Each APC pathway has the same mandatory competencies. However, each pathway has its own set of technical core and optional competencies. The key to choosing the right pathway is to consider the technical core competencies and whether you have the practical experience to hit the requirements at level 2 or 3. If you cannot, then either you need to fill the gaps in your experience or consider choosing another pathway.
Some pathways have a choice of core technical competencies (for example, residential), while others, such as land & resources, only have technical optional competencies. Others are more restrictive, such as commercial real estate, which requires valuation to level 2 or 3, inspection to level 3 and measurement to level 2.
Understanding the levels
When considering your APC pathways, understanding the three levels is key. Level 1 relates to knowledge, so no practical experience is required. Level 2 relates to “doing” and the application of your knowledge, so for level 2 measurement for a commercial real estate candidate, this could include measuring a building and reporting on floor areas. Level 3 relates to “advising” and completing instructions with minimal supervision from start to finish. An example of a level 3 inspection could be inspecting a building for an agency instruction and then advising on the impact of your inspection findings on marketability or quoting price.
The difference between level 2 and 3 is essential to understand; if you are not giving reasoned advice to a client then you will not be able to take a competency to level 3.
It is important to make the distinction between level 2 and 3 when writing up the summary of experience. You will need to have two to three specific, past tense, first person examples for each level 2 and 3 summary. If you are struggling to find good examples, then this should make you question whether the competency is right for you.
For some pathways, there will be technical core competencies that are more challenging. A common example is planning and development, where valuation is a level 2 core technical competency. A good way to achieve this could be to go on a short secondment, shadow a surveyor who is involved in valuation work or interrogate your own experience more closely.
Planning and development surveyors often find they have good valuation experience when they consider more closely what they do, eg carrying out a residual land valuation of a development site and applying the investment or comparable method to calculate the gross development value of the site.
Other considerations
Some pathways have a chartered alternative designation, which can be used on qualifying. Examples are chartered planning and development surveyor (planning and development or the land and resources pathway) or chartered valuation surveyor (valuation pathway). Some pathways, such as corporate real estate or property finance and investment, have no associated CAD. If you qualify on a pathway that is not associated with a CAD that you wish to use, you can apply through the CAD assessment to do so. The assessment is similar to a “top up” summary of experience in the competencies required for the CAD you wish to use.
When selecting a pathway, candidates also need to consider whether they wish to become a registered valuer. This requires valuation to be taken to level 3. If a candidate does not take valuation to level 3, they can still complete the top-up registered valuer assessment at a later date, which requires a period of supervised valuation work and a valuation-related CPD record.
Typical pathways
Some of the most commonly pursued land and property pathways include:
- Commercial real estate
- Corporate real estate
- Facilities management
- Land and resources
- Management consultancy
- Planning and development
- Property finance and investment
- Residential
- Rural
- Valuation
There can be significant overlap between these, so it is important to consider the technical competency choices before committing to one. For example, commercial real estate and valuation crossover, although a candidate who pursues the valuation pathway is likely to be in a valuation department (with a wider range of valuation experience) and with other work ancillary to this.
A commercial real estate candidate could also undertake valuation work, but this is likely to be focused on commercial assets and with their work being more general practice in nature. Corporate real estate is also often forgotten and more appropriate for candidates who work in-house or client-side. Planning and development and land and resources have a lot of crossover, with land and resources providing a far more open spread of technical competencies and removing the requirement to have valuation to level 2.
Candidates are free to change their pathway choice up until the point that they submit – although this is not advisable as it would be likely to require a complete rewrite of their submission.
However, ensuring that you choose the right pathway and competencies is key, focusing on whether they fit your experience (rather than your knowledge). Your work is likely to fluctuate over time and you can adapt your competency choice to fit this – do not be afraid to reflect on this and act accordingly.
Candidates may also have existing qualifications across the broad scope of the property and construction industries, such as architecture (RIBA), town planning (MRTPI), construction (MCIOB) or structural engineering (CEng MICE).
These can be used towards some of the direct entry (via preliminary review) RICS routes, as well as being excellent career opening qualifications in surveying. Candidates could also go on to pursue other qualifications after qualifying as a chartered surveyor.
Journeys to qualification
Three real estate professionals recount how they chose their APC pathway and became MRICS qualified
Pawel Zlocki, land and planning manager, Hanson UK
I graduated from Herriot-Watt University with a BSc in construction project management. Halfway through my degree, I realised it was not a career path I wanted to pursue. I stuck with it, but when I began looking for graduate jobs, decided to explore less obvious options.
I came across a graduate scheme at Hanson UK, a leading supplier of heavy building materials in the UK. I initially applied for the general management graduate scheme, but Hanson was also seeking a graduate with an RICS-accredited degree to join its estate management and planning team. It made contact and invited me for an interview for the land management scheme instead. I decided to go for it and was offered the role.
I worked towards my APC during the two-year graduate scheme. Given that I knew little about managing land and minerals, it was a steep learning curve. I enrolled on the minerals management pathway but due to the broad range of work I was involved in, I decided to switch to the land and resource pathway in the second year of my APC while still pursuing minerals management as a level 3 competency. I became a chartered surveyor in 2020.
Amrita Chowdhury, portfolio manager (mixed use), Yianis Group
I qualified as an AssocRICS in residential property management because my experience up to that point had been assured shorthold tenancy and block management. However, soon after I qualified, I took an opportunity with a new employer who put me in charge of a mixed-asset portfolio, which included luxury hotels, retail and residential units. Since I had been involved in acquisitions/disposals and leasing activities for these mixed-use properties, it made sense for me to choose the commercial real estate pathway for my APC, with valuation at level 3.
As residential property regulations differ vastly from commercial property regulations, the first thing I had to ensure was up-to-date knowledge of appropriate laws and compliance. My employer provided support in terms of in-house training and working with senior members of the team to understand the ins and outs of the different processes. I also dedicated a lot of time to professional development through CPDs and following well-regarded publications and reports on commercial real estate.
Jamie Cohen, director, Templewhite
I started my career as a real estate agent for a boutique agency in north London, before going on to manage a portfolio of properties for a large listed national landlord. As a result of that experience, I qualified on the residential route. The competencies I selected were central to the roles and the experience I had, which included leasing and letting, purchase and sale, and valuation and inspection – along with the mandatory competencies.
My knowledge and experience of dealing with building pathology and the varying types of residential property led me down a path whereby I gained experience in home and building surveys – a different area to that which I had anticipated. I am now a director and board member of a London-based development company and have set up my own company whereby I act for home purchasers and investors involved in the residential property sector.
The quick quiz
1. What was the turnout for the last RICS governing council elections?
- a) 7.5%
- b) 75%
- c) 17.5%
2. What is the role of RICS governing council?
- a) To provide oversight of RICS finances only
- b) Setting RICS’ global strategy and fulfilling the royal charter obligations
- c) RICS body that oversees professional qualifications
3. Is the RICS president part of governing council?
- a) Yes
- b) No
Jen Lemen BSc (Hons) FRICS is a co-founder and partner of Property Elite
