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MARCH 2017


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MAGAout with S MAGA intention “Employees might notDUSset the Z Z DU to join a corrupt organisation, but over time they find themselves in a situation where they don’t have a choice”



06 DIFFERENCE OF OPINION Would introducing quotas encourage more women to take a job in construction? We hear two points of view 07-09 NEWS IN BRIEF Industry news, advice and information for RICS members 08 THINKING: NICHOLAS WATSON MRICS Rural surveyors have much to gain from Brexit’s impact on the economic landscape 11 PRESIDENT’S COLUMN Amanda Clack FRICS considers our changing relationship with cities through different stages of their evolution




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14 COVER STORY Does corporate culture breed unethical behaviour, or are we our own worst enemy?

34-35 CAREERS Spotting potential in your interviewees; Arcadis Indonesia’s Natalia Pujiyanti MRICS

22 THE NEVER-ENDING STORY How the circular economy can revolutionise the wasteful construction cycle

36 BUSINESS Do you really need to work in an office?

26 THEY’VE STARTED SO YOU’LL FINISH After many false starts, is the UK finally waking up to the potential of custom-build? 30 CANADA’S GOLDEN GOOSE Vancouver attempts to cool down its overheating housing market 32 SYDNEY’S NEWEST DARLING The city’s new International Convention Centre makes an exhibition of itself

37 LEGAL 101 Lock down your company’s data protection 39 PROFESSIONAL DEVELOPMENT How to prepare a successful tender 41 SURVEYED The latest products for professionals 58 MIND MAP Cushman & Wakefield’s Alex Spilger on the WELL Building Standard PLUS 42 Benefits 43 Events

44 Obituaries + Conduct 47 Recruitment

Views expressed in Modus are those of the named author and are not necessarily those of RICS or the publisher. The contents of this magazine are fully protected by copyright and may not be reproduced in any form without the prior permission of the publisher. All information correct at time of going to press. All rights reserved. The publisher cannot accept liability for errors or omissions. RICS does not accept responsibility for loss, injury or damage or costs that result from, or are connected in any way to, the use of products or services advertised. All editions of Modus are printed on paper sourced from sustainable, properly managed forests. This magazine can be recycled for use in newspapers and packaging. Please dispose of it at your local collection point. The polywrap is made from biodegradable material and can be recycled.

M A RCH 2017_MODUS 03

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Do you have a comment about this issue of Modus? Email, or tweet us using #RICSmodus COMING UP SHORT Sir, After picking up a recent edition of Modus, I was shocked to discover that reading an issue qualifies for one hour of informal CPD. What nonsense! Surely 15 minutes, maximum. Though of little relevance to geomatics, the magazine is of a high quality. However it is not appropriate to claim CPD by reading this from cover to cover. Mark Griffin FRICS TRIP ADVISER Sir, Well done Secret Surveyor and well done Modus (Intelligence, p13, Dec/Jan 2016/17). I am also engaged in the same sport [of getting in the way of people with their head in their phone], only I wait for these screen watchers to bounce off me and, hopefully, send the relevant device flying. Recently, while out walking the dog in the local woods, a woman, more intent on thumb manipulation on a screen than interacting with her dog, went base over apex by not looking where she was going and tripping over a tree stump – how I laughed! Interestingly, I spend some time in France and I have noticed that French people in restaurants speak to each other and enjoy the food and drink. Not a smartphone in sight. Unfortunately, this is not the case in the UK, where people “talk” to each other across the table using messaging. I would love to see a ban on the use of these devices in public spaces, or that at least they can only be used when the operator is stationary – and that includes cars. Let’s bring back the art of conversation. Nigel Price FRICS

@RICSnews // #RICSmodus @SoniaDesloges Lovely to see @Dil_GDRC,

my former dissertation tutor at Salford University, in the current RICS Modus. Small world! @cyclonw Another great “wake up and smell the coffee” piece from @remitaw in #RICSmodus @atamverdi Good ethics article in #ricsmodus; all viabilities need to have robust evidence too. Were they Chartered Survyrs?

THEOLUDDITE’S STAND Sir, I wanted to write and extend my solidarity with the Secret Surveyor (Intelligence, p13, Dec/Jan 2016/17). Never before has this column struck such a chord with me, as this is a hugely understated problem, not just in the professional world of surveying, but with society in general. I see people everywhere that never stop any more to reflect and be comfortable with their own thoughts and occasional silence. It’s a worrying trend for the future, and I just hope that everyone gets bored of it and we return to some form of normality. I doubt this will be the case. I’m no Luddite, but there has to be a balance in life. James Goodman, York

KNOT IN MY NAME Sir, It is high time that we put an end to the media- and contractor-driven paranoia about Japanese knotweed. Ludicrous and unfounded claims that it can “break through concrete and brickwork” have astonishingly formed a platform for the adoption of measures by various interested bodies, which has caused needless heartache and wasted expense to homeowners and others. The sudden demonisation of a plant that has been with us for almost 200 years, and which presents significantly less threat than the average tree, is madness. And the fact that this has led to exorbitant claims against some surveyors is disgraceful. In the less sensationalised words of the Royal Horticultural Society, what it actually does is “suppress other plant growth”. “Control can be carried out by the homeowner and doesn’t require a specialist company,” the society continues. “Perhaps the most effective and simplest method for the home gardener to tackle Japanese knotweed is with the weedkiller Scotts Roundup Tree Stump & Rootkiller.” While licensed contractors with access to more powerful weedkillers might be able to reduce the eradication period a little, there is no sensible justification as to why people should pay thousands of pounds for someone to spray their weeds. The current requirements of licensed treatment for Japanese knotweed are a manmade construct emanating from a media frenzy. A reality check is long overdue here. Garrett O’Hanlon MRICS, director, MAP Chartered Surveyors, Kent, UK

83,151 average net circulation 1 July 2015 - 30 June 2016

FOR SUNDAY Editor Oliver Parsons / Art Director Christie Ferdinando / Deputy Editor Andy Plowman / Contributing Editor Brendon Hooper / Designer Tia Grazette / Creative Director Matt Beaven / Account Director Karen Jenner / Advertising Sales Director Emma Kennedy / Recruitment Sales Manager Milos Maguire / Recruitment Sales Executive Albert Dunsire / Production Manager Michael Wood / Managing Director Toby Smeeton / Repro F1 Colour / Printer Wyndeham Group / Cover Image Jamie Cullen / Published by Sunday, 207 Union Street, London SE1 0LN / For RICS James Murphy and Kate Symons, RICS, Parliament Square, London SW1P 3AD




News / Reviews / Opinions / Reactions


Quotas would encourage women to consider a career in construction. Discuss. David Hancock, head of construction at the UK Cabinet Office, said he is considering quotas to boost the presence of women in the sector. But is gender target setting a force for good or a form of positive discrimination?

nobodY wants Quotas. we shouldn’t need them. we should liVe in a meritocracy where everyone is able to progress in their careers, regardless of gender, race or sexual orientation. Unfortunately, the reality is, we don’t. Only 1% of the site-based workforce are women, a statistic that has not changed in years, so perhaps now is the time to try quotas, as a catalyst, rather than a permanent solution. Children have few female construction role models, and girls do not see women on site, so they assume it is not a place for them. Around half of all female construction graduates fail to join the industry, and CHRISSI MCCARTHY, MANAGING DIRECTOR, many who do, end up leaving due to discrimination. CONSTRUCTING EQUALITY, LIVERPOOL, UK The government has already set targets for apprentices, locally employed people, and others on many of its projects, Quotas haVe a place in the boardroom, but should not so it would not be difficult to add another based on gender. be implemented in the workplace until the industry has Arguments against quotas often focus on the struggle to committed to a serious programme to reduce discrimination and foster good find enough women in the industry to meet them, in which gender relations on site. We should first challenge the cultures that are driving case I say stagger targets, for example aim for 50% female women away, before aggressively encouraging women into the sector, or we apprentices, 30% female graduates, 5% experienced hires, will only create more hostile environments and see larger numbers leaving. then amend them when we start making progress. That said, the concept of quotas is complex and has a tendency to result There are already targets for women in boardrooms, and in knee-jerk reactions. A number of factors should be considered, the first companies are making progress through recruitment and being the reaction of the majority. When a woman is appointed into a tailored leadership programmes for women. Gender quotas traditionally male role, nine times out of 10, people will think that she is just for site-based personnel would have a similar effect for a token. This undermines women from the off and a formal quota policy is construction companies. If the contract says a firm needs a only likely to reinforce that view. certain number of women on sites, the firm will find them Second, the impact on the minority. Many women dislike the idea of being either by hiring or training them. The more women there are appointed into a role because of their gender. It can knock confidence, create on sites, the more others will be encouraged to join the sector. an environment of confusion and undermine their capability –particularly if they receive no support from their employer. I was once recruited in a quota drive and although I was fully competent in the role, I was given administrative Quotas in construction: necessary evil work as the company was not convinced of my ability. or non-starter? Join the debate at Finally, until we are able to achieve a rough 30/70 split for gender in, or tweet #RICSmodus construction, women will continue to be seen as a token, and have to fight against assumptions that they are not capable. Given that the average woman stays in the industry for just five years, it is likely the more women that quotas bring in, the more we’ll lose – which is a pretty terrible marketing campaign. 06




Video games 11.6 Healthcare 5.1 Live events 4.1

UNREAL EXPECTATIONS Potential global revenue from virtual and augmented reality in 2025

Video ent. 3.2 Retail 1.6

$bn Military 1.4

Source: Goldman Sachs Global Investment Research, 2016


Intelligence Engineering 4.7

Real estate 2.6

Education 0.7




Assessment Resource Centre streamlines qualifying process

more than 1,000 houses, a village green, shops and community hall. Shaun Spiers, the chief executive of the Campaign to Protect Rural England (CPRE), said the proposals would be examined to ensure they are locally led and respected the green belt. “Done well, with genuine local consent, garden villages and towns can help tackle the housing crisis,” he commented in January. “They can certainly be preferable to what is currently happening in too many parts of the country: poor-quality developments plonked UK 27.4% (-7.5) Germany 19.5% on the countryside, in the teeth of (-1.8) local opposition and in defiance of good planning principles.” Garden cities were originally conceived by architect Ebenezer Market share there are Howard in 1898. However, (% change on concerns that the plans for this H1 2015) wave of garden villages are relatively meagre, given that the UK is falling short on building the hundreds of thousands of new homes it needs.

Candidates, counsellors and assessors can now access an online tool that aims to simplify the qualification process. Key features of the Assessment Resource Centre (ARC) include a diary for recording all assessment activity, a store of all messages sent to candidates, counsellor sign off and interaction, a list of all The UK government has announced GARDEN PATH Among the 14 competencies, final assessment that 14 garden villages are to be villages in the application and links to training built on sites including a former announcement and support resources, including airfield and green belt land. Varying is Dunton Hills RICS’ Online Academy. from 1,500 to 10,000 houses in in Essex, where France 9% (0.1) at least 2,500 Sweden 7.9%and (3.6) totalling 48,000 houses All English-speaking final size, Netherlands 5.9% houses have assessments will be delivered in all, (1.8) the government claims the Spain 5.3% (1.4) been proposed Italy 4.9% (1.3) using ARC from 31 August 2017. villages will not be extensions of Finland 2.5% (1.2) Existing candidates are advised existing small towns or villages, but Denmark 2% (0.7) 15.6% from to use the new system to apply distinct new places,Others with sites (0.8) for or upload final assessments. Cornwall to Cumbria identified in the first round of approved locations. For example, the garden village plans for Dunton Hills between Making tax digital: what does Basildon and Brentwood in Essex it mean for your business? include at least 2,500 houses, GARDEN VILLAGES: solution to the At least 2.5 million businesses while Deenethorpe, a 600 acre housing shortage or a nice name and are likely to be affected by the (243ha) former airfield near Corby, nothing more? Tweet #RICSmodus UK government’s plans for Northamptonshire, is earmarked for Making Tax Digital – it will mark a fundamental change in the way that businesses interact with REVIEWING THE LATEST DISCUSSION HM Revenue & Customs (HMRC). POINTS AT RICS.ORG/LINKEDIN From 1 April 2018 or 1 April 2019, depending on their size, all businesses will be required to this system but I can The important thing How do you record keep their accounting records in see the future for is to remain flexible, site survey notes? a prescribed digital format and building surveyors is a making written notes submit quarterly updates to HMRC. paperless digital one. as appropriate. But it’s I use a digital These will be followed by an endSean Oragano MRICS easier to use dictation dictaphone which gets of-year reconciliation to ensure than make written transcribed by Dragon STARTED BY that the entire year’s activities Pencil, waterproof software, supplemented notes when you’re in Tim Richardson MRICS, are properly recorded for tax. notepad and a bag of a cramped roof space with site notes and Birmingham RICS is asking self-employed tapes, gauges, mirrors, or a damp, unlit cellar! photographs. Wind members how this is likely torches, meters, etc. Ian Morris FRICS and other background to affect their businesses. I tried electronic and noise can be a problem, To respond, email Nigel Sellars, can’t get on with it. I Using an iPad and the as can rain, so you Associate Director, Commercial GoReport app I prepare always worry about data need to be adaptable. Property on loss or failure during my own templates for If conditions are poor, More online at: the survey! Simon survey reports. There I find shelter first. Pinto AssocRICS are still glitches using Julian Record MRICS





“As UK agricultural policy replaces the Common Agricultural Policy, a reduction in payments is inevitable”


ith Brexit looming, Donald Trump taking charge in the US and various European elections on their way – including, maybe, an early election in the UK – the next couple of years promise change in abundance. And although the countryside is miles away from the world of international politics, economics and business, it is, of course, thoroughly entwined with it. Therefore, those in the rural sector are readying themselves for new challenges and opportunities. Agriculture is the core of many rural businesses. We have already seen the short-term impact of exchange rates improving commodity prices. The medium-term forecast is for a continuation of the weaker pound providing a cushion for agricultural businesses facing little prospect of an improvement in commodity prices. As UK agricultural policy replaces the Common Agricultural Policy, a reduction in payments is inevitable. Indications are that the current budget of £3bn a year might be trimmed to £2bn, with a significant change of emphasis. The land-based payment system may be replaced with schemes that set specific objectives for food security, productivity and stewardship. Policy will focus on paying for what society wants to buy with its money, such as safe, hygienic food, good air quality, climate change mitigation, reduced flooding, clean water and wildlife. The focus of production support is likely to be on increasing productivity by using research and information to professionalise the sector, and the introduction of risk management tools to reduce price and profit volatility. Soil management is likely to be a key



compliance issue. The use of direct support subsidies may re-focus on areas where profitability is marginal and the opportunity to provide eco-system services is greatest. In this context, economies of scale will be important and the use of contract farming will continue to increase. A period of consolidation is inevitable. Investing in sound expansion and diversification opportunities will help to plug the income gap. The availability of funding at historically low interest rates can provide the capital for those with a carefully thought through strategy and assets to offer as security. It will be tougher for the tenanted sector. Looking beyond farming, the outlook for rural residential rents remains positive. We are living longer, divorcing more frequently and forming households later in life. This demographic change, together with the challenge of affordability, means that young families are renting for longer. We may see a period of rents rising faster than capital values. Meanwhile, as the uncertainty of Brexit focuses businesses on cost-cutting, the rural commercial sector should benefit from a trickle-down effect from towns and cities as businesses seek more affordable premises, particularly with the added pressure of the rates revaluation. However, the Achilles heel here is connectivity. Without fast broadband and a 4G connection, it will become impossible to let rural commercial properties. Investment in this area will be key and opportunities to up-sell broadband services and flexible office space and associated services will increase, particularly for estates on the urban fringe. Forestry may enjoy further support from the weakness of sterling: as imports become more expensive, UK timber prices should improve, and as the bell curve of UK timber production falls, the case for government support will strengthen. Finally, the exchange rate will also provide incentives for Britons to holiday at home, meaning greater commercial opportunities for rural businesses. Although we are facing uncertainty, there are huge opportunities for rural businesses that act now to secure income, improve profitability and form a clear long-term strategy that reflects the owner’s goals, values and interests. Rural surveyors have a fantastic opportunity to make profound differences to their clients’ lives through the advice they deliver during this period of change.







International valuation standards launched The International Valuation Standards Council has launched the IVS 2017 set of standards, comprising five general standards and six asset standards. The general standards set requirements for the conduct of all valuation assignments, while the asset standards include requirements related to specific types of assets, and additional asset-specific requirements with regard to common valuation approaches and methods used. RICS’ Red Book is being updated to incorporate the changes. For more information, go to RICS returns to world’s largest property event This year’s MIPIM takes place on 14-17 March in Cannes. RICS is hosting several sessions based around three themes: how is property professionalism changing; the landmark research project Define.FM; and technology and data. RICS invites all its members to its stand at R7. C34, which will be a hub for networking. Leaders assemble for World Built Environment Forum The built environment sector has become the focal point for the impact of global developments such as urbanisation, climate change and resource scarcity. To explore these issues, RICS has convened the World Built Environment Forum Annual Summit in Shanghai, which takes place on 27-28 of this month. The Summit provides an international platform that brings together governments, industry and civil society leaders to work collaboratively to find solutions to issues such as city resilience, affordable housing and infrastructure provision.

SPOT THE DIFFERENCE The tiles will come in four styles that have been designed to closely match traditional versions

Tesla solar roof tiles What’s that? Famous for its ground-breaking electric vehicles, Tesla has branched out into the home construction market. Made from tough quartz glass, Tesla’s solar roof tiles look like the real thing, and supply renewable energy directly into homes or battery storage systems. Moreover, Tesla founder Elon Musk recently claimed a roof made of the tiles will actually cost less to manufacture and install than a traditional roof, even before savings from the electricity bill are factored in. How so? Given time, the tiles could revolutionise how house roofs are constructed with built-in solar systems. However, the tiles will be an expensive product when they first roll out, so Musk believes much of the cost savings will come from shipping the materials. At present, the costs for shipping heavy traditional roofing materials are high, but because the solar tiles weigh as little as a fifth of current products, they would be considerably cheaper to ship. Nevertheless, Barry Cinnamon, CEO of Spice Solar, says “we would need to take out the Ouija board” to estimate the full cost of a Tesla system, because the installation of Tesla’s tiles will be so complex, involving the use of dummy tiles, and specialised wiring to conceal cables. What’s next? The tiles are being released this year in four styles that closely match traditional materials. The current versions produce around 98% of what a traditional solar panel achieves, but Tesla is working on a more efficient coating that has the potential to trap more light within the tile.



Indigenous communities are the world’s secret weapon against climate change

Far too many people in Britain are living in homes that just aren’t up to scratch

PETER VEIT director, Land and Resource Rights Initiative

Four out of 10 homes in Britain are failing to meet the charity’s “living home standard”. More than 25% failed on affordability, while almost one-fifth failed because of poor conditions such as persistent pests, damp and safety hazards.

Indigenous people manage 54,500m tonnes of carbon in the forests in which they live. Securing land rights for them should be a climate priority.





ANOTHER BRICK IN THE WALL (FOR HUMANS) Up until now, bricklaying robots have not been thought of as anything other than a cost-saver, or a way of negotiating construction skills shortages. But this bulging facade, built by robots for an arts centre in Shanghai’s rapidly developing West Bund area, showcases the aesthetic potential of the technology, too. The complex form could only be achieved by the use of software that directs the movements of robots with minute precision – effectively reducing the entire human side of the construction process to strokes on a keyboard and movements of a mouse. Perhaps one day that’s all we’ll be good for?



MOVING UNITS UK still holds largest share of real estate transaction volumes in Europe, but for how much longer?

France 9% (0.1) Sweden 7.9% (3.6) Netherlands 5.9% (1.8) Spain 5.3% (1.4) Italy 4.9% (1.3) Finland 2.5% (1.2) Denmark 2% (0.7)

Source: Real Capital Analytics, 2016

UK 27.4% (-7.5)

Germany 19.5% (-1.8)

Others 15.6% (0.8)

Market share (% change on H1 2015)




Investors will increasingly focus on core high streets and retail parks as technology transforms the landscape, says a report from Savills Investment Management. According to the report, the Evolution of the Retail Market and Buyer Behaviour in the Age of Digitalisation, medium-sized shopping centres are most at risk from digital commerce trends, compared to larger destinations and smaller convenience centres. Savills Investment Management suggests that medium-sized regional centres and major cities with stronger economic foundations and more favourable socio-demographic profiles will be better able to withstand e-commerce pressures, while easily accessible retail parks are being used as strategic hubs for clickand-collect and online-order deliveries, or “omni-channel” retail. Omni-channel retailers aim to enhance the shopping experience for their customers by opening showrooms in central locations. Therefore, stores should remain a key point of contact for customers. The report notes that the key to adapting lies in providing a local mixture of traditional sales, leisure, food and services. “Reports of the death of the high street have certainly been exaggerated,” Kiran Patel, chief investment officer at Savills Investment Management commented. “Even some pure e-tailers are opening flagship stores on high streets. An online furniture store recently opened a store in central London and a shoe retailer opened four shops in German city centres.”

SHOW AND SELL Online-only furniture retailer Made has responded to consumer trends by opening a London showroom

“Cities are gaining economic and political power” AMANDA CLACK FRICS RICS PRESIDENT TOWN PLANNING Regardless of the stage they are at in their evolution, our cities are getting larger and smarter. How do we respond?

a total of 4.9 billion people will liVe in asian and african megacities by 2035, with some of these cities becoming nation-sized. But scale is only one ingredient for success. Cities are for people. Hence the importance of innovation, liveability and adaptability to changing socio-economic landscapes. Cities and city regions are gaining economic and political power, asserting their role as incubators. We can look at them through four distinct lenses: experimental, new, evolving and developing. All have unique facets but also a common need for survival, resilience and growth. Experimental cities are setting the pace with concepts such as underground storage facilities, high-level cycleways and dedicated public transport routes. Combined with strategic vision, good governance and economic stability, these cities – Hong Kong, or Dubai, for example – are attractive to investment. The risk is that growth outstrips infrastructure capacity, and higher costs push workers out. New cities such as Tianjin and Brasilia are free from the constraints of legacy infrastructure. They can build-in resilience, high densities and smartness. They can plan for affordability and liveability. But what looks like a winning formula to the master planners will only succeed if people want to live there. The history of evolving cities like London and Tokyo is told through unique streetscapes and diverse neighbourhoods. Their challenge is to adapt around existing infrastructure and renew themselves without losing their character. More than others, developing cities such as Mumbai and Lagos are grappling with inadequate infrastructure and are often characterised by congestion and pollution. They also have large areas of informal settlements: regarded by some as slums and by others as vital staging posts for city migrants. Digital technology and data will supplant the internal combustion engine as the dominant force shaping cities. Big data will not only track movements, but anticipate them. Intelligent buildings that understand occupants’habits and preferences will be more efficient. Singapore is already exploring the possibility of improving public transport with on-demand driverless cars. The rise of smarter, larger, more resilient cities will strengthen their interconnectivity. But might it also risk creating even greater islands of wealth? Follow Amanda on Twitter @amanda_clack M A RCH 2017_MODUS


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NUMBER CRUNCH WHO HOLDS THE BALANCE OF POWER IN EUROPE’S OFFICE MARKETS? *€/m2/year Source: Knight Frank, 2016 City Rent* (Costs*)

London West End 1,480 (2,275)

London West End 1,480 (2,275)

Stockholm 635 (705)

Stockholm 635 (705)


“Requiring an A grade for maths would leave universities with London City 940 (1,374) unfilled real estate programmes”

London City 940 (1,374)


here is an old adage that no one goes into the property business because they are good at maths. Brussels Copenhagen Even300 if this were ever242 true, today’s real (379) (338) estate industry increasingly needs people Amsterdam who are Good interpersonal (425) 365numerate. skills to foster relationships and drive Zurich transactions remain vital but numbers play 615 (646) a bigger part than ever in measuringWarsaw and Frankfurt 288 (408) analysing activities across the business. 462 (540) Many employers report that Berlin estate management graduates lack those 336 (382) numeracy skills. Universities are in a bind. Incoming students all have a pass in Prague maths but experience shows this234 to be a (331) poor indicator of numeracy. One solution Vienna 309 (413) would be to raise the entry requirements but the competition among all but the top universities is to fill their places. Requiring an A grade for maths would eliminate most candidates and leave universities with unfilled real estate programmes. It’s a sad commentary on our education system that so many children can spend 12 years at school and still not acquire good Barcelona numeracy skills. But it’s apparent that many 255 (343) Munich have adopted an avoidance strategy Budapest for 420 (496) 258 (335) maths and are successfully able to maintain Milan their time at university. this through 500 (553) Unfortunately, weak numeracy skills Market Direction are not limited to the less in able students. balance movement My own research indicates they are of rents prevalent even amongUp students gaining Landlord first-class honours degrees. Static Balanced Down Tenant Employers are not to be fooled, and many conduct their own numeracy tests. Real estate graduates who fail these are not hired for real estate roles. Employers prefer to take numerate graduates from other disciplines and teach them the relevant skills. If they can’t respond to this new reality, could this spell the end for undergraduate real estate programmes?

Dublin 646 (796)

Paris 770 (847)

ARE YOU INTERESTED in writing a future Secret Surveyor column? Send your musings on the profession to

Paris 770 (847) Brussels 300 (379)

Copenhagen 242 (338)

Amsterdam 365 (425) Zurich 615 (646) Warsaw 288 (408)

Frankfurt 462 (540)

Berlin 336 (382) Prague 234 (331)


Vienna 309 (413)

Madrid 333 (391)

Barcelona 255 (343) Munich 420 (496)

Budapest 258 (335)

Milan 500 (553) Direction in movement of rents Up Static Down

Who is holding all the cards at the negotiating table? Although Knight Frank offers no scientific explanation behind its interpretation of market balance, its research provides a fascinating snapshot into the relationship between the tenant and the landlord across Europe. For example, high vacancy rates in markets such as Brussels and

Market balance Landlord Balanced Tenant

Milan have shifted the balance of power to the occupier, providing prospective tenants with more favourable conditions compared with markets that are hot or heating up, such as Dublin, Munich and Paris. The data could be useful for companies planning to expand or relocate in the near future. M A RCH 2017_MODUS





Cover story

A FALSE FRIENDS Why do otherwise apparently decent people do terrible things in business? Modus investigates the influence of corporate culture and self-deception on unethical behaviour Words David Adams Illustration Jamie Cullen

JUST A DELUSION Kenneth Lay was convicted of 10 counts of fraud for his role in the collapse of Enron, but claimed he was the victim of a conspiracy

re you a good person? Are you sure? Even if you have never done anything unethical in your line of work, can you really be certain that will always be the case? We have all seen headlines about corruption, fraud and unethical behaviour in the workplace, from the biggest corporate scandals to stories about managers at small companies putting their fingers in the till. In some cases, the perpetrator seems to have had bad intentions from the start. In 2014 Colette Wilson, a company secretary at a Leeds IT firm, admitted stealing almost £800,000 from her employer over several years, using the money to buy expensive goods, treats and even building work. After her actions came to light, it was revealed that she had already served a prison sentence for stealing from a previous employer. But it is not always so easy to put bad behaviour down to something as simple as greed. In many cases there are more complex reasons why an individual who otherwise appeared to be a decent member of society came to act in an unethical way. Some of the individuals whose actions led to the biggest corporate scandals in history clearly believed themselves to be “good” people. In 2004, when interviewed by US broadcaster CNN, former Enron CEO Kenneth Lay declared that “most important to me was my integrity [and] my character” – a statement somewhat at odds with his collusion in a multi-billion-dollar fraud. This sort of doublethink seems to be shared by many individuals who participate in actions taken by their employer that they know could have terrible consequences for others: financial mismanagement that might wipe out an individual’s pension savings, or the disastrous collapse of a building constructed using poor-quality materials. Sometimes the key factor that leads to unethical behaviour in the workplace is the intensity of competition. Donald A Palmer, a specialist in organisational behaviour and ethics at the State University of New York, suggests that unethical behaviour often occurs when businesses are operating in a competitive environment that drives people all the way up to the line between right and wrong. He draws an analogy with football players fouling each other:“You’re not going to win the ball unless you’re doing things at the margins of fair play.” A second reason, Palmer suggests, is that individuals are also very strongly influenced by the incentives, power structures and rules that guide behaviour within an

organisation. Some of the rules in question may not be written down, but they may govern anything from the accepted protocol for a specific business process, to an organisation’s policy on document retention – which can be exploited by unscrupulous individuals – or conventions that mean certain individuals never attend particular meetings, so can deny knowledge of some events or decisions. Individuals are also subject to what Palmer calls “situational social influences” inside organisations. “For example: when you are unsure what to do you look to people who seem to be navigating the situation successfully, typically people with higher status,” he explains. This sort of peer pressure can be particularly powerful if an individual’s future prospects within an organisation appear to be in jeopardy. Kweku Adoboli, a rogue trader whose actions trying to recover big losses with further failed bets on the markets cost Swiss bank UBS £1.5bn in 2011, claimed the culture within the bank encouraged employees to break rules to maximise profits. In August 2016, he told City AM that managers at the bank had told him: “Kweku, we need you guys to push the boundaries harder and you won’t know if you’ve pushed hard enough until you get a slap on the wrist.” Stress, whether or not directly related to work, may also play a role in making people behave in ways they might not otherwise have expected to behave, suggests Rachel Lewis, associate professor in occupational »

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and business psychology at the Kingston Business School in the UK.“If we feel under pressure we are more likely to act without considering our actions fully,” she says. All these forces act together on individuals who are already pushing up against the line separating right from wrong, says Palmer. “Your boss may say ‘It’s your responsibility to do these things for the organisation.’ Employees might not set out with the intention to join a corrupt organisation, but over time they find themselves in a situation where they don’t have a choice.”

Palmer’s studies into organisational misbehaviour have included research into doping in professional cycling, where members of a team, often those whose performance seems to be in decline, have been persuaded to use banned performanceenhancing substances. He also highlights a process whereby employees take incremental steps towards illegal activity. “You’re gradually asked to do more and more, and eventually you’re asked to do something that is clearly unethical and illegal,” he says. There are many examples of this process in action, from accountants asked by bosses to amend financial records, to a gradually illegal extent; or newspaper journalists using ever more morally or legally dubious methods to obtain confidential information. The upshot, says Palmer, is that many people spend their working lives navigating ethical


Ethical disasters in big business ENRON For many years, until the truth came to light in 2001, executives at energy giant Enron hid billions of dollars lost in failed deals, and also persuaded auditor Arthur Andersen to ignore irregularities on the company’s balance sheet. Shareholders filed a $40bn lawsuit against the company and it filed for Chapter 11 bankruptcy. The scandal led to wholesale legislative and regulatory reform. CONSTRUCTION PRICE RIGGING IN THE UK In 2008, the Office of Fair Trading named 112 companies that had colluded to increase the costs of possibly thousands of public sector construction projects. Firms that did not want to win the contract submitted


bids that were too high, and were sometimes rewarded by the successful bidder via secret payments. MADOFF From as early as the 1980s, Bernie Madoff had effectively been running his investment securities firm as a Ponzi scheme in which notional returns could only be paid to investors if they recruited new investors. Madoff was exposed when the scheme collapsed in 2008, with the total amount of money missing from client accounts almost $65bn. In June 2009, he was sentenced to 150 years in prison. VOLKSWAGEN The German auto manufacturer suffered a severe blow to its reputation in 2015, when it was revealed

it had cheated tests on exhaust emissions from some diesel engines. The fraud has affected about 11 million cars. A complex international recall and compensation programme could eventually cost VW at least €18bn in direct costs alone. THE SICHUAN SCHOOLS SCANDAL Government officials and construction companies in Sichuan, China, were found to have used substandard specifications and materials in more than 7,000 schools, stealing the money saved in the process. During an earthquake in May 2008, many of these buildings collapsed very quickly, leading to the deaths of at least 5,000 students and serious injury to a further 15,000.

CROSSING THE LINE Kweku Adoboli lost £1.5bn trying to cover the losses of his unauthorised trades. He claimed UBS management had asked staff to take risks

dilemmas, often in situations where it is not clear whether a specific action is “right” or “wrong”, as it lies in a grey area where rules, regulations and perhaps criminal law do not offer definitive answers. The leadership of an organisation is partly to blame if unethical behaviour becomes commonplace among its employees, whether that leadership is negligent or corrupt. Unfortunately, says Lewis, the corporate world is also full of organisations whose leaders direct the business to take unethical actions: through exploitation of staff on low pay or harsh contractual conditions, or by engaging in tax avoidance, for example. It is not surprising, she suggests, that employees of such businesses may not feel particularly bound by ethical constraints. “[The corporations] are your role models, in a way,” she says. “You will perform in accordance with those behaviours.”


or is it easy for individual employees to break these patterns. An ethical organisation, or industry, might seek to make whistleblowing easier by providing the means to report concerns in confidence and without the risk of retaliatory action. But in practice, even if someone decides to do what they believe is “the right thing”, they may find it difficult, says Peter Bolton King, Global Property Standards Director at RICS. “If you are in a more junior position, it’s very difficult to go to your boss and say you don’t like what the firm is doing.” Simon Webley, research director at the Institute of Business Ethics in London, points to research conducted by his organisation that showed 20% of survey respondents were aware of misconduct within their companies, but less than half of them went on to raise concerns about it. Of those who did, only 39% were satisfied with the outcome. Jane Rendell, professor of architecture and art at the Bartlett School of Architecture, »



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PRICE OF LOYALTY David Kugel said he had no knowledge of Bernie Madoff’s Ponzi scheme, even though his actions helped conceal the fraud

University College London, is currently researching ethics in the built environment. She believes the decline in trade union representation has made it harder for individuals to flag up unethical behaviour, in part because it forces them to act alone. “If people are in a precarious situation at work, they don’t have the confidence to speak out,” Rendell says. She suggests that more collective voices arguing against unethical behaviour could help to reduce corporate misbehaviour.


ut culture is only part of the story. Since exposure of recent corporate misdemeanours – in particular the worst excesses of financial companies – extensive efforts have been made to root out unethical corporate behaviour. They have not yet solved the problem. Clearly, part of the issue is the personal motivations of individuals themselves. One area of academic and scientific study is looking at how individuals who might otherwise never commit an unethical act find ways to justify unethical behaviour in the workplace. Research by Celia Moore, associate professor at the Department of Management and Technology at Bocconi University in Milan, has examined the roles played by self-deception and unconscious processes in unethical behaviour. In an essay Moore wrote for the book Cheating, Corruption and Concealment: the Roots of Dishonesty, she posits: “We have a strong desire to believe that we are moral, but are often tempted to cheat, lie, steal, or take other moral shortcuts in order to gain something for ourselves that we do not deserve … individuals actively misrepresent reality to themselves, so that we can remain the heroes of our own narratives.” She summarises a range of academic research and experiments completed in recent decades that show how humans have “a deep-seated need to see themselves in a positive light”, even if they are aware they

have behaved in an unethical way. This “misalignment between our actions and our beliefs” – can only be resolved either by a change in behaviour or in our beliefs. The latter is usually the easier choice. Moore lists three strategies humans use to justify bad behaviour. The first she calls Motivated Attention, in which individuals pay more attention to evidence that allows us to maintain a positive view of ourselves, and less to that which paints us in a worse light. A second strategy is Motivated Construal, where we are aware of the reality of our behaviour, but find ways to view it as either morally innocuous or justifiable. The third is Motivated Recall, which involves forgetting past actions we regret, and even inventing or distorting memories to create a self-serving version of the past (box, below). Individuals may also justify their actions by relying on an arbitrary line defining what is and is not allowed within an organisation. This can mean they take actions that appear reasonable within the organisation, even if they look morally reprehensible from an external perspective. One example, Palmer

suggests, would be when members of the UK parliament were found in 2009 to be claiming excessively on their expenses. As Palmer points out, public outrage was amplified because some MPs did not acknowledge they had done anything wrong. Technically speaking, however, most of them had not broken any rules. If an individual does take their lead from a set of rules, professional bodies such as RICS can have a crucial influence. “Chartered surveyors have to work within the ethical standards as defined by RICS,” notes Andrew Knight, deputy dean at the School of Architecture, Design and the Built Environment at Nottingham Trent University. “That’s something that should give their clients confidence.” »


What’s your motivation? In her essay the Role of Self-Deception in Unethical Behaviour, Celia Moore explains three strategies that humans use to justify bad behaviour. MOTIVATED ATTENTION Whereby we focus on evidence that makes us look good and ignore that which makes us look bad. The behaviour comes from the same instinct that makes us ask if we are doing the right thing in a given situation, even when we know the answer is unfavourable to us or, at best, inconclusive. MOTIVATED CONSTRUAL When we know exactly what we’ve done, but find ways to see it as

neither here nor there – ethically speaking – or somehow justifiable. We find ways of looking at reality that somehow make our actions feel acceptable, while also minimising our responsibility for those actions. Moore cites two examples, the first being David Kugel, who worked as a trader for Bernie Madoff (Take five, p16) and appears to have deliberately avoided asking Madoff about the source of investment returns paid to clients in what was, in reality, a Ponzi scheme. And second: soldiers guilty of war crimes who convinced themselves that their actions were reasonable, in part

because enemy combatants had in some way “deserved” their treatment. MOTIVATED RECALL In which we try to forget past actions we regret, and may even invent or distort our memories to make ourselves look better. The concept of a “selective” memory is familiar to most of us. If we are honest, we can probably all admit to having practised motivated recall ourselves. Indeed, if you can claim never to have done any of these things – whether in a work context or otherwise – it is probable that you are a perfect example of these theories in action. M A RCH 2017_MODUS 19

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Even if a surveyor – or a member of a profession bound by such rules such as accountancy – is working for an employer that is not itself a member of a trade association, this adherence to the rules by an individual with key responsibilities can effectively lend integrity to the governance of the company, Knight suggests. Of course, the existence of such guidelines may also create further difficulty, if an employer asks someone to do something that contravenes the rules of the professional association. Clearer guidelines, stronger regulation and robust regulatory enforcement can all help to reduce incidents of unethical behaviour, but genuine cultural change is

required to stamp it out within organisations, says Webley. “The key is clear guidance given by senior management,” he says. He also recommends that organisations try to create an open culture, within which individuals are able to raise concerns without fear of retaliation. Knight agrees: “Although you don’t change a culture overnight, by those actions you get people to think slightly differently, and then new people that come in need to plug into that new culture, rather than the old.” Palmer advocates the use of recruitment to complement such efforts. Firms should seek to hire individuals who will embrace an ethically responsible culture, he says. He would also like business schools to offer students stronger guidance and training around these issues. How an organisation interacts with wider social influences is also an important factor. Companies may struggle to maintain ethical standards if working in countries


Getting it out of the system Sometimes people behave badly because the prevailing system of the country in which they work leaves them with little alternative. In China, property valuers working for some state-owned companies are paid commission based on the value of a property sale, and also have to submit bids to win business based on the price they say they can get for a client. This means they have two strong incentives to inflate property values. William Ng, director of asset management for real estate at UBS Asset Management in Hong Kong and an APC assessor for RICS, has sometimes been unable to recommend certification for


individuals working in China because this system means they cannot possibly comply with the ethical standards required by RICS. Individuals are always likely to be tempted to engage in some form of corruption if, Ng suggests, their salaries are not high enough to fund the living standards to which they aspire, as is the case with managers at some state-owned Chinese companies. But that could apply to almost anyone who craves more money than they can legitimately accrue, not just to specific groups of individuals. Recent and ongoing corruption scandals associated with

construction projects in countries such as Qatar and Brazil illustrate the type of difficulties faced. Companies often find themselves trying to operate in a system where workers may be exploited, while individuals and organisations in positions of power demand bribes in return for their cooperation. Nor is there a reasonable excuse for any individual or business to be complacent about the possible presence of corruption in any country. As the former US vice-president Joe Biden put it in 2014: “Fighting corruption is not just good governance. It’s selfdefence. It’s patriotism.”

whose economic systems encourage corruption – either actively or passively (box, left). Webley suggests there should be more collaboration and sharing of information between international companies that are considering working in such countries. This could be particularly important for firms working on construction or infrastructure projects. And finally, another good reason for an organisation to try to ensure that its employees avoid unethical activity is the need for the company to safeguard its reputation, in the eyes of current and future customers, shareholders and staff.“Younger people are more interested in knowing who they are going to be working for and what their ethical policy will be,”says Bolton King.


his is perhaps particularly important in a profession such as surveying, suggests Knight, because the best graduates joining the industry will be able to choose where to work. “Firms that are perceived to work with integrity, in the way they do business and the way they treat their employees, are the ones that the best graduates want to work for,” he says. It is possible, of course, that idealistic youth may become corrupted, in time. It may also be extremely difficult to behave ethically when whole industries, and even entire countries, seem to accept a degree of unethical behaviour as unavoidable. But in an increasingly transparent business world, where an ever greater share of brand value rests on corporate reputations, unethical behaviour cannot be concealed forever. Its consequences will eventually damage an organisation, sometimes beyond repair. n

RICS WILL LAUNCH a Professional Statement covering conflicts of interest later this month. For more information, visit Unsure about your ethical position? RICS runs a confidential helpline for members in need of advice. Call +44 (0)20 7334 3867

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Words George Bull Illustration Andrew Holder


Imagine how much more time, money and resources we would save by reusing all of a building’s elements. Welcome to the circular economy


ssuming that the world continues to consume natural resources at its current pace, by 2050 we will be extracting more than twice what we are today. That is an increase from 85 to 186 billion tonnes over the next 35 years, according to the UN’s International Resource Panel. By then, many materials that we rely on, such as copper, lead and zinc, may not be there to extract. It is time we learnt to curb our resource excesses – but is anyone ready to hear the solution? Ideas about the circular economy, whereby materials are reused so that they remain within the system at all times, have existed since the 1970s. Standing at odds with today’s “take, make, dispose” economy, these ideas have mostly gained traction in the automotive and fast-moving consumer goods sectors, where circular strategies enable them to address regulatory standards and profit from the full life-cycle of their products. The construction sector has been slower on the uptake. But given that it is responsible for around one-third of the total waste generated in the EU alone, it is a prime candidate for applying a circular economy approach. That is the view of David Cheshire, sustainability director at Aecom and author of Building Revolutions. Cheshire argues that this does not mean building less, it just means building differently. The book is a rallying call to the sector to start looking beyond the immediate life of buildings. At present, when buildings are demolished, most components are reduced to lower-grade materials with lower values. For Cheshire, this is an opportunity missed. Designers should be selecting materials that can be reused and recycled in their existing form. This would retain their value and lower their carbon footprint by reducing the need for energy-hungry industrial processes. “Value”is a crucial word here. The circular economy is usually associated with recycling waste – but that is only part of the story. The more of a material the industry can reuse or resell, for example, the less it has to rely on imports. As Cheshire says: “It’s not just about addressing resource scarcity. It’s about the long-term social and economic impacts associated with raw materials, and that includes supply-chain disruption. For example, the construction industry was hugely affected in 2011 when China said it was going to slow exports of rare earth metals.” The uneven distribution of resources – China controls around 90% of the world’s rare earth metals – is what causes market shocks. It is a good example of the nuances

of the resource debate: often scarcities are local. Cheshire says that circular strategies can help protect companies against volatile prices by providing more security of supply. This is a view shared by Charlie Law, managing director of UK-based Sustainable Construction Solutions. Law spent 11 years as head of environmental management at BAM Construct UK and is a member of RICS’ Ska Technical Committee.“Steel prices shot up when China started building, which meant that everyone’s building prices went up. It was only then that we started to see different forms of construction emerge.” The problem, Law says, is that this shift was reactive. He is still not seeing companies factor resource scarcity into their business plans, which is to overlook one of the key selling points of circular economy thinking. As Laws says: “The circular economy can really start to smooth out some of those peaks and troughs in prices. If you’ve got that continuous closed-loop system it means that you control that material’s source, rather than say, a copper mine in Chile. That puts you in a much better position to have price certainty over the long term.” The economic benefit could be huge. “Remaking the industrial economy”, a 2014 article by McKinsey & Co, suggests that “the savings in materials alone could exceed $1tn a year by 2025 and, under the right conditions, a circular economy could become a tangible driver of global industrial innovation, job creation, and growth.” In a bid to unlock these benefits in Europe, the EU is implementing a €650m circular economy programme called Horizon 2020, which includes targets for eco-design and water efficiency. Additional funding of up to €5.5bn will be made available to boost waste prevention and management. But David Inman FRICS, director of environmental surveyor DIEM, is circumspect: “The EU is trying to use a hammer to crack a nut.” »

Supply chains

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Inman’s view is that commercial and reputational imperative will ultimately enable the circular economy, but take-up needs to filter down from national-scale infrastructure projects to the smaller construction firms who will ultimately drive it. “It’s going to come from the developers, which is why RICS needs to push the idea of global compact in developments,” he says. The UN Global Compact has collaborated with RICS to produce a resource that outlines many examples of responsible business best practice in the built environment that can be implemented by developers. The resource aims to improve the sector’s record on land development, resource use and waste generation during both the construction and occupational phases. Signing up is voluntary, which Inman believes is key:“We don’t want this to become a box-ticking exercise.”


he tipping point for the circular economy is cost-efficiency. Most manufacturing companies are already designing out waste at the start of the product life-cycle – the problem is often at the other end. Law says it often comes down to logistics: it costs a lot to get your product back again. Another barrier is legislation. EU regulations stipulate that once a product is earmarked for disposal, it must be handled by registered waste carriers and processors. The additional licences required to be able to remanufacture products often deter some companies. One company that does reuse materials is UK-based Armstrong Ceilings, which takes back its ceiling tiles at the end of their life. Another is Dutch electronics giant Philips, which, instead of selling light fittings to a landlord, leases them. In return for retaining ownership of the product, Philips services the lights for the duration of their lifespan. This leasing model is indicative of the innovation that circular economy principles

It’s an opportunity to have a customer relationship. We’re on a retainer to help you adapt to your buildings




could unlock in the built environment. For most developers, land is the primary asset. There are limited advantages to owning serviceable assets, such as lights and ceiling tiles, and being responsible for their upkeep. Taken to its logical extreme, it is conceivable that all of a building’s components could be owned by someone else. At the end of the building’s life, they take them back. Such approaches are few (case study, below), but designing for adaptability so that buildings can be modified for different uses is a growing trend. Elina Grigoriou HonRICS, design director of Grigoriou Interiors in London, says the current tendency in the real estate market to offer shorter lease periods is “a beautiful opportunity” to introduce such circular procurement strategies. Grigoriou explains: “Leasing or designing interiors that can plug and play is a different way to buy and own goods. As designers, it’s an opportunity for us to have a long-term customer relationship. In a way, we’re on a retainer to help you adapt to your buildings.” Getting the circular economy right relies on being able to create value at every stage of the supply chain. Carol Lemmens is director and global business leader of management consultancy at Arup, and co-author of the Circular Economy in the Built Environment, a report published last September. He says:

“We really have to rethink the way we shape a brief, the way we procure, the way we design, the way we construct, the way we finance.” You only have to look at how the built environment is organised to see how complicated that is. Lemmens explains: “The ownership of a property will change up to 10 times during the first 30 years. How we develop a building is a transactional way of working, and every stakeholder has organised themselves in a certain way over time. So every change is an effort.” Contrast this with India, which is urbanising so fast that up to 9.7bn ft2 (900m m2) of commercial and residential space needs to be built every year up to 2030 to cope with demand. It is unsurprising, therefore, that there has been a spate of recent reports extolling its potential to leapfrog the West on the circular economy.


rup has been carrying out research on the circular economy in India and Lemmens is upbeat about the possibilities.“India is already thinking about treating its development differently. This is evidenced in national programmes that blend sustainability with social impact.” The potential for the circular economy to create resource-efficient cities of the future is one thing, but the image that emerges of the circular economy today is of pockets of activity. Innovations are happening at a building scale, others at a policy level, but none have yet reached a critical mass. This should not surprise us: the circular economy requires a complete rethink of the traditional supply chain. Unfortunately, there are no shortcuts for that. n

FIND OUT MORE about how to be a responsible business at, and to sign up your firm to the UN Global Compact, go to


Dutch developer’s 20|20 vision Set up by Coert Zachariasse, CEO of Delta Development, in 2008, Park 20|20 in Amsterdam is an example of the benefits circular economy principles can deliver to the supply chain. Built according to cradle-to-cradle design standards, units at Park 20|20 are constructed as “material banks” that allow every component to be reused in another production process or returned as a raw material. Businesses that occupy the spaces will have the option to disassemble or reconfigure if market demand changes. But the real innovation has been in the tendering process. Zachariasse wanted a direct relationship with manufacturers and suppliers, so the first thing he did was to make the contractor a

partner in the project. He then offered to double their profit margin in return for total transparency on the direct costs. A budget was prepared for each of the elements of the building and suppliers were asked to provide the highest-quality product they could for the cost. Being brought in at the design stage meant that suppliers were encouraged to propose new solutions that would use fewer materials and create less waste. It also gave them certainty in their role on the project, so they could manage their own supply chains efficiently – reducing issues with materials and saving time and money on site. Overall, shortened construction times and reduced supply chain costs have saved 18% on the project.

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Self-building still remains an impossible dream for many. But with custom-build, the experts do the hard bits for you Words Alice Grahame




he architect Walter Segal, who led a pioneering self-build scheme in London in the 1970s, famously said that anyone who can cut a piece of wood in a straight line and drill a straight hole can build their own house. Unfortunately, 40 years on, the reality is not quite so simple. Perceived and real barriers mean that Britain lags behind the rest of the developed world in enabling people to build their own homes. A YouGov survey commissioned by the Building Societies Association in 2011 suggested that 53% of people in the UK would consider building their own home, given the opportunity. In reality, only 10% of UK new homes are self-commissioned – that is, built by the owner or by professionals working directly for the owner. In Austria the figure is 80%, in Germany, 60%. Both countries, along with the Netherlands, the US, Australia and Japan, have systems for enabling the public to build their own homes – something the UK has lacked, until now. Any individual who embarks on their own housebuilding project in the UK typically has to jump over hurdles that would be insurmountable to many: raising funds, finding land, commissioning an architect, agreeing a design from myriad options, getting planning permission, managing builders, arranging access roads and utilities, and keeping the whole project on track and within budget. Someone wanting to do the work themselves would face the additional challenge of taking a year or so off work to spend on site. Enter “custom-build” – a term coined by housebuilders and policymakers in the UK to describe a type of self-build whereby specialist developers take on some or all of these necessary chores. Custom-build is a bit like baking a pie using ready-made pastry. The customer makes the creative decisions about the size and shape, and what goes where. But the complex work in making the site “oven ready” is done by a developer. “It is a process by which someone can have their dream home built for them, without all the hassle,” explains Chris Brown FRICS, chief executive of Igloo Regeneration, a developer taking a lead in custom-build. “It is for those who want self-build but want someone to organise it for them. Research shows that only one in four consumers would choose a home built in the last 10 years. They are not happy with standard new-builds. They want decent-sized bedrooms, better storage and community spaces. Many want sustainable, energy-efficient homes, which most developers won’t do because it costs more. With custombuild the customer chooses a home that suits them. That’s why custom-build homes sell three to five times quicker than standard homes.”

Igloo’s project, HomeMade at Heartlands is the first of 12 custom-build schemes in a UK government pilot. Developed in partnership with the Homes & Communities Agency, housing association Coastline Housing and construction firm Carillion, the scheme’s 54 units are located at a former tin mine near Redruth in Cornwall. Customers choose from six main styles from different manufacturers, and customise their home according to their own taste and lifestyle. Brown says:“We want to give people the same variety you get with selfbuild without overwhelming them with too many choices.” The phrase“custom-build”first came into use at the start of the decade from discussions among key housing providers looking to alleviate the UK housing crisis by finding new forms of supply. The group included the National Custom & Self Build Association (NaCSBA), set up in 2008 as a network of companies and individuals involved in self-build. By 2011 they were working with the government to look at how selfbuild could deliver volume housing. NaCSBA chair Michael Holmes explains: “The housing crisis has brought to the fore the issue of how we build housing. The shortfall needs to be made up if we are ever »

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going to make housing more affordable. We know that the self-build market only delivers about 10,000 houses a year, so we are working with the government to double that figure.” In 2012 a group of housing professionals and policymakers, among them the UK’s then housing minister, Grant Shapps, visited Almere in the Netherlands. The new town, built on reclaimed land close to Amsterdam, has become a showcase for what is possible in self- and custom-build. As part of a national self-build programme, beginning in 2006, a 250 acre (101ha) site called Homeruskwartier was earmarked for 3,000 self-built homes. The infrastructure was installed by the council, including roads and utilities. Each plot comes with a “plot passport” that acts as a building permit. Within certain height restrictions the owner can do what they like. The scheme has attracted people of all ages and income groups to live in homes that they have created, whether by picking from a catalogue and hiring builders, or doing the work themselves. Many have opted for modern designs, choosing small homes to keep costs down. One even designed a house without windows, with all light coming from a glazed roof, which tested the authorities but was eventually allowed. Jacqueline Tellinga, project leader for the City of Almere, says: “People come here to see the possibility for building

SELF DISCOVERY Graven Hill (top, left) and Heartlands (top, right) are two schemes hoping to lead a resurgence in UK custombuild, after earlier efforts by architect Walter Segal (right) failed to take off



The UK’s first self-built council housing project was born when Lewisham Council offered self-builders the opportunity to purchase a plot on a long lease, and then pay a percentage of the council rent for the balance of the equity, based on the monetary value of the self-builders’ labour. All the houses were based on a template designed by architect Walter Segal. 28 RICS.ORG/MODUS

VRIJBURCHT, AMSTERDAM, NETHERLANDS Vrijburcht is a development of 52 homes that share community facilities such as gardens, workshops, greenhouses, theatre and community cafe. It is an example of a type of custom-build known as “collective private commissioning”. The project was supported by housing association De Key, which acted as a financial guarantor and owns various parts of the complex.

PROJEKTHAUS, POTSDAM, GERMANY A collective housing development built by a group of 10 families. The apartments are for rent rather than sale, and are targeted at people on modest incomes. Construction began in 2013 and the residents – some of whom decorated their own homes and laid floors – moved in at the end of 2014. Future plans include a Passive House-standard residential unit for up to 30 people.


Blueprints for custom-build success


The best thing [about custom-building] is that it shows what is in the DNA of people. Everyone has an idea of how they want to live




homes. What is essential is to trust that people are quite capable of commissioning their own houses. People in Almere, for instance, don’t have much tradition of selfbuilding. They are not professional architects. They are regular people who work in service industries. Some run small businesses from their homes such as taxi driving or hairdressing. Some of the larger houses are less affordable to those on low incomes but they are still good value. That’s how you create a mirror of our society. It’s not homogeneous. The best thing is that it shows what is in the DNA of people. Everyone has an idea of how they want to live.” One UK politician impressed with the Almere model is housing and planning minister Gavin Barwell. Last December he told an audience at NaCSBA’s Self-Build Expo: “In countries like Germany and Holland far more people build or commission their own homes at reasonable prices. We want Britain to catch up so that self-build and custombuild becomes a mainstream affordable choice.” The government has set a target of 20,000 self- and custom-build homes per year by 2020. They aim to do this through the Right to Build scheme, which requires councils, landowners and developers to work together to ensure people know they can commission and build a home. New legislation championed by Conservative MP Richard Bacon, who leads the all-party group on self- and custombuild, requires English councils to keep a register of everyone who wants to commission his or her own home. In the first seven months it attracted 18,000 signatories. Since 31 October 2016, councils have been further required to meet the demand for self- and custom-build within three years. Local authorities are now obliged to grant planning consent for serviced plots to those on the list.

LOCAL CUSTOM In the Dutch city of Almere (above and opening spread), a 250 acre site has been set aside to create an exemplar custom-build community of 3,000 homes

In the UK, the project that comes closest to replicating Almere in scale is Graven Hill near Bicester in Oxfordshire. The largest self-build development in Britain, Graven Hill has space for 1,900 homes. The process is being managed by the Graven Hill Village Development Company, which is owned by Cherwell District Council. There is a range of plot shapes and sizes, from detached houses to flats and live/work spaces, and varying levels of“design freedom”depending on where on the site your plot is located. Sections are sold to customers at “golden brick” stage, meaning the land is developed with all utility connections in place, which enables VAT to be reclaimed. Graven Hill is the first place in the UK to trial Dutch-style “plot passports” removing the need for self-builders to make individual planning applications. Instead, the local council has agreed a Local Development Order. This sets guidelines for maximum height, depth and building materials, but gives the self-builder freedom within the guidelines as long as they complete within three years. Landscaping and road construction is now complete at Graven Hill and the village is taking shape, complete with community orchard, landscaped grounds and children’s play areas. Having this done by a custom-build company leaves the residents free to focus on their own individual homes.


igures from HM Revenue & Customs are predicted to show that the number of custom- and self-build homes completed in the UK last year increased by around 2.5%, to 12,500. This rate of growth is likely to speed up as Right to Build makes an impact. However there is still plenty to be done to speed up the pace of change. NaCSBA’s big priority in 2017 is launching an industryled, UK-wide Right to Build taskforce to support councils in meeting their new obligations. The initiative received a timely boost from the government last month when it included support for the scheme in its long-overdue white paper on the state of the country’s housing market. The organisation is also working with lenders, the Prudential Regulation Authority and the Building Societies Association to make sure there is adequate funding available for the Right to Build. Custom-build homes require a different type of finance to traditional homes that are paid for once the house has been built. Because the customer needs money to build their house, to buy materials and pay tradespeople, they need their finance in stages, as the project develops. Few high street lenders are able to lend on such a basis so many self- and custom-builders turn to specialist broker Buildstore, a company that has arranged stage-payment mortgages for most of the custom-build projects in the UK. These specialist mortgages enable borrowers to draw down funds at key stages of the build. By 2020 it is predicted that there will be a demand for around £5bn of stage-payment mortgage lending, as the public appetite for custom-build homes grows and authorities respond to that demand. But perhaps the greatest obstacle in the way of custombuild’s further success is the engagement of the property development sector. “We need a new generation of enabling developers to go in and put in the infrastructure: the road, street lights, broadband, gas, water, telephone and, potentially, district heating in sustainable schemes,” comments Holmes. “A new breed of developer is required and that’s coming from a combination of the public sector, the private sector and private-public partnerships.” n

M A RCH 2017_MODUS 29




As business booms in Vancouver, so does its population. Brendon Hooper reports on a city that’s becoming a victim of its own success

GREEN ZONE The 1m ft2 Telus Garden (1), which completed last year, occupies an entire downtown block and comprises LEED Platinum-rated office space, retail units and 424 flats HOT SEAT Online bookkeeper Bench (2) moved into its office in Telus Garden in January. The startup is indicative of the type of employer attracting young professionals to the city


Vancouver will outperform all other cities in Canada in 2017, predicts PwC, posting GDP growth of more than 3%, compared with a 2% national average. But alarms have been sounding for a while now about housing affordability. Described as the world’s third most unaffordable residential market by JLL, demand for rental accommodation in the prosperous city is at an all-time high, and the lack of supply is threatening to stem the flow of employees coming to work in a thriving tech sector. “Like many cities across the world, urbanisation is increasing pressure on housing here,” says Mukhtar Latif, chief housing officer for the City of Vancouver. “There is a more transient population, which leads to higher demand – particularly for rental.” The problem for Vancouver is that as its population increases and economy diversifies, the building industry is struggling with capacity. Despite a high level of housing starts and planning applications, an affordable supply of housing for the city’s growing population remains low. However, a combination of radical measures is under way to help ease the crisis. Last August, a tax on foreign house buyers came into force in the city – the money from which is being put towards housing initiatives for renters, low-income residents and first-time buyers. This year a vacant property tax will be introduced, the first of its kind in Canada, with the first payments due in 2018. Under the legislation, self-reporting owners will be charged a 1% tax on homes that are not principal residences, in an effort to persuade thousands of owners to put their empty apartments and houses up for rent. The chronic under-use of thousands of properties left Vancouver’s housing authority with little choice but to take action to ease the crisis. Last year, it carried out a water usage survey using smart meter data. It identified an astonishing 10,000 empty homes.


Vancouver 3



House prices Q3 2016 (C$)

“Vancouver’s current vacancy rate is less than 0.5%,” comments Latif. He predicts that if even 25% of these units are put back on to the rental market, rates will move closer to 3%-4%. “The vacant property tax is now law, but will depend on people self-declaring the vacancy, with severe penalties if they do not.” Paradoxically, the affordability crisis is being exacerbated by strong growth in Vancouver’s technology sector, which the city is trying to encourage. In the second half of 2016, notes JLL, the Canadian tech sector reached an all-time high, employing more than half a million people – double that of the country’s extractive industries. In Vancouver, tech sector employment as a percentage of total employment is at 4.4%, one of the highest in the country. But together, the high cost of living and extremely low vacancy rate is pushing many tech employees out of the city, suggests JLL, resulting in increased competition among firms for skilled workers. Rob Wilson MRICS, director at project manager BTY Group in Vancouver, agrees that housing affordability could curtail the city’s tech sector growth. “While highly paid tech employees earn significantly above the median household income in Vancouver, the housing shortage could stem the flow if affordability becomes an issue for them as it has for lesser-paid occupations,” he says. “Moreover, if the tech employees or creatives are foreign nationals and want to buy in Vancouver, they will also be subject to the 15% foreign-purchaser tax.”




% change in prices

% office space in Vancouver built within 500m of a metro station






RT I8 9%




1- 3- 5year year year

RT I2 5%



% 11




Sources: MLS, 2016; JLL, 2016



MAPLE LEAPS Average house prices in Vancouver far outstrip those in Canada’s first and second cities. As the market becomes more competitive, developers have started to focus on building close to metro stations to gain an edge.


T 16 OR 20 15 % 75 12 1 20 -1 05 20


RT I9 2%

Although the tax is intended as a brake on foreign property investment to free up housing, PwC suggests it may do little to dissuade those buyers who can already afford the market’s sky-high prices. Meanwhile, millennials continue to drive up Vancouver’s rental market, preferring new, higher-quality units close to amenities, where a significant amount of office space is under construction. Many inner-city rapid transit stations are becoming high-density urban nodes. The SOLO District, a 1.88m ft2 (174,200 m2) mixed-use scheme currently being built in phases in Burnaby, is one such example. With rental units in incredibly short supply, innovative, purpose-built rental housing solutions are being pursued. “We recently set up the Vancouver Affordable Housing Agency, which is developing affordable housing on city and partner land – its current mandate is to build 2,500 homes by 2021,” explains Latif.“In addition, the city is using its regulatory and policy roles to create new housing and affordability through community amenity contributions. The Rental 100 scheme, for example, offers increased density and relaxed parking as a way of increasing rental supply.” Rental 100’s aim is to increase the delivery of schemes in which 100% of the homes are for rent, with juicy incentives

HOME FRONT SOLO District (top) is part of a growing trend of building mixed-use developments close to transit hubs; resales of luxury condos at schemes such as Pacific Heights (centre) have been hit by a levy on foreign buyers that will be used to build more affordable housing in the city (bottom)

*Outside JLL’s Rapid Transit Index

offered to developers. For example, development cost levy waivers, parking requirement reductions, a relaxation of unit size – provided the design and location meet the City’s liveability criteria – and additional density beyond what is available under existing zoning. “Furthermore, protecting rental stock through regulation, and requiring one-for-one replacement for rental housing will help reduce speculation around the city’s existing supply,” adds Latif. Wilson is encouraged by the increase in new, purposebuilt rental housing, “but demand is still running ahead of supply,”he says.“Continuing low interest rates, an expanding economy and population growth will continue to fuel demand, even if the foreign buyer’s tax slows the market.” Metro Vancouver estimates that 574,000 homes need to be built up to 2041. Combatting the housing crisis in North America’s fourth most dense city is going to take time. n

REFERENCE POINT REPORTS AND RESOURCES Up-to-date blog of schemes under application and development in Vancouver Emerging trends in Canadian real estate from PwC Canada Canadian technology sector outlook from JLL A map of tech sector growth in Canada

Real Estate Board of Greater Vancouver, news and statistics news-statistic Vancouver office market report from Colliers International, Q3 2016 Vancity Condo Guide Up-to-date news, data and opinion on Vancouver’s residential market

M A RCH 2017_MODUS 31


When the city decided it was short of worldclass conference, exhibition and concert venues, its solution was to build all three on one site. Brendon Hooper reports

Client New South Wales Government Developer Lend Lease / Infrastructure NSW Architects Hassell and Populous Quantity surveyor Rider Levett Bucknall


MANIFOLD FORMS Contained within the angular, origami-like structure of the highly adaptable convention building are two theatres, 70 meeting rooms and Australia’s largest ballroom

Stretching back from the water’s edge and spread across three distinctive new buildings, the International Convention Centre (ICC) Sydney packs an astonishing amount of activity into one site. Designed by Hassell and Populous for Infrastructure New South Wales and Lend Lease, the A$1.1bn (£670m) complex replaces the Sydney Convention and Exhibition Centre and forms part of the A$3.4bn (£2.07bn) regeneration of Darling Harbour. However, plans for the project were not universally welcomed. Philip Cox, architect of the original centre, which only opened in 1988, described the demolition of his award-winning scheme in 2013 as “an act of vandalism”. Although the original redevelopment proposal retained the existing buildings, the idea was rejected by Infrastructure NSW, which decided they were too small to meet demand. Instead, the new development has been constructed on a much bigger scale, across three buildings: a convention centre capable

Case file

NO DRAWBACKS Retractable seating means the theatre’s 9,000-capacity auditorium can be set up in various configurations to cater for both concert and conference audiences

GREAT OUTDOORS Outside the theatre, improvements to the public realm include additional green landscaping in Tumbalong Park and an open-air event space for 11,000 people


BOXING CLEVER Enclosed balconies break up the facade of the main exhibition centre, behind which are two giant halls that can be subdivided into seven smaller spaces

of running three separate, concurrent events that boasts two theatres and Australia’s largest ballroom; a main exhibition building with more than 376,000 ft2 (35,000 m2) of floor space and a 54,000 ft2 (5,000 m2) open-air event deck; and an 8,000-capacity concert venue. Sydney-based Matthew Harris FRICS, managing director of Rider Levett Bucknall, explains that the project’s complexity was intriguing, particularly because his team’s quantity surveying role was not a traditional one. Instead, they were required to perform more of a due diligence function, overseeing the overall procurement process through a public-private partnership (PPP) method. Under the PPP arrangement, a reference design was produced by the state government, around which the bidding teams were able to develop their plans.“The ‘developed design’ was key to the assessment process, as it gave the bidders the ability to enhance and improve the reference design,” says Harris. “It was a real challenge to collaborate and coordinate

with such a diverse team of contributors on such a large PPP project, as each had their own targets and deadlines to meet.” RLB’s technical due diligence on the bid process involved reporting to more than 20 financiers, who were either debt or equity providers on the deal. The report covered the ICC’s design, engineering and delivery of the capital works, specification compliance, programme, risk identification and life-cycle impacts. “In addition, we had to address how the complex would be operated and maintained once completed,” says Harris. This meant ensuring sustainable design practices were in place to help the buildings achieve high recycling targets during the construction period, and for them to later operate with optimal resource efficiency. “For example, we had a target to recycle 90% of the materials, such as steel and concrete, from the previous structure,” continues Harris.“The on-site crushing of demolished concrete, and using it as base course and fill, significantly reduced the quantity of

imported material. The existing structure of the link building was also retained and incorporated into the facility.” Furthermore, rainwater harvesting and reuse should cut potable water use by 14% compared with Australian standards. The complex will also generate around 5% of its electricity from a solar energy scheme in which members of the public can buy shares. Hassell and Populous’ remit also covered the surrounding public realm, which has been upgraded to better connect pedestrians to central Sydney. The joined-up nature of the design is one of Harris’favourite aspects of the complex: “I like how the exhibition building considers the function of spaces internally, and goes on to connect with its surroundings, for example, the projecting boxes and the event deck overlooking Tumbalong Park. The project has brought new life and activity to the whole area.” n TAKE A VIRTUAL TOUR of ICC Sydney at

M A RCH 2017_MODUS 33

Careers / Business / Legal / Training

Foundations CAREERS  If you’re hiring for a new role, using the interview correctly is critical in finding the right candidate. Here’s how to do it right


Let’s face it, no one likes job interviews. But, however nerve-wracking it is for candidates, the process is no less anxious for those conducting the interview. It’s on their shoulders that certainty of a hire must rest – and a poor interview will be unlikely to help them choose the right candidate. “There are lots of things to think about,” admits Kate Cafferky HR manager at quantity surveying firm, Bruce Shaw. “To ensure consistency, we use a core set of questions that are asked for any particular role, but after that we also feel interviewing is a two-way process. You’re looking to establish whether someone can contribute and build a career, so a more holistic approach has to be taken – one that touches on the candidate’s softer skills and personality. Cultural fit is just as important as their ability to fulfill the role on a technical basis.” Cafferky brings in a technical interviewer to discuss specific elements about a role, but advocates keeping a balance between technical and soft skills examination. “A good interview must have both,” she says. “Taking time to read candidates’ CVs/covering letter helps to identify areas for discussion or further investigation.” Without a proper plan, interviews can become wayward and not cover ground they should. So concerned was Merita Memisi, HR director at integrated property developer, HB Reavis, that she decided to address it. “Interviews weren’t structured; there was no clear definition of the type of people for roles. So, in addition to developing technical

Consistency is king Have a core set of questions. It is fairer, and allows you to make better comparisons. Can I get a witness? If it’s a technical role, you need an expert with you – but don’t let this take over the interview. Open up Find out more about the candidate by letting them lead the conversation for a proportion of the interview. The right fit If there’s a candidate you like, but they are better suited to another role, keep them on file. Be nice They are interviewing you, too. Know why they should come and work for you, and tell them. 34 RICS.ORG/MODUS

competencies for each role, we’ve created a process that removes inconsistency. We score 40% on intellectual and 40% on emotional capacity questions, leaving the rest for more old-school – but necessary – personality and fit conclusions.” One thing she does do is ask how someone would go about solving an issue in their new role – to “get them outside their comfort zone” – but this does not mean she takes all personality out of the process. “I start the interview off in the same way for everyone, but I like to see how the candidate dictates the flow of the conversation. If we go way off, I’ll pull them back in, but you can’t be too prescriptive – you’re looking for someone you can get on with after all.” The practice of “hiring for potential” – rather than the actual job role – has suffered some backlash recently, with critics saying it creates expectations firms might not be able to meet. However, Memisi says her interview process allows for this. “When you find talent, you want to keep it,” she says, “and we’ve actually put people into different roles because the interview process reveals people’s true strengths.” Memisi and Cafferky agree that a competency-based approach to interviewing is a must – this is where candidates are required to answer questions about their ability in the context of actual events. So, too, is something many often forget – actually trying to make people comfortable, and representing the employer brand values. “Interviewers must have the employee value proposition at the forefront of their minds during interviews,” says Cafferky. “They must know how to portray benefits that any potential employee receives in return for their skills, capabilities and experience.”

ON RICSRECRUIT.COM Taken a final decision? Make sure they want to stay with this advice on employee engagement, at





1998 Studies architecture at the Bandung Institute of Technology



2003 Joins Davis Langdon & Seah Indonesia as a quantity surveyor

THE PRESENT    Becoming chartered was a huge milestone in my career. I was one of the first construction professionals in the country to qualify, and clients see me in a different light when I say I’m an RICS member. In 2015, after being with Arcadis Indonesia for 12 years, I was promoted to deputy director. My day-to-day work involves mostly high-level estimating, including value engineering, engaging new and old clients, and giving basic QS training to our junior staff. It’s so important to share our knowledge here, because formal education is not yet available to them.   

2008 Completes distance-learning postgraduate QS course via the College of Estate Management

THE BEGINNING I like to let my imagination run wild when thinking about design. I’m from Bandung in Indonesia, which still has a lot of beautiful historic European-style buildings and at a young age they inspired me to become an architect. In 1998, I studied architecture at the Bandung Institute of Technology, THE FUTURE graduating four years later with cum laude. Luckily, only a My dream is to make quantity surveying month later I joined a multidisciplinary firm as junior a recognised profession in Indonesia. Not architect, drafting and specifying materials, even though the just a branch of architecture, but to have its own individual course. Some steps are real estate industry was experiencing a recession. already being made with RICS, and hopefully in the next few years we can establish a THE CAREER BREAK Six months later, my manager asked whether I wanted to be recognised quantity surveying course at an seconded to the quantity surveying department. I became Indonesian university. totally engrossed in the job. So I started to explore the best ways to become chartered, and in 2003 I secured a job at Davis Langdon & Seah Indonesia – now Arcadis. Quantity surveying is not a recognised profession in Indonesia, so it was crucial for me to graduate from a certified course. Three years later, Arcadis offered me a scholarship for a distancelearning postgraduate QS course via the College of Estate Management in the UK. “My dream is to make quantity surveying It was a tough experience, juggling work assignments, but I graduated in 2008, a recognised profession in Indonesia, and went on to pass the APC in 2010. not just a branch of architecture”

2010 Passes APC to become one of the first chartered surveyors in Indonesia 2015 Promoted to deputy director, Arcadis Indonesia

M A RCH 2017_MODUS 35



Ask anyone to picture a typical workplace and their mind will probably conjure an image they have seen in countless films: a run-of-the-mill office, replete with water cooler, potted plant and dull carpet tiles. The surroundings in which we work are an inextricable part of our employment culture. But, like many aspects of life in the past decade, this is changing rapidly. In the UK, the number of people working from home rose by 20% between 2005 and 2015 to 1.5 million, according to a 2016 study by trades union the TUC. And this new way of working is not just confined to the home. Hotdesking, where people pay a flat fee for a desk, internet connection and printing services, and co-working, where people from a whole range of backgrounds share an office, are increasingly part of the mix of workplace options. For surveyors like Darren Foy FRICS, who recently set up his own business after time in a partnership, the options for where and when to work are vastly different to a decade ago. “All my files are electronic and backed up to the cloud. I have a laptop and a mobile phone, and if I need to be in a client’s offices then that’s fine. If I don’t, then I can work wherever.” And, Foy adds: “The overheads are low.” Electing to eschew a traditional office is not only a low-cost option; it can also make you more productive. A 2014 study of call-centre employees, half of whom worked

Smooth operator Doing your job without an office is now easier than ever. Job satisfaction Research has found that home workers are happier and more productive. Flexible friend Make use of a variety of spaces depending on the situation, from coffee shops to business lounges. Sharing’s caring If home working isn’t for you, plenty of serviced office providers offer hotdesking and co-working space. Come together Consider setting up your own co-working space with people in your business network. 36 RICS.ORG/MODUS

LONELY PLANET But what if you would rather not work from home? Although some employees in the Stanford research prospered in such an environment, half of those in the group asked to transfer back to the office at the end of the nine months because they were lonely. Kirsty Harvey MRICS, director of Hertfordshire-based KTD Surveying, admits to missing the “office banter” when she started working from home. She is now forging a path down which a few others in the profession are also turning: co-working.


BUSINESS  Running an office is a big expense. So what if you didn’t need one at all?

from home for nine months and the other half from the office, backs this up. Nicholas Bloom, professor of economics at Stanford University, was co-author of the research, which was published in the Quarterly Journal of Economics. “We found that people working from home completed 13.5% more calls than the staff in the office did – meaning that [the company] got almost an extra workday a week out of them,” says Bloom. “They also quit at half the rate of people in the office – way beyond what we anticipated. And predictably, at-home workers reported much higher job satisfaction.” It is far easier these days to schedule and hold remote meetings, share and manage work, and interact with people remotely. And not only because of technology: big changes in working culture make it easier too. Employees and clients are far happier meeting for the first time in a coffee shop or by video-conference than they would have been five or 10 years ago. Foy says: “A lot of my clients are more than happy to catch up over a coffee. There are other options as well. I’ve got the RICS members’ room in Parliament Square, and I have a Virgin Money account that enables me to use lounges in certain branches.” He also looked into using the business space provided by some private members’ clubs, but decided against the cost for now. There are other, less hard-edged benefits to leaving the office behind. You can see your loved ones more easily, it is simpler to fit in exercise, you can set up your workspace the way you like it, and your journey to work is shorter or non-existent. Cutting out the commute is one of the best advantages to home working, says Chris Heginbotham FRICS, assistant government valuer at the Treasury in the Isle of Man government. Not using his car to get to work saves him money, as the costs of travelling between home and an office are not tax deductable. He is also more in control of his own time.



After a period hotdesking within a serviced office, Harvey set up a co-working space with friends from a range of professions – including a building surveyor – in her network. She did this by renting a serviced office but agreeing with the landlord that they could run multiple businesses from the room. Harvey recommends her route into coworking, particularly because she has found it to be cheaper than the serviced office

“Our study found that home workers quit at half the rate of people in the office – way beyond what we anticipated. They also reported much higher job satisfaction” NICHOLAS BLOOM Stanford University option – quoting monthly costs of around £250 versus £400 for a serviced office in her area. And if you lack a ready-made network such as Harvey’s, fear not. Contrary to the stereotype of co-working spaces catering only to creative types in east London, the rise in their popularity means that even established serviced office operators such as Regus are opening shared workspaces across the UK, in addition to the independently run outfits that already exist in many cities. Shazia Mustafa runs Third Door, a coworking space in suburban west London that also provides an on-site nursery for the children of the space’s users. She sums up the benefits of this flexible approach well: “You can get a lot more done in less time.” And that’s a formula that will never lose its appeal in the world of work.

ON RICS’ UK SMALL BUSINESS HUB “Facilities, including information and communication technology (ICT), remain the second biggest item (after staff) on most practice’s budgets. There remains a strong likelihood that

you are paying far too much for unnecessary and inappropriate space. A professional with a laptop and smartphone no longer needs a dedicated desk that is occupied for less than half the working week.” This is an extract from RICS’s factsheet on practice finance, which contains advice for sole practitioners and small firms. Download this factsheet, and others, at

Don’t be left feeling hack sore TONY RICHARDSON Managing director, Octree Although businesses such as accountants and lawyers are especially sensitive to cybercrime, surveyors are no less susceptible to data breaches. Without adopting a pragmatic approach to cyber security, it really is a case of when you will be compromised, not if. What are the most significant threats? ››Ransomware: malware that encrypts and threatens to destroy, remove access to, or publicly post data unless a victim makes payment, which often increases as time elapses. ››Phishing and whaling (also known as CEO fraud): a malicious attempt to acquire sensitive information by masquerading as a trustworthy source via email, text or pop-up message, or to coerce an employee into making a money transfer. ››Exploitation of software vulnerabilities: flaws, glitches or weaknesses discovered in software. ››Insider threat: research indicates that a company’s own employees may account for more than 50% of all reported data breaches. What are the costs? In 2015 the Centre for Economics and Business Research estimated that the cost of cybercrime to UK business was more than £34bn. Of this, 60% was attributed to direct losses such as: a significant downturn in business post-crime, reputational damage, fraud, business interruption, regulatory penalties and critical data loss. The remaining 40%

represents the cost of recovery and remediation. Compound this with the EU’s General Data Protection Regulations (GDPR), adopted last year and which can impose fines of up to €20m or 4% of global turnover on companies that misuse their customers’ data, the impact could be significant. For example, it is estimated than under GDPR, Tesco could find itself facing a €2bn penalty following recent bank breaches. And with the increasing adoption of the internet of things, whereby critical infrastructure, buildings, vehicles, and other connected devices are monitored and controlled remotely, it is easy to imagine the disasters waiting to happen if security is not given higher priority. What measures can those working in property take? Adopting tighter technical controls internally, such as following the government’s Cyber Essentials initiative ( cyberessentials), could help you to defend against more than 80% of internet-borne threats. Ensure you have adequate anti-malware deployed and up to date; that vulnerabilities in your operating systems and applications are identified and fixed – or “patched”; your desktops are locked down and users only have the necessary access rights to be able to do their jobs, your firewalls are configured appropriately; and you have implemented an ongoing security awareness training programme to educate staff to identify potential threats and act accordingly. M A RCH 2017_MODUS


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CPD booster Related content from RICS

SUCCESSFUL TENDERING STRATEGIES Jo Mann (above) on things to consider when tendering, including how to fully understand your role, and improve your chances of winning work. webcasts/254 ››CPD hours: 1

FIND THAT ‘X’ FACTOR PROFESSIONAL DEVELOPMENT A successful tender is as much about knowing your own strengths as it is your prospective partner’s Don’t get carried away For any organisation considering bidding for work in the private sector, it is imperative to bid only for the projects that you know you can deliver, because you will acquire a reputation based on your results. Bidding for work that you can financially manage is good practice, because you must have an adequate cashflow capability if something goes wrong. Have your say, too When bidding, you should expect to have some advance notice or involvement in shaping the requirement. If it just comes out of the blue, you can assume someone else has helped shape the bid requirement, and that they may be a step further up the ladder. Start by assuming that you might not bid, and if in doubt, do not proceed. Don’t overestimate your chances of winning a tender you weren’t expecting, as you may end up expending a lot of time and energy for nothing.

CPD: ON DEMAND The CPD Foundation offers UK members a convenient and comprehensive way to meet their CPD goals for one annual payment. Sign up at

Make some friends People buy from people they like, know and trust. You need to take every opportunity to make contact with, and enter into dialogue with your client. Ideally, you need to do this across their

whole organisation, because there may be some areas of resistance, and you need to have the whole company on board. It is not a winning strategy to just stay in your office and price the bid. No second-guessing Identify the key decision-makers, and bear in mind they may change during the procurement. Get a detailed specification of the requirement, never try to guess what your client wants. First, your guess might be incorrect, and second, when you bid for something, this is the basis of a contract – whatever you say you will do has to be what they want. Quality over quantity Assume that your competitors will submit a “bare bones” offer, only pricing for the essentials. Unless you follow suit, you can very well be beaten unfairly. Work out the minimum your client requires, and price it accordingly – it is important to not “over-engineer” your offer. Always look for innovative lower-cost alternatives, while maintaining a reasonable quality. Make sure you fully review your bid before submission, and thoroughly read the terms and conditions – don’t leave it until when or if you win the work. JO MANN is an independent consultant specialising in procurement

AN INTRODUCTION TO DEVELOPMENT APPRAISAL Athar Rashid (above) of the University of Westminster looks at the many variables and outcomes of this process. cpdfoundation. com/webcasts/280 ››CPD hours: 1

CDM 2015 UPDATE Les Johnson (above), director of the Association of Project Safety, reviews the guidance and assesses improved approaches to health and safety in the construction industry. webcasts/270 ››CPD hours: 1 M A RCH 2017_MODUS


RICS Recruit Where recruiters go to find the best surveyors in the industry RICS Recruit is the UK’s No. 1 built environment job recruitment board with almost 1,000 active vacancies in the UK and around the world. RICS Recruit is packed full of knowledge and guidance to support your career development.

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UK Summit 16 May 2017, Kings Place, London Join the conversation on the most important dynamics shaping the future of the UK’s built environment at this exclusive event. Hosted by journalist and broadcaster Steph McGovern, prominent thought leaders such as Guy Grainger MRICS, CEO for EMEA at JLL, will deliver an engaging mix of keynote speeches and debates on topics such as our changing workspace, infrastructure, and the positive impact that disruption can have on your business. Book your place at this must-attend, flagship event now.

Find out more at

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AVirtual It is: An online-based service that provides you with an “on-demand” personal assistant. How does it work? My assistant runs my diary, knows where I am, and is perfect at chasing up licences and contractors, and helping my clients.

AVirtual matches you through the internet with a PA, based anywhere in the world, who suits your business. You agree the number of hours you need them for, and set the tasks and timeframe. It’s incredibly useful for project management and has been indispensable in starting my business.

For example, it gives you back your time from having to research and schedule flights, hotels and restaurant bookings, managing appointments and sending reminders. The PA can transcribe meeting minutes and video and audio files, and even manage your filing remotely.

AVirtual has assistants who are bilingual in Spanish, Italian, French, German and Swedish, which is particularly useful if you travel to a specific country regularly. NATASHA COLLINS MRICS is managing director at NC Real Estate M A RCH 2017_MODUS



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Anticipated trends in turnover Some insurance covers are rated off turnover. If turnover is forecast to rise significantly, a longer-term policy can make financial sense, as the premium will be calculated on a lower turnover than that which would apply the following year. However, if insurance rates are predicted to fall in line with a rise in turnover, the two cancel each other out, meaning there is little financial benefit.

Anticipated trends in insurance rate If rates are forecast to fall over the course of the policy period, it makes little financial sense to take a longerterm policy, since the rate is fixed at the outset, thereby preventing the business from benefiting from a reduction in the rate at the next annual renewal date.

The availability of a stretched aggregate cap on payments below the policy excess Most larger firms will, for some lines of insurance, have an aggregate cap on payments below the excess. When a longerterm policy is taken, an aggregate cap should be increased to take account of the longer policy period. Some customers elect to take a longer-term policy but cancel and replace annually, based on the insurance market conditions at that time. This retains the flexibility of an annual policy but provides a hedge against the factors described above.

Anticipated trends in claims activity If the claims position is expected to improve over the course of the policy year, we would also anticipate an improvement in insurance rate. If taken in isolation, therefore, there is no benefit to be gained from fixing a rate for an extended period.

FOR FURTHER GUIDANCE on whether or not a longer-term policy is right for you, and for advice on all aspects of your business insurance arrangements, please contact either Greg Harrison:; +44 (0)20 7133 1505 or Natalie Deacon:; +44 (0)20 7133 1437

TAKE THE LONG VIEW A lengthier PI policy might sound appealing, but is it the right option for your business? Strong competition between professional indemnity (PI) insurers and brokers has led to an increase in firms being offered longer-term PII policies. Typically, policies may be extended to either 18 months or, in some circumstances, two years. Longer-term insurance policies simplify administration and allow for improved budgeting, providing a greater degree of certainty regarding insurance spend over a longer period. The benefits might appear enticing, particularly given the difficulties sometimes associated with renewing PI insurance. However, there are several factors you should take into account before deciding whether to accept a longer-term policy.







Full RICS events listings online at For enquiries, call +44 (0)20 7695 1600. All prices are +VAT


››RICS Landlord and Tenant Update March, various dates and locations In this fast-moving sector, new or amended Codes of Practice, initiatives and new or revised protocols appear every day. An expert panel will address crucial areas of landlord and tenant law, helping to protect you against financial risk and ensure legal compliance. CPD: 3 hrs £100 ››RICS Survey in Practice Roadshow March, various locations Linked with the Ombudsman Service and RICS regulation to focus on common complaints with the RICS suite of surveys. Two one-day seminars will cover the interior areas of a property, and the exteriors. CPD: 6-12 hours Two seminars: £220; one seminar: £130 ››RICS CPD DAYS 9 March, Loughborough and Dunblane; 21 March, Deganwy; 28 March, Belfast; 4 April, London Regional conferences full of CPD within land, property and the built environment, with breakout sessions tailored to meet specific learning requirements. CPD: 6 hours £150 full day, £95 half day ››RICS & Association for Project Management Project Leadership Conference 28 March, London Focusing on collaboration in the management of large and small projects. Topics include negotiation – strategies for success in the construction sector, effectiveness through collaboration – construction and engineering project management, and how technology can help in the delivery of a project. CPD: 5.5 hours £205

››RICS Environment and Resources Conference 6 April, Nottingham Network with your peers at this halfday event, which will look more closely at Brexit, how this poses significant issues for environmental law and policies in the UK, and how might these affect your business. CPD: 3.5 hours £90 ››RICS Commercial Management in Infrastructure Conference 26 April, London Key speakers and leading experts will address core elements of the commercial manager’s role in infrastructure, including barriers to collaboration, new approaches to conflict avoidance, digitisation and better management through better measurement. CPD: 6 hours £255

››RICS Building Surveying Conference 27 April, London This flagship event includes sessions on CDM, building regulations updates, dilapidations, building defects and contract management, as well as an exhibition and a post-event networking drinks reception. CPD: 5.5 hours £230 ››RICS UK Summit 16 May, London Explore how we can improve the resilience and relevance of the profession with speakers who are leading the way in futureproofing their industry. Debate and discuss the key drivers for change and ensure your business is best placed to take advantage of the huge opportunities on offer. Gain an insight into what the future may hold and ensure your business plan is fit for purpose. CPD: 4 hours £195


30 May-1 June, Stockholm, Sweden

››RICS UK Valuation Conference 29 March, London Covering a range of timely issues and topics such as valuation standards in practice, conflicts of interest in valuation, and valuing for litigation. CPD: 6 hours £230 ››Introduction to CPO Powers and Process April, various locations These roadshows will highlight the different stages of the compulsory purchase order process with some practical case studies and worked examples. CPD: 3.5 hours £100

The first-ever World Workplace Europe conference will welcome public and private sector facilities management practitioners, educators, topic experts, authors, students, product and service providers, members of RICS and the International Facility Management Association and partner organisations, as well as professionals in real estate, engineering, architecture, design, security, IT and HR. An audience of around 400 delegates is expected to attend this inaugural event. Early-bird rate: €895 (full event), €350 (single day)

M A RCH 2017_MODUS 43

OBITUARIES Please email obituary notifications to or call +44 (0)247 686 8555


››Robert Wainwright Arnold FRICS, 1930-2016 Frinton-on-Sea ››John Michael Bevan FRICS, 1931-2016, Holt ››Neil George Colvill MRICS, 1945-2016 Norwich ››Christian James Glew MRICS, 1974-2016, Herts ››John Alfred Green FRICS, 1929-unknown ››John Herron MRICS 1927-2016 Bury St Edmunds ››Philip Graeme King MRICS, 1957-2016 Peterborough ››Guy Lumley Lyster FRICS, 1925-2016 Braintree ››Louis Macfarlane MRICS, 1920-2016 Tadworth


››John Clifford Bacon AssocRICS 1938-unknown, Mansfield ››James Patrick Bryan FRICS, 1931-2016 Ashbourne ››Brian Charles Richard Emly FRICS, 1933-2016 Burton upon Trent ››Michael G Harrison FRICS, 1938-2016 Alfreton ››Joseph Raymond Nickson AssocRICS 1927-2016, Leicester ››David Nicholas Sanders FRICS 1936-2016, Leicester ››Denis George A Stevenson FRICS 1925-2016, Matlock ››John Michael Strutt Thompson FRICS 1931-2016 Market Harborough 44



››Eric Rudolf Adie MRICS, 1920-2016 ››Michael Bailey MRICS, 1937-2016 ››Ian Bryan MRICS 1935-2016 ››Peter Francis Campbell FRICS, 1930-2016 ››Michael John Etheridge MRICS, 1935-2016 Wallington ››Robert Leslie Hawker FRICS, 1950-2016 ››Arthur Reginald Shaw FRICS, 1920-2016 ››John Svensson FRICS 1920-2016, Richmond ››Frank Joseph Woodford MRICS 1929-2016


››Edward John Barrow FRICS, 1927-2016 Newcastle upon Tyne ››Eric Dawson Jefferson FRICS, 1928-2016 Whitley Bay


››Charles Cameron MRICS, 1914-2016 Warrington ››Alan Antrobus Gibbons FRICS, 1923-2016 Neston ››Thomas Milligan Irvine FRICS, 1933-2016 Lancaster ››Maxwell Millward Leese 1941-2016, Sandbach ››Ralph Bernard Morgan FRICS, 1930-2016 Lytham St Annes ››David Arthur Poole MRICS, 1947-2016 Altrincham ››John Dudley Sanders FRICS, 1925-2016, Wirral ››Rex Snowling FRICS 1933-2016, St Helens


››Ian David Anderson MRICS, 1931-2016 Portsmouth ››Geoffrey Charles Bassett, 1935-2016 Purley ››Christopher John Bishop MRICS 1941-2016, Oxford ››Eric Richard Earl FRICS 1923-2016, Berkhamsted ››Bruce Denham Frost FRICS, 1924-2016 Lymington ››Laurence Edward Goodwin AssocRICS 1941-2016, Dartford ››John Victor Harrisson FRICS, 1925-2016 Tenterden ››William John How FRICS, 1927-2016 Woking ››Alan King MRICS 1929-2016, Chesham ››James Horatio Leach FRICS, 1919-unknown Kent ››Bruce Mansell FRICS 1947-2016, Guernsey ››Henry R Mason FRICS 1924-2016, Eastleigh ››Dennis Raymond May FRICS, 1926-2016 High Wycombe ››Alan John Mellor MRICS, 1939-2016 Chalfont St. Giles ››Arnold Oldroyd 1946-2016, Cranleigh ››Peter Edgar Prior FRICS 1924-2016, Brighton

››Douglas William Rackley FRICS 1929-2016, Harrow ››Kenneth Gilbert Saunders MRICS 1930-2016 Bognor Regis ››John Arthur Schilling FRICS, 1925-2006 Weybridge ››David Geoffrey Shaw FRICS, 1942-2016 Edgware ››Brian George Shepherd FRICS, 1934-2016 Henley-on-Thames ››Arthur Henry Thompson FRICS 1924-2016, Ascot ››Keith William Thompson MRICS 1941-2016, Seaford ››Stuart William Thompson, 1948-2016 Romsey ››Ian Webster MRICS 1956-2016, Kent ››Matthew Westmore FRICS, 1950-2016 Bognor Regis


››David John Bell FRICS 1943-2016, Cheltenham ››Jonathan Heanes Bingham FRICS 1942-2016, Berkeley ››James Richard Bones FRICS, 1941-2016 Lostwithiel ››Derek Ian Browning FRICS, 1926-2016 Honiton

››David John Harry Crouch FRICS 1930-2016, Bridport ››Edgar Philip Deung FRICS, 1927-2016 Ottery St. Mary ››Edwin George Dutfield MRICS, 1926-2013 Honiton ››Reginald Norman Goldsworthy MRICS 1922-2016, Bristol ››Peter John Smerdon FRICS, 1925-2016 Plymouth ››Edmund Wilfred Spiegelhalter MRICS 1923-2016, Barnstaple ››William John Trim FRICS, 1923-2016 Bournemouth ››Hanson William Waterworth MRICS 1930-2016, Colyton ››George Peter Watkins FRICS, 1924-2016 Taunton


››Bryan Benjamin Harrison MRICS, 19392016, Leamington Spa ››Ian Robert Hydes FRICS 1928-2016, Hereford ››David Walter Jackson MRICS, 1929-2016 Worcester ››Barry Reginald Ordish FRICS, 1930-2015 Stourbridge ››David Challis Stock FRICS, 1926-2016 Malvern

BRIAN MERVIN TESTER FRICS, 1942-2016 Brian Tester has passed away following a short illness. He will be remembered by many for his contribution to the RICS Sussex group, which he was involved with for more than 30 years. He started his career in 1958 at London-based quantity surveyor AE Thornton-Firkin and Partners, becoming chartered in 1965. In 1963 he joined a new practice, AL Smith & Partners which provided QS services to local authorities and housing associations. Brian became the resident partner in the Haywards Heath office in 1975. Outside RICS, Brian was a member of the Sussex Local Joint Consultative Committee for Building and a former chair of the Consultant Quantity Surveyors Association in 1993 to 1994. He is survived by wife Sue, who he married in 1971, two children – Alison and Jonathan – and two grandchildren.



››Robert William Bates MRICS, 1948-2016 Beverley ››Joseph Anthony Grayson FRICS 1941-2016, Sheffield ››Philip Alan Tryhorn FRICS, 1923-2017, York


››Ian Summers Cruickshank FRICS 1948-2016, Aberdeen ››George Drennan FRICS 1931-2016, Glasgow ››Charles Henry Michael Gray, 1938-2016, Perth ››Kenneth Robert Imlach FRICS, 1926-2016 Haddington ››Barry William McGhee MRICS, 1975-2016 Aberdeen ››James McIntosh FRICS 1934-2016, Glasgow ››Frank Milns MRICS 1926-unknown Edinburgh ››John Montgomery FRICS, 1937-2016 Bo’ness ››Ian Morrison FRICS 1929-2016, Edinburgh

››John Forsyth Pattison MRICS, 1934-2016 Melrose ››Angus Thompson Taylor FRICS 1939-2016, Aberdeen ››Peter William Frederick Withall MRICS 1928-2016, Oban ››Robert Alexander Worboys MRICS 1988-2016, Glasgow


››John Mervyn Roger Davies FRICS 1944-2016, Welshpool ››Herbert Harris Emary MRICS, 1920-2016 Penarth ››Michael Fitton FRICS 1932-2016, Colwyn Bay


››William Harris Jenkins FRICS, 1933-2017 Belfast


››Michael Maurice Austin D’Alton FRICS 1921-2015, Killiney ››Jeremiah McGrath MRICS, 1932-2016 Middleton

JONATHAN EDWARD DAVY FRICS, 1955-2016 Jonathan Davy was a remarkable chartered land surveyor who inspired many young land surveyors, whether he was their boss at Walker Ladd, the local RICS branch chairman, or their APC mentor. Part of his legacy are those surveyors, many of whom he started on the right path and who now enjoy their own successful survey practice. After completing his diploma in land surveying in 1976 and taking his RICS finals exams in 1977, he worked for six months in Australia before coming back to the UK and settling in Bristol at Walker Ladd & Co. Despite being diagnosed with a brain tumour in 1999, Jonathan continued to enjoy work unhindered by his illness. He loved all sport, in particular rugby, surfing and sailing. Jonathan played guitar throughout his life, performing at various clubs in Bristol. He is survived by wife Caroline, their four boys and one granddaughter.


››Harry Eastwood FRICS 1924-2008, Baleares ››Dimitris Tsianakas MRICS, 1966-2016 Athens ››Richard Theodorus Marinus Van Ovost FRICS 1962-2016, Almere


››William Raymond Jansen FRICS 1924-2016, Singapore


››Siu Wai Fong MRICS 1955-2016, Kowloon


››John Harry Dickson FRICS, 1925-2016 Dowerglen ››David Lawrence Law MRICS, 1932-2016 Stilfontein ››Alan Geoffrey Rostovsky MRICS 1936-2016, Sandton ››David Graham Young 1954-2016 Melkbosstrand


››Thomas John Macleod Brown MRICS 1930-2016, Port Credit

››Frederick Anthony Krogh MRICS 1938-2016, Diego Martin ››Theodore William Rummel FRICS 1954-2016, Connecticut If you are facing hardship after the loss of a family member, or if you are considering leaving a legacy, contact LionHeart, the charity for RICS members and their families. Call +44 (0)24 7646 6696, email, or visit

CONDUCT Mr David Loosley, Chichester, PO20 Disciplinary Panel – 07.12.16 The Panel heard a case against Mr David Loosley in accordance with Rules 5, 8 and 9 of the Rules of Conduct for Members 2007. The Panel expelled him from membership and ordered him to contribute towards the costs of the hearing. Mr A Maltby FRICS & Maltby Chartered Surveyors, Kent, CT4 Disciplinary Panel – 19/20.12.16 The Panel heard a case against Maltby Chartered Surveyors (the Firm) & Mr A Maltby FRICS relating to charges in respect of Rule 3 and Rule 4 of the Rules of Conduct for Firms 2007 and Rule 3 and Rule 4 of the Rules of Conduct for Members 2007. The Panel reprimanded both Mr Maltby and

the Firm and ordered them to contribute towards the costs of the hearing. Mr Gary Bonner, Kent, ME16 Disciplinary Panel by way of written representations – 10.01.17 The Panel heard a case against Mr Bonner by way of written representations. The Panel considered whether Mr Bonner may be liable for disciplinary action under Bye-Law 5.2.2(d) by reason of having been convicted by the Crown Court of Maidstone on 10 April 2015 for the following offences: producing a Class B controlled drug – cannabis; possessing with intent to supply a controlled drug of Class B – cannabis; and abstracting electricity. The Panel expelled Mr Bonner from Membership of RICS and ordered him to contribute towards RICS’ costs.

Sean Brady, Hertfordshire William Coughlan, North Yorkshire Craig Fraser, Lanarkshire George Hardcastle, London Phillip Baker, West Sussex Steven Wild, Surrey Iain MacDonald, Shrewsbury John Ramsay, Solihull Appeal Panel – 10.01.17 Having received agreed orders for all of the above persons, the Panel allowed their appeals and set aside the sanctions made and the decisions to expel that had originally been made by a Disciplinary Panel on 31 May 2016. The matters will now be remitted for a new hearing of a differently constituted Disciplinary Panel, with the exception of Mr Baker. In the case of Mr Ramsay, RICS shall pay costs. M A RCH 2017_MODUS


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“When I joined my new company in April 2015 they did not have access to BCIS. For a couple of months I had to manage without access, which made it very difficult accessing cost data. Now, having a subscription to BCIS gives me easy access to a large amount of building cost data, saving me valuable time. BCIS is invaluable, as it helps me provide realistic early cost advice to our customers from a widely recognised source.� Paul Yandall, Project Manager and Quantity Surveyor, Torbay Development Agency

BCIS provides data to carry out early cost advice A reliable source of independent data

To find out more about BCIS visit or phone +44 (0)24 7686 8433

Commercial Management in Infrastructure Conference 26 April 2017 Cavendish Conference Centre, London Our highly popular conference for commercial managers in infrastructure returns with a focus on demonstrating value over the course of the project life-cycle. Join key speakers, including Matthew Vickerstaff, Deputy Chief Executive of the Infrastructure and Projects Authority, to consider key challenges facing the industry, including the National Infrastructure Plan, digitisation and the challenge of attracting investment.

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RICS Recruit / To advertise, email or call +44 (0)20 7101 2772

RICS Recruit Residential Valuation Surveyors Do you want to work for a well established private firm with a corporate attitude - a firm that is quality driven and that has a strong tradition of VALUING its surveyors as INDIVIDUALS? Valunation is part of one of the country’s largest independent and privately owned Estate Agency groups with over 200 branches and we’re looking to further expand and strengthen our national team of residential valuation surveyors. This is your opportunity to make a positive yet rewarding change to your work life balance and join a leading name in the residential surveying marketplace where we pride ourselves on the emphasis we give to the quality, rather than the quantity, of what we deliver. Our staff retention and recent growth speaks volumes for our business philosophy – we do things differently! We have vacancies for experienced RICS qualified and registered valuation surveyors, who are highly motivated. You must be familiar with undertaking residential valuations and surveys for both lenders and private clients. We have immediate positions in London, Home Counties and the South and elsewhere nationally in England with new vacancies being added all the time, so WHY NOT send us your CV? We offer an above average benefits package including private medical care, life insurance, company pension, BMW car or car allowance, together with a generous bonus scheme. We are also happy to consider part-time or flexible working.

If you are interested in joining us we would be delighted to hear from you. Please email your CV directly to or call Paul Lancaster on 07974 090 113 or David Atter on 07973 543 010 for a confidential chat.

Good Move...Call Us First RESIDENTIAL SURVEYORS (AssocRICS & M/FRICS) Full Time + Part Time Exciting opportunity for an experienced Residential Surveyor/Registered Valuer within a growing practice based in South London. Part Time/Flexible options for motivated candidate dealing with a varied workload. Salary negotiable with excellent prospects for advancement/shareholding. To find out more please call 0207 737 7243 or send your c.v. to

East + North London, Bath, Bedford, Bexley, Birmingham, Blackburn, Blackpool, Bristol, Cambridge, Cardiff, Chelmsford, Cheltenham, Chichester, Colchester, Cornwall, Coventry, Croydon, Cumbria, Derby, Devon, Dorking, Enfield, Essex, Fylde Coast, Gravesend, Guildford, Halifax, Hereford, Horsham, Kidderminster, Ipswich, Kent East, Leeds, Leicester, Maidstone, Manchester, Mansfield, Middlesbrough, Milton Keynes, Newcastle, Oxford, Newport, Northampton, Norwich, Nottingham, Oxford, Peterborough, Portsmouth, Plymouth, Reading, Redhill, Rochester, St Albans, Sheffield, Southampton, Stockport, Sunderland, Swindon, Watford. ALSO: SW London/Surrey, High-end building surveys/ valuations, £65k basic, high OTE, early prospects to senior management/ shareholding. ALSO: Central/Greater London, Prime valuations/building surveys, Mayfair office, £65k basic,+ 10% of all fees & benefits, Mayfair based. Experienced in mortgage valuations and Homebuyer reports. Positions undertaking building surveys also available. Employers include premier direct lenders, major surveying organisations and local practices. Outstanding remuneration and benefits packages available.

The April issue will be published on 30 March Recruitment copy deadline Friday 03 March

Call Jeff Johnson on 07940 594093 or email your CV in confidence to: or connect via linkedin:



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New year opportunities for Staff Surveyors / Valuers UK wide For 2017, would you like to focus on quality over quantity with a single reporting format, a workload comprising mostly Mortgage Valuations, a tight-knit patch, logically booked jobs, market leading tablet technology and an outstanding remuneration package that isn’t commission led on EITHER a Full OR Part time (employed) basis? We are recruiting nationally for both high street and specialist lenders who require experienced Valuers to work in-house in the following locations immediately (with additional vacancies arising weekly): Full time Aberdeen London Essex Surrey Kent Herts Bucks Hampshire Walsall Macclesfield High Wycombe



Part time Stevenage Sutton Wembley Swindon

Suitable Surveyors will need to meet the following criteria: • MRICS/FRICS qualification (though AssocRICS may be considered with sufficient levels of experience) • VRS accreditation • PII claim free • Strong track record in their chosen patch • A stable career history demonstrating strong commitment to past and present employers. As well as the obvious workload, lifestyle and team benefits, successful Staff Surveyors can expect a remuneration package comprising: • High basic (up to £67k) depending on location • Profit share or bonuses based

on multiple (quality) factors as opposed to volume only • Efficient, logical booking within a small patch • High quality prestige company car • 6 weeks holiday to start • Market leading Pension • A wide range of health, lifestyle and wellbeing benefits • Preferential staff mortgage rates To find out more (without obligation), apply for one of our immediate needs or register (in confidence) for future vacancies in your patch please contact: Greg Coyle 0208 514 9116

RICS Recruit

Opportunities for New year opportunities for Residential ResidentialSurveyors Surveyors

With pay reviews completed, withheld bonuses paid and 2017 well and truly underway, does your current dealcurrent stack up againstwill theaddress variousthe other Will you sit how and suffer hoping that your employer issues that opportunities You could respond variety adverts and run the risk they failed to inout all there? previous years / reviews or to willa you takeofthe lead (before everyone of someone discovering your curiosity… or…explore you could speak to the agency whose else does post withheld bonus payment) and the market discreetly to see if the client up the picture explore with grass base reallymakes is greener? Tobigger find out if whatand you’ve got isthe as market good asdiscreetly it gets speak tono obligation or client risk…base whatmakes have you gotbigger to lose? those whose up the picture…… What have you got to lose?

With a two decade sector association, wide ranging (and often exclusive) client base and in-depth knowledge of each company through years of close working, we welcome enquiries (in confidence, without obligation and however speculative) from: • Residential surveyors already working in the sector • Residential surveyors who left the sector post 2008, but would like to return with refresher training • Semi-retired surveyors (with residential experience) keen to keep active on a part-time/flexible basis • MRICS-qualified surveyors with relevant – although perhaps not direct – inspection or valuation experience. • Staff Valuers/ Residential Surveyors keen to work client side

Dorset, (DT, BH), Hampshire (SO, PO), Surrey (CR, TW, KT, SM, GU), Kent (ME,TN, CT, BR, DA), Plymouth, Gloucestershire (GL), Bristol (BS), CB, S, NR, Cardiff/South Newport (CF, NP), Chichester, Basingstoke Aberdeen, Northants, Uxbridge, Harrow, Twickenham, Swindon, Leicester. Remuneration includes a basic salary of £40-55k (depending on location), bonuses (based on fee income), a car (or allowance), healthcare and pension.

Current vacancies include:

Opportunities for first time entrants / Trainee Residential Surveyors nationally Our client is an independent, wellestablished and growing firm of chartered surveyors undertaking the full range of survey and valuation services for main lenders and private clients. They are able to train enthusiastic chartered surveyors from most backgrounds so previous residential surveying experience is not essential. Vacancies exist nationally with particularly urgent needs in the following postcodes: ME/CT, BS/TA, BA/SN, BN, TN, IG, E, RM, SO/PO, LE, CV, LS/WF, RH/GU, M/SK/WA, B/DY/WV, GL/WR. Basic salary c£50k + Bonuses + Car allowance

Opportunities for experienced Residential Surveyors within corporate environments: All London postcodes (N, NW, W, SW, SE & E), Essex (SS, CM, RM, CO, IG & E), Hertfordshire(AL, SG, WD, EN), Bedfordshire/Luton (LU, MK), M4 Corridor generally (SL, RG, OX, SN), East & West Sussex (BN, TN, RH),

Opportunities within panel– appointed, non-corporate practicebased environments Our clients are traditional, independent private practices who service main lender, private client and in-house (agency) instructions undertaking the full range of residential reports for high

We can help you achieve: • An improvement in earnings, be that basic salary or a bonus scheme that offers greater incentives • A reduction in hours or a move to part-time or zero hours working • A reduction in the volume of work that you are expected to handle • An improvement in the general quality of your instructions

average fees. Their ethos is quality over quantity (but not at the expense of security) and, as such, surveyors working for them are not put under the same pressures as they might be elsewhere in the sector. Vacancies exist in the following locations immediately with additional needs following on a near weekly basis: South London, South Hampshire (Portsmouth/ Southampton/ Winchester), Chilterns, North West London, North East London/Essex, Kent, Oxford, Bristol/ Bath. Chichester, North London, Reading, St Albans, Bromley, Dartford, East London, SW London, Loughton/ Chigwell, Romford, Colchester, Chelmsford, Milton Keynes. Basic salary circa £50k+ with excellent “zero threshold” bonus scheme, quality car and benefits.

Regional / Area Management opportunities Climb the corporate ladder in a position that combines staff management, recruitment and support with a fee earning element for maximum OTE (up to £90k in certain locations). Vacancies exist in Norfolk/Suffolk, Humberside/Nottinghamshire and Plymouth / SW England To find out more or apply, contact: James Irving 0208 514 9120



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Opportunities for a Building Surveyor and a General Practice Surveyor/Registered Valuer Are you a MRICS/FRICS qualified Chartered Surveyor looking for a new challenge? Cotswold Surveyors is an established, independent, owner managed, residential surveying practice with a good mix of private and corporate work. We have offices in Cheltenham and Oxford and can offer a bright future to the right individuals. We are currently recruiting for a General Practice/Valuation Surveyor and a Building Surveyor to be based in one of the following postcodes areas: GL, BS, HR, WR, OX, CV, RG and SN. Experience in our area is not essential. Opportunity for progression to Directorship level for the right candidate. Our remuneration packages are tailored to the individual’s work life balance requirements, including; • Full time, part time, zero hours or consultancy contracts • flexible, competitive remuneration and benefits • local administrative support • friendly, informal working environment within an office or home base If you’d like to know more about our opportunities call Giles Cooper on 01242 579940 or Ben Upright on 01865 362462 COTSWOLD for an informal discussion in full confidence or SURVEYORS email

Director/Shareholder opportunity An exciting and rewarding opportunity to improve your career and lifestyle with an innovative firm of land agents based at Fonthill Bishop near Salisbury, Wiltshire. We are looking for an experienced land agent to proactively manage a diverse portfolio of estates and who aspires to help manage and own a significant share of the business. Please apply by sending your CV by email or for further information and/or a conversation in confidence, please contact: Simon Fowler M 07966 159647 E Anthony Fortescue M 07793 874113 E


NEW YEAR REQUIREMENTS FOR FREELANCE & ZERO HOURS RESIDENTIAL SURVEYORS UK WIDE 2017 looks set to see unprecedented demand for both LTD and PAYE freelance and zero hours residential surveyors across the UK. As panel managers, lenders and independent practices seek viable solutions to address the ever changing residential landscape, we have been inundated with requests to supply experienced Residential Surveyors keen to work on flexible terms nationally. Work is offered on a non-exclusive basis (with FULL PII Cover provided by our clients in most cases) enabling suitable surveyors to enjoy all the financial benefits of consultancy working with none of the usual drawbacks (i.e. not being able to service existing clients, expensive PI premiums & run off cover etc..).


Whether you seek supplementation of existing workload, your first consultancy agreement or simply an improvement in the terms you currently work under our extensive (and often exclusive) client base means we have access to opportunities that cannot be secured directly or through other channels.

To express your interest in confidence or discuss further without obligation please contact: Jamie Davies Direct 0208 911 1079

RICS Recruit

IT’S TIME TO MAKE A CHANGE. Connells Survey & Valuation is seeking Residential Surveyors. We are an established, respected and successful business offering an excellent remuneration package and work life balance. We are looking for enthusiastic Residential Surveyors to join our team. Experienced candidates are preferred but we are prepared to provide relevant training for the right applicant. AREA DIRECTOR, East Anglia We are seeking an individual with the ability to lead and inspire a team to deliver a right first time service to clients.

We are currently seeking Residential Surveyors in the following areas: • Aberdeen • Blackburn • Blackpool • Burton on Trent • Crewe • Croydon • Derby

• Fife • Halifax • Leicester • Liverpool • London (all areas) • Maidstone • North East

• Oxford • Peterborough • Swindon • Warwickshire • Wirral

If you are interested in a Residential Surveyor role, then we would love to hear from you. Please contact:

Tim Jones MRICS on

07785 266226

or send your CV to

M A RCH 2017_MODUS 51

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D O Y O U WA N T T O TA K E Y O U R CAREER TO NEW HEIGHTS AND B E PA RT O F S O M E T H I N G G R E AT ? Miller Metcalfe Surveyors are a leading national supplier of Surveys and Valuations. We believe in investing in our people and ensuring Miller Metcalfe is a great place to work. Don’t just take our word for it, have a look at what some of our current Surveyors say: We have nationwide opportunities available for home based, highly motivated MRICS/FRICS Residential Chartered Surveyors, who meet VRS registration requirements, have experience of producing RICS HomeSurveys and want to work across a mixture of both private and lender clients. When you join Miller Metcalfe you are guaranteed; a competitive OTE of £60 - £70k dependent on region, generous incentive scheme, company vehicle or allowance, pension contributions, full administration/technical support and much, much more. With the recent introduction of the new iPad technology our future is getting exciting and there’s never been a better time to join our team. We are fully committed to developing our people and further enhancing their career. We want to hear from you whatever your location. To find out more about us visit To find out more about what we have on offer, please contact: Nicki Henderson, HR Director on 01204 525252 or email your most recent C.V. details to All applications are dealt with in the strictest of confidence.



RICS Recruit

So why, exactly, is bigger, better? This may well apply to some things, I guess, but as a skilled professional you will have been trained to understand that true professional values are something to be respected and maintained. At Metropolis, we want to work with you, respect your judgements and values and help you achieve as much personal satisfaction from your career as you can. So if you are an FRICS/MRICS and have experience of residential valuations, please email me your CV and I will come to meet you to discuss the Metropolis way. It may not be bigger, but I think you’ll find it may be better! Consultants urgently required in the following areas SOUTH WEST - PL, BH, BA, TA, DT, BS, EX NORTH EAST - HU, NE, SR, WF NORTH WEST - L, BD, LA, HD, HX, M, CA, CH, SK, WA EAST MIDLANDS - PE, CB, LN, DN WEST MIDLANDS - ST, TF, WS, WV, HR WALES - SY, LD, LL SOUTH EAST - CT, ME, GL, OX GREATER LONDON - W, WC, SM, SW Please contact

M A RCH 2017_MODUS 53

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PLENTY OF PEOPLE ARE NOW DISCOVERING THE LANDMARK DIFFERENCE‌ As a successful national Surveying company we are always looking for qualified residential surveyors both experienced and recently qualified to carry out residential mortgage valuations and surveys. We are happy to consider flexible/part time working and for the right people any location in England and Wales. If, for you, quality comes ahead of quantity and you like the idea of working within a culture of partnership, please email your CV to our Operations Manager, Jon Charlesworth, FRICS or give him a call on 07465 217610 for an initial chat.

CONSULTANTS Our Professional Services Division is also looking for surveyors who have specialist knowledge in Leasehold Reform, Party Wall Matters or Expert Witness. This is an excellent opportunity for those who wish to add an additional revenue stream to their business. To discuss working in a partnership with us please call Martin Geoghegan, MRICS on 07484 039 321 or email


RICS Recruit

Nationwide Building Society Area and Staff Valuers Who are Nationwide Property Risk? • •

We’re a progressive, forward thinking Property Risk and Valuation team, managing over 200,000 valuations a year across Nationwide and The Mortgage Works We’ve built a reputation for driving innovation and change in the industry, and for challenging long held principles in the valuation market.

Who we’re looking for • • •

We’re looking to expand our network of Area and Staff Valuers and we want likeminded, qualified individuals with a background in completing residential and Buy to Let mortgage valuations You’ll be providing valuation and risk advice to the Society, helping protect our customers and allowing more, safe lending We have a number of vacancies in key strategic locations across the UK.

Why work for us At Nationwide we’re here for our members and we put their needs first in everything we do. We’re also the best bank/building society to work for in the UK; that places us as the 3rd best company in the UK to work for. We need good people to help us; people who understand what we believe in and have the talent and drive to keep us successful. If you want to be part of a team shaping the future of the profession, we want to hear from you. Find out how below. For an informal chat, call Gary Epps (London/South) on 07776 992005 or Stewart McKenzie (North) on 07423 434310

Take your career to new heights... Minerals, Waste & Utilities Surveyor - Leeds

£Competitive package

If you are a talented professional with proven experience Bruton Knowles can offer you the opportunity of a lifetime. As one of the UK's most successful property consultancies we are very much a people business, striving for excellence in everything we do. And, to us, that means empowering our people, giving them the freedom and confidence to develop their talents and achieve their full potential. The successful candidate will undertake a wide range of utility compensation work along with mineral and waste management works across England and Wales. You will focus on delivering valuations to banking clients and the industry generally and providing compensation support to both claimants and acquiring authorities. You will need to be a member of the RICS or close to completion of your APC with proven experience in these areas. If you have the ability and personality to deliver and want to find out more about this role, visit us at and select this role. You will be required to complete a DBS check. If you would like a confidential discussion, please call Neil Young, HR Director on 07717 545530. Bruton Knowles is a leading and long established independent Property Consultancy, with 13 offices throughout England and Wales. Strictly no agencies.



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PUT A SPRING IN YOUR STEP WITH YOUR NEXT CAREER MOVE Whether you’re fresh out of the traps or looking for a new leash of life, we’re recruiting

0115 9517 517

VRS registered, AssocRICS

Or, email your CV to:

and MRICS surveyors today.


Get on the dog and bone:


RICS Recruit

HARGREAVES JONES RECRUITMENT 2017 Quantity Surveyors and Senior Quantity Surveyors of all levels sought to meet rapid company expansion Location: Nationwide Excellent Salaries + Car/Car Allowance + Generous Pension + PHI. Sector Experience Sought– Gas, Oil, Nuclear, Utilities, Commercial and Traditional Building Hargreaves Jones is a commercial and Project Management Services Consultancy serving the Oil, Gas, Nuclear, Utilities, including overhead Transmission Lines, Pharmaceuticals, Fast Moving Consumer Goods sectors (FMCG) and Commercial and Traditional Building sectors. We pride ourselves on delivering commercial and project services to clients engaged in capital construction and engineering activities on both large and small infrastructure projects for Blue Chip clients, or their respective design and project management service providers. The continued expansion and success of our growing business, presently averaging 34% year on year since 2006, and recently acknowledged as placing Hargreaves Jones in the top 50 QS Firms in UK, is reliant upon finding enthusiastic, motivated professionals to join our growing business.

For a confidential discussion please contact us on 0161 817 3340, alternatively send a current copy of your CV to

RESIDENTIAL SURVEYORS Avery & Co is an established and progressive firm of residential Chartered Surveyors & Valuers operating across the North West of England and North Wales. We are looking for enthusiastic Chartered or AssocRICS surveyors to join our excellent team. We have a growing client base, including panel appointments to many national mortgage providers, and pride ourselves in allowing all our surveyors the time and resources to provide the highest possible standards of service. A competitive and remuneration package is on offer, including a bonus scheme and car allowance. We will also consider flexible full time and part time working. We are currently seeking suitable candidates to cover Greater Manchester, Cheshire, and Lancashire. For further information, please email



Mind map


The standard takes into account seven categories: air, water, nutrition, light, fitness, comfort and mind – all of which are based on medical research concerning how environments affect human health.

Alex Spilger, senior vice-president, Cushman & Wakefield, San Francisco

The WELL Building Standard helps to benchmark how a building affects the health and wellbeing of occupants.

Until recently, guidelines and benchmarks for wellness strategies did not exist, leaving companies to chart their own path without the benefit of a third-party, industry-driven rating system.

Even small changes to improve everyday wellness can reduce sick time, increase employee satisfaction and also lead to lower insurance premiums, providing quantifiable returns on investment.


The standard takes an evidencebased approach to measuring, certifying and monitoring the performance of building features that impact health and wellbeing.



Designed for Building Building Surveyors Surveyors by Building Surveyors Surveyors

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RICS Modus, Global edition — March 2017  

#RICSModus, March 2017 — the STANDARD issue. In our everyday lives, most of us find it relatively easy to judge and conform to appropriate e...

RICS Modus, Global edition — March 2017  

#RICSModus, March 2017 — the STANDARD issue. In our everyday lives, most of us find it relatively easy to judge and conform to appropriate e...

Profile for ricsmodus