RICS Assessment of Professional Competence (APC) Building Surveying Flashcards

24 sample cards from the Building Surveying deck

Sampled from the end of the deck, so these are different cards from the ones shown on the syllabus page.

1. What is the role of a vapour control layer (VCL) and where is it positioned?

   A VCL resists the diffusion of water vapour into the construction to prevent interstitial condensation. It is positioned on the warm (internal) side of the insulation, so the dew point is not reached within vulnerable layers.

2. Name the principal renewable/low-carbon technologies used to improve building energy efficiency.

   Air-source and ground-source heat pumps, solar photovoltaic (PV) panels, solar thermal collectors, biomass boilers, mechanical ventilation with heat recovery (MVHR), and battery storage. Heat pumps and PV are central to low-carbon retrofit.

3. What is the Coefficient of Performance (CoP) of a heat pump?

   $$\mathrm{CoP} = \frac{\text{useful heat output}}{\text{electrical energy input}}$$ A CoP of 3 to 4 means 3–4 units of heat are delivered per unit of electricity. The seasonal equivalent is the SCoP/SPF (Seasonal Performance Factor).

4. What is the 'fabric first' approach in retrofit?

   A fabric-first strategy prioritises reducing energy demand by improving the building envelope (insulation, airtightness, glazing, eliminating thermal bridges) before adding services or renewable technologies, maximising efficiency and minimising plant size.

5. What standard governs responsible whole-house retrofit in the UK, and name its key roles?

   PAS 2035 (with PAS 2030 for installation) governs whole-house domestic retrofit. Key roles include the Retrofit Coordinator, Retrofit Assessor, Retrofit Designer, Retrofit Installer and Retrofit Evaluator, ensuring a whole-building, risk-managed approach.

6. What is the difference between refurbishment, retrofit, adaptation and conservation?

   Refurbishment renews/upgrades a building to a good condition; retrofit specifically adds/upgrades elements (commonly energy efficiency) to an existing building; adaptation alters a building for a new use or to meet changing needs (e.g. accessibility, change of use); conservation preserves/repairs heritage fabric retaining significance.

7. What are the three survey levels in the RICS Home Survey Standard (2019/2021)?

   Level 1 (Condition Report — basic, condition ratings, no advice/valuation), Level 2 (HomeBuyer — Survey, optionally with Valuation — visible/accessible elements with advice and repairs), and Level 3 (Building Survey — most comprehensive, investigates fabric, defects, causes and remedies).

8. What condition rating system does the RICS Home Survey Standard use?

   A traffic-light condition rating: Condition Rating 1 (green — no repair currently needed), Condition Rating 2 (amber — defects needing attention but not serious/urgent), and Condition Rating 3 (red — defects that are serious and/or need urgent repair, investigation or replacement). NI = not inspected.

9. What is a Schedule of Condition and when is it used?

   A Schedule of Condition is a factual record (written and photographic) of a building's condition at a specific point in time. It is commonly attached to a lease to limit a tenant's repairing liability, or prepared before adjacent works (e.g. party wall, construction) to evidence pre-existing condition.

10. How does a Schedule of Condition differ from a Schedule of Dilapidations?

    A Schedule of Condition records existing condition factually at a point in time (often baseline for limiting liability). A Schedule of Dilapidations lists breaches of lease covenants (repair, reinstatement, decoration) typically served by a landlord on a tenant, with required remedial works and/or a damages claim.

11. What does IPMS stand for and what is its purpose?

    International Property Measurement Standards — a globally consistent set of measurement standards for property area, removing ambiguity between national methods. Separate standards exist for Office, Residential, Industrial, Retail and All Buildings, improving transparency and comparability.

12. Distinguish Gross Internal Area (GIA), Net Internal Area (NIA) and Gross External Area (GEA).

    GEA is the area measured to the external face of perimeter walls. GIA is the area within the internal face of perimeter walls (including internal walls, columns, stairs). NIA is the usable lettable floor area, excluding common parts, structural walls, columns, stairs, WCs and plant — i.e. GIA less non-usable areas.

13. What does IPMS 1, IPMS 2 and IPMS 3 broadly correspond to for offices?

    IPMS 1 measures to the outer perimeter (broadly like GEA, for planning/cost). IPMS 2 measures internally with component areas broken down (broadly like GIA). IPMS 3 is the occupation/exclusive area for tenancy purposes (broadly comparable to NIA but measured to the internal dominant face).

14. What is the 'internal dominant face' (IDF) in IPMS measurement?

    The IDF is the inner surface comprising more than 50% of the floor-to-ceiling height of a wall section. Measurement under IPMS 3 is taken to the IDF; where a wall section is less than 50% covered (e.g. mostly glazing), measurement is to the wall finish surface.

15. What are the key principles a surveyor should follow when writing a survey report (risk limitation)?

    Be clear, objective and unambiguous; report facts then opinion; state the scope, limitations and assumptions; recommend further/specialist investigation where needed ('caveat'); avoid speculation; use plain language; and ensure advice is within competence — supporting professional indemnity (PI) risk management.

16. What is a 'caveat' or 'recommendation for further investigation' and why is it important?

    It is a written reservation advising that an element could not be fully assessed (e.g. concealed, no access) and that specialist or opening-up investigation is recommended. It manages the surveyor's liability by flagging uncertainty rather than giving an unqualified opinion on something not fully inspected.

17. Differentiate planned (preventive) maintenance from reactive (responsive) maintenance.

    Planned/preventive maintenance is scheduled work carried out at predetermined intervals or to a condition-based plan to keep elements serviceable and prevent failure. Reactive maintenance responds to faults/breakdowns after they occur; it is typically more disruptive and costly per incident and risks consequential damage.

18. What is a Planned Preventative Maintenance (PPM) plan and over what period is it usually prepared?

    A PPM plan is a programmed schedule of maintenance and replacement works, cyclical and lifecycle-based, prioritised by condition and risk. It is commonly prepared over a 5, 10, 20 or 25/30-year horizon with costed forecasts to allow budgeting and sinking-fund provision.

19. What are the essential components of a good specification for works?

    A clear scope/description of the works, performance and/or prescriptive requirements, materials and standards (referencing British/EN standards), workmanship and quality standards, applicable regulations, and inspection/testing requirements — written to be unambiguous and enforceable under the contract.

20. Distinguish a prescriptive specification from a performance specification.

    A prescriptive (descriptive) specification states exactly what materials, products and methods must be used (control over outcome, less contractor flexibility). A performance specification states the required end result/performance criteria and leaves the means to the contractor (more design responsibility passes to the contractor, more innovation possible).

21. Name three common JCT contract forms used for building/refurbishment works.

    JCT Minor Works Building Contract (MW, for simpler/lower-value works), JCT Intermediate Building Contract (IC/ICD), and JCT Standard Building Contract (SBC, for larger/complex projects). The JCT Design and Build (D&B) form is used where the contractor takes design responsibility.

22. What are the principal duties of a Contract Administrator (CA) during building works?

    Administering the contract impartially: issuing instructions and information, valuing and certifying interim payments, assessing variations and extensions of time, inspecting/monitoring progress and quality, certifying practical completion, and issuing the final certificate — acting fairly between employer and contractor.

23. What is the difference between a terminal and an interim schedule of dilapidations?

    An interim schedule is served during the lease term to require the tenant to remedy breaches of repairing covenants while the lease continues. A terminal schedule is served at or near lease expiry, listing all outstanding breaches with the cost of remedial works/damages sought at the end of the term.

24. What is the effect of Section 18(1) of the Landlord and Tenant Act 1927 on dilapidations claims?

    Section 18(1) caps the landlord's damages for disrepair at the amount by which the value of the reversion (freehold) has diminished due to the breach — the 'diminution in value' cap — and bars any claim where the premises are to be demolished or structurally altered, rendering repair valueless.

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