Quantity Surveying and Construction Assessor Guide

Quantity Surveying
and Construction
Associate Assessor Guide
rics.org
1
quantity surveying and construction
Published by: RICS, Parliament Square, London SW1P 3AD
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except where otherwise described. Any dispute arising out of this publication is subject to the law and jurisdiction
of England and Wales.
02 quantity surveying and construction

Contents
Background
A Associate Assessment 04
B The people 05
C The pathway and its competencies 08
D Competency definitions and evidence in detail 09
E The Managed Learning Environment (MLE) 17
F Associate Assessment process from the Candidate’s perspective 18
G Associate Assessment from the Assessor’s perspective 19
The six steps of the Associate Assessment
Step 1 – Initial contact 21
Step 2 – Preliminary read-through 22
Step 3 – Associate Assessment 23
Step 4 – Discussion 30
Step 5 – Notifying RICS of the decision 31
Step 6 – After the Associate Assessment 32
Appendix
Managed Learning Environment (MLE) User Guide 35
quantity surveying and construction 03

Background
Section A
Associate Assessment
Associate Assessment is the process by which those with
relevant work experience or vocational/academic qualifications
(or a combination of these) can gain Associate membership
of RICS (AssocRICS). Associate is a high-value grade of
membership in its own right. It also provides a stepping
stone to advance to full professional qualification (MRICS).
The Associate qualification is gained by submitting workplace

evidence for assessment by RICS, and undertaking structured
development. All the evidence is assembled and stored using
the RICS online Managed Learning Environment (MLE). As an
Associate Assessor, you are responsible for ensuring that only
those with a proven level of competence can succeed in
achieving the Associate qualification.
This guide explains what Associate Candidates must do to

get to the point of Associate Assessment in Quantity Surveying
and Construction. It then sets out how you should approach
your task, what criteria you should apply when considering
evidence, and what processes you should follow before,
during and after Associate Assessment.

Background
Section B Profile 1
The people • Just started as a junior cost estimator for large contractor
• Left 6th form with A Levels

There are two key parties in the Associate Assessment
process: the Associate Candidate and the Associate Assessors. • In-house management development towards
Associate qualification.
1. Associate Candidate
The Associate Candidates you will assess are following To be eligible for Associate Assessment
the Quantity Surveying and Construction pathway. • No relevant qualification
They are likely to be involved in a range of services, from • Must therefore gain a minimum four years’ experience
cost consultancy to contract management. They will generally before Associate Assessment
be working under supervision, but using many of the core • Register as Associate Candidate now, and assemble
technical skills of the quantity surveyor. Some quantity evidence over the next four years.
surveying activities such as
• producing and submitting reports to clients This candidate could however do a relevant NVQ3 –
a vocational qualification undertaken while working, which
• lifecycle and whole-life costing
would normally take about two years. Having an NVQ3 reduces
• benchmarking the required length of experience for the Associate qualification
from four years to two. She could therefore come forward for
are more likely to be performed by a Chartered Surveyor.
assessment as soon as she gains the NVQ, using her NVQ
However, an Associate should be contributing significantly
evidence towards her Associate Assessment (see section 9).
towards these tasks.
Profile 2
Associate Candidates will come from a variety of backgrounds
in terms of their education and experience. They will all have • Left school at 18
experience of working in the sector. The diagram at figure 1 • Company management development programme
shows you the various routes by which a person can obtain
(relevant NVQ 3)
the Associate qualification.
• Site office assistant (4 years)
Associate Assessment is open to those with four years’ • Intermediate Quantity Surveyor
relevant experience. If a candidate has a qualification that is
• 8 years’ experience to date.
relevant and of an appropriate level, it reduces the length of
experience s/he needs in order to be eligible for Associate
To be eligible for Associate Assessment
Assessment. For example, with an approved HND or relevant
NVQ level 3, the experience requirement is two years; with a • Minimum 2 years’ experience required (because of
relevant degree it is one. relevant NVQ3)
• But 8 years’ experience means 2 years already completed

The candidates will be from one of two sectors – building
or engineering. Within their sector they will be in one of three • Eligible for Associate Assessment immediately.
practice areas – contractor, private or public. They will also
have a specialism within that (such as civil engineering, Evidence from the NVQ3 can be used towards the
nuclear, railways etc). RICS will ensure that Associate Assessors Associate Assessment.
are matched as closely as possible to candidates. The following
are typical profiles of Associate Candidates in the Quantity
Surveying and Construction pathway.

Background
Profile 3 Other parties you will see reference to are

• Graduate with surveying-related degree (BSc in • Associate Supporter who is required to verify the evidence
Construction Management, not RICS accredited) submitted – this is a non mandatory role but is considered
• Contractor’s Quantity Surveyor best practice for candidates who are building up their
experience and evidence over a number of years.
• 12 months’ experience to date.
• Associate Proposer who endorses the application by signing
To be eligible for Associate Assessment a declaration form at Associate Assessment. This is a
mandatory role.
• Minimum 12 months’ experience required: already achieved
• Eligible for Associate Assessment immediately You will have no contact with either of them – RICS staff
will carry out all necessary checks to make sure the correct
• Evidence from degree could be used towards Associate
procedures have been followed.
Assessment (see section 9).
Subject to a detailed role profile provided by RICS which can be

1
2. Associate Assessors
downloaded from the Associate Assessor online community
You are one of two assessors. Before you carry out your
first Associate Assessment, you must have satisfied RICS
that you meet the role profile, completed RICS Associate
Assessor training, and signed a service level agreement.
You will act as either
• Associate Assessor – an AssocRICS, MRICS or FRICS1

who assesses submitted evidence and decides whether
the Associate Candidate has met the requirements of
the pathway
• Lead Associate Assessor – as above, but with the extra

responsibility of writing the feedback for referred candidates,
and managing the contact with the co-assessor before a
decision is reached.
All trained Associate Assessors will take their turn as the

Lead Associate Assessor – whether you are Lead in any
particular case is a matter of random selection. You will have
undertaken, as part of the service level agreement, to complete
at least six assessments per year.

Background
Figure 1: Routes to the Associate qualification
RICS Associate Qualification
Candidate Profile Requirements
No vocational/ Minimum 4 years’

academic qualification experience
Relevant NVQ 3 Minimum 2 years’ Associate

Relevant HND/HNC, experience Assessment
DipHE/FD
Minimum 12 months’ Associate

Relevant degree Ethics Module
experience (AssocRICS)
RICS approved
professional
body membership
Direct entry
RICS approved NVQ 4

Background
Section C How does the candidate demonstrate the competencies?

The pathway and its competencies The Associate Candidate must satisfy you that s/he has
achieved all the technical and mandatory competencies
RICS has defined the competencies for the Quantity required for the pathway.
Surveying and Construction pathway, as follows.
To do this the Associate Candidate supplies
Six technical competencies – the technical skills needed
1. written evidence – 24 pieces of written work taken
for this pathway. The technical competencies candidates
from his/her everyday role, four for each technical
must achieve for AssocRICS in Quantity Surveying and
competency (the written evidence will also demonstrate
Construction are
the mandatory competencies)
• Construction technology and environmental services
2. commentary – a 300 word explanation for each piece
• Contract practice of written evidence and why it has been chosen
• Procurement and tendering 3. structured development record – a description of
• Project financial control and reporting learning activities
• Quantification and costing of construction works

The Associate Candidate also completes the RICS online
ethics module. This is the method RICS uses to inform
Plus EITHER
candidates about RICS ethics and test them online on the
• Commercial management of construction (Those working
subject. It is explained in more detail in section 14.
in a contracting or commercial environment will probably
choose this competency)
OR
• Design economics and cost planning (Those working in a
consulting environment within either the public or private
sector will probably choose this competency).
Eight mandatory competencies – the ‘softer’ skills that all

responsible practitioners need, regardless of their RICS
pathway. These competencies are essential: they demonstrate
ability to work with colleagues, meet client requirements,
self-manage and act with honesty and integrity. They are
• Client care
• Communication and negotiation
• Conduct rules, ethics and professional practice
• Conflict avoidance, management and dispute

resolution procedures
• Data management
• Health and safety
• Sustainability
• Teamworking.

Background
Section D
Competency definitions and evidence in detail
On the following pages is a table setting out the definitions of the competencies, and describing the evidence the
Associate Candidate must submit to show s/he has achieved each of them.
Commercial management of construction
Description Requirements Examples of likely knowledge, Evidence

skills and experience You must provide four different
documents as evidence for
each competency. This column
sets out the requirements of
these documents. It is for you
to ensure that the documents
provide evidence of the
knowledage, skills and
experience in column three.

This competency covers the Demonstrate knowledge and Knowledge Evidence should demonstrate
commercial management of understanding of the principles • identifying and understanding involvement with the preparation
construction works. Candidates of management of construction the components that make of the following
should have an awareness of projects. Apply your knowledge up the cost of the project to 1. Cash flow forecast
the way in which their work to the financial management of the contractor
relates to how commercial construction projects, including 2. Preparation of a Construction
competitiveness balances against regular monitoring and reporting • understanding of the effect that Budget
profitability. An awareness of the on cash flow and profitability. the design and construction
processes have on the cost 3. Cost/value reconciliation
financial processes used to
report, including a cost to
achieve profitability is required, as • awareness of the techniques completion review
well as how these integrate with used to reconcile the cost
the overall delivery of the project. against income 4. Forecast of a final account.
• awareness of the techniques Documentation must clearly

to financially manage sub- show the candidate’s involvement
contractors and suppliers with the piece of work and how
they dealt with matters such as
• understanding the use
of cashflows. • determining the timing of cash
movements
Activities
• establishing progress for a
• collecting of data for reports
valuation, application, or a cost
• carrying out cost to completion to completion exercise
exercises
• deciding on items to include
• preparing cashflows in a cost report or a draft
final account.
• preparing reports such as
liability statements, cost to
complete and cost value
reconciliations
• applying value engineering

processes
• preparing and submitting cost

data for in-house and/ or
external use in relation to areas
such as cost of preliminaries,
comparative cost of different
construction techniques and
taxation allowances.

Background
Construction technology and environmental services

knowledge, skills and

design and construction of understanding of the principles • the stages of design from involvement with the preparation
buildings and other structures. of design and construction inception to completion of the following
Candidates should have an relating to your chosen field of
• impact of current legislation 1. Information required schedule
awareness of the design and practice. Apply your knowledge
and regulations (both national (from one of the lead designers
construction processes commonly to the design and construction
and international) at a given design stage)
used in the industry. They should processes.
have a detailed knowledge of • how the various elements of the 2. Cost study comparing different
construction solutions relevant structure work and interrelate design solutions
to their projects.
• the process of constructing 3. Query lists to designers
the works 4. Measurement of works in
• operational and maintenance progress on site for Interim
processes post contract. Valuation purposes.
Activities Documentation must clearly

show the candidate’s involvement
• appreciating how design
with the piece of work and how
processes vary for different types
of building such as clear span
requirements for warehousing • co-ordination issues
or acoustic requirements for
• design standards/regulation
accommodation
• sustainable construction
• understanding alternative
construction details in relation • disability requirements
to functional elements of the
• pre-fabricated construction
design such as different types
solutions.
of piling or structural frame
solutions.

Background
Contract practice


various forms of contract used understanding of the various • basic contract law and involvement with the preparation
in the construction industry. forms of contract used in the legislation of the following
Candidates should have an construction industry and/or
• contract documentation 1. Preliminaries, Employer’s
awareness of all of the main your area of business. Apply
Requirements or Works
standard forms of contract and your knowledge of the use of • the various standard forms Information Document
an understanding of contract the various standard forms of of contract and sub-contract
law, legislation and the specific contract at project level, including 2. Completion of contract details
forms of contract they have used. the implications and obligations • when different forms would
be used 3. Interim valuation (including
that apply to the parties to
statement of retention and
the contract. • basic contractual mechanisms valuation recommendation)
and procedures at various
stages of the contract 4. Statement of Final Account.
• third party rights including Documentation must clearly

relevant legislation and the use show the candidate’s
of collateral warranties. involvement with the piece of
work and how they dealt with
Activities matters such as
• producing contract
• queries in preparing
documentation
prelims/ER/WID
• carrying out the contractual
• insurance provisions
mechanisms and procedures
relevant to the financial • ascertained damages
management aspects of the
• variations
project, such as change
procedures, valuations and • assessing preliminary items
final accounts
• adjustment and agreement
• understanding general of valuations/final accounts
contractual provisions such
• unfixed materials on/off site
as insurances, retention, bonds,
liquidated and ascertained • taxation.
damages, early possession,
practical completion and
other common contractual
mechanisms.

Background
Design economics and cost planning


impact of design and other understanding of the main factors • factors affecting design involvement with the preparation
factors on cost throughout the that affect design economics economics over the life of of the following
life of the building and the control over the whole life of a building. a building 1. Feasibility or detailed estimate
of cost during the pre-contract Demonstrate knowledge and
stage. It covers the candidate’s understanding of how cost • how cost planning assists in 2. Functional element of a cost
understanding of and involvement planning assists in the financial the financial control of projects plan or a whole cost plan,
with the techniques used to manage control of projects during the • the various stages of cost including a reconciliation
and control costs during the design design development stage. planning of design development
development phase of a project. Apply your knowledge to the allowances
cost management of design • sources of cost data
3. Value engineering of design
development on a project from • adjustments to cost data options
feasibility to design completion. for factors including location,
Prepare and submit cost data specification, time and 4. Cost analysis for a functional
to in-house and/or external data market forces. element/whole project.
collection agencies.
Activities Documentation must clearly
• producing estimates and
cost plans
• applying value engineering
• measurement of areas or
processes
elemental quantities
• preparing and submitting cost
• sourcing of cost data
data to in-house and/or external
data collection agencies. • adjustment of cost data
• calculation of unit rates
• preliminaries, overheads
and profit
• professional and other fees
• inflation
• risk allowances
• inclusions and exclusions
• design efficiency, eg wall/floor

ratios.

Background
Procurement and tendering


way a project is structured and understanding of the main types • the main types of procurement involvement with the preparation
delivered in terms of risk allocation of procurement. Demonstrate used in both the public and of the following
and contractual relationships, knowledge and understanding private sectors, both nationally 1. Compiling a tender list
and how tendering processes are of the tendering and negotiation and internationally including pre-qualification
used to establish a contract price. processes involved in
Candidates should have a clear procurement. Apply your • tendering and negotiation 2. Preparation of tender
understanding of the different knowledge to the implementation processes involved in documentation in line with the
types of procurement and of the procurement routes procurement chosen procurement route and
tendering commonly used and selected for your projects and • ancillary processes such issuing tender documents
the advantages and disadvantages to carrying out tendering and as partnering and framework 3. Management of the tender
of each to the parties involved. negotiation processes relevant agreements process, through to tender
They should also have a detailed to them.
• codes of practice and opening and tender evaluation
working knowledge of the
procedures commonly used. utilising the appropriate
procurement routes and tendering
tendering procedures
procedures used on their projects.
Activities
4. Agreement/negotiation of
• implementing procurement a contract sum.
routes such as traditional,
design and build, management Documentation must clearly
forms, term and serial show the candidate’s involvement
contracting and other types with the piece of work and how
• producing and/or compiling
tender documentation such as • contractors’ queries
letter of invitation, form of tender, • late tenders
health and safety documentation,
design documentation and • errors
contractual details • omissions/qualifications
• carrying out of tendering and • adjustment of tenders.

negotiation processes such as
single and two stage tendering,
the use of codes of practice
and electronic tendering.

Background
Project financial control and reporting


This competency covers Demonstrate knowledge and Knowledge Evidence should demonstrate
the effective cost control of understanding of the effective involvement with the preparation
• the effective control of costs
construction projects during the control of costs during a project. of the following
during the construction phase
construction phase. Candidates Demonstrate understanding of
of a project 1. Monitoring and updating
should be aware of the principles the legal and contractual
cashflows
of controlling and reporting costs constraints and the effect of time • the legal and contractual
on any construction project. They and quality on the cost of a constraints on the cost of a 2. Change control registers
should have an understanding project. Apply your knowledge project such as changes in including expenditure of
of the control and reporting to the management of project building legislation and design provisional sums
processes used on their projects costs. This should include the risk allocation
3. Expenditure of risk items/risk
(please note: for surveyors preparation and presentation
• the reporting and forecasting register
working in contracting this of financial reports on the
of costs during the construction
competency covers externally performance of a project at 4. Data for cost reports.
phase
issued cost advice). appropriate intervals to provide
Documentation must clearly
effective forecasting of costs, • the principles of contingencies/
risks and their financial risk allowances.
implications.
Activities they dealt with matters such as
• managing project costs during • reconciling interim payments

the construction phase against cost forecasts
• reporting and forecasting costs • reconciling interim payments

for different procurement routes against predicted cashflows
and client types and progress on site
• using cashflows in financial • authentication of actual costs

management
• reporting regimes and protocols
• managing provisional sums/risk
• final accounts.
allowances.

Background
Quantification and costing of construction works


measurement and definition of understanding of the principles involvement with the preparation
• the quantification of construction
construction works in order to of quantification and costing of of the following
works (including both
value and control costs. It covers construction works as a basis
measurement and definition) 1. Manual or computerised take
the candidate’s understanding for the financial management
offs/measurement or
and involvement with the various of contracts. Apply your • the various standard methods
re-measurement of site works
methods of quantifying and knowledge to the quantification of measurement
pricing construction works used and costing of construction 2. Pricing documents such as:
• the costing of construction
throughout a project. works, including the use of bills of quantities, schedule of
works
appropriate standard methods of activities / works, schedule of
Note measurement and forms of cost • the measurement of buildings rates, builder’s quantities,
The measurement and costing analysis. Carry out measurement and structures to agreed variation accounts
of works for estimates and and costing of works at all stages standards.
3. Valuation of variations using
cost plans is dealt with under of the construction process.
Examples tendered rates, fair valuation/
the competency ‘Design
rates for new items of work,
economics and cost planning’. • quantifying construction works
quotations, or dayworks
at the various stages of a project
4. Agreement/negotiation of
• producing pricing documents
variations.
such as bills of quantities,
schedules of activities/works, Documentation must clearly
schedules of rates or contract show the candidate’s involvement
sum analyses with the piece of work and how
• carrying out the costing of
construction works by methods • design queries / Q&A sheets
such as tendered rates,
• to take lists
quotations or dayworks.
• quantity checks
• building up rates from first

principles
• inflation
• prime cost and provisional

sums
• preliminaries, overheads and

profit within variations
• professional and other fees

within variations.

Background
Mandatory competencies
Title Requirement

Client Care Demonstrate knowledge and understanding of the principles and practice of client
care including
• the concept of identifying all clients/colleagues/third parties who are your clients and
the behaviours that are appropriate to establish good client relationships
• the systems and procedures that are appropriate for managing the process of client
care, including complaints
• the requirement to collect data, analyse and define the needs of clients.
Demonstrate practical application of the principles and practice of client care in your
area of practice.

Communication and negotiation Demonstrate knowledge and understanding of effective oral, written, graphic and presentation
skills including the methods and techniques that are appropriate to specific situations.
Demonstrate practical application of these skills in a variety of situations, specifically including
where negotiation is involved.

Conduct rules, ethics and professional practice Demonstrate knowledge and understanding of the role and significance of RICS and its
functions. Also an appreciation of your personal professional role and society’s expectations
*Although this is achieved through the RICS of professional practice and RICS code of conduct and conduct regulations, including the
ethics module you should still refer to it (where general principles of law and the legal system, as applicable in your country of practice.
applicable) in any 300-word commentary Demonstrate practical application in your area of practice, being able to justify actions at all
times and demonstrate personal commitment to the rules of conduct, and RICS ethical
standards. Demonstrate that you have applied these in the context of advising clients.

Conflict avoidance, management and dispute Demonstrate knowledge and understanding of the techniques for conflict avoidance,
resolution procedures conflict management and dispute resolution procedures including for example
adjudication and arbitration, appropriate to your pathway.

Data management Demonstrate knowledge and understanding of the sources of information and data, and
of the systems applicable to your area of practice, including the methodologies and
techniques most appropriate to collect, collate and store data.

Demonstrate knowledge and understanding of the principles and responsibilities imposed
Health and safety
by law, codes of practice and other regulations appropriate to your area of practice.
Demonstrate practical application of health and safety issues and the requirements for
compliance, in your area of practice.

Demonstrate knowledge and understanding of why and how sustainability seeks to
Sustainability
balance economic, environmental and social objectives at global, national and local
levels, in the context of land, property and the built environment.

Demonstrate knowledge and understanding of the principles, behaviour and dynamics
Teamworking
of working in a team.

Background
Section E
The Managed Learning Environment (MLE)
The MLE is an online resource which is accessed by both
the Associate Candidate and the Associate Assessors.
It enables Associate Candidates to upload and manage their
evidence, write 300-word commentaries and record structured
development for the Associate Assessment. The Associate
Candidate builds up, piece by piece, evidence to show
knowledge and skills. When s/he has built up a complete
portfolio s/he applies for Associate Assessment. You will then
be invited to access the portfolio, using the MLE, and assess
it online. Finally, the candidate will be given the result – pass
or refer – and will provide feedback through the MLE if s/he
is referred. The feedback explains in detail why the assessors
do not consider the candidate has met the competency
requirements in full; and sets out what further evidence s/he
needs to produce in order to reach the standard.
MLE guide
At the end of this guide, there is a comprehensive Associate
Assessor guide to using the MLE.

Background
Section F Associate Assessment

Associate Assessment process from the The Associate Candidate decides when the portfolio is
Candidate’s perspective complete, and submits it via the MLE. The record of evidence
is then locked, and you and your fellow Associate Assessor
The Associate Candidate goes through three stages to reach
log on to the MLE and view the portfolio. This is the point at
Associate Assessment.
which you become involved. You evaluate all the evidence
and decide whether the candidate has met the requirements
Registration
for all the mandatory and technical competencies. If so, the
The Associate Candidate tells RICS about his/her Associate Candidate has passed the Associate Assessment
qualifications and experience, and RICS diagnoses whether and will become an Associate Member of RICS (AssocRICS).
more experience is required before Associate Assessment. If not, you identify the shortfalls and the Lead Associate
You will not have to make any assessment of the Associate Assessor sets them out in feedback, which is given to the
Candidate’s qualifications and length of experience: you will Associate Candidate via the MLE. The timescale for Associate
always proceed on the understanding that s/he has met the Assessment is four weeks from the date the candidate is
requirements and is eligible for Associate Assessment. accepted for assessment. In order to ensure RICS meets
The Registration system and RICS staff will have ensured, by these timescales you are given ten working days to complete
the time you become involved, that the candidate meets the the assessment.
criteria for eligibility. They will have checked that the correct
number of pieces of evidence and commentaries have been You will have no personal contact with the Associate Candidate
submitted and that the dates on the evidence are acceptable. or his/her supporter/proposer.
They will have verified that the proposer and supporter meet
the requirements and that the candidate has provided
evidence of any relevant qualifications.
Assembling evidence
In the online Managed Learning Environment (MLE)
the Associate Candidate puts his/her portfolio of
evidence together
• four pieces of written evidence for each technical

competency (making 24 pieces of evidence in all)
• a 300-word commentary for each piece of evidence
• a record of 48 hours’ structured development linked

to the competencies.

Background
Section G
Associate Assessment from the
Assessor’s perspective
There are six basic steps to the assessment process, set out in Figure 2 below.
Figure 2: Steps in the Associate Assessment process
1
Initial contact – access MLE to check for
conflicts of interest - if none, and available
to assess, agree to take on assessment
2
In the MLE – preliminary read of
evidence form initial impress
3
Detailed assessment of written evidence,
commentaries and structured
development competency by competency
4
Contact with co-assessor. Discussion.
If decision is to refer, decide on feedback,
what evidence can be banked and what
you require the candidate to submit for
his/her next assessment
5
Decision – both assessors must agree and
commit to a unanimous decision
6
Lead Associate Assessor agrees feedback
with co-assessor

Background
Once you have accepted an Associate Assessment you have TEN WORKING DAYS in which to
• review all the evidence yourself
• discuss it with your fellow Associate Assessor
• decide whether to pass or refer
• if refer, decide which pieces of evidence are acceptable and may be banked
• if refer, agree what further evidence is required and agree a feedback report which will be communicated by RICS
to the Associate Candidate via the MLE.
The timeline at Figure 3 shows how long you have for each step.
Figure 3: Timeline
Working day Action

1
Offered assessement
accept or reject

2

3

Preliminary read-through

5
Detailed consideration of
6 evidence against competencies

8
Discuss and decide outcome – if you
refer, decide what evidence banked and
what goes in feedback
9
Communicate outcome to
10 RICS (with feedback from lead Assessor
if required)

The six steps of the Associate Assessment
Step 1 – Initial contact
Before the assessment You must decide within a maximum of 48 hours of receiving
When an Associate Candidate has submitted a portfolio the email whether to accept the assessment: this gives RICS
of evidence for Associate Assessment, RICS staff will match the time to contact other Associate Assessors to achieve the four
candidate with two members from the list of trained Associate week assessment turnaround.
Assessors for the pathway. They will take account of the
sector, practice area and specialism of the candidate as well By clicking ‘accept’, you take full responsibility for delivering
as the candidate’s employment history. They will ensure that an assessment within the terms of the service level agreement.
assessments are distributed as equally as possible among the
available assessors. RICS will then email you to tell you an At this stage you will also be given the name and contact
assessment is waiting for you. You log on to the MLE, where you details of your fellow assessor. It is up to you how you prefer
will find details of the candidate(s) awaiting assessment. See to work with your fellow assessor, whether by email,
section 2 of the MLE guide. telephone, or meeting to discuss. There are no hard-and-fast
rules on this, provided you ensure you reach a fair assessment
You should then click on the individual record to see the name with each assessor’s views being given full weight. RICS does
and employment details of the Associate Candidate. You must not pay travel or other expenses if you choose to meet.
consider whether you have a conflict of interest. You must not
accept the assessment if
• you have personal knowledge of the Associate Candidate
• you have significant connections with the Associate

Candidate’s employer (for instance, you have worked
for the organisation in the last five years, have close
personal relations with any of its employees, regularly do
business with the organisation or could be considered
a business competitor).
You are bound by the RICS Code of Conduct in these matters

and must act ethically at all times. RICS will provide advice if
you are in doubt.
You must also decline the assessment if you cannot guarantee

you will be able to meet the deadline for completing it: see
Section G of this guide. If you cannot accept the assessment,
you must add a note in the MLE explaining why you are unable
to assess this time.
The candidate’s details contain a link to any previous

assessments. This allows you to see if the candidate has been
previously referred.
The system will show whether you are being offered the role of
Lead or co-assessor. The role of Lead Associate Assessor is
rotated, and being Lead does not imply any seniority or higher
status. It carries the duty of instigating contact, coordinating
discussions and providing the feedback report if the Associate
Candidate is referred.

Step 2 – Preliminary read-through
Review the portfolio

Your first task is to undertake a preliminary review of the
evidence that has been submitted. You access this by logging
on to the MLE and accessing the candidate’s portfolio – see
MLE guide, section 3. RICS suggests you do this within two
or three days of accepting the assessment. The following
sections of this guide explain the type of evidence you will be
assessing and the points you must bear in mind when making
your assessment.
Your first step will normally be to skim-read all the evidence,

which consists of documents, commentaries and a structured
development record.
Although you may have a brief courtesy telephone call from

your fellow assessor at the outset, you will usually work in
isolation until you have formed your initial view on whether
the standard has been met. Only later in the assessment
process will you generally have contact with the other assessor.
(Please note: this is advisory only. Individual assessors may
find ways of working which suit them better – for example,
two assessors may have worked together before and found
through experience that they prefer to make immediate
contact to share impressions).
Throughout your initial evaluation, you should be

making notes. The MLE gives you the facility to make notes
against any item of evidence. These notes are private to you:
they cannot be seen by the Associate Candidate or by
your fellow assessor.

Step 3 – Detailed assessment
Before you assess a portfolio, RICS staff will have checked Candidates must be able to show that their evidence meets
thoroughly to ensure that it meets the requirements for the these time requirements – for example, any correspondence
number of pieces and currency of the evidence, commentaries should include dates, and any report should also be dated.
and structured development records. You do not need to worry Evidence such as site surveys, legal documents or work
about the quantity of evidence (because it will already have specifications should contain a reference to the date the work
been checked and approved by RICS): your assessment is all was done or the communication produced. If the dates are
to do with its quality and its relevance to the competencies. not clear from the evidence itself, the candidate should have
clarified them in the commentary.
3.1 Documents
The majority of the evidence for Associate Assessment is in the RICS staff will have carried out checks to ensure the dates
form of material the Associate Candidate has produced on the evidence meet these timescales and the candidate will
(or contributed significantly to) in day-to-day work. Associate have added the date each piece of work took place onto the
Candidates should provide as much variety as possible to relevant field on the MLE.
illustrate the breadth of their knowledge and application. The
evidence must be the candidate’s own work (or have his/her Mandatory competencies
contribution clearly identified). As well as the technical competencies, Associate Candidates
have to satisfy you that they have achieved the mandatory
There are several different types of acceptable evidence competencies – the eight ‘softer’ skills referred to in section C
documents. They include (but are not limited to) of this guide. Candidates provide no separate evidence for
these: all their evidence for them must be contained in the 24
• letters or emails sent to key parties
pieces of evidence they submit for the technical competencies,
• notes taken at meetings (these should be the notes the the 300-word commentaries, and the structured development
candidate makes at the time, rather than a revised version record. Candidates are asked to point out in their commentaries
prepared later) how an individual piece of evidence demonstrates one or more
• work sheets of the mandatory competencies. For example, a report on an
aspect of a project could, as well as providing evidence of a
• query lists
technical skill, also demonstrate the candidate’s
• back up notes or calculations communication skills, teamworking abilities, or awareness
of sustainability issues.
• finished work
• some types of work produced for an academic or

vocational qualification.
How recent must the evidence be?

All the evidence must have been produced in the last four
years (that is, no piece of evidence should be more than four
years old when submitted).
At least one piece of evidence per competency must have

been produced during the 12 months immediately prior
to the date on which the candidate submits his/her
portfolio for Associate Assessment.

What sort of standard should you expect? The link between evidence and competencies
In section D (which sets out the competencies) is the list of Associate Candidates must submit four pieces of evidence
documents selected by RICS for the Quantity Surveying and for each technical competency. One item on its own will not
Construction pathway. The following are examples to demonstrate the whole range and depth required. You will be
demonstrate the required depth and detail. considering all four pieces together and looking at the bigger
picture they present. You must assess whether, taken
Example 1: an interim valuation. This should not be the together, they demonstrate that the candidate has met the
first valuation on the project that only includes site set up. competency concerned.
It should be a valuation during the course of the project that
might include Work that covers more than one competency
• assessment of preliminary items Each piece of evidence can be linked to one technical
competency only – so Associate Candidates must choose
• payment for variations
the one it mainly reflects. It will then count as one of the four
• unfixed materials on site pieces for that competency.
• materials stored off site, or in transit

However, it may also demonstrate other technical
• dealing with partial completion/possession of the works competencies. The Associate Candidate can prepare another
• perhaps, a re-measure of some drainage. version for the second technical competency and upload it
as a separate document. It must be given a separate title and
Example 2: the measurement of an element of a building for a separate 300-word commentary.
a pricing document. This should not be a simple straightforward
measure where there were no problems. It should be the You will be looking for evidence of breadth of work experience.
measurement of a complex element, possibly including Check, therefore, to ensure that the Associate Candidate has
not over-relied on a single piece of work, re-using it excessively
• questioning the design, or asking for additional information
for different competencies.
• coordinating work with those measuring other elements
of the project
• thinking about how best to measure items not covered

by the standard method of measurement being used
• compiling complex descriptions for some items of work.
The aim in this case would be to show understanding of

the process of producing pricing documents, including
interrogating designs, quantification through measurement and
description and the use of standard methods of
measurement. Evidence should include, if appropriate,
background workings for example calculations such as
adjustments to rates for inflation or location.
Associate Candidates should not submit massive documents,

but should keep their evidence concise and relevant. If they
want to use a long and complex document, they should submit
only the relevant extract(s), and explain in the 300-word
commentary what the context was.

Work produced for another qualification 3.2 Commentary

Generally the evidence for Associate Assessment must For each piece of evidence, the Associate Candidate must
be produced in the course of day-to-day work. However, also submit a 300-word commentary, which is input directly
if an Associate Candidate has been studying (for example, into the MLE.
towards a relevant HNC or Foundation Degree) or has
recently completed a qualification, tutors might set work- The commentary serves three purposes
based assignments. And if they are doing a relevant vocational
• to demonstrate how the candidate has interpreted the
qualification such as an NVQ, s/he will have been producing
requirements of the technical competency, and say how the
work-based evidence for that qualification.
piece of evidence demonstrates that s/he achieved it – in
effect, explaining why this particular piece has been chosen
Associate Candidates can include written course work from
an academic qualification towards their evidence. RICS • to demonstrate understanding of the mandatory
advises that no more than half the evidence should be from competencies, and show how they are reflected in the work
course work produced for an academic qualification. that led to the piece of evidence (for example, did the work
involve co-operative working with other team members,
Associate Candidates can also submit evidence they have does it demonstrate communication skills, etc?)
already used for a vocational qualification – they may make • to set out the process the candidate followed to complete
you aware in their commentary that the work has already been the activity covered by the evidence.
used for, say, an NVQ.
The commentary shows how the candidate has reflected
All the other rules apply – that is, the evidence must have been on what is required, and on his/her own work, and builds up
produced within the last four years with at least one piece per a picture of what that work involves and how the candidate
competency from the 12 months immediately prior to Associate has gone about it.
Assessment.
There is no prescribed form for a commentary, but
Don’t forget that you are assessing the candidate from a the guidance for Associate Candidates suggests the
different standpoint from that of an academic tutor. You are not following headings.
assessing simply whether s/he has the academic knowledge
needed for a particular qualification: you are judging whether How is the competency demonstrated?
s/he has demonstrated the competencies required for a
Wider skills
particular role. If you are assessing any such work in a
Other than the main technical competency, what else
portfolio, you must exercise your judgment and decide
does this evidence show? (with particular reference to the
whether it is
mandatory competencies).
• directly relevant to the competency concerned
• at an appropriate level Background

A description of the work that led to the piece of evidence.
• wholly or mostly the candidate’s own original work
Where, when, how? Who else was involved? How much
• demonstrates knowledge, understanding and supervision? Is the activity part of the candidate’s everyday
practical application role? How much experience does s/he have in it?
• falls within the list of acceptable items of evidence
specified for the pathway.

Presentation Associate Candidates must have recorded a minimum of

When you assess a 300-word commentary, you are looking 48 hours’ structured development in the 12 months prior
at it as an explanation of the evidence of the competencies. to the date on which they submit their portfolio for
You are also looking at it as a piece of written work in its own Associate Assessment.
right, and you should give some weight to presentation issues
such as grammar, spelling and clarity of expression. Although There is no strict rule about the precise number of hours
this is something you should have regard to, remember that of structured development for each individual competency.
Candidates should achieve a reasonable spread of hours
• the required standard, though high, would not necessarily
across the competencies, and record a variety of activities and
be as high as for a Chartered Surveyor
learning methods.
• to be of acceptable standard, any piece of written work
should be clear and readable, and demonstrate a When you look at a structured development record you
reasonable grasp of language, grammar and spelling will see
• presentation issues on their own are not sufficient reason • a brief description or ‘title’ (for example “event to learn
to refer an Associate Candidate, but poor presentation can about new forms of contract”)
contribute to a referral if it is combined with inadequate
• the start date and time (when the candidate commenced
evidence of competence.
the learning activity)
3.3 Structured development • the end date and time (when the candidate completed it)
The structured development record is a log and • a description of the activity – for example “lecture at
evaluation of the learning activities that have built up the [venue] on the subject of…”[followed by a description
Associate Candidate’s skills towards the mandatory and of what the lecture covered]
technical competencies.
• an ‘activity review’ – a reflective assessment and statement
of the learning outcome – for example, “raised level of skill
Structured development is private learning, organised
from basic awareness to a good working knowledge”.
learning, work-based learning or other activities undertaken
in order to reach the required standard. It should be
• gained in a systematic, structured manner
• based on a process of selecting, planning and evaluating

the activities.
Private learning: reading, online learning or similar,

undertaken independently.
Organised learning: a learning event provided by a training

company, college or similar. May be a CPD event.
Work-based learning: training provided in the workplace. May

include in-house training courses or events put on by
the employer; instruction or mentored practice in new tasks;
reading, study or online learning required by the employer.
Other: any activity not falling into one of the previous

three categories.

Some examples of structured development
Contract Practice
Code Purpose Description Learning outcomes
Work-based To develop my knowledge of the Attended in-house training It is fundamental to a QS

use of the various standard forms workshop on Contractual to understand various forms
of contract. Awareness. of contracts and potential
contractual scenarios, including
the implications and obligation
that apply to the parties to
the contract.
Construction technology and environment services
Private Learn more about the main Refresher online course on I needed to refresh my knowledge
elements of a construction Construction Technology and and awareness of the design and
project and how they interrelate. environment services. construction processes commonly
used in the industry. I achieved
my objective by expanding my
knowledge of learning more
about construction solutions
relevant to projects.
Procurement and tendering
Organised Strengthen my knowledge CPD Lecture - outlining the main I learnt that with procurement
of procurement and tendering; forms of procurement as well as options, there are so many
how much it was being applied knowledge and understanding of variables which determine
in practice and to further my the tendering and negotiation the option that is eventually
understanding on the processes involved in procurement. chosen, there is no standard
procurement options. way of analysing it but certain
options will be better suited to
certain projects.
Health and safety
Work-based The course aimed at making Course delivered at my The course provided a brief
delegates familiar with relevant workplace over 9 hours by a understanding of the company
health and safety legislation and combination of online materials, procedures and legal requirements
industry standards associated demonstration and hands-on regarding these subjects. It
with preparing risk assessments, tutoring. increased my knowledge of how
work package plans, and task these systems work and my role
briefings. in relation to them, as a key
component to the business’
target of zero harm.

Assessing structured development You should be confident of passing a candidate who

The structured development record will be valuable supporting • has demonstrated attainment of the six technical
material to supplement the documentary evidence. You will competencies, as defined in this guide
make a judgment on the following aspects
• has submitted reasonable evidence that s/he has
• was there a good spread of activities? achieved the mandatory competencies (judgment is needed
• has the Associate Candidate chosen the activities here, because there is no separate evidence for these
appropriately, and do they reflect a constructive and competencies)
conscientious approach to development? • has submitted reasonable evidence that s/he is a fit person
• were the activities directly relevant to the technical and to practise as an Associate member of RICS.
mandatory competencies for this pathway?
Your assessment is holistic, and you must use your judgment
• taken in the round, do they show how the candidate has
and discretion to reach a balanced view on the basis of all
progressed towards the AssocRICS standard?
the evidence. There is no rule that says, for example, you
must be completely satisfied with all four pieces of evidence
You should not consider the structured development record
for one competency. Suppose you have doubts about one
as a pass/refer item in its own right. It contributes to your
piece of evidence: are the other three good enough to
all-round evaluation of the documentary evidence and
compensate? Is one outstanding? If so, does the really good
commentaries. It reinforces your view on the Associate
one outweigh the less satisfactory one? You will always be
Candidate’s approach to work and his/her application in
looking to balance your decisions in this way.
developing the skills for the job. If you consider a candidate
borderline on the basis of the other evidence, a poor structured
As a very rough rule of thumb, if two (or fewer) pieces of
development record may persuade you to refer, while an
evidence for a competency are satisfactory you would normally
exceptionally good one may tip the balance for a pass.
conclude the candidate had not done enough to pass that
competency. If three are satisfactory, you will make a balanced
Assessing – what are your benchmarks?
decision. And if all four are satisfactory or better, naturally you
As a practitioner and a trained assessor your essential will conclude that that competency has been achieved.
benchmark is your own knowledge and experience of the sector,
and the shared view you reach after discussion with your You should note any pieces of evidence that are satisfactory.
fellow assessor (see section 4). Another important source The Associate Candidate is entitled to ‘bank’ these, if s/he is
is the Candidate Guide: you should familiarise yourself referred (see section 6.1 below).
thoroughly with this before you assess a candidate.
You should pass the candidate only if s/he has satisfied you
You must always bear in mind that Associate Candidates on balance that s/he has achieved the required standard in all
are likely to work in a support role, with a significant degree the technical competencies; and you have seen enough
of supervision. Do not judge candidates against the standard evidence in the written work, commentaries and structured
of chartered membership - the Associate member will not development record for you to be reasonably confident that
normally have the academic background, the breadth of skills, s/he has achieved the mandatory competencies.
or the level of experience and professional responsibility of
a chartered surveyor (although s/he may well be capable of
progressing to that level).

Ethics
All candidates for all grades of RICS membership must
achieve the highest standard in the competency “Conduct
rules, ethics and professional practice”. RICS has developed
an online module, including a test, to introduce candidates
to RICS ethics and examine them on this competency.
In addition to submitting their evidence and structured
development records, Associate Candidates must
successfully complete the online ethics module before
they can become an Associate.
This means that you are not required to assess this

competency. Provided the candidate passes the module,
RICS will accept that s/he has achieved the required standard.
Of course, the candidate can refer to this competency in
commentaries. If accepted into membership, the candidate
will be subject to RICS Regulation and his/her ethical conduct
will therefore be subject to scrutiny by RICS.
However, if there is anything in the Associate Candidate’s

evidence that shows unethical behaviour on his/her part, you
should raise your concerns immediately with RICS via the
Associate Assessment inbox or by telephone (a full list of
contacts is at the end of this guide).

Step 4 – Discussion
When both Associate Assessors have had time to read all • at the end of this process, review what you have noted
the evidence and make their notes, the Lead Assessor will for each competency (technical and mandatory)
contact the co-Assessor. The first contact must be made within
• consider, for example, whether there is an outstanding
one week of accepting the assessment – this will generally be
piece of evidence that could compensate for a less
only to set a time and date for the detailed discussion. Contact
satisfactory one
can be by any method – Associate Assessors should agree
between themselves at the outset what means of communication • decide in the round, taking a balanced view, whether the
they prefer. RICS recommends, however, that assessors candidate has satisfied you that the requirements have
discuss each portfolio by telephone because this enables been met
the fullest exchange of views. The assessors must then • if so, the candidate has passed
undertake a detailed discussion and evaluation of the
• if not, clearly identify the individual items of evidence
evidence, which should take place at the latest by DAY 8
that are below standard – these will be referred to in
after accepting the assessment.
the feedback
During the discussion you will compare your assessment • clearly identify the satisfactory evidence, which the
of the evidence. You will discuss the Associate Candidate’s candidate can ‘bank’.
submission in the round. You should work towards agreement.
Associate Assessors will develop different ways of working
and, provided you can show that you have given proper and
thorough consideration to the evidence, RICS does not
prescribe an approach. However, the question you are
addressing is whether the Associate Candidate has satisfied
you that s/he is, overall, competent to practise as an Associate.
A suggested way of structuring the discussion is to take it
competency by competency
• for each competency, first consider the pieces of

documentary evidence individually
• identify any that are satisfactory
• identify any that are outstandingly good
• identify any that are clearly below standard
• for each satisfactory (or better) item, note if it demonstrates

another technical competency and note what it contributes
in terms of evidence for the mandatory competencies
• consider the commentary that accompanies each

document and note if it contributes further evidence of
technical competence
• for each commentary, note which mandatory competencies

are covered, and ensure that the candidate has covered all
the mandatory competencies
• review the structured development record and note where it

supplements the documentary evidence

Step 5 – Notifying RICS of the decision
The Associate Candidate must be notified of the decision

within four weeks of being accepted for assessment. If the
decision is to refer, the candidate must get the feedback
report within that time. RICS therefore requires the two
Associate Assessors to agree the decision ten working days
after agreeing to undertake the assessment.
Through a process of discussion (see above), you must agree

between you whether to pass or refer the Associate Candidate.
You must then confirm your decision by clicking the outcome
button in the MLE. Both of you must click the same decision
button in the MLE (see MLE guide section 5).
Because the decision is evidence-based and measured against

clear criteria, there should be very few cases where Associate
Assessors cannot agree. If that does happen, you must notify
RICS as soon as possible but, at the latest, within 10 working
days of accepting the assessment. This gives RICS time to
appoint a third Associate Assessor. The third assessor will
review all the evidence and reach a decision after a
discussion with the Lead and co-assessors. The third assessor
will in effect have a ‘casting vote’ and the decision will be
reached by a two to one majority.
Note: if, as a result of a casting vote of the third assessor,

the candidate is referred, the third assessor will be
responsible for preparing feedback for the candidate
(see step 6 below).
You must agree to refer a candidate only if you have also

agreed what s/he should do to remedy any deficiencies in the
evidence. Those deficiencies, and the remedy for them, must
be described in the feedback which will be prepared by the
Lead Associate Assessor.
The Lead Associate Assessor has the responsibility of recording

in the MLE which pieces of evidence may be banked (see
below). The decision is then notified to RICS: staff at RICS will
check the comments to ensure consistency in the presentation.

Step 6 - After the Associate Assessment
Approximately four weeks after a portfolio is submitted, RICS Banked evidence

will email the Associate Candidate stating that the result is If an Associate Candidate is referred, your feedback must
available online. If the candidate has passed, s/he will identify which individual pieces of evidence were satisfactory.
become an Associate member. RICS staff will take over the Those pieces of evidence you identify as satisfactory are
process from here. banked by the candidate for 12 months from the date on
which the result is posted on the MLE.
If you refer the candidate, s/he must do whatever is required in
the feedback report before submitting for re-assessment. For example, suppose for one of the technical competencies
two pieces of evidence were satisfactory and two were not.
Feedback Although the candidate will be referred on that competency,
The feedback report is prepared by the Lead Associate the two satisfactory pieces will be banked – so, when s/he
Assessor . It must
2
submits for re-assessment, only two new pieces will be
needed for that competency. The Associate Assessors at the
• be competency specific
next attempt will still assess that competency on the basis of
• identify specific pieces of evidence which were all four pieces of evidence, but they will not question the two
not acceptable banked pieces. Provided the two new pieces of evidence are
• give detailed reasons why satisfactory, the candidate will have achieved that competency.
• give general guidance and suggestions for improvement

Previously referred candidates
including seeking other/additional experience
RICS will notify you if the Associate Candidate you are
• specify how many new pieces of evidence are required. assessing has been previously referred. Candidates can
submit for re-assessment as soon as they have assembled the
Normally, to remedy a deficiency, you will suggest something new or updated evidence required in a feedback report, and a
along one of the following lines minimum of four weeks has passed since the previous
• provide a further piece of evidence for [competency x] Associate Assessment. (If the Associate Assessors specify
to demonstrate more clearly your skills in… that the candidate must complete a longer period
of additional experience, s/he cannot re-submit for Associate
• gain further experience in… and provide evidence
Assessment until that period has been completed). RICS
• undertake [x amount of] structured development to raise aims to use at least one of the previous assessors for
your level of competence in … the re-assessment.
Again, there are no hard and fast rules, and you can prescribe When assessing a previously referred candidate, you may not
whatever you consider reasonable, provided question any banked evidence, even if you do not agree with
the original Associate Assessors’ view. You must simply accept
• it is achievable without creating potential problems for the
that that evidence is satisfactory, and assess the candidate on
candidate at work
the basis of the new/additional evidence submitted. If you
• it does not require more than 12 months’ further experience, think the original assessment was poor you should however
so that it does not cause unreasonable delay for the notify RICS through the MLE.
candidate in coming forward for re-assessment and s/he
will be able to use ‘banked’ evidence (see below) 2
The only exception to this is where the two original assessors have not agreed,
and the candidate is referred as a result of the casting vote of a third assessor.
• it is proportionate. In this case, the third assessor prepares the feedback report.

Consistency Audit and quality assurance

RICS is committed to ensuring consistent assessment Associate Candidates
standards. The process of discussion with your fellow assessor RICS is committed to ensuring that AssocRICS is supported
is one way decisions are moderated and consistency of by rigorous processes so that employers, clients and the
standards is achieved. public can have confidence that anyone who achieves the
qualification is competent to practise as an AssocRICS.
You can have the added confidence that your decisions will
RICS will select a number of Associate Candidates for an audit
from time to time be reviewed through the assessor quality
as part of the quality assurance process. If an Associate
assurance process. Do not see this as a threat: it is there to
Candidate’s evidence is audited, the candidate and Associate
ensure fairness and to help and support Associate
Supporter may be asked for further evidence that the work is
Assessors, not to control them or catch them out.
all original. RICS may also ask the Associate Proposer for
If an Associate Assessor is found, through this mechanism,
further information about his/her knowledge of the candidate.
to be notably out of step with others, RICS will provide further
training and advice to remedy this. 10% of all candidates will be interviewed by telephone by
trained RICS auditors.
Appeals
Associate Candidates have the right to appeal against a referral. As an Associate Assessor you may nominate an Associate
They cannot appeal simply because they disagree with the Candidate for a verification interview if you have doubts about
decision of the Associate Assessors. For an appeal to be whether his or her evidence is genuinely original - for example,
successful a candidate must be able to show fault in the way if you suspect plagiarism, or passing off another person’s
the Associate Assessment was conducted, leading to an work as his or her own. The remainder of the 10% will be
unfair decision. Examples would be administrative error or selected randomly.
procedural unfairness. The interview is conducted by telephone by an RICS auditor.
Its purpose is not to re-assess competence, but to verify the
The Associate Candidate has 21 working days from the extent of the candidate’s involvement in the work covered by
date of notification of the outcome of the Associate his or her evidence. The decision on whether to pass or refer
Assessment to make an appeal. The appeal will be considered the candidate will not be affected by the interview.
by two appeal panel members who have experience of
Associate Assessment but were not assessors involved in If the auditor is not satisfied, the individual, employer, Associate
the original decision. Supporter and Associate Proposer concerned may be referred
to RICS Regulation.
If the panel declines the appeal, the referral will stand and the
If, in the course of assessing, you come across a piece
candidate must provide the additional evidence specified in
of evidence, commentary, or structured development that
the feedback report before s/he can be re-assessed.
causes you concern - or one you consider outstanding -
you must inform RICS using the alert and feedback box in
If the panel allows the appeal, RICS will write to the Associate
the results screen in the MLE. This helps RICS to measure
Candidate advising that the original Associate Assessment
and ensure consistency across the Associate Assessment.
result and feedback report are now void. The portfolio will then
Picking up on any concerns will help to make this a self-
go forward for Associate Assessment with different Associate
regulatory assessment.
Assessors using the existing evidence and structured
development record. The candidate may not submit any new Associate Assessors
documentation for the re-assessment. The appeal fee will
RICS will maintain detailed management information on all
be refunded.
Associate Assessments, by region, pathway, firm, assessor
etc. Any significant anomalies in pass rate, appeal rate,
If the two members of the appeal panel cannot reach a
complaints, etc should be readily apparent. RICS will also
unanimous decision, the appeal will be allowed.
require assessor training to be maintained and skills to be
updated as necessary. RICS welcomes your individual feedback
as assessors, and will be receptive to any suggestions for
improvements to the process.

Maintaining Associate Assessors’ skills

RICS provides Associate Assessors with an online community.
This enables you to share best practice and discuss issues
of concern. It will also be used by RICS to communicate with
assessors through regular updates.
As an Associate Assessor you are committed, through the

service level agreement, to continuous improvement and
development. RICS may from time to time invite you to
undertake refresher training.
Contacts
RICS contact centre
0870 333 1600
Associate Assessor inbox

assocassessors@rics.org
Internal inbox for automated emails from MLE

assocadmin@rics.org
Associate micro-site address

www.rics.org/associate
Access to the MLE

https://mle.rics.org

Appendix
Assessor user guide for the MLE
Assessor user guide for the Managed

Learning Environment (MLE)
What is the MLE ?

The Managed Learning Environment (MLE) is an online
system whereby a candidate can upload evidence and
structured development ready to be assessed online.

Overview
How the candidate uses the MLE
• The system allows candidates to upload documents
and link each one to a technical competency
• With each document they submit a commentary

explaining how it demonstrates the competency
concerned, and how it demonstrates other technical
and/or mandatory competencies.
• Candidates also add ‘Structured Development’. This is a

log of the activities they have carried out in the last year to
demonstrate that they have undertaken 48 hours structured
development against their chosen pathway
The evidence consists of
• For a candidate to submit a portfolio assessment they

must have added four pieces of workplace evidence
against each technical competency, together with a 300
word commentary for each. The evidence, taken in the
round, must also demonstrate the mandatory competencies.
Work towards achieving the mandatory and technical
competencies is also shown by the structured
development record.
• In addition to the evidence above, which you assess,

candidates must have uploaded a scanned copy of their
relevant qualification, their work experience and a minimum
of two declaration forms, to satisfy RICS of their eligibility
for Associate Assessment. This material is checked by
RICS staff.

Managed Learning Environment (MLE) User Guide
1. Homepage
1.1 Welcome
When you first login to the MLE you will be presented with a welcome page. The first section will display your
name and any alerts generated by the system.
1.2 Alerts
The alert section can be collapsed or moved into a different area of the page to suit your own user requirements.
Alerts are the notifications from RICS that could be relevant to you. The sections contain a title, message details and
date added. Click on the title of the Alert to take you to the full message.
1.3 My details
1. When you first enter the MLE you need to check your details. On the header bar at the top click on My Details.
2. You can then edit your telephone number and email if required. It is important that these are kept up to date,
to enable assessors to contact each other during the assessment.
3. Please note: if you update details in the MLE, those details are not updated on any other RICS system. If you
want your details to be changed in all RICS systems then go to www.rics.org/mydetails

2. Assessment preliminaries
2.1 Accepting/Rejecting a candidate
1. When you have been allocated a candidate you will receive email notification.
2. Log into the MLE and go to the main header at the top. Click on Assessments and then My Assessor Groups.
3. You will see a candidate or a list of the candidates that have been allocated to you for assessment.
4. Click on ‘List Records’ next to the Assessor Group name in the Actions column. The candidate’s details will then
display. The view will show the candidate’s name, employment details, practice area, sector of industry, specialism
and the date added to the Assessor Group.
5. Once you have viewed the details of the candidate under the Actions column click on the Accept / Reject
Assessor Group to accept or reject the assessment.

6. In the result drop down select your outcome.
7. If you select Reject you must state a reason in the notes field.
8. If you select Accept, do not enter any text in the notes field.
9. Any candidates you have accepted will now appear under the heading ‘Assessment’ and then ‘Assessment
for Evaluation’.

2.2 Assessments for evaluation

1. In the header ‘Assessment’ and then ‘Assessments for Evaluation’ you will be able to see the candidate(s)
awaiting assessment.
2. In the column ‘View’ there are the following headings
• Evidence – click to view the evidence submitted and add comments for your own personal use
• Structured Development – click to view the entries against structured development
• Summary – click to view details of qualifications and work experience.

3 Assessing evidence
3.1 Review Evidence
1. This screen allows you to view the evidence that has been submitted.
2. To view the documents click on the Evidence title. The description and competencies aligned to that evidence
will be displayed. To view the uploaded document just click on the link.
3. You can then click reviewed and add a comment for your own records against that evidence. Ensure you click
Update at the bottom of the screen to save your comments.
4. Once you click reviewed, your fellow assessor will be able to see that you have reviewed that evidence. However
s/he will not be able to see your comments. Your comments are for your own personal use, for reference when
discussing the candidate with your fellow assessor.

3.2 Review Structured Development

1. This screen allows you to view the Structured Development the candidate has submitted.
2. Once you have reviewed the record you can then click ‘reviewed’ and add a comment for your own records
against that entry. Ensure you click Update at the bottom of the screen to save your comments.
3. Once you click reviewed your fellow assessor will be able to see that you have reviewed that evidence. However
s/he will not be able to see your comments. Your comments are for your own personal use, for reference when
discussing the candidate with your fellow assessor.

3.3 Assessment Summary View

1. The Assessment Summary view allows you to view the following
• Name
• Pathway
• Practice Area
• Work Experience
• Qualification (if applicable)
• Declarations
• Number of pieces of evidence submitted
• Number of hours of structured development submitted
2. There is no need for you to check the qualification or declarations. These are for your information only.

4 Contact with fellow assessor

4.1 Assessor Group Members
1. You will find your fellow assessor’s details under Assessment for Evaluation. If you access any of the sub menus,
you will see a tab ‘Assessor Group Members’.
2. It is the responsibility of the Lead Assessor to make first contact with the co-assessor.
3. If you are the Lead Assessor you will see in this view the name, contact number and email address of your
co-assessor. You will also see whether s/he has accepted the candidate yet and whether s/he has assigned
an outcome.
5 Decision
5.1 Adding the result
1. Once you have had an offline conversation with your fellow assessor, click Evaluate next to the candidate’s name
in the Assessments for Evaluation screen (you can also access this view via the tab ‘Informal sign off’).

2. Once you have clicked Evaluate you will see the below screen
3. If the candidate has passed, select Pass from the drop down menu and click submit. You are not required
to do anything further for this assessment.
4. If the candidate has not passed, select Refer from the results dropdown and select submit. If you are the Lead
Assessor, follow the instructions in section 2.8 below. If you are the co-assessor, you need do nothing further for
this assessment.
5. If after detailed discussion you have been unable to agree on a result click on No Outcome – this must only be
used as a last resort if no agreement can be reached between you and your co-assessor.
6. If anything in the candidate’s evidence gives you cause for concern, tick the Raise Concerns box and record
your concerns in the Notes field – you can select an option from the results drop down.
6 Referral and feedback

6.1 Group Leader Outcome - Adding Feedback
Feedback Screen 1
1. If the candidate is referred, the Lead Assessor must add feedback in the form of a report. To access the report
format go to Assessments and then Group Leader Outcomes.
2. Click on ‘Add Outcome’ next to the candidate’s name.

Feedback Screen 2
1. On the next screen you will be able to see the co-assessor’s outcome. In the Status box click Refer.
2. If you add anything in the notes field this will also display to the candidate. You can leave this element blank
if you prefer, and add more detail on the following pages.

3. The next page displays the feedback report. Any comments you add here will be visible to the candidate after
you click submit.
4. Add comments against any competency that did not meet the requirements. Be specific about the evidence you
are writing about: this will help the candidate when preparing for re-submission. You must identify any pieces
of evidence which are satisfactory, so that they can be ‘banked’ by the candidate.
5. At the box at the end add how many new pieces of evidence for this competency the candidate needs to submit
in order to reapply for assessment.
6. In the Further Experience Required box state, if applicable, how much more experience the candidate is required
to gain (in months).
7. Structured Development – add here any comments on the structured development records and specify if there
are particular competencies on which you believe the candidate should focus his/her structured development.
8. General comments – add here an overall comment summarising the submission.
9. Once you are happy, click submit.

6.2 Previously Evaluated Assessments

1. To review all historical assessments go to Assessments and then Previously Evaluated Assessment. You will
need to refer to previous assessments if you are re-assessing a previously referred candidate, if an
assessment is being reviewed as part of the quality assurance process or if an appeal has been lodged against a
recent assessment.
2. If you need to view any previous feedback, go to Assessment and then Group Leader Outcomes.
3. Once RICS has made the feedback live to the candidate, it will then be shown on screen (including any
amendments RICS staff may have made).

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Quantity Surveying and Construction Assessor Guide

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Quantity Surveying

02 quantity surveying and construction

C The pathway and its competencies 08

D Competency definitions and evidence in detail 09

E The Managed Learning Environment (MLE) 17

F Associate Assessment process from the Candidate’s perspective 18

G Associate Assessment from the Assessor’s perspective 19

The six steps of the Associate Assessment

Step 1 – Initial contact 21

Step 2 – Preliminary read-through 22

Step 3 – Associate Assessment 23

Step 5 – Notifying RICS of the decision 31

Step 6 – After the Associate Assessment 32

Managed Learning Environment (MLE) User Guide 35

quantity surveying and construction 03

The Associate qualification is gained by submitting workplace

This guide explains what Associate Candidates must do to

04 quantity surveying and construction

• Left 6th form with A Levels

• But 8 years’ experience means 2 years already completed

quantity surveying and construction 05

Profile 3 Other parties you will see reference to are

Subject to a detailed role profile provided by RICS which can be

• Associate Assessor – an AssocRICS, MRICS or FRICS1

• Lead Associate Assessor – as above, but with the extra

All trained Associate Assessors will take their turn as the

06 quantity surveying and construction

Figure 1: Routes to the Associate qualification

RICS Associate Qualification

Candidate Profile Requirements

No vocational/ Minimum 4 years’

Relevant NVQ 3 Minimum 2 years’ Associate

Minimum 12 months’ Associate

RICS approved NVQ 4

quantity surveying and construction 07

Section C How does the candidate demonstrate the competencies?

• Quantification and costing of construction works

Eight mandatory competencies – the ‘softer’ skills that all

• Communication and negotiation

• Conduct rules, ethics and professional practice

• Conflict avoidance, management and dispute

• Health and safety

08 quantity surveying and construction

Commercial management of construction

Description Requirements Examples of likely knowledge, Evidence

• awareness of the techniques Documentation must clearly

• applying value engineering

• preparing and submitting cost

quantity surveying and construction 09

Construction technology and environmental services

Description Requirements Examples of likely knowledge, Evidence

Activities Documentation must clearly

10 quantity surveying and construction

Description Requirements Examples of likely knowledge, Evidence

• third party rights including Documentation must clearly

quantity surveying and construction 11

Design economics and cost planning

Description Requirements Examples of likely knowledge, Evidence

• calculation of unit rates

• professional and other fees

• inclusions and exclusions

• design efficiency, eg wall/floor

12 quantity surveying and construction

• But 8 years’ experience means 2 years already completed

• Associate Assessor – an AssocRICS, MRICS or FRICS1

• Lead Associate Assessor – as above, but with the extra

• Conflict avoidance, management and dispute

• awareness of the techniques Documentation must clearly

• applying value engineering

• preparing and submitting cost

• third party rights including Documentation must clearly

• design efficiency, eg wall/floor

• carrying out of tendering and • adjustment of tenders.

• managing project costs during • reconciling interim payments

• reporting and forecasting costs • reconciling interim payments

• using cashflows in financial • authentication of actual costs

• building up rates from first

• prime cost and provisional

• preliminaries, overheads and

• professional and other fees

• four pieces of written evidence for each technical

• a record of 48 hours’ structured development linked

• you have significant connections with the Associate

• some types of work produced for an academic or

• thinking about how best to measure items not covered

The aim in this case would be to show understanding of

• based on a process of selecting, planning and evaluating

Code Purpose Description Learning outcomes

Code Purpose Description Learning outcomes

Code Purpose Description Learning outcomes