan including dimensions, heat loss walls, depth of insulation etc.
Garage measured but GIA not included in GIA of main building
Took multiple readings over long distances to ensure accuracy.

Question 39

What rate did you use for calculating the reinstatement cost of the stone boundary walls for the detached property in the Grange and how did you measure them?

Answer 39

£1000 per meter (not per m2)
Measuring wheel

Question 40

Describe the professional feedback you provided for the EPC carried out at the semi-detached house in Pilton?

Answer 40

The client wanted to improve the EPC rating by installing spray foam insulation.
I recommended that, due to the issues with lending, it would be advisable to install 300mm glass wool insulation instead.
Also, spray foam insulation is more expensive at £25m2 - £50m2 whereas glass wool is around £6m2 - £15m2.

Question 41

What factors have an impact on value?

Answer 41

Age, style, type, location, size, condition, size etc

Question 42

What are the minimum terms of engagement which have to be confirmed with the client before conducting a valuation?

Answer 42

a. Fee
b. Surveyor details
c. Firm’s details
d. Client’s name
e. Type of valuation
f. Basis of valuation
g. Scope of inspection
h. Inspection date and time

Question 43

What are the different purposes of valuation?

Answer 43

Mortgage valuations, taxation purposes, property sales, reinstatement etc

Question 44

What is the minimum requirement for Professional Indemnity insurance?

Answer 44

Indemnity run off cover for a minimum of 6 years and £250,000 cover. Claims can arise for up to 15 years.

Question 45

Talk us through your residual desktop valuation for the proposed development in the Easthouses District of Midlothian?

Answer 45

a. Proposed development in Easthouses district of Midlothian
b. Proposal for 36 residential units, 6 of which are social housing, consisting of 2,3 and 4 bed properties.
c. I used the comparable method to calculate a rate/m2 for each property type
d. I used the rate/m2 to calculate a GDV of £7,669,500
e. A discount was applied to the affordable units of 20%
f. I carried out a sensitivity analysis on the GDV assuming variations of 2.5% - 5% in relation to costs, profit, exit values etc.
g. Development costs including construction costs, finance fees, Section 75 payments etc were applied to the GDV which provided a residual site value of £575,000

Question 46

Talk us through the reinstatement value you conducted for the detached house in Greenhill?

Answer 46

a. Detached house in Greenhill district of Edinburgh
b. I completed a floor plan and calculated the GIA of the main building and double garage
c. I took note of the construction type i.e timber frame for the main building and solid block for the garage
d. Calculated the reinstatement cost using the GIAs and BCIS rates. In this case it was £2,600m2 for the main building and £2,000m2 for the garage.

Question 47

Why did the client challenge your valuation for the semi-detached house in Northfield?

Answer 47

The client believed my valuation was too low at £300,000, they wanted £330,000.
They were basing value of properties which were more modern and larger with extensions or attic conversion.
The client accepted my rationale and the value.

Question 48

Why did the client challenge your inheritance tax valuation for the mid-terraced house in Trinity?

Answer 48

Client believed value was too high.
I spoke with the client directly and explained the value was based on back-dated sales at a time when the market was buoyant.
At the time, houses with private gardens were in high demand and achieving 10%-15% above HR.
Client was basing idea of value off sales 4 months after the date of death of different construction type and much smaller gardens.
Client accepted rationale and the value.

Question 49

Talk us through the dispute you were involved with regarding the woodworm found in the flat in Pilrig?

Answer 49

Purchaser found evidence of woodworm when replacing the carpets within the property.
During the inspection fitted carpets restricted our inspection of the subfloor timbers. This was included in the additional limits section of the report.
Client accepted that we had not acted negligently.

Question 50

Tell us about the experience you have in the Mediation process?

Answer 50

While working as an Estates Manager one of our commercial tenants raised a dispute regarding rental payments and deposit following their notice to vacate.
I collected evidence i.e invoices, emails, photographs etc
I represented the company with another colleague who led the case.
The process was conducted via zoom by a mediator.