Resources & Insights

Choosing the Right Project

Select a project where you played a meaningful role and can evidence decision-making at Level 3. Avoid projects where you simply observed or assisted — assessors want to see that you led, advised, or made professional judgements. The project does not need to be the largest or most complex you have worked on, but it must allow you to demonstrate at least three of your core competencies in action.

Structuring Your Narrative

A strong case study typically follows this framework:

• Introduction and context: Set the scene. What was the instruction, who was the client, and what were the key objectives? Keep this concise — one or two paragraphs.
• Your role and responsibilities: Be specific about what you did, not what the team did. Use "I" rather than "we" wherever possible.
• Key issues and challenges: Highlight the complexities you encountered. This is where you show professional judgement — how did you analyse the situation, weigh options, and arrive at your recommendation?
• Outcome and reflection: What was the result? What would you do differently next time? Assessors value self-awareness and honest reflection.

Common Mistakes to Avoid

• Writing a descriptive account rather than an analytical one — do not just describe what happened; explain why you made the decisions you did.
• Failing to map your case study to your competencies — each key section should clearly link to at least one competency at the appropriate level.
• Exceeding the word count or including unnecessary detail — assessors read hundreds of these, so clarity and conciseness are valued.
• Choosing a project that is too old or too simple to demonstrate current competence.

1. "Walk me through your case study."

This is almost always the opening question. Prepare a clear, confident summary of around 3-4 minutes. Focus on your role, the key challenges, and the outcome. Do not read from notes — assessors want to see that you truly understand and own the work.

2. "What was the most challenging aspect of your case study?"

Identify a genuine challenge and explain how you resolved it. Demonstrate professional judgement, not just technical knowledge. A good answer shows that you considered multiple options and made a reasoned decision.

3. "How did you ensure you complied with RICS standards?"

Reference specific standards — Red Book, IVS, RICS Professional Standards, or the relevant practice statement. Show that compliance was embedded in your process, not an afterthought.

4. "Explain the five valuation methods."

Comparison, investment, residual, profits, and contractor's (or DRC). Be prepared to explain when each is appropriate and the key inputs or assumptions for each method.

5. "What ethical issues have you encountered?"

Refer to the RICS Rules of Conduct and the five ethical principles: act with integrity, always provide a high standard of service, act in a way that promotes trust in the profession, treat others with respect, and take responsibility. Give a real example from your experience.

6. "How do you keep your professional knowledge current?"

Discuss your CPD activities — attending seminars, reading RICS journals, industry conferences, team knowledge-sharing, and professional networking. Show that learning is an ongoing commitment.

7. "What market factors are currently affecting your sector?"

Stay current. Be prepared to discuss interest rates, planning policy changes, ESG and sustainability requirements, market cycles, and any sector-specific trends relevant to your pathway.

8. "Describe a time you had to give advice the client did not want to hear."

This tests your integrity and communication skills. Explain the situation, how you delivered your advice professionally, and how you managed the client relationship afterwards.

9. "What is the difference between Market Value and Market Rent?"

Know your RICS definitions precisely. Market Value relates to the estimated amount for which an asset should exchange on the date of valuation. Market Rent is the estimated amount for which a property should be leased. Be prepared to discuss the assumptions underpinning each.

10. "Why do you want to become chartered?"

Be genuine. Talk about professional credibility, access to a global network, commitment to standards, and your long-term career goals. Avoid generic answers — make it personal to your journey.

Your International Experience Is an Asset

Many candidates worry that training outside the UK puts them at a disadvantage. In reality, firms increasingly value professionals who understand multiple markets. Experience in African or Middle Eastern property markets gives you insight into emerging economies, cross-border transactions, and diverse regulatory frameworks that many UK-trained surveyors simply do not have.

Building Your Professional Network

Networking is essential, and it does not have to mean attending expensive London events. Start with these practical steps:

• LinkedIn: Connect with RICS professionals in your pathway. Comment on industry discussions and share relevant content. Many hiring decisions start with a LinkedIn search.
• RICS events and webinars: RICS runs regular online events that are accessible worldwide. Attend, ask questions, and follow up with speakers.
• Professional groups: Join RICS regional groups for Africa and the Middle East. These connect you with professionals facing similar challenges.
• Your APC cohort: The people you train alongside often become your most valuable professional contacts. Stay connected after you qualify.

Finding the Right Employers

Look for firms that actively recruit internationally and have structured APC programmes. The major consultancies (JLL, CBRE, Savills, Knight Frank, Cushman & Wakefield) all have international operations and are experienced at supporting overseas candidates. Smaller specialist firms can also offer excellent training — sometimes with more hands-on responsibility.

Practical Considerations

• RICS membership route: Make sure you understand which APC route applies to you. If you trained outside the UK, you may be on the international route with different structured training requirements.
• Referencing standards: When discussing your experience, always reference international equivalents to UK standards. For example, explain how local valuation standards compare to the Red Book.
• Language and communication: If English is not your first language, invest time in professional writing skills. Your case study and submissions must be clear, concise, and technically accurate.

Level 1 — Knowledge and Understanding

At Level 1, you need to demonstrate that you understand the principles, theories, and relevant legislation relating to the competency. This is about foundational knowledge — can you explain the key concepts, define important terms, and show awareness of the regulatory framework?

Example (Valuation): "I understand the five methods of valuation and can explain when each is appropriate. I am aware of the RICS Valuation Global Standards (Red Book) and the requirements for RICS Registered Valuers."

Level 2 — Application of Knowledge

Level 2 moves beyond theory into practice. You need to show that you have applied your knowledge in real work situations. Assessors want to see that you can carry out tasks competently, follow correct procedures, and use appropriate tools and techniques.

Example (Valuation): "I have carried out comparable analysis for residential and commercial properties, inspected properties for valuation purposes, and prepared valuation reports under supervision. I have used the comparison and investment methods in practice and understand how to apply yield analysis."

Level 3 — Reasoned Advice and Depth of Knowledge

Level 3 is the chartered standard. You must demonstrate that you can provide reasoned advice, exercise professional judgement, and handle complex situations. This means you do not just follow procedures — you understand why they exist, can adapt them to unusual circumstances, and can advise clients with authority.

Example (Valuation): "I have provided independent valuation advice for secured lending purposes, considering market conditions, comparable evidence, and property-specific risks. I exercised professional judgement when limited comparable evidence was available, selecting the most appropriate methodology and clearly stating my assumptions and special assumptions in the report."

Key Tips for Evidencing Competencies

• Use your diary of professional experience to record specific examples at each level. Do not wait until your final submission to think about evidence.
• For Level 3, always explain the "why" behind your decisions. Assessors are looking for reasoned judgement, not just correct outcomes.
• Map each competency to specific projects or tasks in your experience. Generic statements like "I have experience in valuation" are not sufficient.
• Ask your counsellor or supervisor to help you identify gaps early so you can seek out the right experience before your assessment date.

What Is the Red Book?

The RICS Valuation Global Standards (Red Book) sets out mandatory practices and guidance for RICS members undertaking valuations. It incorporates the International Valuation Standards (IVS) and adds RICS-specific requirements. Any valuation provided by an RICS member for a third party must comply with the Red Book unless a specific exception applies.

Key Bases of Value

You must know the main bases of value and when to apply each:

• Market Value (IVS 104.1): The estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm's length transaction, after proper marketing and where the parties had each acted knowledgeably, prudently, and without compulsion.
• Market Rent (IVS 104.2): The estimated amount for which an interest in real property should be leased on the valuation date between a willing lessor and willing lessee on appropriate lease terms, in an arm's length transaction, after proper marketing and where the parties had each acted knowledgeably, prudently, and without compulsion.
• Investment Value: The value of an asset to a particular investor or class of investors for identified investment objectives. This is not the same as Market Value — it is specific to the investor's circumstances.
• Fair Value (IFRS 13): The price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. Used primarily for financial reporting purposes.

Assumptions and Special Assumptions

Understanding the distinction between assumptions and special assumptions is frequently tested:

• Assumptions: Matters that are reasonable to accept as fact in the context of the valuation without specific investigation — for example, that the property has good title or that building regulations have been complied with.
• Special assumptions: Assumptions that require the valuer to assume facts that differ from those existing at the valuation date — for example, that a proposed development has been completed or that planning permission has been granted. Special assumptions must always be agreed with the client and clearly stated in the report.

Terms of Engagement

Before undertaking any valuation, you must agree written terms of engagement covering: identification of the client, the purpose of the valuation, the subject of the valuation, the basis of value, the valuation date, the extent of investigation, the nature and source of information to be relied upon, any assumptions or special assumptions, restrictions on use, confirmation of compliance with the Red Book, and the basis of the fee.

Common Assessment Pitfalls

• Confusing Market Value with Investment Value or Fair Value — know when each applies.
• Not understanding when the Red Book applies and the limited exceptions (such as agency work or internal valuations not for third-party reliance).
• Being unable to explain the valuer's duty of care and to whom it extends.
• Failing to discuss material uncertainty and how to disclose it appropriately.

Structure and Format

Keep your CV to two pages maximum. Use a clean, professional layout with clear headings and consistent formatting. Avoid graphics, tables, or unusual fonts — these can cause problems with Applicant Tracking Systems (ATS) that many larger firms use to screen applications.

The recommended order for a real estate CV:

• Personal statement: 3-4 lines summarising your experience, qualifications, and what you are looking for. Tailor this to each application.
• Professional qualifications: MRICS, AssocRICS, or APC candidate status, plus your pathway. List your RICS membership number if qualified.
• Key skills and competencies: Highlight 6-8 relevant skills using language from the job description.
• Career history: Most recent role first. Focus on achievements and transactions, not just responsibilities.
• Education: Degree, institution, and relevant modules or dissertation topics.

Writing About Your Experience

The biggest mistake property professionals make is listing duties instead of achievements. Compare these two approaches:

• Weak: "Responsible for managing a portfolio of commercial properties."
• Strong: "Managed a portfolio of 45 commercial properties valued at £120m, achieving 97% occupancy and negotiating 12 lease renewals averaging 8% above previous rents."

Use numbers wherever possible — portfolio size, transaction values, number of valuations completed, percentage improvements in occupancy or rent, and square footage managed.

Tailoring for Different Roles

A CV for a valuation surveyor role should emphasise different things than one for an asset management position. Before applying, review the job description carefully and reorder your skills and experience to match what the employer is looking for. The core content stays the same, but the emphasis shifts.

ATS Optimisation

Many recruitment agencies and property firms use ATS software to filter applications before a human sees them. To pass these filters:

• Use standard section headings (Education, Experience, Skills).
• Include keywords from the job description naturally in your text.
• Save as a .docx or PDF — avoid headers, footers, and text boxes that ATS may not read.
• Spell out acronyms at least once (e.g., "Assessment of Professional Competence (APC)").