From ‘referred’ to FRICS: Reflections and practical advice

In autumn 2006, I applied to sit my final APC assessment. At the time, I worked for a small estate agent/ surveying firm in the North East of England. My mentor, a partner in the business, was the only chartered surveyor in the firm. There was pressure for me to qualify as quickly as possible so I could begin servicing client work.
No one at the company had been through the APC. My mentor, although supportive and an excellent surveyor, had qualified via the old correspondence route and wasn’t well-positioned to guide me through the modern process.
Truthfully, neither of us knew what to expect.
Interview Day
On the day of my interview, I drove an hour and a half to Elland Road Stadium in Leeds (Leeds United’s ground) where the assessments were held in the hospitality boxes. I remember standing beside the other nervous candidates as we knocked in unison on the doors to our respective rooms.
Inside, three assessors sat behind a desk. An auditor was positioned in the corner behind me. It was an intimidating setting.
After brief introductions, I delivered my presentation. What followed felt like a mauling. Any confidence I had evaporated quickly. I walked out of that room feeling shattered.
I was referred, and rightly so. I wasn’t ready. But at least now I understood what I was up against.
Over the next six months, I studied harder than I ever had. Evenings and weekends were sacrificed. My girlfriend (now wife) lived two and a half hours away in Hull, and the APC meant less time with her. But we made it work. Short-term pain for long-term gain.
Still lacking proper guidance, I tried to learn everything. It was a stressful time, compounded by the pressure to qualify. Around then, we took on another trainee. He was older, more experienced, and a good communicator. Having someone else on the journey made a big difference. We leaned on each other, and we’re still friends today.
Take Two
Spring 2007 arrived. This time, I felt ready. The assessment was tough, but I held my own. Some answers were solid, others less so, but I was hopeful.
A few weeks later, the envelope arrived. Back then, you knew the result instantly: if “MRICS” appeared through the window, you’d passed.
It wasn’t there.
I remember sitting on my bed, letter in hand, sobbing down the phone to my mum like I did when I was a little kid.
I told her I didn’t think I had it in me. That I wasn’t clever enough. That I’d failed.
What made it harder was that my colleague had passed. I dried my eyes, returned to the office, shook his hand, and congratulated him. I was genuinely pleased for him, but it was hard to hide my own disappointment.
My supportive colleagues, including my friend, gave me a look of quiet sympathy I’ll never forget.
I gave myself time to regroup, then got back to work. My job depended on it. I redoubled my efforts - evenings, weekends - I’ve never worked harder in my life than I did in that period.
Third time’s the charm
Autumn 2007 came around. I returned to Leeds for a third time. Another grilling. But I walked out feeling I’d done okay.
On results day, I rushed home. I saw the postman a few houses away and begged him for my letter. He was hesitant (rules about posting through box and all) but eventually handed it over.
There it was: “Adrian Drummond, MRICS.”
Elation doesn’t begin to cover it. I’d done it. On my third attempt, I had finally passed.
That was November 2007. A few weeks later, the market crashed, but that’s another story…
Fast-forward almost two decades. I’ve had a fulfilling career as a Chartered Surveyor. Today, I head up a training academy for a national surveying firm. I created our APC training program, have sat on the other side of the table as an assessor, and I’ve recently been awarded Fellowship of RICS.
The best part of my job? Watching others succeed. In session one this year, one of our candidates qualified. Last year, another, who had previously been referred, passed after joining our programme. He’s now in a senior role in our business.
To anyone who’s just been referred, or might be referred again - don’t give up.
I know how it feels. The APC can be overwhelming, anxiety-inducing, and at times soul-crushing. Being referred can feel like being exposed. Like you’re not good enough. That imposter syndrome hits hard. But you are good enough.
What to do if you have been referred:
Take a breath - you’re not alone
First and foremost, give yourself a break and don’t be too hard on yourself. The estimated referral rate for candidates on their first attempt is between 30-40%, you are far from alone.
Capture what you can
Write down all the questions you remember from your assessment. While it’s unlikely you’ll be asked the exact same questions next time, this exercise will help you identify areas to focus your revision. It can also be useful to share these (provided they are generic and not specific to your personal experience) with peers who are also preparing (just be mindful of confidentiality and the RICS’s stance on plagiarism).
Give yourself some space
Take time to decompress. Spend time with friends or family, do something you enjoy, and allow yourself the mental space to reset. You’ll return more focused and ready to tackle the next steps.
Review your referral report carefully
Read through your referral report thoroughly. Take the feedback on board. It should guide your future study and highlight any areas where more experience is needed. If necessary, attend CPD sessions targeted at these competencies.
Update your submission documents
Make any changes recommended to your Summary of Experience or Case Study. Even if not specifically required, consider updating your Summary of Experience to reflect your most recent work, especially given you now have several months before your next submission. Remember that RICS guidance, professional standards, and topical issues evolve, and your documentation must reflect this.
If your case study exceeds 24 months old at the time of your next assessment, you will need to prepare a new one.
Continue with your diary (if structured training) and update your CPD record
Ensure your diary entries remain up to date and that your CPD Record meets the required minimum of 48 hours per annum (counted back from the date of your submission).
Lean on your support network Speak to your counsellor, colleagues, or anyone your firm has appointed to support APC candidates. If possible, arrange mock interviews and targeted Q&A sessions. Many candidates benefit from informal peer-led study groups. Join APC support groups on social media and practice your presentation until you know it inside and out.
Common pitfalls to avoid
- Know your submission inside out: One common area where candidates struggle is not knowing their Summary of Experience in sufficient detail. If you claim a sound knowledge of a professional standard, be prepared to demonstrate it. If an assessor asks you about a specific example at level 2 or level 3, for example, from your Building Pathology competency, you must be able to firstly remember it and secondly clearly explain your reasoning and actions.
- Don’t overlook ethics: Ethics is often underestimated, yet it’s one of the most important areas. Don’t let it fall behind your technical competencies. A single poor response on an ethical scenario can result in a referral, even if the rest of your interview went well. Treat it as a top priority.
Access additional support
LionHeart offers excellent support services, including mock presentation practice, counselling, and wellbeing services. You can contact them on 0800 009 2960.
Assess your readiness
Consider whether you need more time. This might be a difficult conversation to have, especially if your employer is eager for you to re-sit quickly, but it’s important to be honest with yourself. If you’re not ready, it’s better to delay than risk another referral. A good employer will understand and support you.
Focus on the positives
You now have the benefit of experience. You know what to expect. You’ve identified your weaknesses, and you’re better placed to strengthen them. This will not only help you pass next time, it will make you a stronger, more well-rounded surveyor.
Stay committed - you will get there!
Put the work in. Trust the process. You can do it and you will do it.
And when you finally see those letters after your name, you’ll know:
it was all worth it.
Adrian Drummond FRICS is head of Academy Services at SDL Surveying. A long-time supporter of LionHeart, he is now a volunteer ambassador for us.