There is a common misconception that the APC Final Assessment Interview is a hugely difficult task with an incredibly high fail rate but I want candidates to know and understand this is not the case. In my experience as an APC Counsellor and Supervisor to numerous colleagues over the last 9 years, I often find that candidates believe the interview panel can ask any question and demand that they know the answer in order to pass. This is not accurate and I compiled this post to shed some light on the interview process, structure & timings of the Interview so candidates can feel better prepared and more confident about sitting their Final Assessment.
The RICS Final Assessment Interview Process has a duration of approximately 1 hour and is structured into the following sections:-
- Welcome and introduction with a duration of approximately 3-4 Minutes.
- Candidate Presentation limited to a maximum of 10 Minutes.
- Questioning the presentation approximately 10 Minutes.
- Experience & Technical Competency Questions approximately 25 Minutes.
- Mandatory Competencies including RICS Ethics, Rules of Conduct & Professionalism approximately 10 Minutes.
- Summary and Close of the Interview approximately 2-3 Minutes.
To clear up any misconceptions surrounding the Final Assessment Interview process, we need to remember that the APC is a period of structured training about how the candidate has demonstrated their competence in specific areas. This means that the Final Assessment Interview is personal to each candidate with the majority of questions being based around their own submission documents. The interview adopts a ‘tell us what you did’ style of questioning and I hope that provides candidates with more confidence and dispels any myths about the interview format. Before we look at the interview process in more detail, the main takeaway I want candidates to get from this post is to not feel daunted by the interview as the candidate is essentially talking the interview panel through the experience listed within their submission.
How Is The Interview Structured?
Welcome and introduction (approximately 3-4 Minutes)
The interview starts with a brief introduction by the chairperson. This will include a conflict of interest check to confirm you have no existing relationships with the interview panel. The chairperson will also confirm that you are fit and well to undertake the interview. If the interview is being undertaken virtually, you may also be asked to pan the camera 360 degrees around the room to demonstrate that you do not have access to notes or have an unfair advantage.
Candidate Presentation (maximum duration of 10 Minutes)
Following the welcome and introduction, APC candidates are then asked to present their case study. Note this is the only time the candidate has control of the interview and the presentation is a great opportunity to make a good first impression on the assessors and build the candidates’ confidence. The presentation should appear well rehearsed and seamless. Note that reading from a script is not permitted although cue cards are allowed. Candidates must also be sure not to exceed the strict 10 minute time allocation.
Questioning on the presentation (approximately 10 Minutes)
Following your presentation there are approximately 10 minutes of questions focussed around the candidates case study. Candidates should know their case study project in a great level of detail and again this is a great opportunity to showcase your knowledge and build confidence during the interview.
Experience & Technical Competency Questions (approximately 25 Minutes)
In this part of the Interview candidates will be presented with questions on their Core Technical competencies. Remember the majority of these questions are based on the candidate’s summary of experience. Candidates should know their documentation inside out and be prepared to talk the assessors through any questions they have on the experience listed within their submission documents. Remember that you don’t need to know the answer to each question in order to pass.
Mandatory Competencies including RICS Ethics & Rules of Conduct (approximately 10 Minutes)
Following the technical competencies, candidates are then presented with questions on the Mandatory competencies, RICS Ethics, Rules of Conduct & Professionalism. This is regarded as being pass or fail territory as any failure to answer an Ethics question correctly will result in a candidate being referred. Be sure to allocate a good proportion of your revision time around the RICS Ethics, Rules of Conduct & Professionalism competency.
Summary and Close of the Interview (approximately 2-3 minutes)
The chairperson will bring the interview to a close and invite the candidate to revisit any questions they have noted down during the interview. If you can recall an answer that you previously struggled with, this is your opportunity to have the last word.
How To Answer APC Questions?
The interview panel will be asking questions on your Core and Mandatory competencies. Each competency has 3 different levels of attainment and the assessors will ask questions that are pitched in a way for you to demonstrate your competence at each of the levels required. The competency levels are:-
- Level 1 – Knowledge and Understanding – This is all about explaining what you know through your university studies, distance learning, work experience or CPD activities.
- Level 2 – Application of Knowledge and Understanding. This goes one step further and requires practical examples of how you have applied what you have learnt.
- Level 3 – Reasoned Advice and Depth of Knowledge. This requires candidates to demonstrate their competence at the highest level by providing examples of when you have given reasoned advice or professional recommendations to clients and explain why you believe this was the best approach.
How to Answer Level 1 Questions
To address the level 1 questions, no references to your practical surveying experience are required. From experience I found it helpful to focus on being concise and staying laser focused on the question being asked. Often candidates that I have coached fall into the trap of digressing into other topics and failure to be concise can open yourself up to additional questions from the assessors. Try to focus on being very concise and always remember to only answer the question that is being asked. Remember that the assessors want to see that you are a safe pair of hands so be confident. Don’t use phrases such as ‘I think’ or ‘I believe’. Try to start your response with phrases like ‘This is’ or ‘These are’.
Example of Level 1 Questions (Knowledge Based)
- What is meant by the term ‘client money’?
- What is the difference between a profit and loss account vs. a balance sheet?
- What is meant by the term soft landings?
To address Level 1 questions candidates should provide concise and definitive statements for example to address question 1, the candidate could advise the term ‘client money’ refers to money of any currency whether in the form of cash, cheque, draft or electronic transfer that an RICS-regulated firm holds or receives on behalf of another person that is not immediately due and payable. Note here there is no reference to practical experience or advice provided to clients as Level 1 questions are all about demonstrating knowledge and awareness only.
How to Answer Level 2 Questions
The level 2 questions are the application of knowledge and understanding based questions, also known as the ‘doing’ questions. To address level 2 questions, candidates must give references to their own personal experience. Try to focus on talking in a reflective manner and in the past tense and tell the assessors about what you have done personally. Still focus on being concise and on answering the specific question only. Try to start your responses with phrases such as ’On my project I undertook this by’ or ‘I adopted an approach on my project where I’. Remember you need to reference your own experience so avoid hypothetical language or talking about the experience of others such as ‘We’ or ’I think’ or ‘I would’. As we mentioned earlier, it is really important to know the examples you have written in your own Summary of Experience. If you are unable to recall the experience you have listed this will raise a red flag to the assessors as you must recall and discuss in detail your own personal experience to achieve the competencies at level 2.
Example of Level 2 Questions (Experience Based):
- How do you identify potential clients?
- Prior to working with the new client, what pre-appointment checks did you undertake?
- On receipt of the formal complaint from the client, what did you do?
Address Level 2 Questions by providing specific examples in the past tense by reflecting on your own experience, for example to address Question 2, prior to working with the new client, what pre-appointment checks did you undertake? The candidate could advise that they checked for conflicts of interest in line with the RICS professional guidance on conflicts of interest and ensured that their firm had sufficient PII insurance to cover the value of the instruction. After confirming these were in place they would then confirm adequate resourcing of the client’s deliverables and formalise the appointment in written terms of engagement.
How to Answer Level 3 Questions
The level 3 questions you may be asked within your final assessment interview are the reasoned advice and depth of knowledge questions, also known as the advising questions. To address level 3 questions candidates must give references to their own personal experience of where they have provided their clients with best practice and helpful advice. Try to focus on talking in a reflective manner and in the past tense, tell the assessors about when you have given your clients advice. From personal experience I found it useful to talk about the clients’ needs first and what their objectives were that I considered. I would then follow up by explaining how the advice helped them achieve their objectives. You can also mention some of the alternative options you considered and why these were not suitable. References to RICS guidance notes, industry legislation and standards are also helpful when addressing level 3 questions. Begin your responses with phrases like ‘I advised the client to’ or ‘after considering the clients objectives I recommended that’. You must be able to recall the examples listed in your summary of experience and explain why it was best practice and helpful advice. Avoid saying phrases like, ‘my colleague advised the client’ or ‘the client always adopts this approach’.
Examples of Level 3 Questions (Advise Based):
- When the client approached you and asked for advice on VAT payments how did you respond?
- On receiving notification that the Main Contractor had gone into administration, what advice did you give the client?
Address Level 3 Questions by providing specific examples in the past tense of when you have provided advice to a client or what advice you would give for example to address question 2, on receiving notification that the Main Contractor had gone into administration, what advice did you give the client? The candidate could advise that they read the terms and conditions of the Main Contract to advise their client on their obligations surrounding contractor insolvency and termination of contract. They could also advise they secured the site on behalf of the client including any off site materials under their ownership. They then provided further advice through issue of a notional final account on the current works value and organised the tender and appointment of a replacement contractor inline with the RICS Termination of contract, corporate recovery and insolvency guidance note.
Where Is The Interview Location and What Things Will I Need?
The RICS is currently undertaking all final assessment interviews online in a virtual format via Microsoft Teams. Candidates will need to ensure they are in a private location with no interruptions or background noise. Ensure you have access to a reliable internet connection with a clear view of your computer screen that has a working camera and microphone. Candidates should be dressed in smart formal business attire with a professional background. Other items required include the Case Study Presentation, Presentation Cue Cards, a pen and paper to note down any questions you want to address at the close of the interview and some water. Candidates may be asked to undertake a 360 degree pan of the room with their camera to ensure they do not have access to an unfair advantage.
RICS APC Final Assessment Interview Tips
The following interview tips are based on my experience of helping numerous colleagues pass their APC over the last 9 years. I have compiled this guidance based on the common mistakes I often see candidates make within their mock interviews and Summary of Experience. During this time, the following guidance has helped around 90% of my colleagues pass their APC for the first time and I really hope you find this useful:-
- Make sure that you listen to the specific question being asked carefully and be laser focussed on the question when providing your response. Avoid digressing into other topic areas outside your area of expertise as you may open yourself up to additional questioning.
- Don’t be discouraged if the assessors ask you to move on when you are midway through providing a response. The questioning time is limited so they need to manage time within the interview to cover each of the competencies.
- It is OK to not know the answer to a few questions. If you are unsure of something, make a note of this on the paper provided. Don’t take the risk if you are unsure and your default response should be that you would check with a senior colleague or refer to the relevant contract document or RICS guidance note.
- Knowing your summary of experience inside out is essential. The assessors expect you to talk to them through the examples listed in detail. Not knowing the examples you have listed will likely see a candidate being referred.
- In your responses be sure to convey these confidently and concisely, avoid using any hypothetical language such as ‘I think’ or ‘I believe’. State your responses confidently by saying ‘This is what I did’ (referring to specific examples).
- Allocate the majority of your revision time around your own summary of experience as this is what the questioning will be based on. Highlight any keywords listed and undertake revision around these topic areas.
- A large proportion of revision should be focussed on the RICS Ethics, Rules of Conduct and Professionalism competency. This is regarded as pass or fail territory as any failure to answer an ethics question correctly will result in candidate referral.
- Attend several mock interviews as this will allow you to practice in a similar setting to the final assessment. By addressing the feedback provided in a mock situation you will dramatically improve your chances of passing first time.
- Practice Q&A verbally with family, friends and colleagues. There is a difference between knowing a topic area in your head and being able to recall and talk through your response in a professional, concise and confident manner. Q&A practice is great for working on your interview technique, building confidence and improving any weak areas of knowledge.
- Rehearse your interview presentation so you can recite it word for word. This should appear seamless and well rehearsed to the interview panel. You are not allowed to read from a script in the interview but cue cards are allowed.
- Ask colleagues and peers to review your submission documents with a view to collating potential questions. You can then use the lists generated to support your revision.
- Remember that part of being a chartered surveyor requires you to be dedicated to your own self development and improvement. The Interview panel are likely to ask questions on your CPD and check that you have an awareness of industry news and current affairs. Sources of information such as Building Magazine, Estates Gazette, RICS Modus, RICS Guidance Notes, Construction Enquirer, BCIS, CIOB and CITB are great sources of industry information you can use to read up on.
- Organisation is key to APC success. Completing your documentation and case well in advance will mean that you have more time to focus on revision and practicing your presentation prior to your final assessment. Try to complete the majority of your documentation around 5-6 months prior to your interview. When this is taken care of you can formulate a revision plan and focus on practicing your presentation.
RICS APC Q&A STUDY GUIDES NOW AVAILBLE
