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Question 1

What is Net Carbon?

Answer 1

When the amount of carbon emissions
associated with the building’s operational
energy on an annual basis is zero or
negative.
eg using renewable energy sources with offsets to achieve net zero.

Question 2

What are principles of effective communication?

Answer 2

Being enthusiastic / no monotone
Actively listening - eye contact
Use of body language
Formality

Question 3

What is your company’s complaint handling procedure?

Answer 3

Written compliant to Compliance team
Within 7 days - compliance team will reply to say they have received the complaint and will investigate
Within 28 day - the investigation results will be given back to the individual who made the compliant.
If they are not happy there is a negotiation with the firm
If that does not work AY uses the Centre for Effective Dispute Resolution Service to resolve the issue.

Question 4

What is unconscious bias?

How do you avoid unconscious bias?

Answer 4

When an individual unknowingly is bias towards another individual.
Training and being made away of unconscious bias.

Question 5

If you were an agent and a new client approached you, what steps would you have to take to ensure they were a legitimate business?

Answer 5

Money laundering Checks
DD on the relevant individuals
If they were from a high risk or third world country run enhance DD.

Question 6

Define Sustainability?

Answer 6

The process of reducing our environmental impact today to protect the planet for future generations.

Question 7

What has the RICS done in relation to sustainability?

Answer 7

New Ethics

Established a RICS Building Carbon Database - provide more data on carbon emissions for construction

Question 8

What are the penalties for non EPC compliance?

Answer 8

12.5% of RV Max £5k fine

Question 9

What are the EPC Rules?

Answer 9

Required for all commercial buildings over 50sqm
When a building is newly built, let or sold for a term greater than 6 months
Certain properties are exempt.

Question 10

MEES exemptions?

Answer 10

Buildings that don't need an EPC
Place of worship 
listed buildings
buildings with no heating
Tenancy is greater than 99 years
Tenancy is less than 6 months
When a devaluation of 5% can be proven

Question 11

Non compliance MEES penalties

Answer 11

Policed by Local A
Commercial - Less than 3 months - up to £5k or 10% of RV
More than 3 months - Up to £10k or 20% of RV max £150k

Resi
Less than 3 months - £2k
More than 3 months £4k

Question 12

Any other sustainability schemes?

Answer 12

Climate Change Levy - Tax on energy delivered to non domestic users in the UK. Renewable energy is exempt.

BREEAM
Voluntary
Gives an assessment to a building between Pass and Outstanding
Includes Energy Consumption to travel links.

Question 13

What does RICS Property measurement IPMS say? General Principles?

Answer 13

Mandatory:
Provide a date the measurements were undertaken
What measurement basis
Who took the measurements

Question 14

Industrial unit - What basis of measurement?
What would you include?
Would you measure a mezzanine?

Answer 14

GIA
Lifts, Stairs, Columns, Loading Bays
Yes mezzanine with permanent access.

Question 15

What was the building age of the office in Bloomsbury?

What are typical features of a building in that era?

Answer 15

early 1900s
Masonry construction 
Single glazing
Low floor to ceiling height
Columns

Question 16

What does the Valuation of Development Property 2019 say?

Answer 16

To compare the Market Value/Residual Land value with comparable sold land values - per acre basis
Risk analysis should be used to evaluate changes individual inputs.
Use of possible DCF method in more complex developments

Question 17

What is a section 106? What’s included in it?

Answer 17

An agreement alongside a planning application.
Can be negotiated.
eg have to have a set amount of affordable housing
have to build a school.

Question 18

Whats included in BCIS? Excluded? What is each?

Answer 18

Base Build Rate
Preliminaries - site costs, facilities
Excluded - Externals - roads- sewage systems

Question 19

What can you cross check BCIS with?

Answer 19

Building surveying team

Question 20

What are the main disadvantages BCIS?

Answer 20

Out of date

Don’t take info from the main housebuilders

Question 21

What finance cost did you assume for your scheme?

Answer 21

6% - LIBOR + premium - SONIA replacing LIBOR

100 % debt finance - we assume a worse case scenario

Question 22

What are professional fees for Barking? Why?

What was contingency for Barking? Why?

Answer 22

10%

5% - a really long project - possible build costs inflation

Question 23

Beaconsfield – How many units? Mixed use?

What was the profit rate?

Answer 23

94 units
28% affordable
Split profit
6% affordable - low because is normally disposed of in bulk. 
17.5% Private - outline planning
Blended just above 15%

Question 24

What was the period of construction for Beaconsfield ?

What was the period of construction for Barking?

Answer 24

29 months

123 units 32 months

Question 25

Limitations to a residual?

Answer 25

Inputs have to be accurate
Small changes in inputs can vary MV
Implicit assumptions not explicit like DCF.