Pathway guide

Facilities Management
August 2018
Pathway guide

Published by: RICS, Parliament Square, London SW1P 3AD.

All rights in this publication, including full copyright or publishing right, content and design, are owned by
RICS, except where otherwise described. Any dispute arising out of this publication is subject to the law and
Date published: February 2018 Version 1.0 jurisdiction of England and Wales

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Pathway guide

Facilities Management
Section one
Introduction .......................................................................................................................................... 5
About the competencies ......................................................................................................................... 5
Choosing your competencies .................................................................................................................. 5
Where to find help ................................................................................................................................... 5

Section two
About the pathway ............................................................................................................................... 6
About the RICS qualification ................................................................................................................... 6
Chartered alternative designations .......................................................................................................... 6

Section three
Pathway requirements ........................................................................................................................ 7

Section four
Technical competencies guidance .................................................................................................... 8
Asset management ................................................................................................................................. 8
Big data ................................................................................................................................................ 10
Building information modelling (BIM) management ................................................................................ 12
Business alignment ............................................................................................................................... 13
Business case ....................................................................................................................................... 14
Change management ............................................................................................................................ 15
Client care ............................................................................................................................................. 16
Commercial management .................................................................................................................... 18
Conflict avoidance, management and dispute resolution procedures ................................................... 19

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Construction technology and environmental services ........................................................................... 21

Consultancy services ............................................................................................................................ 22
Contract administration ......................................................................................................................... 23
Contract practice .................................................................................................................................. 24
Data management ................................................................................................................................ 25
Design and specification........................................................................................................................ 26
Environmental management .................................................................................................................. 28
Health and safety................................................................................................................................... 29
Inclusive environments .......................................................................................................................... 30
Landlord and tenant............................................................................................................................... 31
Legal/regulatory compliance.................................................................................................................. 32
Maintenance management..................................................................................................................... 33
Managing projects ................................................................................................................................ 34
Measurement ........................................................................................................................................ 35
Performance management..................................................................................................................... 36
Procurement and tendering .................................................................................................................. 37
Project finance ..................................................................................................................................... 38
Risk management.................................................................................................................................. 39
Smart cities and intelligent buildings...................................................................................................... 40
Stakeholder management...................................................................................................................... 41
Strategic real estate consultancy .......................................................................................................... 42
Supplier management ........................................................................................................................... 43
Sustainability.......................................................................................................................................... 44
Waste management............................................................................................................................... 45
Work progress and quality management................................................................................................ 46
Workspace strategy............................................................................................................................... 47

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Introduction
This guide supports the Facilities Management
pathway. It is designed to help you understand
The RICS assessment aims to assess that you
are competent to carry out the work of a qualified Choosing your
chartered surveyor. To be competent is to have
more about qualifying in this area.
You must use this guide in conjunction with the the skill or ability to perform a task or function. The competencies
core assessment documentation which is available RICS competencies are also based upon attitudes
on the RICS website and comprises of: and behaviours. The competencies are presented It is important that you give careful thought to
in a generic way so they can be applied to different your choice and combination of competencies.
• Requirements and competencies guide
areas of practice and geographical locations. It Your choice will inevitably reflect the work you
• Candidate guide for your RICS assessment, is important that you interpret them within the do in your day-to-day environment (driven by the
e.g. APC, Academic, Senior Professional, context of your own area of practice or specialism needs of your clients/employer). Your choice and
Specialist and location. combination of competencies will be a reflection of
• Counsellor guide. your judgement.
Each competency is defined at three levels of
You can download all the supporting guidance attainment. You must reach the required level in a At the final assessment interview, the assessors
from rics.org/apcguides logical progression and in successive stages. will take these choices into account. They will
All RICS pathways are global, though it is Level 1 – knowledge and understanding expect you to present a sensible and realistic
appreciated that markets may vary from country choice that reflects the skills needed to fulfil the
Level 2 – a
 pplication of knowledge
to country. If you have any queries please contact role of a surveyor in your field of practice.
your local office. Level 3 – r easoned advice, depth and synthesis of
technical knowledge and its This guide should help candidates and employers
implementation. with a degree of assistance in choosing the
About the The competencies are in three distinct categories:
competencies that are most appropriate to their
area of practice.
competencies Mandatory – the personal, interpersonal,
professional practice and business skills common
The RICS competency framework ensures those to all pathways and mandatory for all candidates. Where to find help
applying for the RICS qualification are competent
Technical core – the primary skills of your chosen RICS has fully trained teams across the globe who
to practise and meet the highest standards of
pathway. will be able to help you with any queries. For details
professionalism required by RICS. There is a wide
range of pathways available to qualify as an RICS Technical optional – Selected as additional of your local office – rics.org/contactus
professional covering many different areas of skill requirements for your pathway from a list of
practice. competencies relevant to the area of practice.
The mandatory competency requirements
are set out in detail in the Requirements and
competencies guide.

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About the pathway

Facilities management (FM) is the total Once established within the premises, businesses Chartered alternative
management of all services and built environment must make their buildings and offices as efficient
infrastructure that support the core business of an as possible. Facilities managers will look at the
designations
organisation. Good facilities management makes a best use of space, suitable technology solutions, All candidates qualifying through this pathway
huge difference to the efficiency and productivity of human resources and safe surroundings. Running will be entitled to use the designation ‘Chartered
a company, its staff and even its clients. a company also means complying with legal Facilities Management Surveyor’.
Facilities Management is integral in workspace responsibilities including health and safety, building
RICS also offers a Facilities Management pathway
strategy as well as supporting business continuity regulations, fire regulations, access and security.
as part of the Associate Assessment. For further
and when delivered well can drive employee Facilities managers advise on these and a wide
details please go to rics.org/associate
engagement as well as helping attract and retain range of other essential services including catering,
the best talent. Using best business practice, a cleaning, security as well as building fabric and
company’s operating costs can be reduced while M&E maintenance.
its productivity is increased. It is the discipline that The scope for facilities managers is extremely
ensures all the different buildings and services of a varied and services are likely to include:
company work as efficiently as possible. The skills • Business operations
required of FM professionals encompass the whole
• Business re-location
range of asset and built environment knowledge
• Business support
whilst also embracing often significant change
management and mobilisation programmes. • Business continuity
• Change management
FM professionals are found in all sectors of
industry, commerce and services and may be • Health and safety compliance
employed by consultants, facilities management • Outsourcing
providers, client departments, the public sector, • Performance measurement
etc. • Procurement
• Property management
RICS qualification • Strategic planning and advice
• Utilities and services.
This pathway is suitable for an individual
embarking on a career as a professional advisor
(in-house or external) in facilities management.
Professional facilities managers assist businesses to
plan and execute essential property decisions, from
day to day matters to strategy planning (for example,
moving the company to bigger or better buildings).

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Pathway requirements
Mandatory Core Optional

Level 3 Two to Level 3 and two to Level 2 Two to Level 3 and one to Level 2, including Plus, one to Level 2 from the full list of
• Ethics, Rules of Conduct and professionalism • Asset management any not already chosen from the core list technical competencies, including any not
• Business alignment • Big data already chosen from the optional list.
Level 2
• Client care • Client care (must be taken to Level 3) • BIM management
• Communication and negotiation • Legal/regulatory compliance • Business case
• Health and safety • Maintenance management • Change management
• Performance management • Commercial management
Level 1
• Procurement and tendering • Conflict avoidance, management and dispute
• Accounting principles and procedures
• Project finance resolution procedures or Data management
• Business planning
or Health and safety (must be taken to Level 3)
• Conflict avoidance, management and dispute • Supplier management
or Inclusive environments or Sustainability
resolution procedures • Workspace strategy
• Construction technology and environmental
• Data management services
• Diversity, inclusion and teamworking • Consultancy services
• Inclusive environments • Contract administration
• Sustainability • Contract practice
• Design and specification
• Environmental management
• Landlord and tenant
• Managing projects
• Measurement
• Risk management
• Smart cities and intelligent buildings
• Stakeholder management
• Strategic real estate consultancy
• Waste management
• Works progress and quality management

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Technical competencies guidance

Asset management
This covers the principles of property, infrastructure and/or intangible asset identification and management to optimise, extend or terminate an asset’s life. It includes the application of processes and activities across
identification, assessment, planning, strategy, data management and implementation and how assets support wider business, social, economic or environmental objectives.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the aims, objectives, Apply your knowledge and understanding of asset ownership and the Provide evidence of reasoned advice on complex asset identification
strategies and processes for identifying and managing assets. activities necessary including systematic record keeping, developing issues, including the nature of assets and liability
strategies of planned maintenance, repair and replacement and
managing information systems.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• hat constitutes the assets and how they are separately
W • Knowledge of the process of identifying assets within a • Detailed knowledge of how assets are separately identified and
identified transaction how this can vary within a transaction depending on the purpose
• Relevant case law and law relating to the legal protection of • Collation and interpretation of information relevant to the asset of the apportionment valuation for financial reporting, litigation or
assets or business activity fiscal purposes, including transfer pricing
• Ascertaining the precise nature of the asset from examination • Analysis and interpretation of comparable evidence • Ownership and how different forms of ownership such as legal,
of the related articles of association, including agreements, • An understanding of the implications for the nature and beneficial, economic or licensed ownership interact with the
contracts and instruments character of the assets being valued from different forms of valuation
• The benefits and objectives of asset management ownership • Providing advice on complex asset identification issues that
• The distinction between planned maintenance, repair and • The ability to provide reasonable estimates of the likely life span assist in defining the nature of the asset, liability or business to be
replacement and sustainability of assets valued
• How to compile a systematic record of individual assets • Demonstrate a clear understanding of differing results within • Providing clients with advice on the nature of different types
a transaction when considered for different purposes, such as of intellectual property and how it is distinguished from other
• How to develop strategies for maintaining the aggregate body of
apportionment for fiscal purposes or inclusion in a purchase intangible assets
assets
price allocation for financial reporting • Providing detailed advice on the nature of restricted securities
• How to implement and manage information systems.
• Preparing an asset management strategy or plan under national taxation law
• Establishing and managing an asset management information • Providing professional advice on the options available for asset
system management systems in the context of a corporate or project
setting
• Designing and maintaining asset management records.

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Asset management (continued)

Level 1 Level 2 Level 3

• Providing professional advice on the barriers and risks involved in
both implementing and not implementing asset management in a
corporate or project setting
• Providing professional advice on relevant standards, procedures,
protocols and data-sets for asset management, including an
evaluation of the various options and costs.

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Big data
This competency involves the identification of complex problems as applied to the built and natural environment and the leveraging of data value.
Candidates will be part of multidisciplinary project teams, including planners, city engineers, surveyors, data architects, data engineers, and analysts, working with big data. The work is likely to include liaison with
policy and operations teams to understand how big data can be leveraged and combined to add value.
It requires a knowledge of the technical challenges posed by big data, and the specialised IT architectures and techniques employed for the storage, retrieval and manipulation of big data structures.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the principles of big Demonstrate an understanding of the techniques and the tools Provide evidence of design and implementation of big data analysis
data processing, the range of available sources of big data, data required for the maintenance of data quality, data hygiene and the using algorithms to handle data sets in a scientific computing
dynamics and a critical appreciation of the latest big data research statistical modelling, analysis and visual data interrogation of big environment for the analysis of big data.
issues. data sets.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• T he different phases of software lifecycle • bility to source, access, manipulate and engineer data
A • e able to explore and visualise the data to present the ‘story’
B
• T he value of analysis and which data sources, analytical processes with data that typically have characteristics of of the data in a meaningful way to a range of technical and non-
techniques and tools can be used volume, velocity and variety technical audiences
• How algorithms are designed, optimised and applied at scale • an select and use appropriate statistical methods for sampling,
C • dvise on how big data can be used to support strategic and
A
distribution assessment, bias and error operational decision making to create impact and add value from
• W hat data is important to ensure business performance
• ifferent data engineering tools for repeatable data processing
D its use
• T he importance of presentation and applicability of any data that
and can compare between different data models • dvise on the selection, design, justification, implementation
A
is captured through dashboards or client portals
• uild credible statistical models from the data and use best
B and operation of controls and management strategies to
• T he possible benefits of Machine learning and Artificial
coding practices to generate reproducible work maintain the security, confidentiality, integrity, availability,
Intelligence and how this can be supported through data
accountability and relevant compliance of information systems
• T he various Computer Aided packages that are available in the • roblem structuring methods and evaluating when each method
P
with legislation, regulation and relevant standards
marketplace is appropriate
• riving business change through the application of big data
D
• T he principles of a technical security architecture and how these • raw on relevant technical and analytical standards from across
D
analytics
can be used to reduce information risk government and industry
• A dvise on the future of big data.
• T he principles of Information Security Governance and the • xpose data from systems (for example, through APIs), link data
E
purpose of Information Security strategies from multiple systems and deliver streaming services

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Big data (continued)

Level 1 Level 2 Level 3

• Legislative and regulatory instruments relevant to Information • ork with other technologists and analysts to integrate and
W
Security, relevant to own area of practice and location separate data feeds to map, produce, transform and test
• Beyond RICS’ ethical standards, candidates should understand scalable data products that meet client needs
and adhere to the applicable data science ethics framework. • pply scientific methods through experimental design,
A
exploratory data analysis and hypothesis testing to reach robust
conclusions
• T he ability to data mine and discover trends or sequences that
can inform and direct business direction.

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Building information modelling (BIM) management

This competency encompasses the establishment and management of the information modelling systems on projects. It covers collaborative process and technological principles involved in implementing Building
Information Modelling (BIM).

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the technical, process Develop and apply management systems to facilitate the use of BIM Show how the knowledge and experience gained in this competency
and collaborative aspects of the use of BIM. on projects, including unified control and reporting procedures. has been applied to advising clients and/or senior management on
BIM strategy.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• BIM strategies and implementation • Design and implementation of a BIM management process • nalysing, assessing, evaluating and reporting on options for
A
• The various technical options and solutions for using information • Utilise BIM data to provide options for lifecycle, maintenance and BIM in operation strategies at a corporate or project level
modelling in operations energy management strategies in use, define the data required • Designing and advising on collaborative strategies for the
• The collaborative processes necessary for BIM adoption within the BIM model to ensure optimum FM data successful implementation of BIM on operational projects
• Digital surveying techniques such as laser scanning • Define and implement surveying programmes to ensure effective • Advising on the contractual and commercial implications of
• Standard classification systems and their use in operational data capture using BIM on operational projects
phases of buildings • Maintenance and upkeep of an information model in operational • Advising on options for software and protocols on BIM
• Standards such as PAS 1192 -2 and PAS 1192 -3 or local use • Advising on technical information systems requirements for BIM
equivalence • Agree and implement contractual aspects of BIM such as at corporate or project level.
• Relevant information exchange processes such as Construction separate protocol
Operations Building Information Exchange (COBie). • Facilitate and manage project team members for BIM
implementation.

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Business alignment
This competency is about the core drivers and objectives of a business and how it is imperative that FM is fully aligned to ensure maximum impact on value and business performance.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of how the business’s Provide evidence of the practical application that allow a closer Provide evidence of reasoned advice of developing appropriate
core drivers impact on the operation and Facilities management of working relationship between business functions and Facilities strategies to develop and align real estate portfolio and workplace
property provision and vice versa. Management team. strategies with those of the business.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Global economic and market conditions • emonstrate linkages with other business functions such as
D • Demonstrate FM contribution within business planning process
• The changing nature of business Human Resources and IT operations • emonstrate clear implications of FM strategy on operational
D
• C ore business drivers • lear understanding of measuring and monitoring business
C performance
• Clear view of what is meant by a business’s vision and mission performance in a sustainable and balanced way • emonstrate FM contingency plans to maintain operational
D
• Organisational structures, values and objectives • emonstrate working knowledge of core business and how FM
D performance
impacts on it • S trategic advice and recommendations to clients
• Business performance
• Benefits of business alignment • P resenting data to support recommendations
• S trategic use of real estate
• C ollating relevant data • P resentations to clients
• Decentralised vs centralised
• sing your knowledge of real estate to find strategic solutions to
U • P roviding solutions to achieve corporate objectives.
• Organisational objectives.
meet clients’ requirements.

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Business case
This competency is about the development and execution of a business case. It sets out the rationale for undertaking a project, investment or other course of action by setting out the benefits, costs and impacts of a
proposal, along with a financial evaluation. Within Facilities Management the business case should ensure a whole life approach which details not just the capital expenditure required but also fully detailed costs in use
data which will drive long term sustainable solutions where required.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of business cases and Provide evidence of the practical application of the business case. Provide evidence of advising on the preparation and presentation of
their application in corporate real estate. business cases for a variety of purposes.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• inancial analysis and metrics required to support a business
F • P reparing a business case • I dentify impact on key business indicators of FM strategic
case • Engaging with stakeholders proposals
• T he elements and structure of a business case • A pplication of business case data collection • ffer alternative FM strategic options based on key business
O
• T he people impact of the proposal both from a cost and • tilisation of credible benchmarking and whole life data
U indicators
organisational perspective predictions where appropriate • resenting a business case to stakeholders with a clear
P
• T he long-term impact of the investment • nderstanding the financial impact of a real estate business
U recommendation
• Organisational structures case. • roviding reasoned advice and justification on business case
P
• Methods for collecting business case data findings
• P urpose of the business case • A dapting business case to client specific requirements
• A pproval process, stakeholders and audience • Receiving feedback and revising
• Clear articulation of the benefits of the proposal. • Obtaining approval.

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Change management
This competency is about the development and execution of change programmes in relation to the use of real estate by an organisation. It involves the identification of requirements for change, development of a
strategy and implementation of the project. Knowledge of the technical issues relating to the property being occupied, the delivery of its management and new processes and technologies associated with this area of
work will be expected. However, candidates will also be expected to display an understanding of the importance of developing relationships with property users and decision makers. Candidates attempting to achieve
this competency may use evidence from work carried out either on a consultancy basis or from working in house for an occupier.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of change management Provide evidence of practical involvement within change Provide evidence of advising on the development and implementation
and its application in real estate. management projects. of strategies for change.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The drivers for change and how a requirement for change may be • Identifying requirements for change • Communicating the costs and benefits of a change project
identified • Developing a strategy for change within an organisation • Offering alternative strategic options based on an organisation’s
• The process by which the appropriate outcome for change may • Carrying out optional appraisals in respect of change strategies requirements
be decided upon • Undertaking a change impact assessment • Presenting a proposed strategy to stakeholders with a clear
• How a change plan can be developed • Producing communications and stakeholder engagement plans recommendation
• The concepts, approaches, models, tools and techniques • Undertaking stakeholder analysis and identifying appropriate • Obtaining approval for implementation of a proposal
available to support work in this area interventions • Managing stakeholders to ensure resolution of issues
• The analysis techniques for appraising the options for change • Project managing the implementation of a change programme • Receiving feedback and revising the strategy for change.
• The common reasons why change projects fail and the • Assessing and addressing risks presented by change
implications of these failures.
• Evaluating the success of an organisational change project.

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Client care
This competency covers how a surveyor meets a client’s brief in respect of a specific appointment and how they deal with a client from a business and professional perspective. The term ‘client’ as it is used in this
competency means not only the contractual party who has appointed the surveyor, but also all of the stakeholders in a project with whom the surveyor has to engage. This competency is closely linked to Ethics, Rules
of Conduct and professionalism, which defines professional behaviour and sets out some mechanisms for protecting clients.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the principles and Provide evidence of practical application of the principles and Provide evidence of reasoned advice given to clients and others.
practice of client care including: practice of client care in your area of practice.
• T he concept of identifying all clients/colleagues/third parties
who are your clients and the behaviour that is appropriate to
establish good client relationships
• T he systems and procedures that are appropriate for managing
the process of client care, including complaints
• T he requirement to collect data, analyse and define the needs of
clients.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• T he information contained within a client’s brief • E stablishing a client’s objectives • Developing tailored proposals linked to business strategies
• efining your scope of services within the limits of your
D • C onfirming a client’s brief • resenting a prioritised and informed brief to enable decision-
P
competence and PI insurance • E stablishing a scope of services making
• How fees are established • C alculating fees for professional services • alue management with stakeholders to ensure delivery against
V
• T he use of standard forms of appointment • C ompiling an appointment document client expectations
• Mechanisms contained within an appointment document • E stablishing project stakeholders and their status • dvising on the need for statutory and other consents and
A
• Insurance requirements (legal and RICS) approvals
• etting up communication systems with a client and
S
• ow stakeholders are identified and how their status within the
H stakeholders • P resenting alternative proposals including option appraisals
project is established • Issuing reports to a client, e.g. cost reports • P resenting outline schedules of work
• F ormal communication systems with clients and stakeholders • Dealing with a complaint • A greeing the level of fees with a client
• C omplaints handling procedures • Measurement of KPIs • Issuing an appointment document
• K ey Performance Indicators (KPIs) • nalysing the data gathered through the client briefing process
A • Ensuring insurances are in place
• The methods of data gathering during the inception stage of a and formulating a detailed client brief • Setting performance levels and KPIs
project including client briefings and site based information • Monitoring compliance with the scope of services

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Client care (continued)

Level 1 Level 2 Level 3

• T he law applicable to your area of practice, in particular those • Consulting with the statutory authorities on the consents and • Reporting to clients and stakeholders
relating to employment law, statutory compliance, consents and other approvals required • Using KPIs to improve performance.
approvals • reparing alternative outline design proposals, including option
P
• T he principles of the preparation of alternative outline proposals appraisals
including the methodology of preparing option appraisals • P reparing option appraisals
• T he principles of preparing outline schedules of work. • P reparing outline schedules of work
• ssessing client relationships, team performance and
A
stakeholder interfaces on international projects.

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Commercial management 
This competency covers commercial management of facilities management projects, including how commercial competitiveness balances against profitability. Candidates must have a thorough understanding of the
financial processes used to achieve profitability and how these integrate with the overall delivery of the project.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the principles of the Apply your knowledge to the financial management of or FM Monitor, report and advise on project cashflows and profitability.
management of the commercial aspects of a Facilities management projects, including regular monitoring and reporting on cashflow and Evaluate and advise on the financial implications and appropriate
project. profitability. management actions.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Identifying and understanding the components that make up the • Collecting data of monthly reports for both internal and client • Monitoring, analysing, reporting and advising at a senior level on
cost of the project and services being delivered use project cashflows and profitability for internal use
• The impact of various performance mechanisms and payment • Carrying out benchmarking or market testing activities • Evaluating and advising on financial implications and appropriate
mechanisms on the profitability of a project • Preparing cashflows management actions
• The impact of KPIs, Service Level Agreements and any • Preparing reports such as liability statements, cost to complete • Advising clients on budget allowances.
availability requirements associated with the project and cost value reconciliations
• The effect that the design and construction processes have on • Applying value engineering processes to the delivery of the
the cost of constructing and operating a project services
• The techniques used to reconcile the cost against income • Preparing and submitting cost data for in-house and/or external
• The techniques to financially manage sub-contractors and use in relation to areas such as running costs, whole life costs,
suppliers capital and taxation allowances.
• The use of cashflows
• The principles of running costs and costs in use
• People costs and the impact of minimum wage, pension and any
TUPE liabilities.

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Conflict avoidance, management and dispute resolution procedures

This covers the recognition, avoidance, management and resolution of disputes, involving an awareness of different dispute resolution processes and an understanding of the application of dispute resolution
procedures appropriate to the area and jurisdiction of professional practice.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the techniques for Provide evidence of practical application in your area of practice Provide evidence of the application of the above in the context of
conflict avoidance, conflict management and dispute resolution having regard to the relevant law. advising clients in the various circumstances referred to above.
procedures including for example adjudication and arbitration,
appropriate to your pathway.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• A basic knowledge and understanding of some of the following, • Adopting – or encouraging the adoption of (as appropriate) – • Advising clients of the most suitable means of dispute avoidance
as most appropriate to your market sector/areas of specialism: suitable dispute avoidance techniques on their projects, and of dispute resolution procedures
• Common causes of disputes • Negotiating actively on behalf of clients (e.g. performance appropriate to their individual circumstances, demonstrating
• The contribution of some of the following to dispute avoidance: failure, unavailability, contract variations, contract appreciation of when to seek further specialist advice and when
interpretations and payment) prior to third-party referral to advise clients within the scope of the insurance cover of the
– Risk management (its basic principles and techniques)
• Assisting in the collation or preparation of claims/counter- candidate’s organisation
– Early warning systems
claims and submissions • Involvement in, or assistance with, a referral to a third-party
– Partnering techniques resolution process and associated management of that process
• Assisting in the identification, gathering and collation of facts
– Clear and robust client briefings and expert evidence for use in expert reports on behalf of clients.
• Theories of negotiation and the role of effective communication • Sufficient understanding of the main points of the statutory
and negotiation or non-statutory law relevant to/underpinning any particular NB: Please note that the roles of acting as a third-party dispute
• The primary features, advantages and disadvantages of a range dispute resolution process and its application. resolver – or expert witness, are – for the vast majority of candidates
of dispute resolution procedures and their surrounding statutory – not likely to be an activity that is undertaken. It is only a small
and/or non-statutory legal/ judicial context (e.g. how forms of minority of candidates with substantive work experience for whom
contract deal with dispute resolution, and the scope of such this is likely to be relevant.
clauses):
– Mediation (could include contracted and project mediation)
and conciliation
– Dispute Resolution Boards (DRBs)
– Dispute Resolution Advisers (DRAs)

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Conflict avoidance, management and dispute resolution procedures (continued)

Level 1 Level 2 Level 3

– Adjudication
– Independent expert determination
– Arbitration
– Litigation
• The possible roles of a surveyor as an expert witness and/
or an advocate, to include an awareness of the existence and
scope of applicability of RICS guidance for expert witnesses and
advocates
• The range of nominating bodies and services available to resolve
disputes, and particularly the role of the RICS Dispute Resolution
Service and any specialised dispute resolution schemes it offers
relevant to your market sector
• The RICS Global Professional Statement on Conflict of Interest
and any appropriate national RICS guidance.

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Construction technology and environmental services

This competency covers the design, construction and operation of buildings and other structures. Candidates should have a clear understanding of the design and construction processes commonly used in the
industry. They should have detailed knowledge of construction solutions relevant to their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the principles of Apply your knowledge to the design and construction processes. Advise on the selection and application of particular processes within
design and construction relating to your chosen field of practice. your area of experience. This should include liaison with specialists
and consultants to develop project specific design, construction and
operational solutions.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The stages of design from inception to completion • Appreciating how design solutions vary for different types of • Advising on the choice of construction solution on your project
• Impact of current legislation and regulations building such as clear span requirements for warehousing or • Reporting on the impact of different design solutions and
• How the various elements of the building work and inter-relate acoustic requirements for accommodation construction processes on operational cost, sustainability,
• The process of constructing the works • Understanding alternative construction details in relation to functional effectiveness and stakeholder satisfaction.
functional elements of the design such as the operational effect
• Operational and maintenance processes post contract.
on the building.

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Consultancy services
This competency is about the provision of consultancy services to a range of different clients across the whole life cycle of the built environment.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the procurement Apply your knowledge of the provision of consultancy services in the Give reasoned advice, prepare and present consultancy reports,
and execution of advisory and strategic consultancy services in the context of the real estate and construction sectors. together with relevant analysis to clients, in the context of the real
context of the real estate and construction sectors. estate and construction sectors.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Different forms of procurement for consultancy services • Preparing consultancy service plans • Providing reports containing strategic advice and
• The range of different consultancy interventions and approaches • Preparing client briefs recommendations to a range of clients
• The consultancy cycle • Updating reports to clients • Presenting to clients
• The types of problems, risks and issues that may arise during • Negotiating client contracts • Implementing consultancy intervention.
each phase of the consultancy cycle • Dealing with ethical dilemmas
• The importance of agreeing a clear contract with clients • Selecting appropriate tools and techniques for a given
• The need for the planning, timing and managing of consultancy consultancy service
interventions • Using selected tools and techniques to achieve agreed outcomes
• Managing the use of resources • Keeping appropriate records.
• Managing client expectations
• Forms of reporting
• How to manage ethical dilemmas
• The principal tools and techniques relevant to consultancy
services
• Importance of confidentiality when dealing with sensitive
information.

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Contract administration
This competency covers the role of a surveyor administering a facilities management or construction contract, including the roles and responsibilities of the administrator under the main forms of contract. They should
have a detailed understanding of the contractual provisions relating to the forms of contract that they have administered.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the contractual, Implement administrative procedures necessary for the smooth Advise on the administrative procedures necessary for the smooth
legislative and statutory terminology/requirements of facilities or running of a facilities or construction contract. running of a facilities or construction contract including document
construction contracts. control techniques and systems, meetings and reporting procedures.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The various standard forms of contract and sub-contract used in • Issuing instructions • Resolving disputes
the industry • Dealing with payment provisions • Developing partnership strategies
• The use of bespoke contracts and how they fit into a wider legal • Managing the impact of change • Advising all parties of their contractual rights and obligations.
framework. Basic contractual mechanisms and procedures • Being involved with dispute avoidance
applied at various stages of the contract
• Dealing with completion and possession issues
• The roles and responsibilities of all parties.
• Managing performance mechanisms
• Developing collaborative relationships.

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Contract practice
This competency covers the various forms of contract used in the facilities and construction industry, including the main standard forms of contract and a thorough understanding of contract law, legislation and the
specific forms that candidates have used.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the various forms Apply your knowledge of the use of the various standard forms of Provide evidence of reasoned advice, prepare and present reports on
of contract used in the construction industry and/or your area of contract at project level, including the implications and obligations the selection of the appropriate form of contract and warranties for
business. that apply to the parties to the contract. your chosen procurement route. This should include advising on the
most appropriate contractual procedure at the various stages of a
construction or other contract.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Basic contract law and legislation • P roducing contract documentation • Selecting the appropriate form of contract and/or sub-contract
• Contract documentation • Carrying out the contractual mechanisms and procedures for your chosen procurement route
• The various standard forms of contract and sub-contract relevant to the financial management aspects of your project, • Advising on the most appropriate contractual procedure at the
• When the different forms would be used such as change procedures, valuations, loss and expense and various stages of a contract
final accounts • Evaluating the appropriateness and implications of proposed
• Basic contractual mechanisms and procedures at various stages
of the contract • Understanding general contractual provisions such as letters of contractual amendments.
intent, insurances, retention, bonds, liquidated and ascertained
• Third-party rights including relevant legislation and the use of
damages, early possession, practical completion and other
collateral warranties.
common contractual mechanisms.

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Data management 
This competency covers how data relating to individual projects and a surveyor’s work generally is collected, stored and retrieved. In addition to having knowledge of the different storage systems and data sources
available and how they work, a candidate should also understand the principles behind the systems and what makes them effective.
Candidates should also have knowledge of how general information and data is managed on a project, in particular, the increasing use of computerised central project databases.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the sources of Provide evidence of practical application in your area of practice and Provide evidence of reasoned advice given to clients and others on
information and data, and the systems applicable to your area understand the relevance of information gathered and the uses to the use and practical application of the information collected and
of practice, including the methodologies and techniques most which it can be applied. Analyse the information and data collected. systems used, and/or specify the most appropriate way for your
appropriate to collect, collate and store data. own and/or client organisation to collect, analyse and apply relevant
information and data.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• T he use of published sources of data • Obtaining data from published sources for use on a project • A dvising on data storage systems
• ow data is collected, analysed and stored within your
H • Obtaining data from in-house sources • A dvising on business filing systems
employer’s organisation • E xtracting data for inclusion in a database • Benchmarking from analysed historic data
• ow project information is stored within your employer’s
H • etting up and using paper based or electronic project filing
S • A dvising on the use of a computerised central project database
organisation systems • C omplying with client’s data security requirements.
• How electronic database systems work • Using a computerised central project database
• T he use of computerised central project databases or Building • Inputting and extracting data from BIM
Information Modelling, the benefits, challenges and dangers • Retrieving information from a technical library
• How technical libraries are set up and used • Setting up a technical library.
• L egislation applicable to data management and data access.

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Design and specification

This competency involves the skills needed in the design and specification of a Facilities Management Solution or construction project. Facilities Management Surveyors are often asked to design and deliver FM
solutions that support the core business of either an internal or external client, the services can be both Hard (i.e. M&E or building fabric maintenance) and Soft (i.e. cleaning, catering) FM surveyors may also be
involved in refurbishment of property, and in many cases, new build projects for which they may ultimately take operational responsibility. Knowledge of the stages of design and specification for building, from
inception to completion, is an essential skill as is a full understanding of the skills required to deliver a complex FM solution that supports a clients’ key business drivers.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the design process Prepare designs and specifications, including at outline and detail Co-ordinate and manage the design and specification process on
and the scope and content of related documentation. levels. projects.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
Building Building Building
• The various stages of the design process • Preparing of sketch designs to demonstrate compliance with a • Carrying out or assisting in the preparation of the design and
• The use of BIM to optimise design decisions client’s brief, while satisfying statutory requirements specification of a building project from outline proposals to
• The application of the relevant regulations in the design process • Developing of initial proposals to a detailed stage and obtaining completion of the design and specification process
• The effect of the planning regime and technical standards on the statutory consents • Value management to ensure delivery of solutions that matches
design process • Completing of Design Risk Assessments, of the proposed design, life cycle expectations of stakeholders
• The structural implications of alterations to the load bearing to satisfy the requirements of the regulations, in connection • Demonstrate knowledge and application of the specification
components of building fabric and any operational impact of with the future maintenance of the building process, including detailed knowledge of the main methods of
changes within the design Facilities specification
Facilities • Providing of advice to clients regarding sustainability issues • Demonstrate knowledge and application of the design and
surrounding the proposals for their building specification process, and its relevance and importance to the
• The ability to interpret the requirements of a client’s brief and
procurement and execution of the contract selected for the
gain a full understanding of their business drivers • Providing advice to clients on space utilisation, energy, asset
building works
• The general issues surrounding sustainability management, whole life costings, benchmarking, cleaning
regimes Facilities
• The options relating to bundled or unbundled services.
• Providing advice to clients on compliance issues and statutory • Demonstrate preparing a full FM solution design from the initial
maintenance regimes and options. client’s brief through to a working deliverable solution that
satisfies the client’s aspirations
• Demonstrate examples of reconfiguring FM services to drive a
better value solution that increases client benefit

continued on next page

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Design and specification (continued)

Level 1 Level 2 Level 3

• Demonstrate knowledge and application of BIM and how
influencing design decisions during the construction period have
driven cost effective operational strategies
• Providing estate utilisation strategy to match client
accommodation requirements.

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Environmental management 
This competency deals with both the broad knowledge and application of environmental management practice, as well as the more specific knowledge and application of formal environmental management standards
for land, property and the natural environment.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of appropriate Apply your understanding of appropriate environmental management Give reasoned advice on appropriate environmental management
environmental management concepts, processes and systems. and environmental land management concepts, processes and and environmental land management concepts, processes and
systems. systems.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Where environmental management applies in chartered surveyor • Carrying out environmental management and reporting, • Advising clients on the needs of environmental management
practice including data management systems • Presenting and proposing actions following the findings of
• The standards used in environmental management including • The scope and methods to be used for environmental environmental management
EMS and ISO 14001 or National equivalent management • Negotiating and liaising with clients and regulators on the
• Application of sustainability principles in environmental • The specialisms and specialists required to conduct findings and actions arising from environmental management
management environmental management • How environmental projects comply with principles of
• The regulatory and practical aspects of the restoration, • Carrying out monitoring and compliance with planning, legal or sustainability
remediation and reinstatement of land. environment control of an environmental site • Authoring reports on habitat management schemes
• Interpreting legislation and regulations to achieve compliance • Integrating land management plans or National Equivalent
• Ecosystem and carbon balance evaluation and biodiversity off • Developing monitoring systems.
setting and mitigation
• Application of renewable and energy recovery to environmental
management
• Application of restoration, remediation and reinstatement of
land.

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Health and safety

This competency covers the relationship between the work of the facilities manager and health and safety issues within the built asset industry. Candidates should be aware of legal, practical and regulatory
requirements. They should have a detailed understanding of the health and safety processes and guidelines used to achieve this.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the principles Apply evidence of practical application of health and safety issues Provide evidence of reasoned advice given to clients and others on all
and responsibilities imposed by law, codes of practice and other and the requirements for compliance, in your area of practice. aspects on health and safety.
regulations appropriate to your area of practice.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Personal safety on site and in the office • Obtaining formal health and safety qualifications including first • Giving reasoned advice on and/or taking responsibility for health
• Procedures imposed by law aid, industry specific or nationally recognised qualifications and safety issues relating to:
• The impact on health and safety of: • Being involved with specific roles and responsibilities within the – Impact of design on operations
– Design various regulations – Current legislation
• The importance of behavioural safety and implementing the
– Construction processes – Embedding a positive health and safety culture
systems for health and safety management and monitoring
– Building maintenance – Design and implement a health and safety strategy.
• Assessing project plans for fire safety compliance.
– Employment of staff
– Compliance requirements
– Safe systems of work
– Undertaking risk assessments
• Fire safety standards and/or regulations.

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Inclusive environments
This competency is about the principles and processes that deliver accessible and inclusive environments, recognising the diversity of user needs and the requirement to put people (of all ages and abilities) at the heart
of the process.
An inclusive environment recognises and accommodates differences in the way people use the built and natural environment. It facilitates dignified, equal and intuitive use by everyone. It does not physically or socially
separate, discriminate or isolate. It readily accommodates and welcomes diverse user needs.
These principles and processes apply to all buildings, places, and spaces, and to equipment, in and around new property or in the adaptation of existing property, as well as to services provided to the public. Particular
regard should be given to buildings, places and spaces that are open to the public; sports and entertainment venues; schools, colleges and educational establishments; hospitals and health facilities; and residential
care facilities; as well as commercial and employment buildings.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate an understanding of the principles and processes Provide evidence of practical application of the principles and Provide evidence of reasoned advice given to clients and others of
that deliver accessible and inclusive environments, recognising the processes that deliver accessible and inclusive environments. the principles and processes that deliver accessible and inclusive
diversity of user needs and the requirement to put people (of all ages environments.
and abilities) at the heart of the process. In doing so, have regard to
the legal, economic, sustainable and social case for making inclusion
the norm not the exception.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Knowledge of best practice technical standards relevant to country • ractical applications as applied to different types of building
P • The scoping and briefing of design work or new buildings, or in
of practice and their associated uses relation to remodelled buildings and external spaces
• Recognition of the diversity of user needs • ractical applications as applied to different types of outside
P • T he design and specification of a building, landscape/public
• Local planning policy, building regulation and health and safety areas and their associated uses realm project from outline proposals to completion of the design
requirements as applied to inclusive environments • recognition of both real and perceived sensitive situations in
A and specification process
• Appreciate and distinguish between ethical issues as opposed to the design or use of inclusive environments • T he drafting of clauses in leases or user agreements as to how
legal requirements. • bility to recognise the need for and use appropriate language in
A places and spaces might be accessed or used.
the discussion and resolution of inclusivity challenges.

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Landlord and tenant

This competency is about the management of the landlord and tenant relationship. It has a broad scope covering all aspects of lease negotiations arising between landlord and tenant. The candidate will be expected
to understand the issues and how they affect both parties.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the law and practice Apply the principles of the law and practice relating to landlord and Provide evidence of reasoned advice, prepare and present reports
relating to landlord and tenant. tenant. Carry out relevant negotiations to provide solutions to issues on the law and practice relating to landlord and tenant. Apply your
affecting both owners and occupiers of real estate. knowledge to assist in undertaking relevant dispute resolution
procedures.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The principles of property law • Reading and interpreting leases • roviding strategic advice upon landlord and tenant matters,
P
• The statutory and common law framework applying to the landlord • Preparing reports containing recommendations prior to the relating to individual properties or blocks of properties
and tenant relationship commencement of negotiations • Providing advice as to alternative dispute resolution options
• The content, form, and structure of leases • Giving appropriate valuation advice in the event of breakdown of negotiations and taking any
• Relevant market conditions and property values. • Carrying out market research, collating and analysing necessary action to protect the client’s position
comparable evidence • Demonstrating involvement with third-party determination and
• Preparing, serving and responding to legal notices associated submissions.
• Entering into negotiations
• Reaching an agreed solution and reporting recommendations to
clients
• Instructing legal advisers and seeing matters to conclusion.

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Legal/regulatory compliance
Legal and regulatory compliance is an essential element in the Facilities management. The facilities management team is often responsible for ensuring full compliance with all the provisions of relevant legislation and
associated regulations associated with the operation of the asset.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of any legal/regulatory Apply your knowledge to comply with legal/regulatory requirements Provide evidence of reasoned advice, prepare and present reports on
compliance requirements in relation to your area of practice. in specific situations within your area of practice. legal/regulatory compliance requirements in relation to your area of
practice.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The law relating to building compliance and the risks associated • Using current case law, appeals and representations • Giving written, reasoned advice on legal and regulatory
with poorly maintained or operated assets or equipment • Understanding the impact of wider regulatory compliance compliance for a particular project
• The extent and impact of regulation compliance on development around Ethics, Safety, Procurement, Modern Slavery, • Giving clients reasoned advice on representations on
projects with particular reference to health and safety, disability, Information and Data Security consultation matters, in written reports, in liaison with
and construction, design and management regulations. • Applying health and safety at work practices, disability, and solicitors.
construction, design and management regulations.

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Maintenance management 
Deliver maintenance services to a plan based on organisational need, either using an in-house work force, or maintenance contractors.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of maintenance Determine and implement operational maintenance policies. Provide evidence of reasoned advice to clients on optimised
management requirements of buildings, structures and other real maintenance operations.
estate.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Statutory and regulatory compliance requirements • Implementing maintenance policy through establishing • Providing advice and recommendations on issues relating to the
• Maintaining record systems maintenance plans – to ensure agreed availability at a minimum management of maintenance policy
• Management reporting resource cost • Determine maintenance policy, strategy and objectives linked to
• Developing and implementing maintenance plans, e.g. planned, • Understanding cost/benefit of various maintenance regimes organisational objectives and whole life considerations
reactive, statutory • Trend analysis and recommendations for continuous • Determine and implement the type of maintenance regime and
• Supply chain management improvement organisation that is required, including CAFM /BIM requirements
• Confirming satisfactory completion of work • Creation and implementation of lifecycle plans • Interpret results from performance measurement of the
• Forward maintenance planning maintenance organisation and provide reasoned advice and
• The potential interfaces between various computerised systems
• Develop and implement systems that will measure the recommendations.
used for facilities management purposes
• Integrating maintenance activity with the occupant’s operational performance of the maintenance organisation.
needs
• Concepts of lifecycle.

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Managing projects
This competency is about the stages a project goes through during its life-cycle and the role of the project manager in that process. This includes its inception, briefing, financial feasibility, quality controls, completion
timescales and subsequent programming. It also includes the contractual and legislative/statutory requirements, stakeholder management, management reporting and auditing, and the assessment of the
performance of a project and its individual stakeholders.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of all the stages of a Apply the principles of the project life-cycle process including the Provide evidence of reasoned advice to the client on the detailed
project life-cycle including the feasibility study process, the tools implementation of management procedures necessary for the procedures associated with the project life-cycle, including
and techniques associated with project controls, and the essential smooth running of a project life-cycle/whole life costing and risk strategies and procedures to analyse, predict and control time and
requirements of a project audit/closeout report. assessment. cost on projects.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The role of a project manager • Preparing a project execution plan and/or other similar • Designing and advising on a project execution plan and/or other
• Project team structures and procedures such as PIDs, PEPs and management tools similar management tools
PMPs • Implementing a development appraisal or feasibility study for a • Providing reasoned and interpretive advice on development
• How and why tasks are carried out at a particular stage and when project appraisals, feasibility studies and business plans
it’s appropriate to deviate from the norm • Managing document control, information management systems • Advising on the contractual, legislative and statutory
• The principles of contractual, legislative and statutory and management reporting systems requirements for a project
requirements of projects (including town planning legislation and • Using value management/value engineering techniques to advise • Advising on and designing document control and information
building regulations), document control, the requirements and on and improve the viability of the development management systems and management reporting systems
information management systems, administrative processes, and • Carrying out a life-cycle/whole life costing exercise including • Assessing and advising upon the chosen procurement route,
management reporting requirements associated with a project analysing reasons for, and implementation of, any design, cost project team structures and procedures
• The client’s requirements and the development/project brief and programme variations • Interpreting the results of a life cycle/whole life costing exercise
including the business case drivers for the development • Reporting on project processes and procedures, performance and give advice on how these results can be used to improve a
• The techniques for the effective control of time and cost during and lessons learnt development’s viability
the life-cycle of a project including the reasons for any design, • Analysing the actual performance of the project and the team • Assessing potential design changes to improve the development
cost and programme variations and identifying potential improvements. viability
• Project risks and contingency planning • Assessing and advising upon the performance of the project
• The management of change. team
• Preparing audit reports and advising the client including
identifying lessons learnt and recommending appropriate
responses.

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Measurement
This competency is relevant to all data capture and measurement of land or property. In the context of the property pathways it refers particularly to measurement of saleable/lettable areas for agency or valuation
purposes. Within Facilities Management measurement is important for benchmarking and operational cost considerations when comparing delivery across various portfolios or properties.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the principles and Apply your knowledge to undertake measurement. Use basic and/ Evaluate, present, manage, analyse data and/or apply spatial data
limitations of measurement relevant to your area of practice. or advanced instrumentation to collect data. Present appropriate and information. Show an advanced understanding of accuracy,
information gained from measurement. precision and error sources.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Relevant data capture techniques including the use of lasers and • Using the appropriate instrumentation (including lasers and • Level 3 is only recommended for candidates with specialist
tapes tapes) to capture sufficiently accurate data, based on an knowledge and experience of sophisticated measurement and
• The limitations of different methods of measurement understanding of limitations of different instruments data capture practice. Most property candidates will only attain
• Checking procedures for the instruments used and the • Dealing with and advising on sources of error from use of Level 2. For guidance on Level 3 please refer to RICS Geomatics
calculations undertaken instruments pathway guide.
• Potential sources of error from use of the instruments • Applying the appropriate guidance correctly in practice
• The basis on which measurements should be undertaken, i.e. the to undertake measurement of a variety of properties,
core definitions of measurement and their application understanding the basis on which measurements should be
undertaken
• The appropriate standards and guidance relating to measurement
with particular reference to the RICS Property measurement • Undertaking necessary calculations
• The degree of accuracy that is required for different types of • Preparing and presenting measurements in a manner
property and the use to which the measurements will be put appropriate for the purpose they are to be used understanding
the level of accuracy that is required for different types of
• The use and limitations of plans and drawings.
property.

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Performance management
This competency is about a broad range of performance management approaches and methodologies in Facilities Management. Performance management will be focussed on delivering, improving and enhancing
the service provided. Performance management will encompass cost, responsiveness, compliance, quality and end user satisfaction as a minimum.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of performance Apply your knowledge and understanding of performance Provide evidence of reasoned advice on the organisational
management approaches and methodologies. management within a business context. requirements of performance management and show evidence of
performance metric tracking across FM services and capabilities.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The different types of FM data • C ollection of benchmarking data • Interpreting benchmark data leading to clear action plan
• Requirement for any performance metrics to be SMART and • Collection of occupier satisfaction data • I nterpreting occupier satisfaction data leading to clear action
focused on improvement. • Development and use of KPIs plan
• The different types of data collection techniques • P reparing data/information • Interpreting key KPIs leading to clear action plan
• The strengths and weaknesses of data collection techniques • sing selected methodologies and techniques such as balanced
U • P roviding feedback on performance
• The various techniques for measuring performance scorecard to achieve agreed outcomes • Implementing a performance management plan
• The benefit and usage of intelligent Management Information • Methods to improve performance management • C ontinuous performance improvement
• How data can drive greater workplace satisfaction as well as • evelopment of engaging and intuitive ways to present and
D • ontinuous development of capturing and streamlining
C
efficiency. review data to add value management information to drive improvement.
• Ensure feedback from the end users.

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Procurement and tendering

This competency relates to services and goods. It covers the selection of service providers – pre-qualification, tender lists, selection criteria; contract selection – alternative forms of contract; and pricing
documentation. In this context a contract might cover single service providers or multiservice management and implementation.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the main types of Apply your knowledge to the implementation of the procurement Give reasoned advice on the appropriateness of various procurement
procurement. Demonstrate knowledge and understanding of the routes selected for your projects and to carrying out tendering and routes. Manage the tendering and negotiation process and present
tendering and negotiation processes involved in procurement. negotiation processes relevant to them. reports on the outcome.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• A practical knowledge of the following areas: • Implementing pre-qualification procedures using selection • Providing reasoned advice and recommendations to clients on
– Pre-qualification procedures criteria to draw up tender lists alternative procurement routes and tendering procedures
– Selection criteria • Devising tender documentation including statements of scope of • Taking a lead role in the award of contracts and providing
service and pricing schedule reasoned advice on the decisions reached.
– Tender lists
• Participating in pricing and/or vetting of tenders
– Specifications
• Balancing risk and reward.
– Service level agreements
– Pricing documentation
– Tender negotiation
– Performance indicators
– Service delivery models
– Contract law.

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Project finance
This competency covers the effective cost control of property/construction projects and/or facilities management contracts whilst in progress, including the principles of controlling and reporting costs on any project.
They should have a detailed understanding of the control and reporting processes used on their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the effective control Apply your knowledge to the management of project costs. This Provide evidence of reasoned advice on strategies and procedures to
of costs during a project. Demonstrate understanding of the legal should include the preparation and presentation of financial reports control predicted expenditure in line with a budget.
and contractual constraints and the effect of time and quality on the on the performance of a project at appropriate intervals, to provide
cost of a project. effective forecasting of costs, risks and their financial implications.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The effective control of costs while a property/construction • Managing project costs • Implementing change control procedures within the contract
project is in progress • Reporting and forecasting costs for different procurement • Establishing reporting regimes/ protocols
• The legal and contractual constraints on the cost of a project routes and client types • Using risk management and analysis techniques
such as changes in property or building legislation and design risk • Using cashflows in financial management • Advising on capital and operational expenditure.
allocation • Managing client budget/ contingencies/risk allowances.
• The reporting and forecasting of costs
• The principles of contingencies/ risk allowances.

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Pathway guide 1 2 3 4

Risk management
This competency covers the effective cost control of property/construction projects and/or facilities management contracts whilst in progress, including the principles of controlling and reporting costs on any project.
Candidates should have a detailed understanding of the control and reporting processes used on their projects.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate your knowledge and understanding of the nature of risk Apply your knowledge to carry out risk assessments taking into Provide evidence of reasoned advice and implement systems to
and in particular, the risks associated with your area of business/ account all relevant factors. Understand the application of the manage risk by competent management in relation to specific
practice. various methods and techniques used to measure risk. projects.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The concepts of risk • Applying the various methods and techniques to measure risk • Facilitating risk workshops including preparation prior to the
• The tools and techniques commonly used to evaluate and manage • Participating in risk workshops workshop
risk • Preparing reports resulting from risk workshops. • Evaluating the qualitative and quantitative output from risk
• The use of risk registers and the models used to quantify risk. workshops
• Ongoing monitoring of risk issues through the project lifecycle.

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Pathway guide 1 2 3 4

Smart cities and intelligent buildings

This competency involves the integrated and disparate IT systems and spatial data science. The role will include the solution of complex problems through the leveraging of data and technology as applied to the
individual building level or the wider neighbourhood or city level.
Candidates will be part of multidisciplinary project teams, including planners, city engineers, surveyors, data architects, data engineers, and analysts, working with smart city and building technology. The work is likely
to include liaison with policy and operations teams to develop and understand how smart city and intelligent buildings might benefit the stakeholders involved.
It requires knowledge and understanding of component elements of an IT service, including hardware, software, applications, sensors and networks and their integration into complete services to satisfy an operational
requirement.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge of the types of data that can be collected Apply your knowledge to the collection, storage and management of Provide evidence of the ability to use and generate application
through building, personal and infrastructure sensors and how spatial sensor data, demonstrating the achievement of data quality, scenarios that capture and store sensor data in structures
sensor data can be processed to support the management and data hygiene and data security. that allows the analysis of the data by conventional and visual
visualisation in the built environment. representation.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The different phases of software development lifecycle • evelop, codes, tests, corrects and documents simple
D • ble to recognise risks and non-compliance and makes
A
• Understand the role that technology can play in the operation and programmes or scripts under the direction of others as part of a recommendations for change or investigation by information
monitoring of buildings in use multi-disciplinary team security specialists
• How technology can enhance the experience for end users • uild and test simple interfaces between systems, or can work
B • dvise clients on the design, development and implementation
A
• Look at how complimentary technologies can be combined to on more complex integration as part of a wider team of Business Continuity, Crisis Management and/or Disaster
produce rich management information that can drive decision • ollaborate with others to review specifications where
C Recovery Plans
making appropriate • evelop and/or document application scenarios combining
D
• The risks and opportunities associated with the gathering, storing • ssist with the design, development and implementation
A multiple API sources to allow for the analysis of spatial, building
and utilisation of building data of Business Continuity, Crisis Management and/or Disaster and the city data to solve inefficiencies or creating value-added
Recovery Plans under supervision services
• IT infrastructure and services and the impact of legacy services to
protect the integrity of the operational environment • ecognise and articulate the impact to city efficiency based on
R • evelop business cases supported by the data to drive
D
effective use of open data sources organisational change and improve business outcomes.
• Demonstrate understanding of the principles of the Internet of
Things (IoT) and the appreciation of the impact and relevance to • pply the knowledge gained from the data collected to increase
A
smart cities utilisation, improve efficiency and drive productivity within the
• Can describe the principles of a technical security architecture buildings and end users.
and how these can be used to reduce information risk
• Beyond RICS’ ethical standards, candidates should understand
and adhere to the applicable data science ethics framework.

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Pathway guide 1 2 3 4

Stakeholder management
This competency deals with the techniques associated with managing stakeholders on large, complex projects. Candidates should demonstrate an effective understanding and application of the various ways to
identify, analyse and engage with the relevant project stakeholders.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the principles and Apply the knowledge to ensure that all parties are aligned with Provide evidence of reasoned advice and implement systems to
techniques associated with engaging and communicating with the project objectives using identification, analysis, matrix and manage risk by competent management in relation to specific
all relevant project stakeholders, including an understanding of engagement techniques. projects.
decision-making in pluralistic clients.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The challenges, opportunities and benefits of stakeholder • Preparing a stakeholder management strategy report covering • Advising on the options for stakeholder management, bearing in
management planning and resourcing mind the size, complexity and objectives of the project
• The key aspects of the individual, team and the project regarding • Applying the techniques to discover, understand, plan, engage • Advising on the benefits, value and costs of stakeholder
stakeholder management and assess value to undertake the management of stakeholder management
• The process of stakeholder management and tools such as the • Preparing a structure chart and a RACI (Responsible, • Advising on different methodologies for stakeholder
Iceberg Model. Accountable, Consulting and Informed) table to clarify roles and management bearing in mind the maturity of the client and
responsibilities. geographic spread of the project.

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Pathway guide 1 2 3 4

Strategic real estate consultancy

This competency is about the provision of strategic consultancy advice to clients on real estate issues influencing the business.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the business context Apply your knowledge and understanding of the business context of Provide evidence of reasoned oral and written advice on the
of real estate, and an appreciation of the role of the real estate real estate in a corporate or another context. principles and application of real estate knowledge.
professional as a strategic adviser.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Organisational structures, values and objectives • Researching organisational background • Strategic advice and recommendations to clients
• Business performance • Preparing relevant data • Presentations to clients
• The role and importance of real estate in organisational/business • Analysing data • Presenting data to support recommendations.
performance • Undertaking option appraisals for real estate strategies
• The role of real estate in business strategies • Using different styles of consultancy intervention for different
• Strategic uses of real estate client needs
• Methods for appraising options for real estate strategy • Using your knowledge of real estate to find strategic solutions to
• The role of the real estate professional as a strategic business meet client requirements.
adviser
• Styles of consultancy intervention.

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Pathway guide 1 2 3 4

Supplier management
This competency relates to managing the supply chain and the providers of those services.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of how to manage Apply your knowledge and understanding by using an existing Provide evidence of appropriate approach to the management of
suppliers using a logical process to ensure that scope and value of process to manage suppliers to ensure that the scope and value of an individual supplier or group of suppliers based on the scale of the
the service received meets organisational requirements. the service received meets organisational requirements. service and the risk of service failure

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• A practical knowledge of the following areas: • Involvement in a range of the activities listed above at Level 1 • Using user/customer feedback to provide effective supplier
– Contracts through: management, ensuring that performance matches the needs of
– Performance review meetings the organisation
– Service level agreements
– Auditing of suppliers • Developing partnership relationships to deliver joint objectives
– Key performance indicators
with the supply chain
– Performance monitoring – Budgeting
• Developing learning and innovation within the supply chain.
– Benchmarking. – Ordering variations to the service
– Payment of suppliers
– Developing collaborative relationships.

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Pathway guide 1 2 3 4

Sustainability 
This competency covers the impact of sustainability issues. Candidates should have a thorough understanding of the impact made by sustainability on their area of responsibility and have been involved with the
financial management of that impact.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of why and how Provide evidence of practical application of sustainability Provide evidence of reasoned advice given to clients and others on
sustainability seeks to balance economic, environmental and social appropriate to your area of practice, including circumstances in the policy, law and best practice of sustainability, in your area of
objectives at global, national and local levels, in the context of land, which specialist advice is necessary. practice.
property and the built environment.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The principles of sustainability within facilities management • Carrying out capital cost and value engineering exercises to • Giving reasoned advice to your client and stakeholders on the
• The relationship between property and the environment determine the impact of sustainability issues on design and impact of sustainability
• How national and international legislation, regulations and construction processes • Giving reasoned advice on the application of environmental law
taxation relating to sustainability affect construction • Carrying out whole life analysis exercises which take account of and policy
• Criteria by which sustainability is measured in relation to sustainability issues • Interpreting environmental reports and giving reasoned advice
operational buildings • Corporate responsibility on the financial impact and programme implications on a project
• The principles of how design, technology, construction and • Understanding the measures undertaken by governments • Giving advice on sustainable material selection and how
operational processes can contribute to sustainable building and international bodies to encourage the reduction of the performance baselines can be estimated.
• The principles of material resource efficiency within the supply environmental impact of development.
chain.

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Pathway guide 1 2 3 4

Waste management 
This competency deals with the practical aspects of waste management including the regulatory framework, compliance issues, an appreciation of economic viability, technical design, planning and Pollution
Prevention & Control (PPC) permitting, estates and project management.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate a broad appreciation of practical aspects of waste Demonstrate an appreciation of the economic and technical viability Design, advise on, and/or manage waste management schemes, their
management and regulatory regime. Undertake inspections of waste and/or management application of the practical requirements and implementation and/or property interests therein.
management facilities. monitoring of waste facilities.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• An understanding of current and emerging legislation including • Advising on legal agreements, royalties, rents, rating and • Carrying out detailed valuations/ financial appraisals and
Landfill Directive, Waste Strategy, Groundwater Protection Act, compliance issues preparing reports to clients in support of development
Landfill Tax and similar legislation • Carrying out evaluation of facilities to assess economic and opportunities
• The various waste management technologies dealing with technical viability • Designing and/or project managing planning and/or PPC permit
collection, recycling, treatment and disposal together with trends • Knowledge of landfill engineering and design, gas utilisation, application or waste treatment/disposal tenders
in the industry environmental control systems and aftercare measures or • Managing property interests including purchase and sale of
• Estates and planning management functions similar aspects relating to another waste treatment technology waste assets
• Inspection of facilities to assess property issues including • Carrying out environmental monitoring of a waste management • Identifying and evaluating related business opportunities
ownership boundaries, rights of way, easements, discharge facility. including new technologies.
consents, regulatory compliance.

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Pathway guide 1 2 3 4

Works progress and quality management 

This competency involves the supervision of a Facilities Management contract or programme as well as the disciplines required to oversee project works on site. It is essential that candidates selecting this competency
demonstrate a detailed knowledge of construction technology techniques and an in-depth knowledge of the requirements of FM delivery. Quality of workmanship through the construction phase and service delivery
during operation are vital to ensure the long term functional ability of buildings, and candidates will be expected to demonstrate detailed knowledge of project quality requirements both in the construction and
operational phase.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Inspect and record progress and quality of building works. Monitor Report and advise upon the adequacy of progress and quality of Manage and co-ordinate progress and quality of building works
and report on service delivery throughout the lifetime of the FM building works. Report on advice on options relating to service or Facilities Management delivery as a contract administrator/
contract. delivery and building functionality. supervising officer/ FM or equivalent.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The ability to carry out a project review, and the importance of • Carrying out inspections of works being completed on site, and • Preparing cost reports or monitoring maintenance/capital and
recording progress of works, and the quality of delivery preparing the necessary reports showing progress and quality operating budgets for clients, on works progress, showing any
• The requirements of recording progress, and comparing to issues that have arisen deviation from expected progress or expenditure
programmed works progress • Preparing reports and advice for clients detailing the effects of • Implementing systems for recording progress and quality issues,
• The requirement for quality descriptors as set out in the contract additional instructions, amendments to specifications, and the and preparing reports for external circulation
documentation likely effect on progress • Showing an understanding of the differences between the duties
• The difference between an input and output specifications and • Recording for in house and external purposes reports on quality of the various parties within either a building or FM contract,
how these are being monitored of works on site, including any works rejected, and the reasons and those of a person appointed solely to report on progress and
• The relevant standards that govern each of the service lines that for doing so quality issues
are being delivered • Preparing business cases and options for clients that will • Incorporating into your duties the requirements for progress and
• The Key performance indicators (KPIs) and Service Level enhance utilisation or staff wellbeing quality reporting
Agreements (SLAs) relating to service delivery • Preparing options relating to whole life cost and energy issues • Preparing alternative quality options for clients which may drive
• The monthly reporting obligations • Advising on benchmarking options to test and challenge current cost savings without any detrimental effect on business delivery.
• Innovative techniques and developments within service delivery and future services delivery
disciplines. • Constantly challenging the service delivery model to drive
improvement for your client.

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Pathway guide 1 2 3 4

Workspace strategy
This competency explores the critical alignment of workspace with business strategy and operations to improve productivity.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of how workspace Provide evidence of the practical application utilising workspace Provide evidence of reasoned advice relating to workspace strategies
strategy is integral to business. strategy to enhance and improve business performance. to enable the improvement of business performance.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The role of the work environment to organisational performance • E valuate performance of the work environment based on cost • Demonstrate alignment of the work environment to business
• The role of different types of work environment • valuate performance of the work environment based on
E processes
• The activities undertaken in the work environment utilisation studies • Demonstrate alignment of the work environment to occupier
• How the efficiency of the work environment is measured • E valuate performance of workplace based on occupant feedback needs and preferences
• Different types of workplace strategies • Identifying impacts of implementing a workplace strategy • emonstrate how the work environment alignment impacts on
D
• Understanding KPIs to determine a successful implementation. business performance
• How workplace strategy can impact a business.
• I dentifying the change management element of implementing a
strategy
• Preparing and presenting a change of strategy to a client
• I dentifying the impact a work environment strategy will have on
a business and how this will be measured.

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 Confidence through professional standards
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development and management of land, real estate, construction and infrastructure. Our name
promises the consistent delivery of standards – bringing confidence to markets and effecting
positive change in the built and natural environments.

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