Document downloads - Document templates
Available downloads
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Asbestos inspection sheet
Sample form to fill in when inspecting asbestos, along with a completion guide for filling it in and scoring the factors.
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Residential building survey site notes
Making an accurate and legible record of the inspection, to be maintained on file for at least 15 years, is essential. Queries can be raised several months or years after the job has been carried out and it gives an unprofessional impression if site notes are unavailable. Indeed, mounting a defence to a negligence claim often relies upon a complete set of site notes, or records made of contract discussions. Such notes therefore form a retrospective record of conduct and behaviour, and are prima facie evidence of the surveyor's competence.
This is a form that can be used to record these site notes during the inspection. -
CDM designer competency questionnaire
Questionnaire to assess the competency of a designer in compliance with CDM 2007, with criteria for assessment.
The Construction (Design and Management) Regulations 2007 (CDM 2007) came into force in April 2007 and apply to construction work in Great Britain. CDM is intended to protect the health and safety of people working in construction and others who may be affected by their activities. -
Accessibility audit example layout
There are many different styles of accessibility audit within the industry, with no real right or wrong version. The usefulness, detail and readability of audit reports varies considerably. To an extent, client requirements will dictate the type and style used. It is important to discuss this with the client and ask the question as to what the client hopes to achieve from the audit.
This form is an example of a possible layout for an audit and recommendations. -
Access Consultant terms and conditions of engagement
The National Register of Access Consultants (NRAC) was established in 1999 to accredit access auditors and access consultants. This was the first recognised UK body of its kind. These are the terms and conditions for engaging an access consultant or access auditor under disability discrimination/equality legislation.
The amended text of the Terms and conditions for the engagement of an Access Consultant or Access Auditor is reproduced here with the permission of the NRAC. -
Display screen equipment assessment
Display screen equipment (DSE) is any work equipment having a screen that displays information. Typical examples are computer screens. This is an individual work station assessment form to evaluate display screen equipment according to health and safety policy.
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Neighbouring land access agreement
A possible disadvantage to the Access to Neighbouring Land Act is that access is only available after following the court procedure to obtain an Access Order from the courts. This can take weeks if not months and can be a particular frustration if access is needed within a shorter time period.
This is a template for an informal agreement that could be worked towards outside of the courts. -
Suggested acknowledgment of party structure notice
A party structure notice, under section 3 of the Party Wall etc. Act 1996, describes the intention to exercise rights, conferred under section 2, to undertake certain works to a party structure and certain limited works to an adjoining owner's independent building (minimum notice period is two months). The required notices must be served on all adjoining owners with an interest in the relevant structures or land. Once the notice is received the notified party can then consent or dissent to the proposal.
This document is a sample template for such a response. -
Suggested draft award
A party wall award must be produced by the agreed surveyor or two of the appointed surveyors. This is a standard recommended party wall award template, but surveyors need to modify this to suit any particular project.
The award will usually include relevant drawings of the notifiable works, method statements, a schedule of condition and any limitations on the time and manner of carrying out the work.
Surveyors will agree the working conditions, such as hours for noisy works, whether weekend working is acceptable, protection required to any exposed party walls, security for expenses arrangements and fees to be paid and by whom. Method statements may be attached for a particular operation such as demolition or details of access onto the adjoining owner's land.
The award should make express provision for making good damage caused by works under this Act. -
Suggested letter requiring an adjoining owner (or building owner) to appoint a surveyor
The appointment of a surveyor arises out of a dispute between the two owners, following service of notice. A dispute arises when there is an express dissent to a notice or when a party structure notice or notice of adjacent excavation is not responded to by the adjoining owner within 14 days.
In either of these situations the parties must then appoint surveyors. They can either agree the appointment of a single surveyor who will be the agreed surveyor or each appoint their own separate surveyor.
This is a template letter for requesting another party appoint a surveyor. -
Suggested letter requiring an appointed surveyor to act effectively
This is a template letter for requesting a surveyor involved in a party wall dispute act, after they have previously provided no response to a draft award.
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Suggested letter to accompany a typical section 3 or 6 notice
A notice under section 6 of the Party Wall Act, for foundation or excavation works, must be served one month before work is intended to commence. The notice must be accompanied by plans and sections showing the location of the works and the site and depth of any excavation.
This is a template for a letter to accompany a notice under section 3 or section 6. -
Suggested letter to appointing owners upon service of the party wall award
The party wall award must be served on the parties and becomes legally binding. The parties have the right to appeal against the award in a County Court within 14 days if they feel that it has been made improperly. A building owner is not obliged to delay commencing work for 14 days while waiting to see if an appeal is lodged although there may be circumstances in which the surveyors impose a 14 day delay, as they are entitled to do.
This is a template for a letter to accompany such an award. -
Party walls selection of the third surveyor
In party wall procedures, the third surveyor has a powerful but rarely used role. One of the first duties of the appointed surveyors is to select a third surveyor, but current protocol does not require the third surveyor to be notified of this appointment as in most cases he or she will not be required.
Either of the surveyors or the parties may call upon the third surveyor to determine disputed matters. The third surveyor can either act with one of the other two surveyors to make the award or, where a specific matter in dispute is referred to him or her, may make his or her own award.
This document is a sample letter for proposing the selection of a third surveyor. -
Party walls specimen schedule of condition
The schedule of condition records the condition of relevant parts of an adjoining owner's property before the start of the building owner's works. It enables the surveyors, at a later date, to determine the extent of the building owner's liability for damage caused by the works.
It is good practice in practically all cases to prepare a schedule of condition of adjoining properties prior to work commencing and for that schedule of condition to form part of the award document.
This document is an example of a schedule of condition, providing a suggested layout. -
Rights of light form of release
The subject of rights to light concerns the assessment of whether a proposed obstruction (for example, an additional storey on a building) is likely to interfere materially with a neighbour's easement of light.
This is a template for a notice providing consent to the construction of a building in accordance with given conditions. -
Rights of light registration application
The subject of rights to light concerns the assessment of whether a proposed obstruction (for example, an additional storey on a building) is likely to interfere materially with a neighbour's easement of light.
A servient owner can prevent a dominant owner from acquiring a right to light to the dominant owner's windows over the servient owner's land by erecting an opaque structure in front of the dominant owner's windows. However, these can be difficult to erect and may require planning permission. A better alternative is often to create a notional obstruction by registering a light obstruction notice under section 2 (1) of the Rights of Light Act 1959. The light notice can be registered with the local authority as a local land charge for a period of one year.
This is a form for registering such a notional instruction. -
Dilapidations: typical release form
Example agreement for the purposes of releasing the lessee from their dilapidations liabilities in return for financial compensation from the lessor.
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Rent review inspection notes
The first role for any surveyor when instructed to advise either a landlord or a tenant on a rent review is to request copies of the lease and other relevant legal documents (e.g. licences for alteration and deeds of variation). Included should be as much information about the property as possible (including floor plans, a note of previous floor areas, information about works carried out by the tenant, and so on).
The surveyor should then inspect and measure the property and calculate the floor areas. This form is for making notes during such an inspection. -
Landlord initiating rent review
Some leases require rent reviews to be triggered by one party (usually the landlord) giving a notice to the other party. In some cases, failure to give the notice in accordance with the terms of the lease may lose the right to have the rent reviewed at that time.
This is a sample letter that can serve as a trigger notice.
IMPORTANT: This letter is for general guidance only. You must read the lease and are strongly advised to take legal advice if this letter/notice is being served in accordance with specific terms of the lease. Such letter/notice may be invalid if directions in the lease are not strictly observed. -
Tenant initiating rent review
Depending on the type of rent review clause, frequently rent reviews may cause disputes between landlords and tenants, with the former seeking the highest increase at rent review and the latter the lowest. Some leases require rent reviews to be triggered by one party, this is a form letter for the triggering of a rent review by the tenant.
IMPORTANT: This letter is for general guidance only. You must read the lease and are strongly advised to take legal advice if this letter/notice is being served in accordance with specific terms of the lease. Such letter/notice may be invalid if directions in the lease are not strictly observed. -
Landlord proposing rent
Formal and informal letters for a landlord proposing the rent.
IMPORTANT: These letters are for general guidance only. You must read the lease and are strongly advised to take legal advice if this notice is being served in accordance with specific terms of the lease. Such letter/notice may be invalid if directions in the lease are not strictly observed. -
Tenant proposing rent
Some leases require service of a rent review trigger notice which shall specify a proposed rent, in which case this should be included in the notice.
The wording used in the notice should be based on the relevant words of the lease. If the review clause states that a trigger notice must be served 'stating the amount that the Landlord considers to be the open market rent', then the notice could say 'I consider the open market rent to be [amount]'.
Failure to state the proposed rent in the notice may invalidate the notice unless the court considers that this element was not intended to be mandatory. The safest course is to comply exactly with the requirements of the review clause for the contents of the notice.
These are two form letters for such a proposal by the tenant, both formal and informal. -
Tenant's rent review counternotice
Some leases that require a rent review to be triggered by notice also require or allow the recipient to serve a counternotice in response.
This is common where the trigger notice is to include a proposal for the new rent and normally gives the recipient the opportunity to state whether or not he or she agrees with that proposal and, if he or she disagrees, either to make a counter proposal or to require the matter to go to third party determination.
This is a form letter for a counternotice from the tenant to the landlord.
IMPORTANT: This letter is for general guidance only. You must read the lease and are strongly advised to take legal advice if this letter/notice is being served in accordance with specific terms of the lease. Such letter/notice may be invalid if directions in the lease are not strictly observed. -
Landlord's rent review counternotice
Some leases which require a rent review to be triggered by notice also require or allow the recipient to serve a counternotice in response.
This is common where the trigger notice is to include a proposal for the new rent and normally gives the recipient the opportunity to state whether or not he or she agrees with that proposal and, if he or she disagrees, either to make a counter proposal or to require the matter to go to third party determination.
This is a sample letter that can serve as a counternotice from a landlord following a tenant's initiation of a rent review. -
Rent review notice of reference to a third party
If it is not possible to settle the rent review amicably during negotiations, the rent review clause will generally lay down a procedure for the appointment of a third party. Provision will usually be made for the parties to attempt to agree themselves on the identity of a third party, or, in the absence of agreement, to apply to the president of RICS to make the appointment.
This is a sample letter used to inform one of the parties that the rent review has been referred to a third party.
IMPORTANT: This letter is for general guidance only. You must read the lease and are strongly advised to take legal advice if this letter/notice is being served in accordance with specific terms of the lease. Such letter/notice may be invalid if directions in the lease are not strictly observed. -
Rent review time of the essence notice
In rent review, a party may sometimes make time of the essence for a time limit by serving a formal notice on the party in default. This concept is familiar to conveyancing lawyers, but it is now firmly established that the remedy also applies to rent review.
This is a sample letter used to inform the landlord that the tenant is making time of the essence with respect to rent review. -
Rent review Calderbank offer
A Calderbank offer is a letter, expressed as 'without prejudice save as to costs', which contains an offer to the other party in the review inviting it to settle without taking the arbitration further. The letter must set out all terms to settle the dispute, principally rent and costs. It should also contain a time limit within which the other party may accept the offer.
IMPORTANT: Calderbank offers are binding offers to settle. You should ensure you have the appropriate authorisations and/or consents from your client and any other appropriate parties before such offers are made. -
Loan security valuation acknowledgment letter sample
This suggested letter provides a framework within which to tailor a loan security valuation acknowledgment for a particular case.
This letter combined with the Standard Terms of Business for Valuations needs to cover the requirements of the minimum terms of engagement as set out in the Red Book.
This document template is provided as a sample only. It is the user's responsibility to check and adapt this as necessary to suit the particular instruction and prevailing circumstances. -
Standard terms of business for valuations
Most firms who undertake regular valuation work have prepared standard pro formas for valuation contracts. There are a number of variations in use.
This template will help valuers to draw up contractual documents to meet the needs of their organisations. Valuers need to take into account its appropriateness to their business and the particular instruction.
This document template is provided as a sample only. It is the user's responsibility to check and adapt this as necessary to suit the particular instruction and prevailing circumstances. -
Terms of engagement acknowledgement letter
There are usually a range of letter formats referring to the terms of business and the valuation procedure and assumptions. Such letters of acknowledgement deal with the remaining matters required by Red Book to be dealt with in the contract, with these commonly varying from job to job. They must include a reference to all the minimum terms listed in Red Book with particular care being taken to make the necessary disclosures. The acknowledgement letter will take precedence over the 'standard' terms, but it may still be prudent to modify the standard clauses if they directly contradict any element of the service as expressed in the acknowledgement letter.
It is not possible to devise a standard letter, because every valuation commission depends on its specific circumstances – this sample gives an indication of how the letter could be drafted.
This document template is provided as a sample only. It is the user's responsibility to check and adapt this as necessary to suit the particular instruction and prevailing circumstances. -
Notice of intention to adjudicate
A notice of intention to adjudicate defines the dispute that is being referred to the adjudicator and prevents either the parties or the adjudicator from introducing other disputes. For example, a notice asking the adjudicator to decide whether or not the referring party is entitled to the sum claimed does not permit the adjudicator to decide how much is in fact due, if the adjudicator decides that the sum claimed is not due. In the case of ambiguity in the notice of intention to adjudicate, the notice will be construed against the referring party.
This is a template for a notice of intention to adjudicate. -
Adjudication sample witness statement
A sample witness statement for an adjudication.
Adjudication is the single greatest factor to have affected dispute resolution in the construction industry in the UK.
This document is a sample template for a witness statement in the matter of adjudication pursuant to Part II of the Housing Grants, Construction and Regeneration Act 1996. -
Adjudication template for referral
A sample template for a referral during adjudication.
Adjudication is the single greatest factor to have affected dispute resolution in the construction industry in the UK.
This document is a sample template for a referral in the matter of a 'construction contract' and in the matter of an adjudication under the Housing Grants, Construction and Regeneration Act 1996. -
Adjudication template for response
A sample template for a response to a referral notice during adjudication.
Adjudication is the single greatest factor to have affected dispute resolution in the construction industry in the UK.
This document is a sample template for a response to a referral notice in the matter of an adjudication under the Housing Grants, Construction and Regeneration Act 1996. -
Arbitration Calderbank letter
A sample template Calderbank letter, for an offer to settle a matter of arbitration. Calderbank offers and offers made under Part 36 of the Civil Procedure Rules, are offers made to settle a dispute, usually the amount of the rent, on a without prejudice basis, except that the existence of the offer to settle may be brought to the attention of an arbitrator, an independent expert or a court if he or she has discretion when it comes to determining the matter of costs.
IMPORTANT: Calderbank offers are binding offers to settle. You should ensure you have the appropriate authorisations and/or consents from your client and any other appropriate parties before such offers are made. -
Arbitration standard agenda
A standard agenda for directions for a preliminary arbitration meeting, with spaces for comments.
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BCIS standard form of cost analysis
Cost planning of construction projects has been used for 50 years to provide a methodology for keeping control of a capital build project. It provides a means of controlling the design process to meet the budgetary requirements of the client. It enables the quantity surveyor, with the design team, to design a building to a cost, rather than costing a design after it has been completed.
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Benchmarking process
A flow diagram showing benchmarking processes.
Before any benchmarking is undertaken, it is essential that there is a detailed understanding of the products or services in question, including how they link in to the rest of the organisation. -
CDM information request from the client
A sample information request from the client under CDM 2015.
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CDM health and safety file
The typical contents of a CDM health and safety file. The health and safety file is a document prepared and issued promptly following completion of the construction works containing information needed during future construction work (which includes future cleaning, maintenance, alterations, refurbishments and demolition work) at the same site or structure.
Information contained in the health and safety file is essential for those parties involved in or carrying out such future works, to alert them to any health and safety risks that should be considered in the planning or carrying out of such works. -
Comfort letter
A comfort letter expresses the intention of one of the parties to act in a particular way (for example, to enter into a contract), but does not create any legal obligation on that party actually to act in that way. The author of the letter will only be liable for deviating from the stated intended course of action if the expressed intention was not actually held at the time that the letter was signed.
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Consent to spend
A sample consent to spend letter. Instructions to proceed with consent to spend are sometimes referred to as 'if' contracts, and usually take the following form:
'if you commence works pending preparation of the contract documents, then we will reimburse you your reasonable costs should the contract not be entered into.'
These agreements are legally binding contracts which pre-date and are superseded by the principal contract when it is executed. They must be entered into by a duly authorised representative of the party procuring the works. Consultants often make the mistake of issuing such letters on behalf of their clients. Unless the practitioner has authority to enter into contracts as the agent of his client, he or she should not sign such letters, but should leave it to the client to do so. -
Cost management change control log
Changes within construction projects are inevitable, but should be kept to a minimum and, when they do occur, controlled rigorously. For this to happen, there must be an adequate strategy and sufficient supporting documentation to record and manage the change control process.
This is a sample change control log for recording these changes. -
Cost management tender receipt opening form
Upon receiving tenders, and opening them at the previously agreed time, the amounts, together with brief comments (such as qualifications, the programme, the priced BQs received or not received) should be recorded on a standard tender return form. Each person present should sign the form to record that he or she was present and that it is a true and accurate record of the tender opening.
This form is a template sample tender receipt opening form for recording such an opening. -
Document management workflow
In the field of electronic document management, 'workflow' refers to a system in which documents are sent automatically from one user of the system to another or, more generally, where the flow of work between users is monitored electronically. This slideshow demonstrates how workflow is used to manage the life-cycle of drawings on a construction project.
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Fire action notice sample
Fire action notices should be clearly displayed where everyone can see them. Display them on major escape routes, places where people meet, circulation spaces, etc.
This file is a sample fire action notice that could be filled in and used. -
Fire emergency plan sample
A site fire safety co-ordinator should be appointed who takes responsibility for the completion and implementation of the fire emergency plan, which should ensure everyone on site reaches safety in the event of a fire. The fire plan aims to minimise the risk by controlling the hazards.
This is an example of a fire emergency plan. -
Heads of terms for construction contracts
'Heads of terms' are used to capture the essence of the agreement. A heads of terms document is often prepared by the commercial managers, and usually requires considerable refinement and clarification by lawyers as the drafting process proceeds.
This document lists numerous factors that should be taken in to account for a heads of term document. -
Contracts final certificate
A sample notice of final certificate for use with JCT contracts (in PDF and Word format).
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KPI value chain
Key performance Indicators (KPIs) are a fundamental part of a performance management business philosophy and of performance measurement and continuous improvement initiatives. In brief, a KPI is simply an indicator of the status of something deemed to be important.
The Value Chain approach separates the activities of the firm into a sequential chain. It represents what an organisation does and the order in which it does it. Activities are usually shown sequentially, although in reality many are consecutive and iterative.
This document is an example of a value chain. -
Suggested line of junction notice
A line of junction notice describes the intention to construct a wall either astride or abutting a boundary, which is not presently built upon, or is built upon only to the extent of a simple boundary wall wholly on one party's land. (Minimum notice period is one month).
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Suggested notice of adjacent excavation
The provisions of section 6 of the Party Wall etc. Act 1996 (the Act) are designed to try to avoid the careless destabilising of the foundations to buildings and structures that are in close proximity to a development site. If works will involve excavation of any type (whether or not for foundations), and that excavation falls within certain dimensional parameters in relation to an adjoining building or structure, then notices must be served.
This document is a sample notice of adjacent excavation that can be issued in such circumstances. -
Suggested party structure notice
A party structure notice, under section 3 of the Party Wall etc. Act 1996, describes the intention to exercise rights, conferred under section 2, to undertake certain works to a party structure and certain limited works to an adjoining owner's independent building (minimum notice period is two months). The required notices must be served on all adjoining owners with an interest in the relevant structures or land.
This document is a sample template for such a notice. -
PFI process map
The figure indicates key stages in a typical PFI project, in a diagrammatic form.
The process map reduces the PFI process to 14 distinct stages and provides an appropriate framework to capture the opportunities available for the lay practitioner at each stage of the process. The practitioner must be conscious of the fact that there are several variations within the public-sector specific guidance. In principle, however, these all describe the same process. -
PFI typical structure
The typical structure of a PFI project is shown in this document. It has been annotated to indicate where there is opportunity for the provision of professional consultancy services.
There is scope for the practitioner to provide professional consultancy services to the public-sector purchaser of the service; the private-sector operator (the private-sector provider); and the funders or investors in the project company. -
PPC 2000 process
PPC 2000 is the first standard form of project partnering contract. It is published by the Association of Consultant Architects and was launched by Sir John Egan, chairman of the Construction Task Force, in September 2000 when he described it as 'a blow for freedom'.
This diagram shows the process involved in PPC 2000. -
Contracts certificate of practical completion
A sample notice of practical completion for use with JCT contracts (in PDF and Word format).
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Process for scanning documentation
Potential process for scanning documentation as part of a electronic document management approach.
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Recognition of existence of a binding contract
Letters recognising the existence of a binding contract between the parties may be used to execute the contract before the formalities of copying, binding and signing the contract have been completed.
A letter recognising the existence of a binding contract has similar effects to the execution of the contract itself. If the contract is repudiated after such a letter is in place, but before the contract itself has been signed, the employer will be liable for loss of profit by the contractor on the outstanding works.
This is a sample form of letter recognising the existence of a binding contract. -
Rights of light application for a certificate under section 2 of the Rights of Light Act 1959
The subject of rights to light concerns the assessment of whether a proposed obstruction (for example, an additional storey on a building) is likely to interfere materially with a neighbour's easement of light.
If time is a critical factor (for example, the dominant owner's windows are just on the point of attaining their prescriptive right to light), a temporary certificate can be requested as a matter of urgency.
This is a letter that can be used to apply for such a certificate. -
Contracts certificate of making good defects
Sample certificates of making good defects for use with JCT contracts (in PDF and Word format).
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Whole life costing - Worked example 2 table
The whole life cost (WLC) of an asset is defined as the present value of the total cost of that asset over its operating life (including initial capital cost, maintenance and replacement cost, energy cost and the cost or benefit of the eventual disposal of the asset at the end of its life).
Whole life costing techniques can be used to evaluate options at the elemental, component and total building levels. For example, during the design process, it may be appropriate to compare window-cleaning access options or alternative heating solutions. At the initial design stage, a whole life comparison of building refurbishment against demolition and new build would recognise the life-cycle efficiencies of the latter, and could be crucial to efforts to establish the correct way forward.
Examples of each of these option appraisal calculations are included in this table and the other two parts of the worked example. -
Whole life costing - Worked example 1 table
The whole life cost (WLC) of an asset is defined as the present value of the total cost of that asset over its operating life (including initial capital cost, maintenance and replacement cost, energy cost and the cost or benefit of the eventual disposal of the asset at the end of its life).
Whole life costing techniques can be used to evaluate options at the elemental, component and total building levels. For example, during the design process, it may be appropriate to compare window-cleaning access options or alternative heating solutions. At the initial design stage, a whole life comparison of building refurbishment against demolition and new build would recognise the life-cycle efficiencies of the latter, and could be crucial to efforts to establish the correct way forward.
Examples of each of these option appraisal calculations are included in this table and the other two parts of the worked example. -
Agreement between the landlord and agent setting out the terms of appointment for the management of property - template
This agreement sets out the terms of appointment between a landlord and agent for the management of a property. It includes detailed explanations of the terms including the service to be provided by the agent; what the agent is authorised to do; communication; undertakings by the client; the remuneration liability of the agent; and arbitration.
This document template is maintained by Paul Walshe of Awdry Bailey & Douglas.
Disclaimer:
Users of this document are responsible for forming their own view as to whether this document and its contents are suitable for use in any particular circumstances. The supply of this document does not constitute legal or other professional advice, nor does it constitute any opinion or recommendation as to how any person should conduct its business or whether any person should or should not enter into any form of contract. Users should, if appropriate, consult their professional advisers as to any such matter. No warranty, express or implied, is given in respect of this document and neither RICS nor the authors shall be liable for any loss or damage of any kind arising directly or indirectly from the use or misuse of this document or from any reliance on it by any person, except to the extent that exclusion of such liability is prohibited by law. -
Contaminated land liabilities agreement
Schedule for an agreement on liability for remediation under Part IIA EPA.
Two parties may wish to agree between themselves how they wish to apportion any liability for contamination. Any such agreement will be honoured by the authority, and all its decisions regarding liability will be taken with the intention of effecting the agreement. -
Conveyancing enquiries of seller
Sample enquiries for the seller during residential or commercial conveyancing.
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Environmental impact assessment checklist
An Environmental Impact Assessment (EIA) is a process used to anticipate the environmental consequences of a development before planning permission is granted. This sort of assessment is required for certain projects defined under EU regulations. The process involves determining whether an EIA is required for the project (screening) and deciding which issues should be assessed (scoping), before completing the assessment process.
This is a list of contents that could appear in such an assessment. -
Memorandum of agreement for the appointment of an expert environmental consultant
Environmental investigations and audits have for some time been a growth area and the number of consultancies has mushroomed. There are now over 400 consultancies in the UK.
There are a wide variety of consultancies available, ranging from the very common, small domestic consultancy (turnover £100,000 or less) at one end of the market, to UK divisions of large foreign engineering and environmental consultancies at the other. Firms of chartered surveyors can now achieve specialisms as chartered environmental surveyors offering environmental expertise with an understanding of property as well as environmental issues. In addition, many of the UK engineering companies have set up dedicated divisions within their overall operating structure to provide these services.
This document is a sample template for a memorandum of agreement for the appointment of an expert environmental consultant. -
Risk assessment methodology
Assessing the risk of a process or project on the environment is a prerequisite to managing those risks. There are a great number of risk assessment models of varying complexity.
This is a sample risk assessment methodology. -
Work programme for sustainability appraisal
The aim of sustainability assessment is to demonstrate how a particular development proposal will meet the goals of sustainable development. The scope, detail and content of a sustainability assessment will vary from case to case depending upon the size of the proposed development and the extent of the expected impacts.
The information required for the assessment should include a description of the proposal, a site analysis, detail of the significant effects and any appropriate solutions or mitigation measures to offset adverse impacts.
This form provides a schedule of activities which are required to meet the assessment measures of each of the typical sustainability criteria, covering environmental, economic and social criteria. -
PFI scope for the provision of professional consultancy services
The key requirements and deliverables for the parties in a PFI are summarised in this table: Scope for the provision of professional consultancy services at key stages of the PFI process.
The requirement from the perspective of the purchaser (the client body) is distinguished from that of the private-sector provider (PSP, or operator), as there is a marked difference between the two. The principal opportunities for the practitioner from both perspectives have been identified where relevant. -
Property insurance claim form
A document giving an example of a claim form for property insurance. The form is copyright Layton Blackham Insurance Brokers and is reproduced here with permission.
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Whole life costing - Worked example 3 tables
The whole life cost (WLC) of an asset is defined as the present value of the total cost of that asset over its operating life (including initial capital cost, maintenance and replacement cost, energy cost and the cost or benefit of the eventual disposal of the asset at the end of its life).
Whole life costing techniques can be used to evaluate options at the elemental, component and total building levels. For example, during the design process, it may be appropriate to compare window-cleaning access options or alternative heating solutions. At the initial design stage, a whole life comparison of building refurbishment against demolition and new build would recognise the life-cycle efficiencies of the latter, and could be crucial to efforts to establish the correct way forward.
Examples of each of these option appraisal calculations are included in this table and the other two parts of the worked example. -
Whole life costing - Discount factor tables
The whole life costing (WLC) technique is concerned with the assessment of the time stream of costs and revenues that will flow throughout the life of a construction project option.
As 'money today' has a different value to 'money tomorrow' or 'money in 10 years' time', a technique has to be adopted that will express future costs or revenues in present values for comparative purposes. The process of converting 'future money' to 'present money' is called 'discounting'.
Discounting involves establishing the discount rate to be used. In making a decision on a discount rate for a particular project, some judgment will need to be exercised about the degree of risk return (interest) and the likely levels of future inflation rates.
These tables provide assistance in calculating the discount rate and are taken from pages 45-47 in Part 2, section 2 of the old Surveyor's Construction Handbook. -
RICS Forms of Consultant's Appointment (England and Wales) (ARCHIVED)
These documents have been archived and are available on isurv for information purposes only.
The latest edition was published in May 2022 and is available to download from: www.isurv.com/info/1557/rics_forms_of_consultant_appointments -
Scott schedule
A major feature of defects claims litigation is the Scott Schedule. This can be a particularly useful way of establishing the linkage between cause and effect in any given set of circumstances.
This is a typical Scott Schedule providing the landlord's item-by-item claim schedule and the tenant's item-by-item response.
A completed example is also given for reference (from Appendix D of the Dilapidations guidance note). -
Schedule of dilapidations
The schedule of dilapidations is an extremely important document which, if proven, inevitably has a significant impact on the party receiving the claim. This is usually a tenant but not in every case. It is a document that will be put in front of the court should legal proceedings follow and upon which a claim will be based.
Taken from the 6th edition of the RICS Dilapidations guidance note, this is a sample schedule of dilapidations.
The completed example is taken from the 5th edition of the RICS Dilapidations guidance note. -
Access Statement example
Access Statements should be prepared at the planning stage and will need to be submitted for both planning purposes and then subsequently developed for submission with the Building Regulation application. The actual requirement to submit an Access Statement to Building Control will largely depend upon the local enforcing authority.
This example Access Statement can be used to develop your own Access Statement. -
Project monitor drawdown letter
The project monitor will frequently be required to provide a recommendation to the bank or fund on the drawdown of development expenditure. Typically the developer will submit a drawdown request including a cumulative summary of costs incurred to date together with supporting documentation i.e. architect's certificates, fee invoices, etc.
The project monitor should review and check the drawdown request by comparing it with the cashflow forecast and any budgets or cost plans provided in the development agreement or in the initial audit report. It is important that the project monitor advises the client if any budgets or cost plans have been, or are like to be, exceeded.
At the end of this exercise the project monitor should make a payment recommendation to the bank or fund based on the information received. This document is a sample letter making such a recommendation. -
Project monitor initial audit report
The initial audit report provides the opportunity for the project monitor to fully acquaint itself with the proposed scheme. Once complete, the report should provide a complete picture of the project including the desired specification, design brief and constraints: the development appraisal and associated cost build-ups; the design and construction programmes; and the design and construction team. Using its experience, the project monitor will then be able to advise the bank or fund on the risks associated with the project and fully appreciate the consequences of variations or changes, as they arise.
This is a sample initial audit report. -
Project monitor initial report format
The initial audit report provides the opportunity for the project monitor to fully acquaint itself with the proposed scheme. Once complete, the report should provide a complete picture of the project including the desired specification, design brief and constraints:
• the development appraisal and associated cost build-ups;
• the design and construction programmes; and
• the design and construction team.
Using its experience, the project monitor will then be able to advise the bank or fund on the risks associated with the project and fully appreciate the consequences of variations or changes, as they arise.
This is an example of the format for the initial audit report. -
Project monitor instruction letter
It is particularly important that the role of the project monitor is clearly understood by both the bank or fund and the developer. This will allow the project monitor to carry out its role in an effective manner and make a positive contribution to the development team as a whole.
This is a sample letter for instructing a project monitor on their role. -
Project monitor schedule of surveying services
An example schedule of surveying services for project monitors, to allow them to determine practical completion.
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Residential valuation data card
In residential valuation it is necessary to pick comparable properties to judge the subject property against. Ideally, these will be similar styled property of a similar size in the same road.
This data card is for keeping a record of information on such properties.
This document template is provided as a sample only. It is the user’s responsibility to check and adapt this as necessary to suit the particular instruction and prevailing circumstances. -
Residential valuation instruction and site notes
The data that needs to be collected on inspection helps the valuer form a view of the nature of the product and what evidence is required to prove the value.
This form allows the valuer to collate the necessary information from an inspection.
Legislation and regulations change frequently. These site notes formed a good benchmark when posted in September 2010 but will need to be checked to reflect such changes. They will be updated periodically and the date given of the last update.
This document template is provided as a sample only. It is the user’s responsibility to check and adapt this as necessary to suit the particular instruction and prevailing circumstances. -
APC candidate guide
This guide will help you prepare for the commitment and responsibility required for the APC.
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APC guides for assessors and counsellors
The latest 2018 Counsellor guide introduces a mandatory training module. Counsellor training can be online or face to face.
See the Counsellor guide 2018 for details of the new online counsellor module via ARC and on the Assessment Support area of OLA. The Counsellor guide also provides an overview of the counsellor role for all assessment candidates.
This APC Assessor guide is for all APC assessors who have completed RICS assessor training.
The archived documents are for reference only. -
APC pathway guides: Land
The Land pathway guides are a valuable addition to APC candidate support. These documents have been produced by our professional groups to help you understand more about qualifying as an RICS member through your pathway by putting individual competencies into the context of your surveying area and providing sector-specific guidance on each. This includes:
- Environmental surveying
- Geomatics
- Land and resources
- Minerals and waste management
- Planning and development
- Rural -
APC pathway guides: Construction
The Construction pathway guides are a valuable addition to APC candidate support. These documents have been produced by our professional groups to help you understand more about qualifying as an RICS member through your pathway by putting individual competencies into the context of your surveying area and providing sector-specific guidance on each. This includes:
- Building control
- Building surveying
- Infrastructure
- Project management
- Quantity surveying and construction
- Taxation allowances -
APC pathway guides: Property
The Property pathway guides are a valuable addition to APC candidate support. These documents have been produced by our professional groups to help you understand more about qualifying as an RICS member through your pathway by putting individual competencies into the context of your surveying area and providing sector-specific guidance on each. This includes:
- Commercial real estate
- Corporate real estate
- Facilities management
- Management consultancy
- Personal property/Arts and antiques
- Property finance and investment
- Residential property
- Valuation
- Valuation of businesses and intangible assets -
Independent expert procedural instructions
Third-party independent surveyors are often used as independent experts in helping to settle rent review disputes. The document below is a template that could be sent to the two other parties detailing the surveyors role and what is expected of them, including Statement of Agreed Facts, agreed schedule of comparable evidence, submissions and counter-submissions.
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Arbitration directions
Sample template of an order for directions for rent review arbitration.
It is helpful if, prior to a preliminary arbitration meeting, the third party sends to both parties suggested draft directions. This will allow the parties to be better prepared for discussions at the preliminary meeting and will give them the opportunity to have agreed as much as possible between themselves before the meeting. -
Site waste management plan
A key tool in achieving effective waste management and minimisation is through the implementation of a site waste management plan, which for some sites is a legal obligation.
The form below is a sample form for such a waste management plan. -
Notice to defer commencement of works
If the employer fails to afford possession of the site on the agreed date (or within a reasonable time), the contract may expressly provide for the consequences of such failure. For example, clause 2.5 of the JCT 2005 Standard Form of Building Contract (if stated to apply), permits the employer to defer giving possession of the site for a period not exceeding 6 weeks calculated from the relevant 'Date of Possession' provided for in the contract.
This is a template for a notice to defer commencement of works. -
Instruction to proceed commencement of works
Construction information is vital to all projects and virtually impossible to construct a project without. An information request schedule is a two column document detailing the information required by the contractor, along with a corresponding date indicating when that information is to be provided.
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Confirmation of verbal instruction
A sample template for confirmation of verbal instruction.
Under the JCT 2005 Standard Building Contract there is the facility for instructions to be issued orally by the architect/contract administrator as well as in writing. In this situation the contractor is to confirm the oral instruction (more commonly referred to as a verbal instruction) to the architect/contract administrator within seven days of receiving the verbal instruction. If the architect/contract administrator does not dissent from that confirmation within seven days from receipt of the written confirmation, the instruction then takes effect (as confirmed under clause 3.12.2).
Oral confirmation sheets (also referred to as confirmation of verbal instruction, or CVI sheets) are frequently used by contractors operating under this (and similar forms of contract). -
Information release schedule
Construction information is vital to all projects and virtually impossible to construct a project without. An information release schedule is a two column document detailing what information needs to be provided, along with a corresponding date indicating when that information is to be provided.
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Information request schedule
Construction information is vital to all projects and virtually impossible to construct a project without. An information request schedule is a two column document detailing the information required by the contractor, along with a corresponding date indicating when that information is to be provided.
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Request for information
Due to the regular need to seek further information/instructions, contractors will normally operate a system of request for information sheets in conjunction with an information request schedule. Request for information sheets (commonly referred to as RFI sheets) will normally detail a particular and precise piece of information needed (e.g. the thickness of door D101) and will state the latest date when that information is to be provided. When raised, the request for information sheets are recorded on and added to the information request schedule.
This is a sample request for information sheet. -
Client briefing letter
A sample template briefing letter for contract administrators to send to clients.
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Outline risk register
The risk register is a means of recording the results of the earlier phases of the risk management process in a structured form and provides a document for monitoring changes in later stages of the project life cycle.
The register assesses risk severity before and after initial mitigation responses are applied. This is a sample form with an example that can be used for recording risks. -
Project programme, cost plan and developer's specification (samples)
Samples of the project programme, cost plan and developer's specification.
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Scope of works template
It is worth setting out the parameters or expectations for a design depending on the project need. This could be from an architectural or technical perspective. For example, the scheme may be a landmark project making design quality paramount.
Alternatively a hospital could be more functional in appearance but would have its own very specific technical requirements. If known, the scope should be identified, which may be a simple point list as demonstrated in this form. -
Contracts extension of time
A sample notice of extension of time for use with JCT contracts (in PDF and Word format).
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Contracts certificate of non-completion
A sample notice of non-completion for use with JCT Intermediate and Standard contracts (in PDF and Word format).
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Contracts statement of retention values
A sample statement of retention/payment values for use with JCT Iintermediate and Design and Build contracts (in PDF and Word format).
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Contracts instruction
A sample notice of instruction for use with JCT contracts (in PDF and Excel format).
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Contracts valuation form
A sample valuation form for use with JCT contracts (in PDF and Excel format).
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Contracts certificate for payment
Sample certificate for payment for use with JCT contracts (in PDF and Word format).
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Contracts site direction
A sample notice for site direction for use with JCT contracts (in PDF and Excel format).
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Contracts notice of dispute
A sample notice of dispute for use with JCT contracts (in PDF and Word format).
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Contracts instruction to proceed
A sample letter of instruction to proceed for construction contracts.
The contractor's obligation with regard to the commencement of the works to be undertaken and the employer's obligation with regard to affording possession of the site to allow such on-site commencement is usually governed by the express terms of the (usually written) contract. -
Contracts notice to defer commencement
A sample letter of instruction to proceed for construction contracts (in PDF and Word format).
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Tenancy deposit protection certificate
Not all tenancy deposit schemes automatically provide tenants with all the necessary information to comply with regulation 2 of SI 2007/797. Notably, the DPS scheme leaves it to the landlord to supply a substantial amount of this information, and most particularly the information required by reg. 2(g). This is a potential minefield for landlords who have properly registered their deposits and may believe that they are fully compliant with TDP. Many of these landlords have failed to provide appropriate prescribed information to the tenant and they will therefore find themselves in violation of the law in relation to TDP, and subject to the penalties set out below.
This form will fill in the gaps left by the DPS scheme and thereby satisfy the requirements of reg. 2. -
Traditional possession proceedings
The eviction of a tenant, usually for rent arrears, can be a difficult and stressful process, not least because it is a complex and bureaucratic procedure.
This is a flow chart showing the steps involved in such a repossession. -
Accelerated possession proceedings
A flowchart showing the stages of accelerated possession proceedings. Beginning with an expired section 21 notice, through court orders and hearings, to recovering possession.
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House diagram
An understanding of the structure and elements of a property is important when buying. This annotated house diagram will help you to identify the main features of a property.
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Assured shorthold tenancy agreement - The Dispute Service Ltd
Use these templates to set up an assured shorthold tenancy (AST), where the deposit holder is a member of the The Dispute Service (TDS) and is using the [insurance backed]/[custodial] service provided by TDS. The terms and conditions cover the tenant's and landlord's obligations, and the general obligations applying to both parties. There is provision to add 4 schedules.
This document template is maintained by Robin Stewart of Anthony Gold.
AST agreement instructions: read the instructions fully before using the template.
Prescribed information: the Housing Act 2004 requires that prescribed information is provided to the tenant. A prescribed information template is available to members of The Dispute Service Ltd. You will need to log in to the TDS website at www.thedisputeservice.co.uk.
Disclaimer
Users of this document are responsible for forming their own view as to whether this document and its contents are suitable for use in any particular circumstances. The supply of this document does not constitute legal or other professional advice, nor does it constitute any opinion or recommendation as to how any person should conduct its business or whether any person should or should not enter into any form of contract. Users should, if appropriate, consult their professional advisers as to any such matter. No warranty, express or implied, is given in respect of this document and neither RICS nor the authors shall be liable for any loss or damage of any kind arising directly or indirectly from the misuse or of this document or from any reliance on it by any person, except to the extent that exclusion of such liability is prohibited by law. -
Assured shorthold tenancy agreement - mydeposits
Use these templates to set up an assured shorthold tenancy (AST), where the deposit holder is a member of Tenancy Deposit Solutions Limited, trading as mydeposits and is using the [insurance backed]/[custodial] service provided by mydeposits. Terms and conditions cover tenant's obligations, landlord's obligations and general obligations applying to both parties. There is provision to add 4 schedules.
This document template is maintained by Robin Stewart of Anthony Gold.
AST agreement instructions: read the instructions fully before using the template.
Prescribed information: the Housing Act 2004 requires that prescribed information is provided to the tenant. A prescribed information template is available to download below.
Disclaimer
Users of this document are responsible for forming their own view as to whether this document and its contents are suitable for use in any particular circumstances. The supply of this document does not constitute legal or other professional advice, nor does it constitute any opinion or recommendation as to how any person should conduct its business or whether any person should or should not enter into any form of contract. Users should, if appropriate, consult their professional advisers as to any such matter. No warranty, express or implied, is given in respect of this document and neither RICS nor the authors shall be liable for any loss or damage of any kind arising directly or indirectly from the use or misuse of this document or from any reliance on it by any person, except to the extent that exclusion of such liability is prohibited by law. -
Assured shorthold tenancy agreement - Deposit Protection Service
Use one of these templates to set up an assured shorthold tenancy (AST), where the deposit holder is a member of the Deposit Protection Service (DPS) and is using the [insurance-backed]/[custodial] service provided by DPS. Terms and conditions cover the tenant's and landlord's obligations, and general obligations applying to both parties. There is provision to add 4 schedules.
This document template is maintained by Robin Stewart of Anthony Gold.
AST agreement instructions: read the instructions fully before using the template.
Prescribed information: the Housing Act 2004 requires that prescribed information is provided to the tenant. A prescribed information template is available from the Deposit Protection Service.
Disclaimer
Users of this document are responsible for forming their own view as to whether this document and its contents are suitable for use in any particular circumstances. The supply of this document does not constitute legal or other professional advice, nor does it constitute any opinion or recommendation as to how any person should conduct its business or whether any person should or should not enter into any form of contract. Users should, if appropriate, consult their professional advisers as to any such matter. No warranty, express or implied, is given in respect of this document and neither RICS nor the authors shall be liable for any loss or damage of any kind arising directly or indirectly from the misuse of this document or from any reliance on it by any person, except to the extent that exclusion of such liability is prohibited by law. -
Section 13 notice
In a tenancy which falls under the Housing Act 1988 there are statutory processes for increasing the rent. This is provided by section 13 of the Act and the accompanying notice.
It is important to understand the purpose of the section 13 procedure. It is intended to allow landlords to have a means of increasing rent during periodic tenancies. It is not available to use during the fixed term of the tenancy. It was envisaged that this would be important as the Housing Act 1988 specifically allows for periodic tenancies to occur and continue for substantial time periods. However, the process is specifically subject to certain controls to prevent landlords getting rid of tenants by massively increasing the rent. This control process is the right for the tenant to refer the rent proposed by the section 13 notice to a Rent Assessment Committee (RAC) for them to determine whether that rent is a fair market rent for the property. A notice under section 13 has a prescribed form and must be filled in accurately. The notice must give the tenant not less than one month's notice (or one period of the tenancy if this is longer). The notice must also expire at the beginning of a period of the tenancy, which should be the day the rent is due.
The link below is to a Word document of the prescribed form available from Communities and Local Government. The form is titled 'Form No.4B: Landlord's notice proposing a new rent under an Assured Periodic Tenancy of premises situated in England'. -
Associate competency monitoring table
Use this template to determine how you plan to achieve the competencies throughout your structured training and any further actions required.
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Identity verification form
All estate agents are legally obliged (according to the Money Laundering Regulations 2007) to obtain evidence of a person's identity before they are able to proceed to market a property, agree a sale or exchange contracts and complete a transaction (whether or not a mortgage is required to finance the move). This form can be used to record the details of the evidence and confirm that the necessary checks have been made.
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Inventory disclaimers sample document
A disclaimers page should appear at the front of the inventory. It provides details about the scope of the inventory, what it contains and what it does not cover. This document provides sample disclaimers.
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Precedent deed of assignment of debt
An outline form for an assignment of debt in party wall disputes.
Where the paying owner fails to meet its obligation, this leaves the surveyor in the uncomfortable position of having to bring proceedings against the appointing owner to recover his or her fees.
There is, however, a simple solution. Section 17 of the Party Wall etc. Act provides that sums due under an award are a debt. Debts are a kind of legal property called a 'chose in action', which may be transferred, or 'assigned', by the creditor to another person under section 136 of the Law of Property Act 1925.
So, all a surveyor needs to do to recover a sum of money payable under an award is to take an assignment of it from the appointing owner. -
Precedent notification of assignment of debt
An outline form for notification of an assignment of debt in party wall disputes.
Where the paying owner fails to meet its obligation, this leaves the surveyor in the uncomfortable position of having to bring proceedings against the appointing owner to recover his or her fees.
There is, however, a simple solution. Section 17 of the Party Wall etc. Act provides that sums due under an award are a debt. Debts are a kind of legal property called a 'chose in action', which may be transferred, or 'assigned', by the creditor to another person under section 136 of the Law of Property Act 1925.
So, all a surveyor needs to do in order to recover a sum of money payable under an award is to take an assignment of it from his appointing owner.
Where such an assignment takes place, the person to whom the debt is assigned automatically acquires the legal remedies that were available to the original creditor, which include the right to bring proceedings in the Magistrates' Court. -
Precedent party wall complaint
An outline form for a party wall complaint.
The complaint is a brief summary of the facts on which the case is based, and the statute under which the complaint is made, that is the Party Wall etc. Act 1996. -
Precedent summons
An example summons that could be used in party wall disputes.
Once the complaint is made a magistrate, or a justices' clerk, may issue a summons (section 51 MCA) requiring the defendant to attend the court to answer (i.e. defend) the complaint.
The summons will briefly state the facts of the complaint (usually almost word-for-word) and give a time and date at which the defendant is required to appear to answer the complaint (reg. 98(2) MCR). -
Credit check request for residential tenants
It is important to check the ability of any prospective tenant to afford the rent. Use this form to provide details of the tenant to an external credit checking agency.
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Reference request letters for residential tenants
All agents should carry out some form of check into the reliability of any prospective tenant to obey the terms of the tenancy agreement. Use these reference request letters to obtain information from parties who have knowledge of the tenant, including employers and previous landlords. A general letter is available too.
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Tenancy application reference form
Letting agents are under an obligation to ensure that a tenant is solvent. Obtaining proof of identity, employment history and references will allow the agent to build up a picture of the prospective tenant's circumstances. Use this form to obtain the information needed from tenants in order to set up the tenancy.
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Seller's enquiry form
When securing instructions from a seller, agents should obtain detailed information on the property, for example details of work carried out, services, fixtures and fittings and, in the case of leasehold properties, service charge details. Use this form to obtain the information needed from a seller in order to effectively market and sell a property.
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Dealing with noise and nuisance infosheet
Noise and nuisance are common problems for property owners and occupiers and can be particularly challenging where a property is let. This info sheet provides a summary of the problem and the available remedies. It is intended as a refresher document for an agent but can also be a useful reference document for landlords and tenants.
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Complaints log template
RICS-regulated firms must operate a complaints handling procedure and maintain a complaints log. The log will assist your firm in its management of complaints and in making improvements to your procedures based on the complaints pattern identified. Use this template to develop a suitable complaints logging procedure.
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RICS HomeBuyer Report 2010 ARCHIVED
The RICS HomeBuyer Report 2010 (HBR) practice note took effect on 1 January 2011, replacing the RICS HomeBuyer Report 2009 practice note.
The HBR 2010 is delivered under copyright licence from RICS. The RICS Home Surveys licence scheme is open to members of the RICS with the necessary qualifications and experience.
NB: Since 30 April 2011 it has been mandatory for every surveyor producing the RICS HomeBuyer Report (HBR) to be registered with the RICS Valuer Registration Scheme. -
RICS Condition Report 2010 ARCHIVED
The RICS Condition Report offered a concise overview of the condition of a property, complementing a mortgage valuation. The report provided a brief description of the construction and condition of a property, highlighting any major risks and legal issues.
The RICS Condition Report does not include a market valuation, reinstatement cost, or repairs or maintenance advice.
To deliver the report, members must join the RICS Condition Report copyright licence scheme. -
Service charge detailed expenditure report
An example of a detailed expenditure report for service charges, split into management, utilities, soft services, hard services, income, insurance and exceptional expenditure.
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Landlord's surveyor's service charge certificate
An example of a surveyor's service charge certificate, split into management, utilities, soft services, hard services, income, insurance and exceptional expenditure.
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Service charge variance report
An example of a service charge variance report, split into management, utilities, soft services, hard services, income, insurance and exceptional expenditure.
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Managing a block of flats: terms of appointment template
Use this template to appoint a block management agent. The standard terms of appointment cover the:
- service to be provided by the agent;
- authority of the agent;
- client's obligations;
- bases of remuneration;
- termination; and
- liability of the agent.
Basic terms of appointment must be completed by the parties and provision is given to vary the standard terms.
This document template is maintained by Paul Walshe of Awdry Bailey & Douglas.
Disclaimer: Users of this document are responsible for forming their own view as to whether this document and its contents are suitable for use in any particular circumstances. The supply of this document does not constitute legal or other professional advice, nor does it constitute any opinion or recommendation as to how any person should conduct its business or whether any person should or should not enter into any form of contract. Users should, if appropriate, consult their professional advisers as to any such matter. No warranty, express or implied, is given in respect of this document and neither RICS nor the authors shall be liable for any loss or damage of any kind arising directly or indirectly from the use or misuse of this document or from any reliance on it by any person, except to the extent that exclusion of such liability is prohibited by law. -
Expert witness terms of engagement template
This template is adapted from the practice statement and guidance note, Surveyors acting as expert witnesses. Its sample terms are not intended to be mandatory or prescriptive, and may be adapted as required. It is recognised that a variety of circumstances will prevail in the range of assignments surveyors may undertake and that clauses may not be appropriate in every circumstance. For example, where a client appoints a surveyor directly, without using an appointer, the terms would need to be amended accordingly. Other or additional terms of engagement may also be indicated, for example, by a protocol established under the CPR or in guides that supplement the CPR in certain courts.
Disclaimer: Users of this document are responsible for forming their own view as to whether this document and its contents are suitable for use in any particular circumstances. The supply of this document does not constitute legal or other professional advice, nor does it constitute any opinion or recommendation as to how any person should conduct its business or whether any person should or should not enter into any form of contract. Users should, if appropriate, consult their professional advisers as to any such matter. No warranty, express or implied, is given in respect of this document and neither RICS nor the authors shall be liable for any loss or damage of any kind arising directly or indirectly from the use or misuse of this document or from any reliance on it by any person, except to the extent that exclusion of such liability is prohibited by law. -
Mediation agreement template
This is a template agreement between two parties to enter into mediation. Mediation is an alternative method of dispute resolution. Mediation can be used as an additional tool to those currently available in a whole variety of surveying contexts; for example disputes about construction, landlord and tenant, rights of light, boundaries, valuation, compulsory purchase orders and in the planning system.
The template is available from the RICS Dispute Resolution Service. -
Settlement agreement template
Where parties to a negotiation or ADR procedure come to a settlement, they should record its terms in a settlement agreement. This agreement is formal evidence that the parties have concluded terms of settlement. It avoids potential disputes as to the contents of any 'without prejudice' discussions and the terms of any agreement reached.
Mediators are not encouraged to participate in drafting the settlement agreement. This is even more true of the RICS Accredited Mediator who may not have a legal background, even though he or she may be experienced in the type of dispute being mediated.
Where parties have legal representation their lawyer should draft the agreement. If that is not the case they should aim to settle the agreement themselves, at least as heads of agreement, and have a lawyer provide additional details as necessary.
The template is available from the RICS Dispute Resolution Service. -
Deed of guarantee
Use one of the templates to create a deed of guarantee where a guarantor is required for an assured shorthold tenancy (AST). A copy of the unsigned tenancy agreement should be attached. If the guarantor does not receive a copy of the tenancy agreement that they are guaranteeing, the guarantee may not be enforceable. It may be prudent to ask the guarantor to initial each page of the tenancy agreement.
The deed of guarantee for full liability allows the landlord to pursue each person forming the guarantee for all the costs and liabilities outstanding.
The deed of guarantee for limited liability allows the landlord to pursue each person forming the guarantor for a percentage of the costs and liabilities outstanding.
These document templates are maintained by Paul Walshe of Awdry Bailey & Douglas.
Disclaimer
Users of this document are responsible for forming their own view as to whether this document and its contents are suitable for use in any particular circumstances. The supply of this document does not constitute legal or other professional advice, nor does it constitute any opinion or recommendation as to how any person should conduct their business, or whether any person should or should not enter into any form of contract. Users should, if appropriate, consult their professional advisers as to any such matter. No warranty, express or implied, is given in respect of this document and neither RICS nor the authors shall be liable for any loss or damage of any kind arising directly or indirectly from the use or misuse of this document, or from any reliance on it by any person, except to the extent that exclusion of such liability is prohibited by law. -
HMRC: SDLT 46 - Notice of appeal Stamp Duty Land Tax
If you send your Land Transaction Return in late - more than 30 days after the deal is effective - there will be a penalty. Use form SLDT46 to appeal against the penalty.
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HMRC: SDLT 1 - Land Transaction Return
Sample Land Transaction Return form.
Note: This form cannot be printed out and used, as each form has a unique barcode. -
HMRC: Tax avoidance schemes: notification of scheme reference number (AAG6)
Use form AAG6 if you're a scheme promoter to notify your client of your scheme reference number (SRN).
This form superseded Tax avoidance schemes: notification of scheme reference number for SDLT (AAG6 (SDLT)) (SDLT) in 2014. -
BPF: CPSE.1 (version 3.7) General pre-contract enquiries for all commercial property transactions
CPSE.1 is part of the Commercial Property Standard Enquiries suite of documents, prepared by members of the London Property Support Lawyers Group and endorsed by the British Property Federation.
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BPF: CPSE.2 (version 3.3) Supplemental pre-contract enquiries for commercial property subject to tenancies
CPSE.2 is part of the Commercial Property Standard Enquiries suite of documents (CPSEs), prepared by firms listed at London Property Support Lawyers Group and endorsed by the British Property Federation.
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BPF: CPSE.3 (version 3.1) Supplemental pre-contract enquiries for commercial property on the grant of a new lease
CPSE.3 is part of the Commercial Property Standard Enquiries suite of documents, prepared by members of the London Property Support Lawyers Group and endorsed by the British Property Federation.
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BPF: CPSE.4 (version 3.2) Supplemental pre-contract enquiries for commercial leasehold property on the assignment of the lease
CPSE.4 is part of the Commercial Property Standard Enquiries suite of documents, prepared by members of the London Property Support Lawyers Group and endorsed by the British Property Federation.
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BPF: RQ (version 3.7) Request for replies to Commercial Property Standard Enquiries
RQ is intended to be used to request replies to pre-contract enquiries where the enquiries used are the Commercial Property Standard Enquiries (the CPSEs).
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BPF: SCR (version 3.1) Solicitor's completion requirements
SCR is part of the Commercial Property Standard Enquiries suite of documents, prepared by members of the London Property Support Lawyers Group and endorsed by the British Property Federation.
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BPF: STER (version 3.1) Solicitor's title and exchange requirements
STER is part of the Commercial Property Standard Enquiries suite of documents (CPSEs), prepared by firms listed at London Property Support Lawyers Group and endorsed by the British Property Federation.
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DRS1: Commercial rent review dispute: application to RICS President for appointment
Application to President of RICS for the appointment of an arbitrator or independent expert on a commercial rent review dispute.
If it is not possible to settle a rent review amicably during negotiations, the rent review clause will generally lay down a procedure for the appointment of a third party. Provision will usually be made for the parties to attempt to agree themselves on the identity of a third party, or, in the absence of agreement, to apply to the president of RICS to make the appointment. This is the standard application form for appointment by the president. -
DRS1NI: Commercial Rent Review for Northern Ireland Cases
Application to Chairman of RICS in Northern Ireland for the appointment of an arbitrator or independent expert on a commercial rent review dispute.
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DRS2: Non-Rent Disputes
Application to President of RICS for the appointment of an arbitrator or independent expert on disputes other than commercial rent and construction.
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DRS2C: Adjudicator application
Application for the nomination of an Adjudicator by the President of RICS.
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DRS2SC: Service charge disputes
Application to the President of RICS for the appointment of an independent expert/arbitrator/mediator to determine a service charge dispute.
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DRS2P: Lease renewal disputes (PACT)
Application to the President of RICS for the appointment of an arbitrator or independent expert for a lease renewal dispute.
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DRS2 – Request the appointment of a Dispute Resolver on non-rent review and non-adjudication disputes
This form can be used for a wide variety of disputes, and the information required will differ accordingly. Use this form to request the appointment of an expert witness/single joint expert.
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DRS2D: Dilapidations disputes
Application to the President of RICS for the appointment of an arbitrator or independent expert on a dilapidations dispute.
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DRS2SB: Small Business Rent Review
Application to the President of RICS for the appointment of an independent expert to determine rent reviews on small businesses.
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DRS2ND: Neighbour Disputes
Application to appoint a neighbour dispute specialist to resolve a neighbour dispute.
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DRS3: Agricultural Rent Review
Application to the President of RICS for the appointment of an arbitrator under the Agricultural Holdings Act 1986 or Agricultural Tenancies Act 1995 to determine a rent review dispute.
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DRS4: Agricultural Non-Rent
Application to the President of RICS for the appointment of an arbitrator under the Agricultural Holdings Act 1986 or Agricultural Tenancies Act 1995 to determine a dispute other than rent review.
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E-tendering: Sample preliminary enquiry - initial letter
E-tendering provides a framework where both clients and tenderers can reduce their costs, remove unnecessary administration and streamline the overall tendering process. This is an initial letter sample for a preliminary enquiry.
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E-tendering: Prequalification document
E-tendering provides a framework where both clients and tenderers can reduce their costs, remove uneccessary administration and streamline the overall tendering process. This prequalification document is a description of works and guidelines for contractor submissions.
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E-tendering: Sample document index and referencing notes
E-tendering provides a framework where both clients and tenderers can reduce their costs, remove unnecessary administration and streamline the overall tendering costs.This sample document index is appropriate for the delivery of tender documents by CD, DVD, or web based systems.
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Model valuation instruction letter for secured lending or disposal of commercial property
The model letter provides a framework within which to tailor an appropriate instruction letter. This letter should be amended as appropriate, for example, where the instruction relates to multiple properties.
This document template is provided as a sample only. It is the user’s responsibility to check and adapt this as necessary to suit the particular instruction and prevailing circumstances. -
Tender price appraisal form template
Form for providing price appraisals to clients. Template and PDF with guidance.
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Definition of Prime Cost of Daywork
The Definition of Prime Cost is published by RICS and the relevant trade body for convenience and for use by people who choose to use it. Members of the relevant trade body are not in any way debarred from defining Prime Cost and rendering their accounts for work carried out on that basis in any way they choose. Building owners are advised to reach agreement with contractors on the Definition of Prime Cost to be used prior to entering into a contract or subcontract.
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Complaint acknowledgment letter
A sample complaint acknowledgment letter setting out a redress procedure.
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Public procurement Prior information notice
The PDF files of standard public procurement forms below are provided for reference only.
Please use eNotices online forms for sending your notices for publication. -
Module A RICS HomeBuyer Report and Building Survey: checklist and site notes (Parts A to D)
This document template provides a set of checklists and site notes to record the detail of an inspection.
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Module B RICS Condition Report: checklist and site notes (Parts A to D)
This document template provides a set of checklists and site notes to record the detail of an inspection.
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Module C RICS Building Survey, HomeBuyer and Condition Report Parts E-H
This template covers checklists and site notes for Parts E-H for the RICS Building Survey, HomeBuyer Report and Condition Report.
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Module D RICS HomeBuyer and Condition Reports room-by-room supplement for Part F
This template provides a checklist for Part F of the reports - the room-by-room supplement.
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Module E RICS HomeBuyer and Condition Reports dictated observations Parts E-H
This template provides thorough checklists for dictation observations during inspections for Parts E-H.
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HomeBuyer and Condition Reports sellers' questionnaire
This questionnaire can be used to collect information from the seller that can prove useful when performing the inspection and writing the report.
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HomeBuyer Report - Checklists and site notes sample
This sample shows a completed set of site notes to illustrate the kind of information and detail that would be appropriate during an inspection.
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Home survey report samples
Sample Home survey reports covering
- Level 1
- Level 2 survey
- Level 2 survey and valuation
- Level 3 -
International procurement Joint venture agreement
Joint venture agreement for use in construction contracts.
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JCT Minor works building contract 2005 and 2011 compared
The 2005 and 2011 versions of the contracts are compared and differences highlighted clearly in the table. This is a quick reference guide to the clauses and articles that have changed, explaining the practical implications of the change. It will become an indispensible tool as you familiarise yourself with these new practices and new contracts.
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JCT Intermediate Building Contract 2005 and 2011 compared
The 2005 and 2011 versions of the contracts are compared and differences highlighted clearly in the table. This is a quick reference guide for the contract which will become an indispensible tool as you familiarise yourself with these new practices and new contracts.
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JCT Design and Build contract 2005 and 2011 compared
The 2005 and 2011 versions of the contracts are compared and differences highlighted clearly in the table. This is a quick reference guide for the contract which will become an indispensible tool as you familiarise yourself with these new practices and new contracts.
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Party walls draft letter of surveyor's statutory appointment and authority
Either of the surveyors or the parties in a party wall procedure may call upon the third surveyor to determine disputed matters. The third surveyor can either act with one of the other two surveyors to make the award or, where a specific matter in dispute is referred to him or her, may make his or her own award.
The appointed surveyors should take care to select a third surveyor in whom they have confidence and who has considerable experience in dealing with party wall matters.
This document is a template for appointing and authorising the third surveyor. -
Party walls draft letter of solicitor's or chartered surveyor's undertaking for holding security monies
This letter outlines the holding and transfer of security monies under the proposed development from the building owner.
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Party walls line of junction notice acknowledgment
This letter acknowledges a line of junction notice and agrees upon the terms that the notice is under.
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Contracts notice of non-completion
A sample notice of non-completion for use with JCT Design and Build contracts (in PDF and Word format).
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Contracts pay less notice
A sample pay less notice for use with JCT contracts (in PDF and Word format).
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Contracts statement of practical completion
A sample statement of practical completion for use with JCT Design and Build contracts (in PDF and Word format).
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Funding feasibility appraisal template
An in depth financial feasibility appraisal is important in the initial stages of the project. It is important to show potential how you arrived at each figure. This example will guide you in what should be included.
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Funding risk analysis template
Include a comprehensive risk analysis in your proposal to potential funders so that are aware of all potential risks of the investment. Use the example template below.
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Section 5 offer notice
Section 5 requires the landlord to serve an offer notice on the qualifying tenants of the flats contained in the property. Each offer notice must comply with the requirements set out in the subsection of Section 5 that relates to the particular proposed disposal:
Section 5A: a proposed contract to create or transfer an estate or interest in land (not applicable to the grant of an option or right of pre-emption);
Section 5B: a proposed sale at a public auction to be held in England and Wales;
Section 5C: a proposed grant of an option or right of pre-emption;
Section 5D: a proposed disposal not made in pursuance of a contract, option or right of pre-emption.
Where the disposal is wholly or partly non-monetary, the requirements of Section 5E must be complied with.
These document templates are provided as samples only. It is the user's responsibility to check and adapt them as necessary to suit the particular instruction and prevailing circumstances. -
Performance bonds form
While there is no industry standard form for performance bonds, one in common circulation and widely used is the Association of British Insurers’ Model Form.
Advice should be sought on its use however, as it requires additional drafting to provide the level of protection an employer may require. In its standard form, it does not provide for a call to be made in the event of insolvency which is covered by a contractual provision in the underlying contract. -
RICS Small Business Retail Lease
This lease is has been drafted specifically for high street retail property. It is written in plain English and provides flexible terms for a short term lease (of up to 5 years) with no rent review.
A lease is a binding contract in law and signing a lease on a property is one of the most significant financial commitments that a business can make. As a tenant it is essential that your lease matches your business requirements and that your fully understand all of its terms and conditions.
The lease should be read in conjunction with the explanatory notes and the Code for Leasing Business Premises at www.leasingbusinesspremises.co.uk -
JCT Intermediate Building Contract With Design 2011 (PDF)
JCT Intermediate Building Contract With Design 2011 (PDF)
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JCT Intermediate Building Contract With Design 2011 (Word)
JCT Intermediate Building Contract With Design 2011 (PDF)
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JCT Minor Works Building Contract With Design 2011 (PDF)
JCT Minor Works Building Contract With Design 2011 (PDF)
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JCT Minor Works Building Contract With Design 2011 (Word)
JCT Minor Works Building Contract With Design 2011 (Word)
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JCT Standard Form of Building Contract 2011 (with approximate quantities) (PDF)
JCT Standard Form of Building Contract 2011 (with approximate quantities) (PDF)
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JCT Standard Form of Building Contract 2011 (with approximate quantities) (Word)
JCT Standard Form of Building Contract 2011 (with approximate quantities) (Word)
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JCT Standard Form of Building Contract 2011 (with quantities) (PDF)
JCT Standard Form of Building Contract 2011 (with quantities) (PDF)
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JCT Standard Form of Building Contract 2011 (with quantities) (Word)
JCT Standard Form of Building Contract 2011 (with quantities) (Word)
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JCT Standard Form of Building Contract 2011 (without quantities) (PDF)
JCT Standard Form of Building Contract 2011 (without quantities) (PDF)
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JCT Standard Form of Building Contract 2011 (without quantities) (Word)
JCT Standard Form of Building Contract 2011 (without quantities) (Word)
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RICS Forms of Consultant's Appointment (Northern Ireland) (ARCHIVED)
These documents have been archived and are available on isurv for information purposes only.
The latest edition was published in May 2022 and is available to download from: www.isurv.com/info/1557/rics_forms_of_consultant_appointments -
Risk management process
Communication is critical aspect of the risk management process that should occur at every step of the process among the project team, project stakeholders and contractor team.
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Risk management reponsibilities
A typical responsibility split for a major programme or large project.
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Construction employers claims checklist
Checklist for employers claims against contractors in construction disputes.
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Construction contractors claims checklist
Checklist for contractors claims against employers in construction disputes.
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Rights of light - typical information required by an insurer
This download shows some typical information that might be required by an insurer in a rights to light case.
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Sample form of rent demand notice (England only)
Since 28 February 2005 any demand for ground rent by a freeholder, or their managing agents, must be made in a ‘prescribed form’ as set out in section 166 of the Commonhold and Leasehold Reform Act 2002. If the ground rent is not demanded in this prescribed form, and completed in accordance with section 166, the leaseholder is not liable to make payment unless, and until, it is properly demanded.
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Senior Professional Assessment applicant guide
To encourage greater diversity and recognise career achievement, RICS offers membership specifically designed for senior professionals.
Full details are available on the RICS website. -
Deed of assignment
Use this document where tenants on an assured shorthold tenancy are changing and the landlord wants the tenancy to continue on its existing terms rather than grant a new tenancy.
Of particular importance are the clauses relating to the deposit because outgoing tenants are likely to want a return of the proportion of the deposit they paid. The landlord will therefore want incoming tenants to make up the balance and will also want to ensure that any losses recoverable from the deposit can be taken whether before or after the change of tenants.
The Prescribed Information form relating to tenancy deposits should be re-served on the tenants and any Relevant Person (anyone who has paid the deposit of tenants) within 30 days of the assignment.
Disclaimer:
Users of this document are responsible for forming their own view as to whether this document and its contents are suitable for use in any particular circumstances. The supply of this document does not constitute legal or other professional advice, nor does it constitute any opinion or recommendation as to how any person should conduct its business or whether any person should or should not enter into any form of contract. Users should, if appropriate, consult their professional advisers as to any such matter. No warranty, express or implied, is given in respect of this document and neither RICS nor the authors shall be liable for any loss or damage of any kind arising directly or indirectly from the use or misuse of this document or from any reliance on it by any person, except to the extent that exclusion of such liability is prohibited by law. -
Farm Business Tenancy Agreements 2016 (ARCHIVED)
These previous 2016 Agreements are now out of print and on isurv for information purposes only.
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JCT Minor Works Building Contract 2016 (PDF)
Forms for use with the JCT Minor Works Building Contract 2016.