Once you’ve selected your Membership Route, you then need to choose your sector pathway.
During your journey towards a RICS qualification, you are assessed on your sector-specific skills, knowledge and experience.
You will select the sector pathway most closely linked to your area of expertise. Some of the most popular sector pathways are given.
For Associate qualification (AssocRICS) there are 13 sector pathways available.
For Chartered qualification (MRICS) there are 22 sector pathways.
How we assess your skills
For each sector pathway, you will be assessed against a range of specific competencies. These are split between mandatory, core and optional competencies:
Competencies
- Mandatory – personal and professional practice and business skills (these are the same for all sector pathways)
- Core – the main skills of your chosen pathway
- Optional – additional skills for your chosen pathway.
Each competency is assessed at three levels:
- Level 1 – knowledge and understanding
- Level 2 – application of knowledge
- Level 3 – depth and synthesis of technical knowledge and implementation.
The levels you are required to reach for each competency vary across sector pathways and depending on whether you are applying to be an Associate Member (AssocRICS) or a Chartered Member (MRICS).
You ensure that building regulations and other legislation are followed in the design and construction stages of new and altered buildings, giving advice when designs fail to meet standards or where unforeseen problems are found on site. This includes fire safety, energy conservation, structural stability and disabled access.
Associate Member (AssocRICS)
To become an Associate Member on the Building Control pathway, you will be assessed against five Core Competencies and one of the Optional Competencies.
Core Competencies
- Applied sustainability.
- Building control inspections.
- Construction technology and environment services.
- Fire safety.
- Legal/regulatory compliance.
Optional Competencies
- BIM management
- Contaminated land
- Planning
- Works progress and quality management
Chartered Member (MRICS)
To become a Chartered Member on the Building Control pathway, you will be assessed against four Core Competencies and four of the Optional Competencies.
Core Competencies (to Level 3)
- Building control inspections.
- Fire safety.
- Inspection.
- Legal/regulatory compliance.
Optional Competencies: two to Level 3 and one to Level 2
- BIM management
- Building pathology
- Client care (to Level 3) or Data management
- Conservation and restoration
- Construction technology and environmental services
- Contaminated land
- Measurement
- Planning and development management
- Risk management
- Sustainability
- Works progress and quality management
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
You are involved in all aspects of property and construction from supervising large mixed-use developments to planning domestic extensions. This requires enhanced technical knowledge and enables you to work in niche areas including building conservation, insurance, rights to light, party wall matters and dilapidations.
Associate Member (AssocRICS)
To become an Associate Member on the Building Surveying pathway, you will be assessed against six Core Competencies.
Core Competencies
- Building pathology.
- Construction technology and environmental services.
- Contract administration.
- Design and specification.
- Inspection.
- Legal/regulatory compliance.
Chartered Member (MRICS)
To become a Chartered Member on the Building Surveying pathway, you will be assessed against seven Core Competencies and three Optional Competencies.
Core Competencies (to Level 3)
- Building pathology
- Construction technology and environmental services
- Contract administration
- Design and specification
- Inspection
- Legal/regulatory compliance
- Fire safety (to Level 1)
Optional Competencies: two to Level 2
- BIM management
- Commercial management
- Client care (to level 3), or Conflict avoidance, management and dispute resolution procedures or Health and safety (to Level 3) or Inclusive environments or Sustainability
- Conservation and restoration
- Contract practice
- Design economics and cost planning
- Development/project briefs
- Fire safety
- Housing maintenance, repair and improvements or Maintenance management
- Insurance
- Landlord and tenant
- Measurement
- Procurement and tendering
- Project finance
- Quantification and costing
- Risk management
- Works progress and quality management
Plus one to Level 2 from the full list of technical competencies, including any not already chosen from the optional list.
The principal sectors within commercial real estate are retail, office, industrial and leisure. Your key areas of activity can include purchase, sale and leasing of real estate, property and asset management, landlord and tenant relationships, telecommunications, valuation, property investment advice, development appraisals and real estate finance and funding.
Associate Member (AssocRICS)
There are two different options within Commercial Real Estate pathway: Commercial Property Management or Real Estate Agency.
Commercial Property Management
To become an Associate Member in Commercial Property Management, you will be assessed against five Core Competencies plus one of the Optional Competencies.
Core Competencies
- Landlord and tenant.
- Measurement and inspection of land and property.
- Property management.
- Property records/information systems.
- Rental appraisal.
Optional Competencies
- BIM management
- Leasing/letting
- Local taxation/assessment
- Property management accounting
- Valuation
Real Estate Agency
To become an Associate Member in Real Estate Agency, you will be assessed against six out of seven Core Competencies.
Core Competencies
- Landlord and tenant.
- Leasing/letting.
- Legal/regulatory compliance.
- Market appraisal.
Measurement and inspection of land and property. - Property records/information systems.
- Purchase and sale.
Chartered Member (MRICS)
To become a Chartered Member on the Commercial Real Estate pathway, you will be assessed against three Core Competencies and four of the Optional Competencies.
- Core Competencies
Inspection (Level 3). - Measurement (Level 2).
- Valuation (Level 2).
Optional Competencies: three to Level 3
- Accounting principles and procedures or Conflict avoidance, management and dispute resolution or Data management or Sustainability
- Auctioneering
- BIM management
- Building pathology
- Capital taxation
- Compulsory purchase and compensation
- Contaminated land
Corporate recovery and insolvency - Development appraisals
- Insurance
- Indirect investment vehicles
- Investment management
- Landlord and tenant
- Leasing and letting
- Legal/regulatory compliance
- Loan security valuation
- Local taxation/assessment
- Planning and development management
- Property finance and funding
- Property management
- Purchase and sale
- Strategic real estate consultancy
Plus one to Level 3 or two to Level 2 from either the Core Competencies or Optional Competencies.
You play a role in the whole lifecycle of an organisation’s property portfolio, with responsibilities including the analysis and strategic planning of property requirements and managing property in a way that ensures it is occupied to its maximum benefit. You have the potential to make a huge impact on the operation of a business and the experience of its employees.
Associate Member (AssocRICS)
For associate membership, there is no sector pathway for Corporate Real Estate. However, you may be interested in our sector pathway for either Commercial Real Estate or Valuation.
Chartered Member (MRICS)
To become a Chartered Member on the Corporate Real Estate pathway, you will be assessed against four Core Competencies and five of the Optional Competencies.
Core Competencies
- Business alignment or Strategic real estate consultancy (Level 3).
- Business case (Level 2).
- Landlord and tenant or Property management (Level 2).
- Valuation (Level 1).
Optional Competencies: three to Level 3 and one to Level 2
- Change management
- Inspection
- Leasing and letting
- Local taxation/assessment
- Measurement
- Performance management
- Procurement and tendering
- Programming and planning
- Purchase and sale
- Strategic real estate consultancy
- Supplier management
- Sustainability
- Valuation
- Workspace strategy
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
You are responsible for the total management of all services and built environment infrastructure that support the core business of an organisation. You require knowledge across the whole range of asset and built environment activities while also embracing significant change management and mobilisation programmes.
Associate Member (AssocRICS)
To become an Associate Member on the Facility Management pathway, you will be assessed against six out of seven Core Competencies.
Core Competencies
- Analysis of client requirements.
- BIM management.
- Contract practice.
- Procurement and tendering.
- Project financial control and reporting.
- Property management.
- Supplier management.
Chartered Member (MRICS)
To become a Chartered Member on the Facility Management pathway, you will be assessed against four out of 10 Core Competencies and four of the Optional Competencies.
Core Competencies: two to Level 3 and two to Level 2
- Asset management.
- Business alignment.
- Client care (must be to Level 3).
- Legal/regulatory compliance.
- Maintenance management.
- Performance management.
- Procurement and tendering.
- Project finance.
- Supplier management.
- Workspace strategy.
Optional Competencies: two to Level 3 and one to Level 2
- Big data
- BIM management
- Business case
- Change management
- Commercial management
- Conflict avoidance, management and dispute resolution procedures or Data management or Health and safety (must be taken to Level 3) or Inclusive environments or Sustainability
- Construction technology and environmental services
- Consultancy services
- Contract administration
- Contract practice
- Design and specification
- Environmental management
- Landlord and tenant
- Managing projects
- Measurement
- Risk management
- Smart cities and intelligent buildings
- Stakeholder management
- Strategic real estate consultancy
- Waste management
- Works progress and quality management
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
You work on built infrastructure projects in transport, energy, petrochemicals, oil and gas, mining and resources, or water. You are responsible for the project and cost management of the infrastructure from inception to post-completion. Your skills will cover project finance, building information modelling (BIM) and asset management.
Associate Member (AssocRICS)
For associate membership, there is no sector pathway for Infrastructure. However, you may be interested in our sector pathway for either Planning and Development or Quantity Surveying and Construction.
Chartered Member (MRICS)
To become a Chartered Member on the Infrastructure pathway, you will be assessed against five Core Competencies and three of the Optional Competencies.
Core Competencies: to Level 3
- Engineering science and technology (mandatory).
- Client care.
- Contract practice.
- Cost prediction and analysis.
- Procurement and tendering.
- Programming and planning.
- Project controls.
- Quantification, costing and price analysis.
- Risk management.
Optional Competencies: two to Level 2
- Asset management
- BIM management
- Compulsory purchase and compensation
- Conflict avoidance, management and dispute resolution procedures or Sustainability
- Contract administration
- Cross cultural awareness in a global business
- Leading projects, people and teams
- Managing projects
- Project finance
- Stakeholder management
- Supplier management
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
You are a natural strategist, working in any organisation where real estate plays a significant part in the business. You are trained in economics, business and management skills and provide consultancy skills to identify and implement business solutions to real estate problems at any stage of the land and property lifecycle.
Associate Member (AssocRICS)
For associate membership, there is no sector pathway for Management Consultancy. However, you may be interested in our sector pathway for Project Management.
Chartered Member (MRICS)
To become a Chartered Member on the Management Consultancy pathway, you will be assessed against four Core Competencies and three of the Optional Competencies.
Core Competencies
- Business case.
- Business planning.
- Consultancy services.
- Research methodologies and techniques.
Optional Competencies: one to Level 3 and one to Level 2
- Business alignment
- Change management
- Corporate finance
- Corporate recovery and insolvency
- Data management
- Development appraisals
- Development projects/briefs
- Economic development
- Managing resources
- Performance management
- Programming and planning
- Property finance and funding
- Smart cities and intelligent buildings
- Strategic real estate consultancy
- Workspace strategy
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
You promote the use of effective land management and administration as one of the primary drivers behind sustainable development. This is not only about the physical aspects of the built and natural environment, but also the social, economic and environmental aspects. Your strategic perspective, combined with practicality, allows you to help achieve the world’s sustainable development needs.
Associate Member (AssocRICS)
For associate membership, planning and development is covered within the sector pathway for Land.
Chartered Member (MRICS)
To become a Chartered Member on the Planning and Development pathway, you will be assessed against six Core Competencies and three of the Optional Competencies.
Core Competencies
- Development appraisals (Level 3).
- Planning and development management or Spatial planning policy and infrastructure (Level 3).
- Legal/regulatory compliance (Level 2).
- Valuation (Level 2).
- Measurement (Level 1).
- Surveying and mapping (Level 1).
Optional Competencies: two to Level 3
- Access and rights over land
- BIM management
- Cadastre and land administration
- Compulsory purchase and compensation
- Contaminated land
- Design and specification
- Development/project briefs
- Economic development
- Environmental assessments
- Housing strategy and provision
- Leasing and letting
- Management and regeneration of the built environment
- Masterplanning and urban design
- Measurement
- Planning and development management or Spatial planning policy and infrastructure (whichever is not selected as a core competency)
- Project finance
- Purchase and sale
- Risk management
- Strategic real estate consultancy
- Surveying and mapping
- Sustainability
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
You occupy a central role in the development process driving successful completion of construction projects. From developing the project brief to selecting, appointing and coordinating project teams, you represent clients through the full construction programme, managing the inputs clients, consultants, contractors and other stakeholders.
Associate Member (AssocRICS)
To become an Associate Member on the Project Management pathway, you will be assessed against six out of eight Core Competencies.
Core Competencies
- Commercial management of construction.
- Construction technology and environmental services.
- Contract practice.
- Procurement and tendering.
- Programming and planning.
- Project administration.
- Project evaluation.
- Risk management.
Chartered Member (MRICS)
To become a Chartered Member on the Project Management pathway, you will be assessed against eight Core Competencies and two of the Optional Competencies.
Core Competencies
- Contract practice (Level 3).
- Development/project briefs (Level 3).
- Leading projects, people and teams (Level 3).
- Managing projects (Level 3).
- Programming and planning (Level 3).
- Construction technology and environmental services (Level 2).
- Procurement and tendering (Level 2).
- Project finance (Level 2).
Optional Competencies: one to Level 2
- Accounting principles and procedures or Communication and negotiation (must be to Level 3) or Conflict avoidance, management and dispute resolution procedures or Sustainability
- BIM management
- Commercial management
- Consultancy Services
- Contract administration
- Development appraisals
- Legal/regulatory compliance
- Maintenance management
- Performance management
- Purchase and sale
Stakeholder management - Supplier management
- Works progress and quality management
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
You are involved in services relating to property finance advice or provision, or indirect property investment. You may work within a bank or other financial institution or be from a property firm that supports or manages property as an investment class. Although your focus is on the financial attributes of property, rather than its physical attributes, you also require experience of inspecting buildings.
Associate Member (AssocRICS)
For associate membership, there is no sector pathway for Property Finance and Investment. However, you may be interested in our sector pathway for either Quantity Surveying and Construction or Valuation.
Chartered Member (MRICS)
To become a Chartered Member on the Property Finance and Investment pathway, you will be assessed against five Core Competencies and three of the Optional Competencies.
Core Competencies: three to Level 3 and one to Level 2
- Financial modelling.
- Inspection.
- Investment management (including fund and portfolio management).
- Property finance and funding.
- Valuation (Level 1).
Optional Competencies: one to Level 3 and one to Level 2
- Accounting principles and procedures
- Capital taxation
- Corporate finance
- Development appraisals
- Indirect investment vehicles
- Landlord and tenant
- Leasing/letting
- Local taxation/assessment
- Property management
- Purchase and sale
- Research methodologies and techniques
- Strategic real estate consultancy
- Valuation
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
You are the cost manager for construction projects. This will initially involve the capital expenditure phase of a building or facility, from feasibility to design and construction. You can also be involved with extensions, refurbishment, maintenance and demolition of a facility. Your experience may be in residential, commercial, industrial, leisure, agricultural or retail facilities; for all you require the ability to manage cost effectively, equating quality and value with individual client needs.
Associate Member (AssocRICS)
To become an Associate Member on the Quantity Surveying and Construction pathway, you will be assessed against five Core Competencies and one of the Optional Competencies.
Core Competencies
- Construction technology and environmental services.
- Contract practice.
- Procurement and tendering.
- Project financial control and reporting.
- Quantification and costing of construction works.
Optional Competencies
- BIM management
- Commercial management of construction
- Design economics and cost planning
Chartered Member (MRICS)
To become a Chartered Member on the Quantity Surveying and Construction pathway, you will be assessed against six Core Competencies and two of the Optional Competencies.
Core Competencies: to Level 3
- Commercial management (of construction works) or Design economics and cost planning.
- Construction technology and environmental services.
- Contract practice.
- Procurement and tendering.
- Project finance (control and reporting).
- Quantification and costing (of construction works).
Optional Competencies: two to Level 2
- Capital allowances
- Commercial management (of construction works) or Design economics and cost planning (whichever is not selected as core competency)
- Conflict avoidance, management and dispute resolution procedures or Sustainability
- Contract administration
- Corporate recovery and insolvency
- Due diligence
- Insurance
- Programming and planning
- Project feasibility analysis
- Risk management
For the Research pathway, you must demonstrate competence in research that is applied to the delivery of solutions to a wide range of projects, employing a range of approaches and relating to numerous locations. There is no separate guide for the Research pathway. This is because the competencies and areas of knowledge and practice belong to one of the other pathways.
The core competencies you will have to demonstrate that are research-specific to Level 3 are:
- client care
- data management
- research methodologies and techniques
The other technical competencies selected from that pathway should be demonstrated, in most cases, to Level 1. So, while assessors will need to be assured you have a genuine theoretical knowledge, you do not need to evidence any practical experience.
Your assessment is based on your ability to conduct and report on research. The main focus will be on your skills as a researcher. Questioning at final assessment will be about actual research projects you have undertaken. For example:
- how did you establish the client brief?
- what information sources did you identify?
- how did you organise the data?
- how did you organise the project as a whole?
- what techniques and methodologies did you use for data collection, storage and analysis?
- how effectively did you consider the client’s information needs, present your findings, and cover aspects that will shed genuine light on a problem so that the client got the maximum benefit from the research?
You are committed to the smooth operation of the housing market by specialising in one or more of the following services: sale, purchase or lettings, residential development, planning, investment or lending, property management, surveys, or valuation. You may specialise further based on your employer and client-base, where your focus may be on single private dwellings, residential blocks, social housing or large community developments.
Associate Member (AssocRICS)
There are three different options within Residential pathway: Real Estate Agency, Residential Property Management or Residential Survey and Valuation.
Real Estate Agency
To become an Associate Member on the Real Estate Agency pathway, you will be assessed against six out of seven Core Competencies.
Core Competencies
- Landlord and tenant.
- Leasing/letting.
- Legal/regulatory compliance.
- Market appraisal.
- Measurement and inspection of land and property.
- Property records/information systems.
- Purchase and sale.
Chartered Member (MRICS)
To become a Chartered Member on the Residential pathway, you will be assessed against four out of 12 Core Competencies and four of the Optional Competencies.
Core Competencies: two to Level 3 and two to Level 2
- Building pathology.
- Housing maintenance, repairs and improvements.
- Housing management and policy.
- Housing strategy and provision.
- Inspection (mandatory to at least Level 2).
- Leasing and letting.
- Legal/regulatory compliance.
- Market appraisal.
- Measurement (mandatory to at least Level 2).
- Property management.
- Purchase and sale.
- Valuation (mandatory to at least Level 2).
Optional Competencies: two to Level 3 and one to Level 2
- Auctioneering
- Capital taxation
- Compulsory purchase and compensation
- Conflict avoidance, management and dispute resolution procedures or Sustainability
- Data management
- Development appraisals
- Environmental assessments
- Indirect investment vehicles
- Investment management (including fund and portfolio management)
- Land use and diversification
- Landlord and tenant
- Loan security valuation
- Local taxation/assessments
- Maintenance management
- Planning and development management
- Property management
- Purchase and sale
- Risk management
- Spatial planning policy and infrastructure
- Strategic real estate consultancy
- Supplier management
Plus one to Level 2 from either the Core Competencies or Optional Competencies.
Residential Property Management
To become an Associate Member on the Residential Property Management pathway, you will be assessed against six of the nine Core Competencies.
Core Competencies
- maintenance management
- property management
- property management accounting
- relationship management and dispute handling
- applied sustainability
- housing management and policy
- landlord and tenant
property - records/information systems
- risk management
You will produce high quality valuations based on robust practice standards. Professional valuations are vital to a healthy property/asset market and a stable economy, forming the basis of performance analysis, financing decisions, transactional or development advice, dispute resolution, taxation and various statutory applications.
Associate Member (AssocRICS)
To become an Associate Member on the Valuation pathway, you will be assessed against five Core Competencies plus one of the Optional Competencies.
Core Competencies
- Inspection.
- Legal/regulatory compliance.
- Measurement of land and property.
- Property records/information systems.
- Valuation.
Optional Competencies
- Analysis and appraisal
- Building pathology
Chartered Member (MRICS)
To become a Chartered Member on the Valuation pathway, you will be assessed against three Core Competencies and up to four of the Optional Competencies.
Core Competencies: to Level 3
- Inspection.
- Valuation.
- Measurement (to Level 2)
Optional Competencies: three to Level 3, or two to Level 3 and two to Level 2
- Accounting principles and procedures or Conflict avoidance, management and dispute resolution procedures or Data management or Sustainability
- Auctioneering
- Building pathology
- Capital taxation
- Compulsory purchase and compensation
- Construction technology and environmental services
- Contaminated land
- Corporate recovery and insolvency
- Development appraisals
- Indirect investment vehicles
- Insurance
- Investment management (including fund and portfolio management)
- Landlord and tenant
- Leasing and letting
- Legal/regulatory compliance
- Loan security valuation
- Local taxation/assessment
- Planning and development management
- Property finance and funding
- Property management
- Purchase and sale
- Strategic real estate consultancy
- Valuation of businesses and intangible assets
You will produce high quality valuations of businesses and other intangible assets based on robust practice standards. Professional valuations are vital to a healthy market and a stable economy, forming the basis of performance analysis, financing decisions, transactional or development advice, dispute resolution, taxation and various statutory applications.
Associate Member (AssocRICS)
For associate membership, there is no sector pathway for Valuation of Business and Intangible Assets. However, you may be interested in our sector pathway for Valuation.
Chartered Member (MRICS)
To become a Chartered Member on the Valuation of Business and Intangible Assets pathway, you will be assessed against four Core Competencies and up to four of the Optional Competencies.
Core Competencies: to Level 3
- Accounting principles and procedures.
- Asset identification and assessment.
- Valuation of businesses and intangible assets.
- Valuation reporting and research.
Optional Competencies: one to Level 3 or two to Level 2
- Capital allowances
- Compulsory purchase and compensation
- Corporate finance
- Corporate recovery and insolvency
- Purchase and sale
- Taxation
Plus one to Level 3 and two to Level 2 from either the Core Competencies or Optional Competencies.
