APC: negotiating the final hurdle

Unless there are technical errors in your submission, or it is very unprofessionally produced, you cannot be referred just on your submission. The decision is made on the interview, so if your submission was rushed or subsequently you have thought of lots of great experience examples, there is still all to play for. Most assessors want to pass everyone. There is no hidden agenda or threshold that panels have to meet and it is a lovely day for an assessor when you pass all your candidates. Referral decisions are often made with a heavy heart. Structure of the interview The interview timing and structure is laid out clearly by RICS. Unless you have a declared special consideration, it is 60 minutes maximum, as follows : Chair’s welcome, opening and introduction – 3-4 minutes Your case study presentation – 10 minutes Questions on your case study – 10 minutes Panel questions on technical and mandatory competencies – 25 minutes Chair’s questions on conduct, rules, ethics, mandatory competencies and CPD – 10 minutes Chair’s wrap-up including opportunity for candidate to revisit any questions – 1-2 minutes A successful interview comprises appropriate experience, strong preparation and good technique. Experience While it may not be in your submission, all your experience right up to the interview is relevant. You might have an additional two months of relevant experience between submission and interview and you should use good, current examples, where relevant. The interview will focus on your submission examples, but it does not have to be just about the submission. Pre-interview preparation It’s amazing how many candidates seem to have forgotten the content of their submission document. Remember, that’s the only insight available to the panel on your experience and it forms the basis of the interview questions. You should know your submission in detail. Your Level 3 advice is based on Level 1 knowledge and a depth of Level 2 experience, so if you mention a statute, guidance note or legal case, you should be able to explain what it contains and why it is relevant. Don’t forget the learning outcomes from your CPD and be up to date with hot topics. There is a big difference between knowing your stuff and being able to give concise, structured APC answers. Hitting the books is important but equally important is how you answer questions. The key to this is practice, ideally with mock interviews. These need to be undertaken on a current RICS APC basis, ie in line with the timing guide and exploring Level 1, 2 and 3 achievement. Doing a Mastermind-style Q&A with a colleague provides only limited assistance with Level 1s. Knowing how to answer Level 3 “Can you give me an example of advice you have given?” type questions is far more useful for a successful interview. Rehearse, rehearse, rehearse. Your case study presentation should be well-practised and you should be able to present for just under 10 minutes with limited reliance on your notes. It is standard these days to use a five-sheet flipchart or A3 laminated handout, usually single-sided. Use notes on index cards, numbered and held together with a treasury tag, just in case you drop them. Typed up notes look more professional than handwritten. You may well have rehearsed your presentation to death and have your notes summarised, etc, but have you rehearsed opening up your presentation case and circulating your handouts? The panel may start the clock as soon as they say “go” and some candidates use nearly a minute just setting up. That’s an extreme case, but practise getting ready and include it in your timings. On the day Be well ahead of time. Consider staying near the venue the night before, especially for the 9.30am assessment slot. Give yourself plenty of time, check traffic and know where you are going. Triple-check that you have your case study materials (at least three copies, one for each member of the panel) and notes. If you need a timer, buy a cheap watch as there are too many things that can go wrong with your smartphone or other electronic devices. The interview itself Regard the interview as you would a job interview or really important client pitch, so make sure you are well-presented. Be confident yet respectful when you enter the room and say hello to all of the panel, because first impressions count. The chair leads the first few minutes so, after the introductions, sit down and listen. These few minutes are about reminding you of the interview structure and allowing you to settle. If you have never sat the APC or a realistic mock, it absolutely flies. There are no breaks and you will be asked, on average, 80-100 questions. Many candidates are surprised by its intensity. Being prepared, having an answering technique and keeping “on topic” are essential. The following are important points to bear in mind: Signposting Panels are told to “signpost” questions, ie which competency they are exploring, in the case study as well as the technical and mandatory competencies. Answer bearing in mind the signposted competency. If it’s inspection, think safety, pre-inspection checks, defects and other things you look for. Answer length Not too long and not too short – no one-word answers. Err on the side of shorter, because the panel can always ask follow-ups. However, for Level 3s, try to have a simple structure in mind so that you cover some of the following in your answer: a very brief description of the relevant property; purpose or context of the example; issues or problem to be solved; relevant legislation, case law or guidance; and reasoned advice given and why. Panels are experienced at observing a candidate who answers at length and with enthusiasm on a strong topic only to give short, flat answers on a weak area. The panel is likely to keep digging away at the perceived weak area. Lists Quite a few Level 1 answers rely on lists. A good memory technique is use of mnemonics. As an example, when memorising the rules for firms, visualise Charlie Chaplin quietly saying to Boris Johnson “psstt”. That gives you CC – MP – PST: Competency, Complaints, Money (Clients’), Professional Behaviour, PII, Service and Training. Body language This is often a giveaway. Leaning back or crossing arms hints to the panel that you may be on uncertain ground. Try to keep your “poker face” for all answers. Sit up, don’t slouch and project an image of professionalism, respect, confidence, enthusiasm and interest. Conduct, rules and ethics You are going to be asked questions on conduct, rules and ethics (CR&E). Don’t be surprised or underprepared. Many candidates are marginal with 12 minutes to go. The 10 minutes on conduct can tip the balance either way. Panels look very poorly on candidates who cannot answer the basic CR&E questions. Think of nailing CR&E as your joker card. It could make all the difference to a wavering panel. Another important point is to avoid saying “we”. Answers should mostly be “I was, I did,” etc. Assessors are assessing you, not your company. Also, limit the number of times you rely on the answer: “I would ask a lawyer/building surveyor/planner/etc.” Yes, it’s sometimes appropriate but when used too many times it looks bad. At least, say what you think/would do, with the caveat of checking with another professional. Don’t say: ”I don’t know.” Remember your mindset should be that you are knocking on the door and walking in as a chartered surveyor – it is all down to you whether you walk out as one too. Rules of conduct and professional ethics Five ethical principles: #3 – actions have consequences Newton’s third law states: “For every action, there is an equal and opposite reaction.” It is the same with our third ethical principle. So, for every decision or action you take, there is likely to always be a relevant reaction. When you apply this principle, think carefully about what you say or do and always have half a mind on how your actions will be received and perceived – and whether you are meeting the expected benchmark of our profession. This links closely to the RICS global professional and ethical standard of “integrity”. When starting out, the RICS rules and ethics can seem a very high benchmark to achieve, but, over time, if adhered to properly, they become second nature and are always alongside you in everything you do and every decision you make. Next time: Point of view Things to remember Be prepared Look smart Have high-quality presentation material Rehearse, rehearse, rehearse your presentation, including setting up Know your examples and be able to combine technical knowledge with reasoned advice: not just the “what” but also the “why” Structure your answers Aim to come across as a safe pair of hands Never, ever lie Know your conduct, rules and ethics Useful resources Masterclass recordings on rules of conduct and ethics facilitated by Jon Lever FRICS, DeLever’s expert trainer on RICS rules of conduct and professional ethics – www.DeLever.com/mandatory-od Final months support for APC candidates: mock interviews, final assessment practice, presentation masterclasses and more www.DeLever.com/mocks Click on the links below to read the other features in this series: Submission possible: how to wow the APC assessors APC competency: fixing for final assessment APC competency: what to do if you’re referred APC competency: starting out on your journey Monkey Business Images/Rex/Shutterstock Ralph Charlwood, FRICS, is a DeLever APC expert coach, mock interview assessor and RICS APC assessor and chair