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MRICS > Ethics and Professionalism > Flashcards

Ethics and Professionalism Flashcards

1
Q

Why do you want to become a member of RICS?

A

I want to become a member of RCS because I want to have industry recognition, provide a gold standard of excellence and develop my career.

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2
Q

What is the role of RICS?

A

To act in the public interest, set and enforce international standards and high levels of professionalism.

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3
Q

What are the key functions of RICS?

A

Promote and enforce international standards.

Protect consumers and businesses by ensuring the highest level of professionalism across the built and natural environment.

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4
Q

What is a Royal Charter?

A

Granted by the British Monarchy which allows the RICS to be self-governed.

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5
Q

Who is the current RICS president?

A

Tina Paillet FRICS.

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6
Q

What do you understand by the term self-regulation?

A

RICS self-regulates, meaning that it operates within its own published regulatory framework, rather than being legislated by Government.

RICS regulation is led by an independently-chaired Regulatory Board and regional sub-boards.

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7
Q

Can you tell me what you understand by the principles of better regulation?

A

(PACTT)

  1. Proportionality - make the penalty proportional to the breach.
  2. Accountability - Regulators must be able to explain their actions under public scrutiny. Promote complete fairness.
  3. Consistency - treat everyone equally.
  4. Targeting - focusing on serious breaches.
  5. Transparency - Regulations are simple, clear and effectively communicated to all members, clients and public.
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8
Q

What is a Bye-Law?

A

A rule made by the RICS to govern the actions of its members.

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9
Q

Give an example of one of the RICS Bye-Laws

A

There are 10:

Application and Definition

Membership and Registration
Designation
Contribution to Funds
Governing Council, Officials and Staff
Subordinate Boards, Committees and Groups
Procedure for General Meetings
Accounts and Audit
Conduct
General

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10
Q

Explain to me the new RICS Rules of Conduct - what do they replace?

A

The new Rules of Conduct is a single document which replaces the old Rules of Conduct for members, Rules of Conduct for firms and global ethical principles.

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11
Q

RICS Rules of Conduct: When do they take effect?

A

February 2022.

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12
Q

RICS Rules of Conduct: Who do they relate to?

A

Members and firms.

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13
Q

What are the 5 Rules?

A
  1. Members and firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS.
  2. Members and firms must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
  3. Members and firms must provide good-quality and diligent service.
  4. Members and firms must treat others with respect and encourage diversity and inclusion.
  5. Members and firms must act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession.
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14
Q

RICS Rules of Conduct: Give an example behaviour for each.

A
  1. Members and firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS (Members and firms do not mislead others by their actions or omissions.)
  2. Members and firms must maintain their professional competence and ensure that services are provided by competent individuals who have the necessary expertise.
    (: Members and firms only undertake work that they have the knowledge, skills and resources to carry out competently.)
  3. Members and firms must provide good-quality and diligent service. (Members and firms understand clients needs before accepting any professional work.)
  4. Members and firms must treat others with respect and encourage diversity and inclusion. (Members and firms respect the rights of others and treat others with courtesy.)
  5. Members and firms must act in the public interest, take responsibility for their actions and act to prevent harm and maintain public confidence in the profession (: Members and firms respond to complaints made against them professionally.)
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15
Q

What are the core professional obligations of firms and members to RICS?

A

Members and firms must be honest, act with integrity and comply with their professional obligations, including obligations to RICS.

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16
Q

When did RICS last update their disciplinary panel rules?

A

1st October 2019.

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17
Q

A. What disciplinary procedures can the RICS impose and what circumstances can they be imposed?

B. What are the different levels of disciplinary action within these procedures?

A

1A. Action by Head of Regulation.

2A. Regulatory Tribunal.

3A. Appeal Panel.

1B. Investigations.

2B. Regulatory Compliance Order.

3B. Disciplinary Panel.

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18
Q

What do you understand by the term professional practice?

A

Standards that uphold the profession.

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19
Q

What money laundering regulations or legislation are you aware of?

A
  1. The Money Laundering, Terrorist Financing and Transfer of Funds Regulations 2017.
  2. RICS Professional Statement - Countering bribery and
    corruption, money laundering
    and terrorist financing 2019.
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20
Q

What is a red flag of money laundering?

A

A warning or indicator suggesting a serious problem e.g., criminal activity.

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21
Q

What bribery legislation are you aware of?

A

Bribery Act 2010.

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22
Q

What is a bribe?

A

A bribe is something given in expectation of a change in behaviour.

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23
Q

What are the penalties for accepting a bribe?

A

Penalties include fine or prison.

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24
Q

What are the penalties for being involved in money laundering?

A

Penalties include fine or prison.

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25
Q

What constitutes an offence under the Bribery Act 2010?

A

Giving a bribe, taking a bribe, bribing an official, not having systems in place to prevent a bribe.

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26
Q

What constitutes an offence under the current money laundering regulations?

A

Facilitating money laundering, not having systems in place and not reporting suspicious activity.

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27
Q

What is Professional Indemnity Insurance (PII)?

A

Cover against negligent advice or services.

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28
Q

Can you tell me about the RICS requirements in relation to PII?

A

Firms must ensure that all previous and current professional work is covered by adequate and
appropriate professional indemnity cover that meets the standards approved by RICS -

  1. If turnover =< £100k =PII of £250k.
  2. If turnover £100-£200k =PII of £500k.
  3. If turnover >£200 =PII of £1m.
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29
Q

What would you do if you received a notice of a PII claim from a client or their solicitor?

A

Notify insurance.

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30
Q

If you were providing services outside of your usual scope to a client, what might you need to do in relation to your PII cover?

A

Increase PI cover.

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31
Q

What is run off cover?

A

To ensure that firms, members and their clients are not exposed to financial detriment in the period following a firm ceasing to trade.

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32
Q

What RICS requirements are there relating to run off cover?

A

Run-off cover for 6 years with a minimum of 1 million.

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33
Q

What changes did RICS recently make to the Minimum Approved PII Wording in relation to fire safety?

A

I would have to refer to the Professional indemnity insurance requirements Regulation document for the exact wording.

UK: Version 10 with effect from 1 July 2024

From 1 July 2024, RICS requires listed insurers to provide PII cover for fire safety claims for professional services carried out in respect of buildings 5 storeys and above on the following basis:

  1. Negligent act, error, or omission (rather than the full civil liability basis);
  2. Applicable to professional services undertaken on or after 1 July 2024, meaning insurers will not assume liability for historic work before this date; and
  3. Cover can be in the aggregate, with defence costs included in the limit of indemnity and with the uninsured excess applicable to defence costs.
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34
Q

How long can a PII claim arise after the work is undertaken?

A

15 years.

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35
Q

What is the Assigned Risks Pool (ARP)?

A

The assigned risks pool is for firms that are unable to obtain professional indemnity insurance (PII) in the insurance market.

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36
Q

Who might need to access the ARP?

A

Firms unable to gain insurance.

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37
Q

Explain your understanding of the RICS Practice Information Risk, Liability and Insurance (1st Edition).

A

Understanding the main risks and liabilities associated with surveying.

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38
Q

Explain when you might agree a liability cap.

A

A liability cap limits the amount of damages that can be claimed by a client in the event of loss, even in the event of a negligent act. This helps firms to manage risk around the provision of surveying services.

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39
Q

How would set out third party reliance in Terms of Engagement?

A

You would clearly state it within the Terms of Engagements.

39
Q

What are the three key terms that should be considered from a risk perspective in the context of every job you take on?

A
  1. The scope of the work.
  2. The basis on which the fee will be calculated.
  3. The liability cap.
40
Q

What is an annual return?

A

A document that contains details of a company’s share capital.

41
Q

Tell me what you understand about Complaints Handling Procedures.

A

RICS Guidance Note on Complaints handling 2016:

  • A firm must operate a CHP
  • It must include a redress system.
  • A firm must have a complaint handing office and a log.
  • CHP are free of charge to the complaint initially, but back-to-back complaints may be part paid if the ADR process is used.

Sole traders cannot deal with complaints themselves
Time limit for RICS complaint policy:

  • Acknowledge within 7 days.
  • Reply with 21 days (28-day total).
  • 2nd stage redress if client is dissatisfied (Redress Mechanism).
42
Q

When and how can the RICS be involved in a complaint about a firm or member?

A

If the complaint gets reported to the RICS.

43
Q

Can you tell me about the CPD requirements for members of RICS?

A

CPD requirements are 20 hours each year 10 must be formal and ethical standards every 3 years.

44
Q

Why is CPD important?

A

Continuing professional development to ensure your are updating your skills and knowledge.

45
Q

Tell me about the RICS professional statement on Conflicts of Interest.

A

RICS Conflict of interest Professional Statement 2017.

RICS Rules of conduct set obligation for members and firms to act with integrity, avoid conflicts and avoid actions inconsistent with professional obligations.

46
Q

What is double dipping (dual agency)?

A

When a surveyors represents both parties.

47
Q

Why is double dipping (dual agency) an unacceptable practice?

A

Unethical.

48
Q

What can you tell me about RICS guidance relating to bribery, corruption or money laundering? What status does it hold?

A

This professional statement sets out mandatory requirements for RICS members and RICS-regulated firms in relation to bribery, corruption, money laundering and terrorist financing.

48
Q

What are some of the key principles of RICS Money laundering guidance?

A

What the MLR 2017 does
The MLR 2017 sets out the additional obligations of private sector firms working in areas of higher money laundering risk.

They aim to stop criminals using professional services to launder money by requiring professionals to take a risk-based approach.

Firms must put measures in place to identify their clients and monitor how they use their services.

49
Q

What are the current RICS rules for registration of firms? When did these last change?
What were the key changes?

A
  1. Effective from the 2nd of February 2022.
  2. They set out rules which firms must apply.
  3. Key changes include the interpretation of a firm, the requirements and eligibility for firms to register, the registration procedures, and the responsible principal.
50
Q

Who is a qualified member of RICS?

A

An associate or Chartered member.

50
Q

What is a phoenix firm?

A

Firms which close in a disorderly way and then rapidly re-establish themselves as a new trading entity.

51
Q

When must a firm register for regulation? What are the registration eligibility criteria?

A

1.Provide a surveying service to the public.

2.Operate in regulate Area A (UK).

  1. 50% of the firms principals are RICS members.
52
Q

Who is a Responsible Principal?

A

A responsible principal will have responsibility for ensuring that RICS’ professional, technical and ethical standards are applied and upheld within a regulated firm.

53
Q

What happens if a firm cannot comply with the RICS eligibility criteria?

A

A firm may not be able to register or it can appeal to the Head of Regulation.

54
Q

What are the rules around use of the RICS logo and Regulated by RICS designation? When did these rules last change?
What changes were made?

A

A RICS member or registered firm may use the logo. The rules changed 1st April 2020.

A firm registered for regulation must display on its business literature.

55
Q

Tell me about the restrictions to the use of the designation Chartered Surveyors’ by firms

A

A firm can only use chartered surveyor in its business trading. It is not allowed to feature in the corporate name.

56
Q

What must be included in ToE relating to firm regulation?

A

Confirmation of the service, quantity surveyors details, charges/terms of payment, CHP, Liability, PII.

57
Q

What is a locum and who might need one?

A

Locum Agreement ensures cover for long term absence/unavoidable events it can be another RICS member of suitably qualified professional e.g., pregnancy.

58
Q

How could a sole trader set up their CHP using a locum?

A

A locum may be appointed by a sole practitioner as their complaints handling officer to ensure that their Complaints Handling Procedure can be run fairly and impartially.

59
Q

What RICS guidance relates to handling client money? When was this last updated?

A

RICS Professional Standard Client Money Handling October 2019.

60
Q

What do the RICS Rules of Conduct say about client money?

A

A firm shall preserve the security of clients’ money entrusted to its care in the course of its practice or business.

61
Q

Explain your understanding of the RICS Scheme Rules relating to client money protection. What are the main schemes available to firms?
When were these last updated?
What is the current compensation limit?
What does the annual regulatory review fee relate to?
What might client money include?
How does this differ to office money?

A

RICS operate a Client Money Protection Scheme. This scheme provides protection in the event a firm is unable to repay a clients money. The three schemes include RICS Client Money Protection Scheme for Surveying services, Property Agents and TDS Deposits. This was last updated in April 2019. The current compensation limit is £50,000. Client money is money which is held e.g., rent etc office money is fees etc.

62
Q

What are some of the key principles of the RICS Professional Statement relating to client money protection?

A
  1. Clients must have access to funds.
  2. Clients money must be keep separately and clearly identifiable.
  3. Include ‘client’ in account name.
  4. Interest must be agreed with client.
  5. Maintain a client ledger of transactions.
  6. Agree terms and inform client of bank details.
  7. Account must never be over drawn.
63
Q

Explain the key themes from the RICS Futures 2020 Report.

A

Use of plastic, Big data, China, Drone technology, Climate change and Ethics.

64
Q

Explain the potential implications of the Hart v Large case.

A

The High Court case related to a dispute between the purchasers, Mr & Mrs Hart, and their surveyor, Mr Large. Mr Large had been instructed to provide a Level 2 HomeBuyer Report (HBR) on a newly refurbished property in Devon.

Mr Large’s HBR reported minor issues relating to drainage, gutters and pipework. The property was valued at £1.2m and Mr & Mrs Hart proceeded to purchase the property at this figure.

Following the purchase, Mr & Mrs Hart experienced problems relating to water ingress and damp. They initiated a negligence claim against Mr Large, as well as claiming against the conveyancing solicitors and the architect who dealt with the refurbishment works on behalf of the previous owner.

The High Court held that Mr Large was negligent because his inspection and report failed to identify the significant issues relating to damp. Mr Large also failed to advise, both within his report and during subsequent correspondence, to advise that Mr & Mrs Hart obtained a Professional Consultant’s Certificate (PCC) prior to purchase.

65
Q

Explain your understanding of precedent set in Burgess v Lejonvarn.

A

Lejonvarn provided PM services for Burgess and was not paid as she was a friend. Burgess alleged that Lejonvarn was negligent and brought a claim. The court decided there was no contract but Lejonvarn had a duty to use reasonable skill for the project and would be negligible for failing to provide a good standard.

66
Q

What do RICS set out as good practice for the use of social media in their Regulation document (June 2021)?

A

The standards expected of members do not change because they are communicating through social media rather than face-to-face or other traditional media.

67
Q

Explain your understanding of the RICS Levitt review.

A

The Independent Review was commissioned by RICS to investigate articles in the press that alleged that RICS Tried to supress a critical internal report into its finances in 2018/2019 and then unfairly dealt with those who sought to explore the issue.

68
Q

What is whistleblowing?

A

When a worker raises an issue surrounding a matter in the work place.

69
Q

What does good governance mean to you?

A

Good governances includes identifying a vision, developing a strategy and selecting and supporting leadership to deliver that strategy.

70
Q

Explain what the Pandora Papers are and the ethical issues raised within them.

A

Integrity, Transparency, Inclusion, Collaboration, Advocacy.

71
Q

Explain what you understand by the RICS Bichard Review.

A

The RICS appointed Lord Bichard to lead an independent review into the RICS purpose, governance and strategy following the Levitt Review. This was done to create clarity on the profession and advice for future proposals.

72
Q

How do professional integrity and professional ethics differ?

A

Integrity is the practice of being honest, it is internal and our choice of how we want to behave.

Ethics is more or a moral framework which is imposed on us e.g., RICS ethics.

73
Q

What is modern slavery and how would you identify red flags of it?

A

Modern slavery is situations of exploitation in which a person cannot leave because of threats, violence or abuse of power etc. A red flag would may be someone unwilling to interact with others.

74
Q

What is fully retroactive cover?

A

Retroactive cover refers to coverage for services undertaken previously i.e. prior to the policy start date. Professional indemnity insurance will include an exclusion whereby any claims relating to services provided prior to the ‘retroactive date’, as noted on your policy schedule, are excluded.

75
Q

How do you ensure that you comply with bribery legislation?

A

Regularly updating anti-bribery and corruption policies, setting the right tone, ensuring gifts meet a proportional criteria, regularly training and looking out for red flags.

76
Q

How do you ensure you comply with money laundering regulations?

A

Conduct risk based due diligence, have a AML officer, regularly reviews and training on the legalisation, reporting anything suspicious.

77
Q

How do you ensure you comply with your firms bribery and gifts policy?

A

Record gifts in the gift register and only accept gifts which are proportional.

78
Q

Tell me about an instance of when you have been offered a gift or hospitality by a client?

A

Caerphilly for maker rugby example.

79
Q

Tell me about what you would do if you felt that an instruction was outside your scope of experience or knowledge.

A

I would decline it and refer it onto someone who was competent or a specialist.

80
Q

Tell me about an instance of when you have handled clients money.

A

As a main contractor, I have never handled clients money. However, if I did I would always ensure that the clients money is easily identified in a separate account, they are given a receipt and it is passed onto TDS as soon as possible.

81
Q

Tell me about how you would handle a client complaint.

A

I would inform my manager who would acknowledge and record the claim and provide the client with a copy of our CHP.

82
Q

Tell me about a conflict of interest check you have carried out. If you identified a potential or actual conflict of interest.

A

Royal Gwent example.

83
Q

Give me an example of when you have acted with integrity?

A

Vista tower example.

84
Q
A
85
Q

Tell me about when you have provided a high standard of service.

A

Proactively sought a more economical drainage solution of Ffos Market.

85
Q

Tell me about how you have promoted trust in the profession.

A

By fulfilling my obligations this helps promote trust in the profession.

86
Q

Explain how you have taken responsibility in your current role.

A

I have never dealt with a complaint, but if I did I would make sure it is dealt with openly, professionally and promptly.

86
Q

Tell me about how you treat clients with respect.

A

Always being polite and considerate to clients.

86
Q

Tell me about how you treat other surveyors with respect.

A

By never discriminating and being polite and respectful.

87
Q

Explain the key steps you would take if you decided to set up in practice as a sole trader after qualifying.

A
  1. Inform RICS.
  2. Appoint contact officer.
  3. Obtain PII.
  4. Set up client account and procedures for client money. 5. CHP.
  5. Arrange CPD and staff training.
  6. Ensure meet requirements of Rules of Conduct.
88
Q

If a subcontractor offered you a financial incentive to accept their offer, explain how you dealt with this.

A

Refuse as this could be seen as a bribe.

89
Q

What would you do if you were asked by a client to reduce a fee proposal to win new work?

A

Refuse and state to the client I will not reduce my fees to win new work as it is unethical.

90
Q

What would you do if you became suspicious that a client was involved in money laundering?

A

Report it to the AML officer, MD or Police.

91
Q

If you were to set up in practice on your own, tell me about the types of insurance you would need.

A

PII.
Public liability.
Buildings insurance.
Employer liability cover.
Directors and officers cover.
Contents insurance.
Business interruption insurance.

MRICS (5 decks)

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