Commercial property
APC
Open to inspection Inspection is a core commercial competency in the APC. What do candidates need to know, and how can they avoid common pitfalls? Jen Lemen
Inspection is a core competency to Level 3 on RICS’ Commercial Real Estate APC pathway, as it was on the Commercial Property pathway before August 2018. It is also an optional competency on various other related pathways, such as Corporate Real Estate, Building Surveying and Property Finance and Investment. At Level 3, candidates need to give practical examples in their summary of experience or case study of having provided reasoned advice on inspections, as well as demonstrating a depth of relevant technical knowledge and the ability to synthesise and apply this in practice. Inspection is fundamental to providing accurate property advice and includes the following aspects, as detailed in the RICS competency guidance: ••understanding the reasons for physical inspection ••being conscious of health and safety issues ••carrying out desktop due diligence ••making access arrangements ••having a logical inspection methodology ••understanding construction and materials ••considering the factors that affect value 52 Journal March/April 2020
Inspection is fundamental to providing accurate property advice ••knowing the legal requirements relating to occupation and ownership ••accurately recording your observations and giving advice. Aspects of the competency There are many reasons to inspect a property physically, such as valuation, management of occupied and unoccupied properties, agency and lease consultancy. Depending on the particular purpose, candidates may need to focus on different aspects in their inspection, such as advising how to increase marketability for an agency disposal, or on the quality of location and accessibility for a valuation report. In terms of health and safety, candidates should be familiar with the RICS Surveying safely guidance note, second edition, particularly in relation to risk assessment,
the hierarchy of risk control, lone working and personal protective equipment. Before attending site, they will also have needed to carry out comprehensive due diligence according to the purpose of the inspection. This could cover planning use, environmental issues, flood risk, neighbouring occupiers, lease terms and site boundaries, for instance. Candidates should always check whether a lease is in place, so they can make appropriate access arrangements with the occupier. Disruption to occupiers should be minimised and, depending on the purpose, confidentiality should be maintained. If the survey is for disposal purposes, say, the occupier may not be aware of this and the surveyor could maintain confidentiality by indicating a more general reason for the inspection, such as property management.