APC competency: Questioning the levels

Kate Taylor discusses the pros and cons of searching for past APC questions and provides examples of what may be asked at Level 1 In this article I am going to divert away from our normal structure and discuss an item that comes up frequently. Candidates often ask for example questions. This is why I started to produce a level 1 “#RICSAPC ? of the day” in my Twitter feed (@KateTay73593006) which generated positive feedback. As part of EG’s Pathway to Success series, I have reproduced some of the questions to help candidates understand the demands of level 1. I have also drawn some elements of this article from my APC Competency Revision Guide, which can help candidates get a few leaps ahead of the game when they start their APC final assessment revision. Health warning Question spotting can be hazardous. Candidates should bear in mind that all the knowledge-based questions are level 1. To demonstrate competence at level 2 and level 3, experience in specific examples needs to be described. Level 1 questioning will often be driven by the knowledge described in the pathway guide and the examples of learning referred to in the experience record (and CPD records). Assessors may also wish to test candidates’ depth and breadth to ensure they have met their pathway requirements. Level 2 best practice is to describe context. The Kipling words – where, when, who, why – should be used and the method should be detailed step by step. It is important to keep answers simple and allow assessors to drill down. Level 3 best practice is to get the advice to a client in first and allow assessors to explore the complex reasoning. Candidates should revisit their pathway guide, APC submission documentation and my APC revision guide to be reminded of what they are likely to be asked. Level 1 round up The questions suggested are linked to a range of competencies, although some questions could apply to more than one competency or pathway. There is a focus on valuation as it is my specialism and also to rules of conduct as these apply to everyone. The “Hot Topic” section in EG’s APC Pathway to Success series can be a clue as to what the assessors (and the wider profession) are thinking about. Any comments on the following questions can be e-mailed to the author at kate@apctaylormade.co.uk #RICSAPC ? of the day: Rules of conduct and other mandatory competencies What are the five principles of better regulation guiding RICS rules of conduct? What are the CPD requirements for members? List four negotiation skills Which of the RICS rules makes folowing RICS guidance advisable/necessary? How is the RICS governed? What are the turnover limits for professional indemnity insurance? What are the legal requirements to sue for professional negligence? Inspection What are the changes to health and safety responsibilities under the Construction (Design and Management) Regulations 2015? How would you inspect land? What items should be on an inspection checklist? What are the three types of asbestos? How can you tell if a property is from the art deco period? What is the difference between a survey and an inspection? Measurement How should IPMS office be reflected in letting/sales particulars? How is IPMS residential different to IPMS office? What are “standard facilities” in IPMS 3? Valuation What basis of valuation (using RICS Valuation – Professional Standards January 2014 (Red Book)) is most common when using discounted cash flow technique? What effect would the presence of a break clause have on your rental analysis? What are the four bases of valuation in the Red Book? Talk me through an investment valuation of an over rented shop How do you explicitly calculate rental growth in a discounted cash flow? What is the critique of dual rate in leasehold valuation? What alternative valuation technique could be used to value a leasehold interest? What is the basic principle for working out a premium where there is synergistic value? What is the bank base rate? How long has it been there? What is true equivalent yield? How would you value NHS property for asset valuation? How would you value a return frontage in a shop? How does the valuer registration scheme maintain and improve standards in valuation? Agency competencies What is the scope of the Estate Agents Act 1979? What are the types of insolvency? What does sole agency mean? When would you advise a client to dispose of a property via auction? What does planning have to do with marketing property in purchase and sale? When letting a property what are the rules around an energy performance certificate? What information would you expect to find in an informal tender document? Property finance and investment pathway What are the main features of a financial model? What is the difference between investment appraisal and financial modelling? What does investment in property seek to achieve? What are the different forms of property finance? Residential pathway How does a residential surveyor distinguish between class C3 and C4 of the Use Class Order 1987? What are the different types of residential tenancy? What is typical current interest rate on a buy to let mortgage? Landlord and tenant How is a rent review triggered? What is section 34 of the Landlord and Tenant Act 1954 about? What governs a rent review? Property management What are the three types of maintenance? What are the methods of apportioning service charges? What element of air conditioning has been banned? Local tax Why are tenant’s improvements such as a compressor (power) rateable? What does the term rebus sic stantibus mean? What is “tone of the list”? Why must you identify the material day in a rating valuation?   Useful resources APC Presentation This online masterclass discusses key elements of the APC final assessment interview. Hints and tips at www.delever.com APC Final Assessment Competency Revision Workshop This preparation day covers everything a candidate needs to know for the APC plus other useful resources: www.delever.co.uk/facrw APC mock interviews An opportunity for candidates to practise their APC final assessment interview, including presentation and specific competency-based questioning. It comprises a full hour interview like the real thing and immediate constructive feedback from two assessors, including hints and tips on best practice: www.delever.co.uk/mocks Supervisor and counsellor APC training/recordings – formal CPD Guidance on how to appropriately manage and support candidates to get them through the APC. Free one-two hours of formal CPD: www.delever.com APC Commercial Property Revision Guide Every forward-thinking APC candidate’s reference book for APC preparation: www.delever.co.uk/katetaylor Timeline wallchart Free A2 pictorial view of the APC process that can be used to track progress: www.delever.com APC Explained Masterclass This helps candidates to understand what needs to be done to achieve the APC, including a walk-through of the DeLever APC process timeline and myAPC Diary: www.delever.com Trial myAPCDiary A subscription to this product can save candidates 60% of their day-to-day APC administration: www.apcdiary.com RICS APC Guides These should be read at least once every three to four months and fully understood. Candidates from outside the UK also need to check their regional websites for any local APC requirements: www.rics.org   Kate Taylor FRICS is an APC chair and a DeLever APC coach. Follow Kate Taylor and Jon Lever on Twitter: @katetay73593006 and @deleverapc • Click here for full access to Estates Gazette‘s Pathway to Success series on APC competencies