RICS describes itself as a globally recognised professional body that develops and enforces international standards. It maintains a Find a surveyor section that refers to 40,000+ surveying firms. Membership is voluntary, and RICS is not a government body or a regulator of every surveyor. Being an RICS member and being a regulated firm are two different things.
The letters on a quote can mean different things. This guide explains the grades, who may say chartered and what a regulated firm has to have, so that you know what to check before you pay.
In Scotland, the Home Report includes a document called the Single Survey. Only surveyors registered with or authorised to practise by the Royal Institution of Chartered Surveyors can produce it.
What the letters AssocRICS, MRICS and FRICS mean
When you compare surveyors, you will see specific letters after their names. These grades show how the person qualified and the level of experience they hold.
Associate member
A surveyor using the letters AssocRICS is an Associate Member. This grade is designed for professionals with work-based experience. To qualify, a person needs four years of relevant experience, or they can qualify with two years of experience plus an approved qualification at RQF level 3, 4 or 5. They can also enter with one year of experience plus an RQF level 6 qualification.
Applicants must pass the RICS Professionalism Module and complete at least 20 hours of continuing professional development each year.
Chartered member
A surveyor using the letters MRICS is a Chartered Member. This grade is for people who hold a bachelor's degree, an approved professional qualification or ten years of relevant experience.
The most common route to achieving this status is by passing the Assessment of Professional Competence. The body also offers senior professional, specialist and academic routes for people entering from different backgrounds.
Fellow
A surveyor using the letters FRICS is an RICS Fellow. The professional body describes this grade as a mark of distinction and an international measure of excellence.
To be eligible to apply for fellowship, a professional must already be a Chartered Member with a minimum of five years of post-qualification experience.
Who can call themselves a chartered surveyor
RICS says only its members and fellows may call themselves chartered and use the letters MRICS or FRICS after their names. An Associate Member holding the AssocRICS grade is a qualified professional, but they are not permitted to call themselves a chartered surveyor.
To reach chartered status, a surveyor must hold recognised qualifications and experience before passing their Assessment of Professional Competence. After gaining the status, they must maintain their continuing professional development. These are mandatory rules set by RICS.
A member is not the same as a regulated firm
It is easy to assume that hiring a qualified surveyor means dealing with a regulated company. A member is an individual person, while a regulated firm is the business they work for. The two are entirely separate things.
An individual surveyor can hold MRICS status and follow all the rules for their personal membership, but they might work for a company that is not regulated by the professional body. The database for checking a member is for people, and the firm service is completely separate. Not every firm listed on the firm search is regulated.
The consumer protections described below belong to regulated firms. Always check the status of the firm on your quote, rather than relying solely on the letters after the surveyor's name.
What a regulated firm has to have in place
When a firm is regulated, it must confirm that it meets specific eligibility criteria and that its managers are suitable. It must also follow the RICS Rules of Conduct. This is what RICS sets out for a regulated firm.
A regulated firm must have the following in place, and UK firms also have client money protection:
- A formal complaints handling procedure so you know exactly how to raise an issue.
- Free access for consumers to an independent alternative dispute resolution provider.
- Professional indemnity insurance meeting RICS standards.
- Client money protection, for UK firms.
RICS notes that professional negligence is something professional indemnity insurance usually covers. The Client Money Protection Scheme does not cover it.
What RICS membership proves and what it does not
Seeing RICS named on a quote is a reason to check, not a reason to stop checking. Membership and regulation show certain things and leave others open.
The table below outlines what membership and regulation confirm, and what they do not cover.
|
What it proves |
What it does not |
|---|---|
|
The individual has passed formal assessments and holds recognised qualifications or experience. |
That a house survey guarantees a property is entirely free of hidden defects. |
|
A chartered surveyor must keep up continuing professional development under RICS rules. |
That the individual is a chartered surveyor, unless they specifically hold MRICS or FRICS. |
|
A regulated firm holds professional indemnity insurance meeting set standards. |
Compensation from RICS, which says it does not have the regulatory remit to award it to consumers. |
|
A regulated firm provides free access to an alternative dispute resolution provider. |
That every firm listed on the Find a Surveyor website is regulated. |
These points show the standard protections you get when you hire a regulated firm. The exact physical checks your surveyor carries out will depend on the terms of engagement you sign before the inspection.
How to check a member or a firm
You should always verify a surveyor's credentials before you pay them. Do not rely solely on what a website claims. RICS warns consumers about fraudulent, AI-generated websites that claim an affiliation with RICS or its regulated members.
You can check your surveyor is qualified and RICS regulated by running two separate searches on the official databases. The basic process takes only a few minutes.
- Search the RICS member database for the individual person by name, town, country, member grade and other filters.
- If you cannot find the individual online, email membership@rics.org to check their membership status.
- Search the separate firm service at ricsfirms.com to look up the surveying business.
- Look for the words "RICS Regulated" on the search cards and office listings, as not every firm on the Find a Surveyor site is regulated by RICS.
If a firm claims to be regulated but does not show "RICS Regulated" on the firm service, take that seriously and ask RICS to confirm it.
If something goes wrong and how a complaint works
Even with a regulated firm, things can go wrong. If you use a regulated firm, RICS sets out a clear route for raising a complaint.
First, send your complaint to the firm, using its own complaints handling procedure.
If the firm does not resolve the complaint to your satisfaction, you can use the alternative dispute resolution provider. Consumers get access to this service free of charge, and the provider can award compensation in some cases.
If you believe the firm or the member has breached professional rules, you can report your concerns to the professional body through its website or by emailing complaints@rics.org. RICS sanctions against members or firms include a reprimand, undertakings, a fine, conditions, expulsion for members, or removal from the register for firms.
What RICS cannot do for you
RICS says it does not have the regulatory remit to award compensation to consumers. Professional negligence is something professional indemnity insurance usually covers, and the Client Money Protection Scheme does not cover it.
UK firms also have client money protection, which RICS describes as a scheme of last resort.
Common questions
Do I have to use an RICS surveyor to buy a house?
RICS membership is voluntary, so it is not a rule that every surveyor must belong. Ask your lender and conveyancer which surveyors and valuers they accept before you instruct anyone.
Is an Associate Member the same as a chartered surveyor?
No. AssocRICS is the grade for people with work-based experience, and RICS says only its members and fellows may call themselves chartered and use MRICS or FRICS after their names. The letters on the quote tell you which grade they hold.
Does the number of firms in the RICS Find a surveyor section mean they are all regulated?
No. The RICS home page refers to 40,000+ surveying firms in its Find a surveyor section, but not every firm listed on the Find a Surveyor website is regulated by RICS. Regulated firms show "RICS Regulated" on search cards and office listings.
Can I check someone's membership by email?
Yes, RICS says you can email membership@rics.org to check membership status. Concerns about a member or a firm can be reported to RICS through its website or by email to complaints@rics.org.
What can the alternative dispute resolution provider do?
If a regulated firm does not resolve a complaint, consumers can use the alternative dispute resolution provider free of charge. RICS says such providers can award compensation in some cases. RICS itself does not have the regulatory remit to award compensation to consumers.
What does a chartered surveyor have to do to qualify?
RICS says chartered surveyors must hold recognised qualifications and experience before passing the Assessment of Professional Competence, which is the most common route to MRICS. The other routes listed are senior professional, specialist and academic. After gaining chartered status they must keep up continuing professional development, which RICS describes as mandatory rules set by RICS.
Who can be a Fellow?
Chartered Members with a minimum of five years post qualification are eligible to apply for fellowship. RICS describes FRICS as a mark of distinction and an international measure of excellence, and as the highest level of membership.
Can RICS award me compensation?
No. RICS says it does not have the regulatory remit to award compensation to consumers. If a regulated firm does not resolve a complaint, you can use the alternative dispute resolution provider free of charge, and such providers can award compensation in some cases.
What sanctions can RICS apply?
RICS sanctions against members or firms include a reprimand, undertakings, a fine, conditions, expulsion for members, or removal from the register for firms. Concerns can be reported through the RICS website or by email to complaints@rics.org.
Where do I look for a regulated firm?
RICS says you can check a firm on its Find a Surveyor service at ricsfirms.com. Regulated firms show RICS Regulated on search cards and office listings, and not every firm listed on the service is regulated.
Your next steps
Before you pay for a survey, take the time to confirm exactly who you are instructing. Knowing the difference between an associate member and a chartered surveyor will help you choose a chartered surveyor who has the right experience for your property.
- Look at your quote to see if the surveyor holds the AssocRICS, MRICS or FRICS grade.
- Search the member database to check the individual person is active and qualified.
- Search the firm service to confirm the business is clearly listed as regulated.
- Ask for the terms of engagement so you know exactly what the inspection includes and excludes.
- Get two or three like-for-like quotes that clearly state the survey level and turnaround time.
Once you are confident the firm is regulated and the surveyor is qualified, you can formally instruct them to inspect the property. When you are ready to start comparing prices and availability, you can find a surveyor near you. A listing on this site does not show whether a surveyor is an RICS member or a firm is regulated by RICS.
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