Pathway guide

Project Management
August 2018
Pathway guide

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

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

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Pathway guide

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

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

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

Section four
Technical competencies guidance .................................................................................................... 8
Accounting principles and procedures .................................................................................................... 8
Building information modelling (BIM) management .................................................................................. 9
Commercial management ..................................................................................................................... 10
Communication and negotiation............................................................................................................ 11
Conflict avoidance, management and dispute resolution procedures.................................................... 12
Construction technology and environmental services ........................................................................... 14
Consultancy services............................................................................................................................. 15
Contract administration ......................................................................................................................... 16
Contract practice .................................................................................................................................. 17

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Development appraisals......................................................................................................................... 18
Development/project briefs ................................................................................................................... 19
Leading projects, people and teams...................................................................................................... 20
Legal/regulatory compliance.................................................................................................................. 21
Maintenance management .................................................................................................................... 22
Managing projects ................................................................................................................................ 23
Performance management .................................................................................................................... 24
Procurement and tendering .................................................................................................................. 25
Programming and planning.................................................................................................................... 26
Project finance ...................................................................................................................................... 27
Purchase and sale ................................................................................................................................ 28
Stakeholder management ..................................................................................................................... 29
Supplier management ........................................................................................................................... 30
Sustainability ......................................................................................................................................... 31
Works progress and quality management.............................................................................................. 32

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

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About the pathway

Project managers occupy a central role in The diversity of clients and the variable workload Chartered alternative
the development process driving successful make a career in project management both
completion of projects. Project management is a challenging and rewarding. The activities they are
designations
thriving professional discipline much in demand most commonly involved with typically include: All candidates qualifying through this pathway
around the globe. • Identifying and developing the client brief will be entitled to use the designation ‘Chartered
Consequently, these chartered professionals • Leading and managing project teams Commercial Project Management Surveyor’.
can choose from a variety of potential employers • Identifying and managing project risks RICS also offers a Project Management pathway
including clients and consultants from both the as part of the Associate Assessment.
• Establishing communication and management
public and private sectors, with either commercial
protocols For further details please go to rics.org/associate
or not-for-profit aims.
• Managing the feasibility and strategy stages
Typically, project managers will be appointed at
• Establishing the project budget and project
the beginning of a project and will assist the client
programme
in developing the project brief and then selecting,
• Coordinating legal and other regulatory
appointing and co-ordinating the project team.
consents
He or she will then usually represent the client
throughout the full development process managing • Advising the selection/appointment of the
the inputs from the client, consultants, contractors project team
and other stakeholders. • Managing the integration and flow of design
information

RICS qualification • Managing the preparation of design and

construction programmes/schedules and CPM
Chartered Project Management Surveyors operate networks
across the land, real estate and construction • Advising on alternative procurement strategies
markets and their skill sets and knowledge • Conducting tender evaluation and contractor
are sought in both private and public sector selection
organisations, for most sizes and types of projects. • Establishing time, cost, quality and function
The profession requires a combination of technical control benchmarks
competence and business acumen. Leadership • Controlling, monitoring and reporting on
skills, motivational/soft skills and risk management project progress
expertise are tools commonly considered essential • Administering consultancy and construction
to be an effective project manager. contracts.

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Pathway requirements
Mandatory Core Optional

Level 3 Level 3 One to Level 2 Plus, one to Level 2 from the full list of
• Ethics, Rules of Conduct and professionalism • Contract practice • Accounting principles and procedures or technical competencies, including any not
Communication and negotiation (must be already chosen from the optional list.
Level 2 • Development/project briefs
taken to Level 3) or Conflict avoidance,
• Client care • Leading projects, people and teams
management and dispute resolution
• Communication and negotiation • Managing projects procedures or Sustainability
• Health and safety • Programming and planning • BIM management
Level 1 • Commercial management
• Accounting principles and procedures • Consultancy Services
Level 2
• Business planning • Contract administration
• Construction technology and environmental
• Conflict avoidance, management and dispute services • Development appraisals
resolution procedures
• Procurement and tendering • Legal/regulatory compliance
• Data management
• Project finance • Maintenance management
• Diversity, inclusion and teamworking
• Performance management
• Inclusive environments
• Purchase and sale
• Sustainability
• Stakeholder management
• Supplier management
• Works progress and quality management

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Technical competencies guidance

Accounting principles and procedures
This competency covers the basic principles of accounting and the interpretation of company accounts in order that reasoned advice can be given to clients.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of accounting concepts Provide evidence of interpretation of company accounts and balance Provide evidence of reasoned advice given to clients with regards to
and the format and preparation of management and company sheets in your area of practice and application of appropriate profit and loss statements and balance sheets.
accounts, including profit and loss statements, cash flow statements accounting and regulatory standards.
and balance sheets.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The Generally Accepted Accounting Principles (GAAP) relevant • Applying knowledge obtained to achieve Level 1 above and • roviding clients, in an appropriately supervised manner, with
P
to the candidate’s geographical area of experience and how specific knowledge of the accounting standards that relate to reasoned advice relating to the financial standing of a company,
property is treated in an entity’s accounts property e.g. for agency activities such as leasing, buying and selling or to
• International Accounting Standards (IAS), broadly how IAS vary • Considering financial statements to establish, for example, the assess suitability for a commercial relationship
from National GAAP and how property is treated in an entity’s financial strength of an entity • Preparing, or assisting in the preparation of, service charge
accounts prepared under IAS • Reviewing and understanding analysts’ reports on financial accounts
• An entity’s financial results and basic accounting principles statements • Preparing, or assisting in the preparation of, management
including balance sheets, profit and loss, and cash flow • Considering and understanding common financial measures accounts for a property
statements such as return on capital employed, NAV, net assets per share, • Preparing, or assisting in the preparation of, an entity’s
• The role of the auditor. gearing ratio, EBIT, EBITDA and PE ratio. accounts, i.e. balance sheet, profit and loss, and cash flow
statements
• Providing other professional advice related to the interpretation
and/or preparation of accounts.

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Building information modelling (BIM) management

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

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• BIM strategies and implementation • Preparation of a BIM execution plan • Analysing, assessing, evaluating and reporting on options for
• The various technical options and solutions for information • Design and implementation of a BIM management process BIM strategies at a corporate or project level
modelling • Analysis of comparative BIM solutions • Designing and advising on collaborative strategies for the
• The collaborative processes necessary for BIM adoption successful implementation of BIM on projects
• Maintenance of an information model
• Standard classification systems and their use in infrastructure • Advising on the contractual and commercial implications of
• Agree and implement contractual aspects of BIM such as
using BIM on projects
• Relevant internationally recognised management standards separate protocol
such as Construction Operations Building Information Exchange • Advising on options for software and protocols on BIM projects
• Facilitate and manage project team members for BIM
(COBie). implementation. • Advising on technical information systems requirements for BIM
at corporate or project level.

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

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The components that make up the cost to the contractor • Collecting of data for reports Monitoring, analysing, reporting and advising on project cashflows
• The effect that the design and construction processes have on • Carrying out cost to completion exercises and profitability for internal use
the cost • Preparing cashflows Evaluating and advising on financial implications and appropriate
• The techniques used to reconcile the cost against income • Preparing reports such as liability statements, cost to complete management actions.
• The techniques to financially manage sub-contractors and and cost value reconciliations
suppliers • Applying value engineering processes
• Use of cashflows. • 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.

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Communication and negotiation

This competency covers the way in which a surveyor communicates, in writing, graphically and orally. It also looks at the process and strategy of a negotiation. Effective communication is a fundamental aspect
of professionalism and candidates must be able to communicate complex technical matters to both technical and non-technical people in a clear fashion. Negotiation is a regular part of a surveyor’s work and this
competency deals with taking a systematic approach to achieving a satisfactory conclusion.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of effective oral, written, Provide evidence of practical application of oral, written, graphic Provide evidence of evaluation of your communication in a variety of
graphic and presentation skills including the methods and techniques and presentation skills that are appropriate in a variety of situations, situations.
that are appropriate to specific situations. specifically including where negotiation is involved.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Good grammar and spelling • Writing letters or other formal documents • Issuing reports to clients
• The etiquette of written communication in emails, letters and • Compiling a report • Producing in-house management communications
reports • Compiling minutes of meetings • Chairing meetings
• Common formats for reports • Producing pricing documents • Conducting interviews
• Presentation of figures and data using spreadsheets, graphs and • Delivering reports at meetings • Presenting at seminars
charts • Taking part in interviews, e.g. for contractor selection • Public speaking on behalf of your business
• How to deliver a report at a meeting • Giving presentations to staff or project teams • Agreement of fees with a client
• How to structure and deliver a presentation • Negotiating a loss and expense claim, Extension of Time, • Advising on complex negotiations or disputes, e.g. claims for loss
• Establishing your objectives and strategy for a negotiation acceleration programme, contract sum or final account and expense.
• The process of negotiation. • Agreeing the value of an instruction.

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Conflict avoidance, management and dispute resolution procedures

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

Examples of likely knowledge, skills and experience at each level

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

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

continued on next page

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Conflict avoidance, management and dispute resolution procedures (continued)

Level 1 Level 2 Level 3

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

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Construction technology and environmental services

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

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The stages of design from inception to completion • Appreciating how design solutions vary for different types of • Advising on the choice of construction solutions for your project
• Impact of current legislation and regulations (both national and buildings or infrastructure in your area of practice • Advising on the choice of environmental services solutions for
international) • Understanding alternative construction details in relation to your project
• How the various elements of the building or infrastructure work functional elements of the design such as different types of • Reporting on the impact of different design solutions and
and inter-relate piling, cladding, renewal technologies, and plant or structural construction processes on cost and programme.
• The process of constructing the works frame solutions
• Operational and maintenance processes post contract • Assessing designs for suitability
• Basic construction and environmental services knowledge in • Proposing alternative designs solutions both pre and post
your area of practice. contact, e.g. inclusive environment principles.

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Consultancy services
This competency is about the provision of consultancy services to a range of different clients from inception to completion. Consultancy can occur in all aspects of the construction industry on both the client and
contractor’s side. Project managers need to be able to manage consultancy contracts and report on their performance to clients.

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Different forms of procurement for consultancy services • Preparing consultancy service plans • Providing reports containing strategic advice and
• The types of problems, risks and issues that may arise during • Preparing client briefs recommendations to a range of clients
each phase of the consultancy cycle • Providing reports to clients • Presenting to clients
• The importance of agreeing a clear contract with clients • Negotiating client contracts • Implementing consultancy intervention
• Managing the use of resources • Keeping appropriate records • Reporting on KPIs.
• Managing client expectations • Compiling KPIs and monitoring progress on them.
• Importance of confidentiality when dealing with sensitive
information
• KPIs.

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

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The various standard forms of contract and sub-contract • Issuing instructions • Resolving disputes
• Basic contractual mechanisms and procedures applied at • Dealing with payment provisions • Assessing entitlement for extension of time
various stages of the contract • Managing change procedures • Assessing entitlement for loss and expense
• The roles and responsibilities of the administrator. • Involvement with dispute avoidance • Advising all parties of their contractual rights and obligations.
• Dealing with completion and possession issues
• Issuing certificates.

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Contract practice
This competency concerns the ability to recognise, understand and interpret the different procurement routes and contracts, including the different options available within their area of practice. Candidates should
have a detailed understanding of appropriate use of alternative procurement routes and contracts.

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The purpose of contracts and their relevance in the construction • Providing options for alternative forms of contract with respect • Providing reports on the ability of different forms of contract to
industry to specific procurement routes achieve specific requirements and objectives of the contractual
• The typical elements of a ‘project’ that need to be considered • Reviewing particular key contract provisions and how these parties
when selecting a form of contract differ between alternative forms of contract • Advising on the purpose of warranties and bonds, and the
• Alternative forms of contract available and the principal reasons • Highlighting the impact of alternative contractual arrangements different forms available
for these on that party to the contract. • Providing guidance on the provisions of contract if either party
• The bonds, warranties, insurances, parent company guarantees fails to comply with the terms set out therein
as they relate to the area of practice. • Identifying the correct procedure for the application of a
contract provision and the potential impact if this is not
followed.

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Development appraisals
This competency is about the role of development appraisals. It includes the development appraisal techniques including Net Present Value and Residual Land Valuations. Candidates should have a detailed
understanding of how these techniques are applied in the acquisition, disposal and evaluation of development opportunities.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the principles and Identify, select, assemble and analyse data relevant to carrying Interpret and provide evidence of reasoned advice on development
practices underlying a valid development appraisal. out development appraisals. Undertake appraisals using relevant appraisals and further opportunities.
techniques and methodology and identify possible sources of
development funding.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The role of development appraisals in the marketplace and the • Analysing appropriate sources of information and data for input • Using development appraisals to advise on the acquisition,
situations where their use is appropriate into a residual method or other type of valuation disposal or valuation of development sites
• The content of appraisals and how different issues such as • Preparing appraisals for possible acquisition, disposal or • Producing reasoned analysis of risk using appropriate sensitivity
planning requirements can be reflected valuation of development sites including residential, commercial analysis
• The sensitivities of appraisals, what factors affect the appraisal and/or mixed use • Advising on the appropriate sources of development finance.
• Social, physical, legal and financial factors which have an • Using different techniques and software available for appraisals
influence upon the appraisal process (whilst having an understanding of the basic principles of
• Residual valuation methodologies. development appraisal)
• Undertaking a sensitivity analysis
• Assisting in the selection of appropriate sources of development
finance.

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Development/project briefs 
This competency is about understanding the preparation and development of a brief that reflects the client’s requirements. It includes how the information provided by the client is understood and used by the project
team to manage the design and construction of the client’s aesthetic, functional and operational requirements for the development/project. It also covers the clarification and coordination of the roles of individual
project stakeholders.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of the information Apply your knowledge to identify, select, assemble and analyse Apply information in the preparation and presentation of
required to prepare a development brief or project brief. information relevant to the preparation of development briefs or development briefs or detailed design briefs, or parts thereof.
outline project briefs.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• Client’s requirements, including the project definition, and any • Preparing and understanding the outline business case • Developing a project execution plan for managing the detailed
key constraints • Stating the client’s required cost, time and performance/quality design and specification of the development/project
• The roles of individual stakeholders expectations • Clearly identifying whether the information prepared by the
• The terms of reference between the client and the project team • Establishing success measurement criteria and benefits of the project team accurately reflects the development/project brief
• The components of a development brief project to the client • Establishing clear procedures for managing changes to the
• Understanding a project brief. • Establishing any known project risks, constraints and interfaces development/project brief.
• Developing an outline project plan
• Developing a development brief
• Developing a project brief
• Assessing the client’s appetite for risk in relation to construction
and development projects.

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Leading projects, people and teams

Candidates in this pathway both lead and manage a range of construction related teams both large and small and across sectors. For example, a consultant project manager may lead and manage design teams and
lead on the procurement of projects, a construction project manager may lead and manage a team of sub-contractors and consultants and a client side project manager is likely to lead a team of external consultants
that procure and administer a range of construction related projects.
Within each sector the project manager should be aware of how to manage people and teams and the role of leadership and motivation that enables those teams to function.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3

Demonstrate knowledge and understanding of the characteristics Provide evidence of application of your role as a team and project Provide evidence of how you have contributed to the improved
and behaviour required to lead and manage teams. leader and manager. performance of people and teams.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The different styles of leadership • sing leadership and management skills and motivation theories
U • dvising upon the structure and make up of project/delivery
A
• The different motivation theories in practice. teams
• Effective organisational design and communication strategies • anaging organisational and communication procedures in a
M • L eading and managing people or consultants or contractors or
• The climate necessary for the creation of high performing teams. project setting. sub-contractors and reporting on their performance.
• The skills required to organise yourself and others. • eing actively involved in the interview and selection of people or
B • eviewing and analysing any skill gaps and making
R
consultants or contractors or sub-contractors where you have recommendations.
• An understanding of governance structures and communication
assessed their relative merits against a client brief or KPIs. • dvising on the appointment or recruitment of people,
A
strategies.
• aving the skills to assess and identify poor performance and an
H consultants, contractors or sub-contractors based upon
• An understanding of how people behave in a range of scenarios.
understanding of potential corrective actions available. selection criteria suitable for the project.
• Human resource management legislation
• dapting your natural leadership and/or management styles to
A
• An understanding of how to measure and assess teams performance.
improve personal and team performance.
• I dentifying and recommending appropriate action when poor
performance is observed. Implementing such actions as are
agreed.

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Legal/regulatory compliance
Legal and regulatory compliance is an essential knowledge area for project managers. Having a clear understanding on how legislation needs to be adhered to at all stages of the project lifecycle enables project
managers to manage effectively.

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The law relating to building regulations and planning • Applying health and safety at work practices, disability, and • Giving written, reasoned advice on legal and regulatory
• Basic land and property law construction, design and management regulations compliance for a project
• Law relating to health and safety, disability, and construction, • Submitting planning, listed building or building regulation • Giving clients reasoned advice on representations on
design and management regulations applications consultation matters, in written reports, in liaison with
• Other laws that impact construction projects, e.g. party walls • Instructing the use of specialist consultants to advise on solicitors.
rights of light, listed buildings. legislation such as planning consultants, highways engineers,
property lawyers, etc.

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Maintenance management
This competency is about organising and running maintenance and improvement operations for a portfolio of commercial, residential, or mixed-use property. This requires an understanding of the legal framework
for determining the owner’s and occupiers’ rights and responsibilities in authorising, executing, and paying for repairs and maintenance, a knowledge of how to determine maintenance needs from both technical
and functional perspectives, a knowledge of health and safety and other statutory requirements relevant to managed occupied buildings, and an understanding of how maintenance planning, procurement, and
monitoring functions are formulated and operated. A knowledge of how to apply principles of sustainability in relation to building use and maintenance; and, where appropriate, how building maintenance interfaces
with conservation, is also required.

Examples of likely knowledge, skills and experience at each level

Demonstrate knowledge and understanding of the nature of Apply your knowledge to gather building maintenance information, Provide evidence of reasoned advice, prepare and present reports on
building maintenance, and the principles and practice of building formulate policies, and implement maintenance management maintenance management issues.
maintenance management. operations.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The legal rights and responsibilities of owners and occupiers • Carrying out condition surveys of buildings • Providing assessments of condition for individual buildings or
regarding maintenance repairs and improvements • Receiving, prioritising and actioning repair notifications from portfolios of properties
• Planned, service level, and reactive maintenance occupiers • Advising on maintenance policies
• Maintenance inspections and monitoring • Managing maintenance programmes and contracts • Advising on planned maintenance programmes
• Maintenance planning, prioritising and programming • Producing planned maintenance programmes • Preparing budget and expenditure reports and predictions for
• Fiscal planning in maintenance management • Planning and monitoring maintenance expenditure and budgets building maintenance
• Procurement of maintenance contracts • Procure maintenance contracts • Preparing and negotiating partnership agreements with
• Effective communication with building occupiers • Inspecting completed maintenance works contractors and providers of maintenance and servicing works.
• Energy and environmental management of occupied buildings • Integrating maintenance policies with environmental and
• The relationship between maintenance and conservation conservation requirements and policies.

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

Examples of likely knowledge, skills and experience at each level

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

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

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Pathway guide 1 2 3 4

Performance management
This competency is about a broad range of performance management approaches and methodologies in the project management of construction and development briefs

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The different types of performance data and data collection • Collection of benchmarking data • Interpreting benchmark data and/or KPIs to propose a clear
techniques • Development and use of KPIs action plan
• The various techniques for measuring performance • Preparing data/information • Providing feedback on performance
• The principles of KPIs and SLAs and how these align with • Using selected methodologies and techniques such as balanced • Implementing a performance management plan.
stakeholder objectives. scorecards to achieve agreed outcomes
• Methods to improve performance management.

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Pathway guide 1 2 3 4

Procurement and tendering

This competency covers how a project is structured and delivered in terms of risk allocation and contractual relationships and how tendering processes are used to establish a contract price. Candidates should have a
clear understanding of the different types of procurement and tendering commonly used and the advantages and disadvantages of each to the parties involved. They should have a detailed working knowledge of the
procurement routes and tendering procedures used on their projects.

Examples of likely knowledge, skills and experience at each level

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

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and the application of knowledge comprised
• The main types of procurement used in both the public and private • Implementing procurement routes such as traditional, design within this level are:
sectors, both nationally and internationally and build and management forms • Evaluating the appropriateness of various procurement routes
• Tendering and negotiation processes involved in procurement • Producing and/or compiling tender documentation such as letter • Managing the tendering and negotiation process
• Ancillary processes such as partnering and framework agreements of invitation, form of tender, health and safety documentation, • Preparing procurement and tendering reports.
• Codes of practice and procedures commonly used. design documentation and contractual details (Please note:
pricing documents are covered under the Quantification and
costing of construction works)
• Carrying out of tendering and negotiation processes such as
single and two stage tendering, the use of codes of practice and
electronic tendering.

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Pathway guide 1 2 3 4

Programming and planning

This competency is about the management of time and the duration of activities from project inception to completion. It covers an understanding of programming techniques and critical path features including use of
computer software to produce programmes.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Describe the principles of financial and programme monitoring of Assess, interpret and report on the programme control of projects. Provide evidence of reasoned advice on, or implement the principles
projects, including planning techniques such as Gantt charts, etc. of, executive programme control of projects. Your advice should
Demonstrate knowledge and understanding of the various types of demonstrate a good understanding of planning techniques (pert
programmes and schedules commonly used on projects. diagrams, network analysis/ critical path method).

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The principles of programme and financial monitoring of projects • Evaluating alternative programme techniques • Producing an executive/master programme for a project
• Planning techniques including Gantt chart programmes, critical • Reviewing and interpreting Gantt charts and other programmes including showing the critical path determined by the
path analysis and the significance of float • Evaluating the significance of float programme
• The types of programmes and schedules, including computer • Explaining the critical path determined by a programme • Providing advice on progress achieved against programme
software, commonly used on projects. • Understanding project milestones and acceleration techniques • Providing advice on corrective measures required to maintain
and/or accelerate progress where delays have occurred in
• Analysing and evaluating actual performance against planned
relation to the programme
performance.
• Establishing project objectives.

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Pathway guide 1 2 3 4

Project finance
This competency covers the effective cost control of construction projects during the construction phase, including the principles of controlling and reporting costs on any construction project. They should have a
detailed understanding of the control and reporting processes used on their projects.

Examples of likely knowledge, skills and experience at each level

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

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

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Pathway guide 1 2 3 4

Purchase and sale

This competency is about the sale of property (including all types of tenure) as it relates to development projects. In order to achieve this competency the candidate must apply his/her knowledge and experience to
assist sellers and purchasers in the marketing/selection of property and in the negotiation of a transaction through to completion. Candidates should be able to apply their knowledge of the residential property market
in order to provide reasoned advice to clients on the appropriate solutions for them.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Demonstrate knowledge and understanding of how various types of Apply your knowledge and skills to the purchase or sale of all types Provide evidence of reasoned advice and report to clients on all
property are sold (or a similar interest is acquired for a client) and of property and demonstrate practical experience of the associated types of purchase or sale transactions. Demonstrate the ability to
the different types of interests that may be placed on the market. decision-making process, marketing, reporting and completion see complex cases through from start to finish with appropriate
Demonstrate an understanding of the economics of the market for of the transaction. Demonstrate knowledge and understanding of assistance. Be able to provide the client with a holistic view of
such interests and the appropriate legal frameworks. other forms of property transaction and the reasons supporting the the entire transactional market and advise him/her clearly and
decision to proceed along the chosen purchase or sale route. appropriately, not only on the sale or disposal market but also on
other areas.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• The quality of location, design and specification of property • Applying the appropriate methods and techniques to • Providing strategic advice on purchase and sale of property
• The legal requirements surrounding the purchase and sale of successfully undertake purchase and/or sales of property and and provide recommendations on the options available for the
property (e.g. money laundering) developments property
• Economic framework surrounding the purchase and sale of • Managing agents and lawyers in property transactions • Dealing with disputes
property • Managing the process of negotiation and consultation between • Providing advice as to alternative dispute resolution options in
• The methods of sale available to vendors clients the event of breakdown of negotiations and take any necessary
• The principles and application of the Real Estate Agency and • Understanding client requirements and preparation of Terms of action to protect the clients position
Brokerage Standards (REABS) and other related guidance. Engagement • Handling other external factors affecting the buying and selling
• Undertaking inspections and gathering information relevant to process such as technological, economic and political issues
the property purchase or sale. • Managing the project lifecycle so that construction programmes
and property transactions are programmed effectively.

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Pathway guide 1 2 3 4

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

Examples of likely knowledge, skills and experience at each level

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

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

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Pathway guide 1 2 3 4

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

Examples of likely knowledge, skills and experience at each level

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

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

– Construction supply chains in the candidate’s area of practice. – Payment of suppliers

– Developing collaborative relationships.

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

Examples of likely knowledge, skills and experience at each level

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

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

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Pathway guide 1 2 3 4

Works progress and quality management 

It is essential that candidates selecting this competency demonstrate application of monitoring time, quality and finance criteria as they relate to construction or infrastructure projects and be able to show application
of contractual intervention as required during the project lifecycle.

Examples of likely knowledge, skills and experience at each level

Level 1 Level 2 Level 3
Inspect and record progress and quality of building works. Report and advise upon the adequacy of progress and quality of Manage and co-ordinate progress and quality of building works as a
building works. contract administrator/ supervising officer or equivalent.

Examples of knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are: Examples of activities and knowledge comprised within this level are:
• What is required to carry out a site inspection, and the importance • Carry out inspections of works being completed on site, and • Prepare reports for clients, on works progress quality or cost
of recording progress of works prepare the necessary reports showing progress and quality • Implement systems for recording progress and quality issues as
• The requirements of recording progress, and comparing to the issues that have arisen part of CA duties, and prepare reports for external circulation
project programme • Prepare reports for clients detailing the effects of additional • Act as a CA and incorporate into your duties the requirements for
• Contract cash flows and forecasting instructions, amendments to specifications, and the likely progress, financial and quality reporting.
• The requirement for quality descriptors as set out in the contract effects on finances and progress
documentation • Record for in house and external purposes reports on quality of
• Show an understanding of the differences between the duties of works on site, including any works rejected, and the reasons for
a CA and those of a person appointed solely to report on progress doing so
and quality issues. • Compare progress of construction works at any stage of the
works against the contract programme, or status of current
gross financial valuation to original projections/cash flow.

Project Management 32
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