Document downloads - Building surveying
Available downloads
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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. -
Residential defects diagnosis checklist
A period of reflection should follow an inspection. The surveyor will gather his or her thoughts, review the findings applying his or her own technical knowledge of defect diagnosis and, if necessary, seek guidance from other specialist sources. A statutory review is also carried out at this time to establish legislative conformity and highlight any shortcomings.
This is a pre-inspection checklist for a defect diagnosis. -
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. -
Commercial and industrial premises inspection checklist
Checklist of inspection elements for a survey of commercial or industrial premises.
A methodical approach is adopted to ensure the capture of all relevant evidence from the inspection. The extent and level of detail is subject to the intent of the report.
This checklist 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. -
Commercial and industrial premises defect diagnosis checklist
Pre-inspection checklist for defect diagnosis on a survey of commercial or industrial premises.
This checklist 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. -
Commercial and industrial pre-inspection health and safety checklist
Pre-inspection checklist for health and safety on a survey of commercial or industrial premises, divided by hazard type.
This checklist 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. -
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. -
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. -
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. -
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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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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Asbestos
Published May 2021
Effective from 1 August 2021
Reissued October 2022
The widespread use of asbestos has implications for property professionals working in all sectors and can impact on all stages of a building’s life cycle.
This professional standard contains a comprehensive overview of the legislation and industry guidance that govern the complex subject of asbestos. It provides guidance on the dangers asbestos poses to health and businesses, and sets out best practice advice to assist property professionals in complying with the regulations and implementing an effective management plan to ensure that they do not put themselves or others at risk.
The standard is not intended to advise members specially in the undertaking of asbestos surveys. Guidance on such surveys is set out in the HSE publication HSG264 Asbestos: The survey guide.
This document was reissued in October 2022 as a professional standard. It had previously been published in May 2021 as a guidance note. The regulatory requirements remain the same and no material changes have been made to the document. -
Building surveys and technical due diligence of commercial property (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This guidance note was prepared to provide surveyors and clients with a source of information and guidance in respect of commercial and industrial property surveys. Such surveys may also include large residential apartment buildings.
This guidance was written to apply to England and Wales. -
Surveys of residential property (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This guidance note provides a clear, flexible framework for practitioners to develop their own services the public can trust, consistent with the quality standards expected from RICS members.
In May 2016, this guidance was updated and reissued by RICS. Changes made with immediate effect relate to:
- Liability caps: it is generally wise to include some form of limitation of liability in the contract letter, providing a cap on the amount of compensation the surveyor (or their employer) may be found liable for. This is now provided for in section 5 and Appendix A.
- Cancellation rights: members should take legal advice to ensure the Contract letter is compliant with legislation relating to a 'cooling off' period in accordance with the Consumer Contracts Regulations 2013. This is also now provided for in section 5 and Appendix A.
- Unexpired leasehold term: the assumption at 5.1.8 has been brought into line with RICS Valuation – Professional Standards UK appendix 10 with the unexpired lease term assumption adjusted from 70 years to 85 years
- The sample scope of engagement at Appendix A is not mandatory, but may help practitioners develop documentation that supports clearer client understanding. -
Surveyors acting as advocates
Published February 2017
Effective from 1 June 2017
The professional statement sets out the core duties expected of the surveyor-advocate. It applies where you agree (whether in writing or orally) to act as a surveyor-advocate before any tribunal in England, Wales or Northern Ireland.
The guidance note offers guidance on fundamental aspects of advocacy practice. It outlines general duties and roles and offers best practice advice on, among other things, case preparation and preliminaries, evidence and documents, and hearings.
A client guide (a stand-alone electronic version of the professional statement) is also available. -
Code of measuring practice
Published: September 2007
Reinstated: 23 January 2018
Effective from: 23 January 2018
Code of measuring practice, 6th edition was reinstated on 23 January 2018 after publication of RICS property measurement, 2nd edition.
The 6th edition of the code became effective globally from 18 May 2015 when it was incorporated into the first professional statement, that for offices. -
Contamination, the environment and sustainability: Implications for chartered surveyors and their clients (ARCHIVE)
This document has been archived and is available on isurv for information purposes only.
The challenges presented by contaminated land and environmental issues, such as the flood risk caused by climate change, and the need to live in a more sustainable way mean that the demand for best advice has never been more important. Surveyors are uniquely placed to provide this advice to clients in all property sectors.
This guidance note aims to support and guide the professional activities both of those who are already highly proficient in this area and also those who are less experienced.
This publication was reviewed and a new standard was published in 2018: 'Environmental risk and global real estate'. -
Contracts (Rights of Third Parties) Act 1999 (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
The Contracts (Rights of Third Parties) Act 1999 changes a basic principle of English law, namely that only parties to a contract can enforce rights under that contract - the 'privity of contract' rule. This RICS information paper clarifies some of the issues that have come to light as a result of this change. -
Dilapidations
Published September 2016 (E&W) and March 2015 (Scotland)
Effective from December 2016 (E&W) and March 2015 (Scotland)
Reissued December 2023
This professional standard seeks to advise members on the factors they should take into consideration when producing Schedules of Dilapidations, Quantified Demands, Responses, Scott Schedules and Diminution Valuations for reference to or use by the client, the other party to the lease, third parties and tribunals.
Dilapidations in England and Wales was reissued in December 2023 as a professional standard. It had previously been published in September 2016 as a guidance note. No material changes have been made to the document.
Dilapidations in Scotland was reissued in December 2023 as a professional standard. It had previously been published in March 2015 as a guidance note. No material changes have been made to the document. -
Direct professional access to barristers (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
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Environmental Impact Assessment (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
Environmental Impact Assessment (EIA) is a statutory tool for assessing the environmental impacts of development projects, and identifying measures that can be taken to reduce these impacts. EIA has been established in the UK since 1988, and has been made a statutory requirement for certain projects by the implementation of two key European Directives (Directive 85/337 The assessment of the effects of certain public and private projects on the environment and the subsequent Directive 97/11).
This guidance note provides an overview of the EIA process and considers the potential role of RICS members. Chartered Surveyors should be conscious of the EIA process, either as an integrated part of the planning/permitting process or as a separate procedure, and of the detailed differences for example in the nature and scale of proposals subject to EIA. -
Fire damage reinstatement (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
The repair of fire damage has much in common with other repair and maintenance works, but presents the surveyor with some particular problems. The form of damage is qualitatively different from that with which he may be familiar. This Information Paper is not intended to provide guidance and advice to surveyors on the manner in which repair works should be implemented. Rather, it highlights the peripheral matters which arise, and aspects which need to be given consideration over and above those matters which normally apply to building works. -
Flat roof coverings
Published October 2011
This information paper provides information on the diagnosis, remedy and prevention of failures in a variety of existing flat roof weathering materials, both continuously supported roof coverings and rigid sheets.
Reference is also made to the various features commonly encountered and their associated faults.
The aim of this information paper is to provide the surveyor with a guide to the identification of a failure/defect in existing flat roof coverings and to assist with the correct diagnosis so that remedial action appropriate to the circumstances can be undertaken. -
Reinstatement cost assessment of buildings
This publication is intended as a guide for surveyors who carry out reinstatement cost assessments of buildings.
The guidance note provides detailed recommendations on: the manner in which assessments should be approached; the nature and extent of the information to be collated;
the manner in which this information should be processed; and how the assessment should be calculated and submitted.
The 3rd edition takes effect from 1 June 2018.
Previous edition(s) are provided for information purposes only. -
Use of GNSS in land surveying and mapping
Published: May 2023
Effective from: 18 June 2023
This standard forms part of a series of specifications and guidelines intended to assist those connected with the requesting, purchasing and production of surveys and mapping material at all scales, by spreading good practice and seeking to avoid duplication of effort.
This document has been written primarily to provide:
- the surveyor with a set of practical operational guidelines, which can be used when undertaking any survey that includes GNSS techniques; sufficient information is also included to allow the surveyor to generate a set of GNSS survey procedures applicable to a survey task required by the client, and
- the client, or purchaser of spatial information generated from a GNSS survey, with sufficient information to write a task-specific specification for a GNSS survey, which sets out the accuracy requirements, products and a scope of work from which the surveyor can accurately produce a bid for the survey. -
Handling home information packs (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
The Localism Act 2011 abolished home information packs by repealing Part 5 of the Housing Act 2004 (home information packs).
This guidance note was developed by a partnership including Asset Skills, the Association of Home Information Pack Providers (AHIPP), the National Association of Estate Agents (NAEA) and RICS. The recommendations were developed to reflect best practice and were not mandatory for either RICS or NAEA Members. -
Party wall legislation and procedure
Published July 2019
Effective from 1 October 2019
Reissued May 2023
This standard provides guidance for RICS members who accept instructions for which the Party Wall etc. Act 1996 (the Act) may be relevant. It also describes the circumstances in which the Act will apply, as well as the procedures to be followed where it does.
The new 7th edition, which is effective from 1 December 2019, contains an in-depth and important section on professional conduct. While a party wall surveyor is minimally required to act only in accordance with their statutory obligations, an RICS member is expected to meet RICS expectations of professional and ethical behaviour commensurate with their membership, alongside their duty to conform to the Act.
The appendices contain various draft letters and draft notices and a revised and updated suggested draft award. -
The making of planning applications (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
Any questions relating to its status and application should be addressed to the relevant RICS Professional Group. -
Practice management guidelines (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
The Practice management guidelines, 3rd edition was aimed at small to medium practices and intended to assist in the day-to-day running of the business. -
Project monitoring
Published March 2007
Effective from March 2007
Project monitoring is distinct from both project management and construction monitoring, and can be defined as: 'protecting the client's interests by identifying and advising on the risks associated with acquiring an interest in a development that is not under the client's direct control.'
This guidance note considers the typical things that a project monitor will advise upon, including:
- land and property acquisition matters
- statutory consents; competency of the developer, its team and any proposed project management systems
- financial appraisals
- development, finance, consultancy and construction agreements
- construction costs and programmes and
- design and construction quality. -
Surveyors' construction handbook: value engineering (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
Any questions relating to its status and application should be addressed to the RICS QS and construction professional group. -
Surveyors' construction handbook: the management of risk (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
Any questions relating to its status and application should be addressed to the RICS QS and construction professional group. -
Service charges in commercial property
Published September 2018
Effective from April 2019
Reissued September 2023
This professional standard sets a marker for the standards of management required in commercial property and provides mandatory obligations that RICS members and regulated firms engaged in this area must comply with. It has been endorsed by property bodies representing all sides of the property industry and widely acknowledged as a significant step forward for the property industry.
This document is effective from 1 April 2019.
The aims and objectives of this professional standard are to:
- improve general standards and promote best practice, uniformity, fairness and transparency in the management and administration of services charges in commercial property
- ensure timely issue of budgets and year-end certificates
- reduce the causes of disputes and to provide guidance on resolution and
- provide guidance to solicitors, their clients (whether owners or occupiers) and managers of service charges in the negotiation, drafting, interpretation and operation of leases, in accordance with best practice.
Although this document is a first edition professional standard, it supersedes the previous three editions published as codes of practice from 1 April 2019.
This document was reissued in September 2023 as a professional standard. It had previously been published in September 2018 as a professional statement. No material changes have been made to the document. -
Stock condition surveys (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
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Surveyors acting as expert witnesses
Published April 2014
Effective from 2 July 2014
Reissued February 2023
Surveyors acting as expert witnesses, 4th edition, applies to surveyors when providing expert evidence, whether oral or written, before a range of courts and tribunals in the UK,
The practice statement sets out the mandatory duties of a surveyor in providing evidence, while the guidance note provides further information on good practice, including: the need for clear instructions and terms of engagement; fees; guidance on what to do in situations of conflict of interest; an outline of the written report format; clarification of the differences between the roles of expert witness and advocate; and the immunity of the expert witness.
A stand-alone electronic version of this practice statement (without the guidance note) is also available for potential use with clients in connection with the particular requirement of PS 3.3.
This document was amended in February 2023 to remove wording from PS10 and GN19 which could be read as prohibiting expert witnesses from taking instructions from solicitors who are engaged on a conditional fee, even if the expert is instructed on an unconditional fee basis. This was not the intention of RICS and has therefore been amended for clarity. -
Measured surveys of land, buildings and utilities
Published November 2014
Effective from 8 December 2014
Reissued April 2024
This professional standard is designed for use by land, engineering and measured building surveyors who are acting in an advisory capacity and by survey knowledgeable clients who specify their own surveys.
This third edition supersedes the second edition. One of the primary changes from the second edition is the use of survey accuracy band, which takes into consideration client requirements for scale independent metadata and digital data handling environments.
This professional standard covers:
- project information
- survey accuracy, control, coordinate grid and datum
- topographic surveys
- measured building surveys
- underground utility surveys
- monitoring and deformation and
- deliverables. -
Mundic problem
Provides guidance for surveyors and other professionals likely to encounter cases of mundic in the south west of England. It outlines a rationale for the classification of samples to help lenders distinguish between those properties accepted as mortgageable and those that are not. It also details developments in the testing of concrete samples for evidence of mundic.
This third edition of the guidance replaces the second edition with effect from 1 January 2016. Please note this version is a reissue of the guidance note first published in March 2015. The main focus of the changes relate to suggested sampling options contained in Annex B3. -
RICS HomeBuyer Service
RICS HomeBuyer Report 2011 practice note Scotland was published in December 2011 and is still in effect.
Previous editions have been archived and are available on isurv for information purposes only. -
Waste management – a guide to landfill (ARCHIVE)
This document has been archived and is available on isurv for information purposes only.
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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. -
EDM calibration (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This document was prepared by RICS with the aim of providing professional surveyors with background information and guidelines as to acceptable procedures for calibration and testing of electromagnetic distance measurement (EDM) instruments. -
Money laundering guidance (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
The RICS guidance was replaced by the HMRC guidance on the Regulations and RICS will not update this guidance further.
Go to: www.gov.uk/money-laundering-regulations-introduction
This guidance provided a general introduction to preventing money laundering, terrorist finance, bribery, and financial sanctions. It was co-authored by the National Federation of Property Professionals, Royal Institution of Chartered Surveyors, Association of Relocation Professionals, and the Association of Residential Managing Agents. It explained how to interpret and implement anti-money laundering requirements in practice. -
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. -
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. -
Sinking funds, reserve funds and depreciation charges (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
Sinking funds, reserve funds and depreciation charges are all ways of making financial provision for future repairs or replacements.
This 2nd edition information paper is in three sections. The first section addresses matters that owners, occupiers, managers and drafting solicitors might like to consider. The second section provides further information in support of the RICS Code of Practice, Service charges in commercial property (‘the Code’). The third section (see appendix A) sets out suggested service charge lease provisions that have been specifically designed to comply with the principles and provisions of the Code. -
Service charges and tenant alterations (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
The fair and equitable apportionment of the costs incurred by a landlord in dealing with common parts, works and services is often relatively straightforward. The most common and simplest method of apportionment is based on floor area, i.e. the proportion the tenant bears is the ratio that the floor area of the premises bears to the aggregate floor area of the whole building or scheme.
However, where a tenant carries out alterations to premises which increases (or decreases) the floor area of the premises (e.g. the installation or removal of a mezzanine floor within the tenant's demise) issues can arise as to the extent to which the tenant's proportion of the landlord's service charge should be increased or decreased, and the potential impact upon the proportion of the service charge payable by other tenants. -
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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Renewable energy (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
Commissioned by the rural professional group and published by RICS in April 2009, this information paper was an update and upgrade of the Renewables briefing paper originally published in 2007. It was designed to meet the immediate needs of non-specialist surveyors in the UK who do not have detailed knowledge of renewable energy issues and to act as a resource guide for those seeking to make a basic assessment of the options for farmers and householders, and not as a comprehensive guide to renewable energy. -
Building maintenance: strategy, planning and procurement (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This guidance note deals with the strategic and procedural matters that need to be considered when carrying out such building maintenance works. -
Sustainability and the RICS property lifecycle (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
The chartered surveying profession has long had a role and reputation as being the custodian of the built and natural environment. With a body of knowledge and expertise built up over many years, RICS members are at the core of decision-making on the built and natural environment.
RICS recognises that sustainability should be considered throughout the property lifecycle. The interrelationships of the five phases in the property lifecycle - greenfield and estate management, planning and procurement, new construction, occupation and use (including refurbishment and alterations), demolition and remediation - are critical to achieving sustainability for the property profession.
This document details how sustainability can be embedded into the RICS property lifecycle and provides a resource for engaging our members in sustainability in promoting a positive contribution to our pursuit of sustainable land, property and construction.
This guidance note primarily examines the sustainability interventions and opportunities property professionals can put forward during the design and construction of a building project.
It also forms a starting point for further guidance aimed at the RICS property lifecycle stages. -
Risk checklist on conservation projects
Historic buildings are more vulnerable and at risk during building works than at any other time in their lifecycle. Failed objectives on a project put not only a client's financial position but also the significance and integrity of a historical building at risk.
This checklist can be used to identify the perceived sources of risks on conservation construction projects.
Note: When reviewing the list it is important to consider probability and not impact. -
Boundaries: procedures for boundary identification, demarcation and dispute resolution
Published February 2021
Effective from 1 May 2021
Reissued October 2022
Disputes about boundaries, and related neighbour disputes, are never far from the news and have been increasing steadily during the COVID-19 period in England and Wales. Boundary disputes can be costly, traumatic and time-consuming for all concerned; they can end up in expensive legal cases, leave a lingering mistrust and ill-feeling between neighbours, result in delayed development and additional costs, and cause confusion between professionals. They never fail to light up the letter pages of the tabloids, and the constituency postbags of MPs.
It is critical that RICS members, and other professionals working within this sector, are up to date with the latest best practice advice and guidance. This new 4th edition encompasses all that was best from the seminal 3rd edition, with a new emphasis on mediation, and has been reformatted and edited to include several new and expanded sections.
This document was reissued in October 2022 as a professional standard. It had previously been published in February 2021 as a guidance note. The regulatory requirements remain the same and no material changes have been made to the document. -
Apportionment of service charges in mixed-use developments (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This information paper was written to address new developments where the service charge apportionment strategy can be constructed simultaneously with the lease documentation. The principles it sets out can be used when considering revising the Apportionment of existing developments where the existing leases do not allow for apportionment to be amended. But consequent complications must be taken into account.
Whatever the circumstances the resultant apportionment strategy must be clearly and transparently set out. It must enable all parties to understand the basis of apportionment and allow for future modifications in the event that circumstances change making a revised apportionment strategy necessary. -
Historic building conservation (ARCHIVED)
Published September 2009
Effective from 1 October 2009
Archived April 2024
This document has been archived and is available on isurv for information purposes only.
This guidance note should be used by any RICS member practising or working on old and traditionally constructed building or structures. One in five buildings in the UK date from before 1914, meaning that surveyors of all disciplines are likely to encounter such buildings at some stage in their career.
General guidance does not cover all situations and the practitioner's skill will lie in tailoring his or her knowledge to suit each case. The diverse nature of historic buildings and the owner and user's interests in them means that surveyors working in this field, however briefly, require a rounded understanding of the whole subject before any truly successful solution can be identified. The section on the philosophy of historic building conservation is intended to help equip the competent surveyor to balance apparently conflicting demands in the best interests of owners and the wider community. -
What is the impact of flooding on property values? (RICS)
Published June 2009
This research indicates that flooding has only a temporary impact on property values, and after three years prices had returned to their normal market level. While flood events in low risk areas had no impact on property prices, being designated at high risk of flooding also has had no effect on property values in areas with no flood events. -
Can building codes deliver energy efficiency? (RICS)
Published June 2008
The intention of this report from the Building Research Establishment (BRE) to RICS is to initiate debate on some of those areas of building control that need development and reinforcement.
This report critically reviews the way in which building regulations in selected countries around the world can contribute to achieving energy efficiency. -
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). -
Rights of light
3rd edition
Published March 2024
Effective from 1 June 2024
2nd edition
Published March 2016
Effective from 1 July 2016 - 31 May 2024
Produced by a cross-professional group specialist panel of associate and chartered surveyors, this guidance deals with easements known as rights of light and outlines current best practice for surveyors in this field.
A right of light as an easement requires various factors to be in in order to create or trigger the formation of the legal right. Due to the legal nature of rights of light, practitioners often work closely with specialist legal advisers.
Members should avoid exceeding the extent of their competence in reporting on legal rather than technical issues. -
Ethical issues in surveying firms - CEM report (RICS)
Published August 2010
This new research report explores the extent to which differences in approach to ethical issues exist between small and large firms. Engaging with the profession, this research will enable discussion and widen the debate about ethical practices and behaviour right across the surveying profession. -
Right of light dispute checklist
Suggested checklist of documents relevant to a rights of light dispute, and where they can be obtained. Covers client's property, neighbour's property, and items that apply to both.
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The validity of daylight calculations in rights to light cases (RICS)
The aim of this research was to discover whether it would be possible to justify an alternative measure of daylight sufficiency that would satisfy the requirement of a court and also be capable of being used in negotiations of compensation.
By testing the validity of the original research, which has underpinned the current methods without question since 1923 and comparing this with alternative methods of measurement, a new standard was developed which more accurately represents the value of daylight in a room. Further research, experimentation and testing confirmed the levels of illuminance required for sufficiency. -
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. -
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. -
Managing organisational change (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
These papers are aimed at surveyors who are assisting clients with organisational change or are re-organising their own professional practice. -
An overview and comparison of dispute resolution processes in the UK (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
There are many different dispute resolution processes in the UK, the idea being that all of them strive to meet these aims in different ways. However, 'one size does not fit all', and selecting the wrong process can result in the opposite outcome; an unacceptable result in the longest possible time, with the greatest possible expense and maximum stress on the participants. The purpose of this paper is therefore to give an accurate, non-legalistic and user-friendly overview of the main dispute resolution processes available to the property, land and built environment sectors in the UK. This should assist users in selecting the most suitable dispute resolution process for their particular dispute. -
Surveying safely
Published November 2018
Effective from February 2019
Reissued July 2023
Appropriate management of health and safety is a requirement for all RICS-regulated firms and RICS members, including property-related businesses. The requirement for such management has been put in place in many countries across the globe and across industry sectors and governmental organisations in order to protect individuals from harm.
This professional standard sets out basic, good practice principles for the management of health and safety for RICS-regulated firms and RICS members. It sets out principles for those engaged in the built environment as property professionals and includes health and safety responsibilities:
• at a corporate level (whether the RICS-regulated firm is large or small) and
• at the level of the individual RICS member.
It covers property-related businesses and identifies the moral, ethical and practical issues that confront RICS-regulated firms and RICS members everywhere, in all the work that they undertake.
This document came into effect on 1 February 2019.
This document was reissued in July 2023 as a professional standard. It had previously been published in November 2018 as a guidance note. The regulatory requirements remain the same and no material changes have been made to the document. -
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 -
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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Conflicts of interest for members acting as dispute resolvers (UK)
Published November 2020
Effective from 1 February 2021
Reissued October 2022
This professional standard covers the appointment of surveyors as arbitrators, independent experts, mediators, adjudicators, and other dispute resolvers.
Surveyors may be appointed as dispute resolvers either by private agreement between the parties in dispute, or via RICS or other formal appointing parties, such as the Law Society or the Chartered Institute of Arbitrators (CIArb).
The aim of this second edition professional standard is to provide advice on dealing with possible conflicts of interest for surveyors who are appointed to resolve disputes. It also helps all parties involved in a dispute to understand the main principles and considerations, and to be aware of when an involvement may develop into a conflict of interest.
This document was reissued in October 2022 as a professional standard. It had previously been published in November 2020 as a guidance note. The regulatory requirements remain the same and no material changes have been made to the document. -
Ethics in UK real estate practices (RICS)
Published July 2010
This research investigates professional ethics in small and large surveying practices. -
Improving early cost advice for mechanical and electrical services (RICS)
Published December 2000
This paper addresses the problem of poor communication between clients and building professionals, leading to misinterpretation of mechanical and electrical (M&E) services requirements and inaccurate cost estimates. -
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 -
TUPE: information for property managers (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
TUPE stands for The Transfer of Undertakings (Protection of Employment) Regulations 2006. New regulations to update TUPE 2006 came into force on 31 January 2014 under The Collective Redundancies and Transfer of Undertakings (Protection of Employment) (Amendment) Regulations 2014.
The purpose of TUPE is to provide employment protection on the transfer of a business from one individual to another or a change in responsibility for a contracted out service. In applying it, employment tribunals generally adopt what they call a ‘purposive’ approach, which effectively means they interpret TUPE to protect employees in line with the social objectives of the European ARD. -
Managing communications (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This 1st edition information paper examines communications in an industry context, covering how clear, consistent communication via different media enables stakeholders to play their part in delivering a successful project. -
Sustainability: improving performance in existing buildings (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
Clients are increasingly striving to achieve the standards set for sustainability in new buildings when commissioning works to improve the sustainability of existing buildings, despite both the technical and economic constraints presented.
Sustainable buildings are resource-efficient throughout that building's life-cycle: from location, design, construction, operation, maintenance, renovation, and demolition, and aim to complement the classical building design concerns of economy, utility, durability, and comfort. -
Strategic facilities management (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This guidance note applies globally. It provides practitioners with operational pointers to best practice in the management of facilities, while exploring the depth of the facilities management discipline and the advantages to organisations which position the facilities role appropriately within their corporate structures.
It supersedes a previous guidance note: The strategic role of facilities management in business performance, 2nd edition. -
Dilapidations (Hong Kong) (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This publication is an adaptation of the RICS guidance note: Dilapidations, 6th edition (England and Wales), providing guidance to RICS members operating in Hong Kong.
It is intended to: adapt UK best practices for RICS members in Hong Kong dealing with dilapidations in leased premises, particularly dilapidation claims, forfeiture and break clauses in the lease/tenancy, and dispute settlement; and introduce a Schedule of Dilapidation (SD) Scheme to deal with dilapidations in Hong Kong. -
Technical due diligence of commercial, industrial and residential property in Continental Europe (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
Technical due diligence reports, which detail the physical condition of a property, are increasingly in demand throughout continental Europe, as financial institutions, investors and owner-occupiers look ever more closely at the risks of buying and selling property. -
BIM for beginners
The built environment sector is full of debate about BIM. In these times it is crucial to be clear on the current and future state of BIM.
This document is based on key points from the RICS guidance note 'International BIM implementation guide'. It gives a brief introduction to BIM for those who have yet to work with it. It looks at:
- what BIM is
- the technology behind BIM
- how BIM is used in project delivery and
- the implications of BIM on organisations. -
RICS property measurement
Published January 2018
Effective from 1 May 2018
RICS property measurement comprises the following two elements:
1. Professional statement: property measurement
a) Application of this professional statement
b) Technical definitions
c) IPMS: Office Buildings, as applied under the professional statement
d) IPMS: Residential Buildings as applied under the professional statement (applies to office measurements and residential measurements only – download these below).
2. RICS IPMS data standard
This document reflects the IPMS standards (IPMS: Office Buildings and IPMS: Residential) and will be updated over time to comply with other IPMS standards, including industrial, retail and mixed use, as they are published.
For all building classes except offices and residential buildings, the bases of measurement contained within the Code of measuring practice, 6th edition (COMP) may still apply though the application of this professional statement applies to all building classes. The COMP was effective globally from 18 May 2015, though early adoption of IPMS is recommended on publication of the new standards.
Software developers and those requiring the use of structured data are advised to follow the schemas as defined, and those wishing to pursue RICS software certification must demonstrate compliance with this data standard. This data standard is an XML schema and is available to download.
A user guide to the standard, intended for implementers, is available for download. For more information please email datastandards@rics.org. -
Surveyors acting as expert witnesses in Scotland
Published August 2015
Effective from 6 November 2015
This 1st edition of Surveyors acting as expert witnesses in Scotland applies to surveyors when providing expert evidence, whether oral or written, before a range of courts and tribunals in Scotland.
This document:
- explains the need for clear instructions and terms of engagement
- gives guidance on what to do in situations of conflict of interest
- outlines the written report format
- clarifies the differences between the roles of expert and advocate
- helps remove pressure upon experts to support their clients’ cases irrespective of their honest professional opinion.
This practice statement is also published in the form of an accompanying client guide, a copy of which can be supplied by the expert witness to the prospective client. This guide may be provided without copyright permission; however, the expert witness must make clear to the prospective client that his/her copy is for his/her use only, and that any reproduction of the guide for the use of a third party would breach RICS copyright, as specified in PS 3.4(b).
The foreword by Lord Doherty that accompanies this guidance note was amended in February 2016 in order to cite updated case law from the United Kingdom Supreme Court. -
BIM for building surveyors (ARCHIVED)
Published August 2016
Effective from 1 November 2016
Archived June 2018
This document has been archived and is available on isurv for information purposes only.
Provides an accessible introduction to level 2 BIM, highlighting the important implications and considerations for building surveyors.
This guidance is written in the context of the government mandate for the adoption of level 2 BIM that came into force on 4 April 2016 and addresses:
- industry drivers for level 2 BIM
- level 2 BIM in an organisation context
- level 2 BIM for project delivery. -
Archaeology and historic buildings (ARCHIVED)
This document has been archived and is available on isurv for information purposes only.
This information paper outlined legislation and guidance relating to archaeology and historic buildings that has particular significance to mineral surveyors. -
Conflicts of interest – global
Published March 2017
Effective from 1 January 2018
Reissued July 2023
The global professional standard on conflicts of interest provides clear rules for RICS members and regulated firms to identify and manage potential conflicts of interest.
Effective identification and management of conflicts of interest is an essential component of professionalism. The professional standard provides confidence to clients and consumers that RICS members and regulated firms are operating to the highest ethical standards.
Following extensive industry consultation and feedback, RICS developed this professional standard to provide clarification on:
- competing bidders
- effective date/transition
- conflicts arising during professional assignments
- passing confidential information to insurers and legal advisers.
The conflicts of interest professional standard, which supports the RICS Rules of Conduct, places an overarching mandatory requirement on all RICS members and regulated firms and specifies RICS’ expectations of how compliance with the Rules of Conduct should be achieved.
This document was reissued in July 2023 as a professional standard. It had previously been published in March 2017 as a guidance note. No material changes have been made to the document. -
Surveying assets in the built environment
Published March 2017
Effective from 1 April 2017
This guidance note provides a professional practitioner or individual commissioned to undertake a survey with outlined guidance on fulfilling elements of a client's brief, along with unique aspects arising from the myriad of asset type and their usages.
- Client brief
- Survey content
- Asset types
- Pre-site survey preparation
- Survey and data collection -
Conflicts of interest: UK commercial property market investment agency
Published May 2017
Effective from 1 January 2018
Reissued July 2023
This professional standard provides RICS members and RICS regulated firms with mandatory requirements when acting on the open market sale or acquisition of a commercial investment real estate opportunity in the UK in order to avoid conflicts of interest prejudicial to their clients’ best interests.
It covers:
- dual agency, including related firms
- multiple introductions and
- incremental advice.
This document was reissued in July 2023 as a professional standard. It had previously been published in May 2017 as a professional statement. No material changes have been made to the document.
See also RICS' global professional standard 'Conflicts of interest' at: www.isurv.com/downloads/download/2140/conflicts_of_interest_–_global -
Flood risk mitigation and commercial property advice: an international comparison (RICS)
Published March 2017
Commentators have increasingly raised concern over the impact of flood risk on commercial property insurability, maintenance and recovery, property utility and, ultimately, property value. -
Make good guide
Published: October 2023
This document has been written for property professionals involved in make-good works in Australia (known as dilapidations in the UK). It deals primarily with commercial and industrial premises and provides advice to lessors and lessees regarding their legal obligations to repair, decorate or reinstate leased premises.
Make Good, when done badly, can be contentious, lengthy, costly affairs which can lead to disputes and even court action. Written by experienced RICS practitioners and Australian-based property lawyers, the document aims to establish and promote a transparent, professional process which begins at lease commencement and provides clear guidance to both landlords and tenants on the laws and processes; what to look for and how and when to act.
The document deals with every stage of involvement in the make-good process, including:
taking instructions and clarifying terms of engagement
determining the different types of schedule and when they might be served
understanding the different roles in which the property professional might be required to act
preparing the layout and content of a schedule of make good
quantifying the claim and preparing an assessment of costs, and
providing advice regarding the preferred timetable for serving of notices and ongoing dialogue, responses and meetings.
Sample checklists and schedule templates have been provided in the appendices, including a Recommended form of the Scott schedule (Appendix E) which can be downloaded as a Word document. -
Cities, health and well-being
Published: June 2018
The urban environment has long been recognised as a crucial to human health, but the last few years have seen a marked growth in the health and well-being agenda. This insight paper recognises the major contribution property professionals can make in establishing healthy, liveable places for all. -
Big data, smart cities, intelligent buildings - surveying in a digital world
This insight paper considers the potential disruptive impact of big data and digital technologies on traditional surveying practice. Some of our professionals are directly engaged with the area on a day-to-day basis as data generators. Their industries have always had a strong technical basis and have been closely involved in the sector’s technological developments. Others rely on large databases and big data as users of other people’s content, and so approach this world from a different perspective. Some professionals may seem to be less directly impacted, nevertheless their sectors are steadily being transformed, even as their private practice appears to remain the same.
It is fair to say that no part of surveying practice will remain untouched by the impact of big data and digital technologies. This will be either through proactive adoption of new digitally based approaches to our work; being led by client demand to deliver these services; or being forced
by digitally enabled competition from existing providers and new entrants. -
Surveyors advising in respect of the Electronic Communications Code
Published November 2019
Effective from 14 November 2019
The electronic communications sector has witnessed dramatic evolution both in terms of the development of new technologies and the demand for services. This has resulted in a profound shift in the way digital electronic communications are deployed, accessed and used. The government acknowledged this by enacting the Electronic Communications Code at the end of 2017, as part of the Digital Economy Act 2017, to facilitate the delivery and maintenance of high quality digital electronic communications infrastructure and to accommodate future technological development. The Code regulates the relationship between electronic communications network operators, infrastructure providers and site providers throughout the UK and provides a statutory framework for establishing agreements to place, operate and maintain electronic communications apparatus on land and property.
The government’s objective is to achieve the right balance of interests between site providers, electronic communications providers and, most importantly, the public interest in access to a choice of high-quality electronic communications services, and a competitive and sustainable digital communications infrastructure.
The aim of this guidance note is to highlight the main factors that may influence or impact the variety of roles a surveyor may be called on to perform within this environment. Given the dynamic nature of the industry, it is not intended to provide an exhaustive body of guidance but to identify the main issues likely to arise. This ground-breaking guidance note will also provide a framework that surveyors can refer to when advising their clients in relation to electronic communications networks and installations that fall under the scope of the Electronic Communications Code. -
Home survey standard
Published November 2019
Effective from 1 March 2021
Reissued April 2024
As part of our commitment to promoting and enforcing the highest standards in the residential sector, the RICS Home survey standard will become the best practice benchmark – enabling adoptees to demonstrate consistency, deliver the highest quality of service, meet evolving consumer needs and also contribute to delivering trust in the home survey market across the UK. It brings together the views of RICS professionals, cross-industry stakeholders and consumers.
In April 2019, RICS launched an industry and consumer consultation following an extensive review of existing guidance, which identified the need for a professional standard with a set of mandatory requirements for RICS members and regulated firms.
The resulting RICS Home survey standard is a fit-for-purpose standard for RICS members and regulated firms and delivers to current market needs. It is designed to significantly increase consistency, transparency and competency across all residential surveying in the UK and will be the single standard for condition-based home surveys. The concise mandatory requirements establish ‘benchmarks’ around which firms can design and deliver services that not only meet their clients’ needs but that the public can recognise and trust.
The purpose of this professional standard is to:
• establish a clear framework that sets minimum expectations – this is to protect and maintain consistent and high-quality standards in residential property survey services that RICS members and regulated firms provide
• provide mandatory requirements for RICS members and regulated firms in the UK who deliver any level of residential property survey
• replace and harmonise previous RICS publications relating to residential surveys.
In addition to the document, RICS will be developing supporting tools and materials over the coming months for members and firms delivering condition-based survey services to clients. -
Technical due diligence of commercial property
Published January 2020
Effective from 1 April 2020
Reissued April 2023
The purpose of this standard is to ensure that all technical due diligence (TDD) reports are consistent around the globe, while bringing clarity for a prospective purchaser, occupier or financier about any risks associated with a property transaction from a technical perspective.
Under previous guidance, RICS members or firms have always been required to undertake an impartial and professional assessment of a property and provide a professional opinion of the condition, highlighting any deficiencies that could have an impact on the building or its occupants.
However, the standard recognises that chartered surveyors often take the lead in the TDD process, liaising directly with specialist subconsultants and coordinating multidisciplinary inspections. All future reports are expected to assess every element of the building methodically, providing thorough recommendations and making accountability clear.
Alongside this, the standard aims to ensure that chartered surveyors produce a more useful document for any buyer, seller or invested party, reflecting the complexity of the TDD process in modern built assets.
The standard reinforces guidance about health and safety and fire safety; all members or firms should clearly stipulate any defects that require ‘immediate’ action, or foreseeable defects that could pose a danger. If any such defects are listed, the appropriate person – for example, the building owner or facilities manager – should be contacted as soon as reasonably possible to allow appropriate action to be taken.
A ‘traffic light’ risk rating is also included in the standard, highlighting to clients the areas that require appropriate action in order of importance.
This document was reissued in April 2023 as a professional standard. It had previously been published in January 2020 as a guidance note. No material changes have been made to the document. -
Beyond COVID-19: Reopening of commercial buildings
This document has global applicability and is designed to give support and advice on the preparations and considerations for the reopening of commercial buildings once pandemic lockdown restrictions are lifted.
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Beyond COVID-19: Inspections and visits for non-domestic properties
Recommendations on inspections and visits for non-domestic properties during COVID-19 in England.
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Cost prediction
Published November 2020
Effective from 1 July 2021
This 1st edition professional statement provides an overview of global best practice in cost prediction and the implementation of International Construction Measurement Standards (ICMS) for cost management professionals.
Different markets and construction sectors undertake cost prediction in different ways. Eliciting the key principles from these various approaches, the document sets out mandatory requirements which RICS professionals and RICS-regulated firms must follow when producing a cost prediction report for a client or senior management. -
Developing a global standard for fire reporting
Published December 2020
Reissued July 2023
Fire is a universal risk, impacting all societies, economies and geographies. The costs to people, property, business and the environment are enormous. However, the ways in which data on fire incidents, fatalities, injuries, impacts and costs are collected, recorded and estimated vary greatly across countries, organisations and sectors. This undermines decision-making, resource application and the effective management of the risks of fire.
A lack of consistent data makes it difficult to compare substantial factors, complicating the development of effective mitigation strategies at all levels - from government policies, to business or portfolio risk management approaches and occupant or tenant individual risk management decisions on furnishings, appliances, behaviours and more.
It is a crucial issue to address as we act in the public interest to help build safer and better places to live and work.
Improved data on the causes and impacts of fire will enable a better understanding of the types of communities, buildings and infrastructure where fire safety can be significantly improved through application of risk mitigation standards, guidelines and regulation.
This practice information:
- provides an overview of the scale of the impact of fire loss globally
- discusses challenges in data collection and data comparison
- sets out what data should be collected and
- proposes a global standard for fire reporting to improve approaches to tackling fire and its impacts.
This document was reissued in July 2023 as practice information. It had previously been published in December 2020 as an insight paper. No material changes have been made to the document. -
Valuation of properties in multi-storey, multi-occupancy residential buildings with cladding
Published March 2021
Effective from 5 April 2021
This document is intended to help valuers undertaking valuations for secured lending purposes on domestic residential blocks of flats in the UK only, but may also be useful when undertaking valuations of such properties for other purposes. -
Insights into real estate registration and cadastre
Published 1 November 2021
Reissued October 2022
Effective land administration and real estate registration is a key governance, social justice and economic requisite for any developed or developing country. It forms the basis of any functioning land and property market and, when ineffective (or non-existent), is the source of almost insurmountable problems, including a lack of land and property taxation revenue, non-functioning land/property markets, insecure tenure (and all that entails, including the inability to issue mortgages or invest), decreased public health intervention, lower infrastructure development, increased conflicts and disputes, and much more besides.
So how does a nation move towards a functioning real estate and cadastral system that benefits the public and enables economic development? After all, over 70% of global land and property is unregistered – putting a brake on any hope of economic and social development in many nations.
This practice information focuses less on the academic and more on the practical and technical needs of any land initiative, from tech innovation to governance and capacity-building and the role of licensed surveyors. The expert authors draw on their own professional experience during decades of working at the sharp end of land administration and registration practice in numerous countries.
This document was reissued in October 2022 as practice information. It had previously been published in November 2021 as an insight paper entitled Real estate registration and cadastre. No material changes have been made to the document. -
RICS Forms of Consultant's Appointment (England and Wales)
Published May 2022
RICS has published a new edition of the RICS Forms of Consultant’s Appointment.
RICS members and others involved in the appointment of surveyors are encouraged to use these Forms for a wide variety of different disciplines within the construction process and related fields.
The Appointment Forms are published in three separate versions: Standard, Short and Short Designated, with explanatory notes provided on how the Forms and Scope documents are to be used.
Versions for Northern Ireland and Scotland have also been published. -
RICS Forms of Consultant's Appointment (Northern Ireland)
Published May 2022
RICS has published a new edition of the RICS Forms of Consultant’s Appointment.
RICS members and others involved in the appointment of surveyors are encouraged to use these Forms for a wide variety of different disciplines within the construction process and related fields.
The Appointment Forms are published in three separate versions: Standard, Short and Short Designated, with explanatory notes provided on how the Forms and Scope documents are to be used.
Versions for England and Wales and Scotland have also been published. -
RICS Forms of Consultant's Appointment (Scotland)
Published May 2022
RICS has published a new edition of the RICS Forms of Consultant’s Appointment.
RICS members and others involved in the appointment of surveyors are encouraged to use these Forms for a wide variety of different disciplines within the construction process and related fields.
The Appointment Forms are published in three separate versions: Standard, Short and Short Designated, with explanatory notes provided on how the Forms and Scope documents are to be used.
Versions for England and Wales and Northern Ireland have also been published. -
RICS Forms of Consultant's Appointment (Scotland) (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 -
Planned preventative maintenance
Published January 2022
Effective from 1 April 2022
Reissued October 2022
This professional standard has global application to commercial and residential property. It sets out the general principles that should be adopted when undertaking a planned preventative maintenance (PPM) survey and report for built assets, and provides RICS members, regulated firms and their clients with a source of best practice.
It focuses on PPM reports for built assets (the type a building surveyor would undertake), rather than the type of planned maintenance reports for MEPF asset/component replacement that might be carried out by an MEPF engineer or facilities manager.
PPM surveying has become a core service provided by chartered building surveyors. It is key to helping clients understand the current condition of their real estate assets, which enables them to plan the necessary investment to ensure each element of the building performs as intended. Although the term PPM refers to ‘preventative’ maintenance, it should be acknowledged that maintenance is not always preventative. This standard concerns all aspects of planned maintenance.
Key topics include:
- client instruction, expectations and requirements
- survey preparation, including competence, information gathering, equipment, health and safety and third-party consultants
- conducting the inspection, including recording data, access and building elements
- legal and technical, including health and safety, fire engineering and accessibility, and
- producing a report, including the PPM schedule, report contents and cost data.
The standard also includes a PPM services checklist which is provided as a separate download.
This document was reissued in October 2022 as a professional standard. It had previously been published in January 2022 as a guidance note. The regulatory requirements remain the same and no material changes have been made to the document. -
Valuation approach for properties in multi-storey, multi-occupancy residential buildings with cladding
Published 15 December 2023
Effective from 1 January 2024
This document is intended to help valuers undertaking valuations for secured lending purposes on domestic residential flats, within residential blocks of 5 or more storeys or 11 metres or more tall. In accordance with the remediation schemes and qualifying lease protections, applicable to England only and those remediation schemes applicable to Wales only as set out by the respective governments. This approach will be updated to reflect remediation arrangements and schemes in Scotland and Northern Ireland once published. -
The Single Survey Property Inspection Technical Guidance for the completing of Single Surveys
Published 1 December 2008
The purpose of these Inspection and Reporting Requirements is to assist chartered surveyors to produce Single Survey Reports in accordance with the requirements of the Housing (Scotland) Act 2006 and the Housing (Scotland) Act 2006 (Prescribed Document) Regulations 2008. -
Residential retrofit standard
Published 19 March 2024
Effective from 31 October 2024
RICS’ first residential retrofit standard has been created in response to growing demand for retrofit services. It ensures that consumers carrying out retrofit upgrades to a residential property receive advice from skilled, regulated professionals, and protects the public interest by upholding high standards in a growing market.
This UK professional standard sets out a series of concise mandatory and recommended requirements and is effective from 31 October 2024, establishing benchmarks that guide RICS members in delivering residential retrofit services tailored to their clients' evolving needs.
The implementation of this standard represents an opportunity for RICS residential property surveyors to both upskill and embrace sustainable working practices in response to the growing demand. According to UK government statistics, residential retrofits need to increase to a rate of 500,000 per year by 2025, and one million per year by 2030 to meet the decarbonisation target. Hence, there is a market need for a standard that facilitates reliability and consistency and provides a foundation for professional indemnity.