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Full detail: Where this data comes from
RICS, the Royal Institution of Chartered Surveyors, is the British royal-chartered professional body founded in London in 1868 that qualifies, regulates and sets standards for surveyors, valuers and built-environment professionals worldwide, with the United Kingdom as its home market. In the property value chain it sits on the professional and valuation side rather than the listings side: it writes the RICS Valuation - Global Standards (the Red Book, incorporating IVS), the RICS Home Survey Standard, RICS Property Measurement / IPMS, ICMS, ILMS and the Rules of Conduct, it regulates roughly 12,000 RICS-regulated firms, and it runs the consumer-facing Find a Surveyor directory at ricsfirms.com and the isurv knowledge platform. Because the United Kingdom has no MLS, there is no RESO here at all - no RESO Web API or Data Dictionary certification, no OData $metadata, no Universal Property Identifier - so the "certified but unreachable" pattern does not apply; there is simply no listing-data certification layer in this market. What RICS does publish is genuinely machine-readable: the RICS Data Standard (RDS) 3.3.3 is an MIT-licensed JSON Schema and XSD covering land, property and infrastructure assets and incorporating ICMS, ILMS, IPMS, IVS and IBOS, hosted openly on GitHub at RICS-Data-Standard/RDS and downloadable anonymously. RICS also operates one real production API - the DigitalCommunity API at api.rics.org, whose OpenAPI 3.0.1 contract is served publicly and anonymously from a live Swagger UI - but it is not a public data API: it exposes RICS firm regulation schemes, PII and redress records, subscriptions, payments, member profiles and survey-writer integration, and its own description states that credentials must first be issued by RICS. There is no developer portal, no self-serve signup, and no open dataset from RICS; the UK's open property data layer belongs to HM Land Registry and Ordnance Survey, not to the professional body.
APIs.json: https://raw.githubusercontent.com/api-evangelist/rics/refs/heads/main/apis.yml
- Real Estate
- United Kingdom
- Industry Body
- Valuation
- Standards
- Surveying
- Property Measurement
- Regulation
- Construction
- PropTech
- Created: 2026-07-26
- Modified: 2026-07-26
The RICS DigitalCommunity API is a live, RICS-operated REST API served from api.rics.org whose OpenAPI 3.0.1 contract is published anonymously and without credentials at https://api.rics.org/swagger/v1/swagger.json (HTTP 200, 67,992 bytes, fetched 2026-07-26) and rendered in a Swagger UI at https://api.rics.org/. It carries 16 operations across seven tags — Token, Profile, Regulation, Payment, SurveyWriter, AzureStorage and OlaMerchantPost — and its schemas are unmistakably those of a professional regulator: RegulationScheme, SchemeLicenceType, SchemeLicenceStatus, PiiInsurer, RedressProvider, MemberDesignation, ProfessionalGrade, RegulatedOrganisationType, SurveyingService, SurveyWriterModel, RegulationSubscription and RegulationQuote. This is the machinery behind RICS firm regulation, professional indemnity insurance and redress declarations, subscription billing and survey-writing software integration — it is NOT a property, listings or valuation-data API. Access is not self-serve. The specification's own info.description states that "to use this API, you need to have been first been issued a username and password by RICS", which are POSTed as a JSON User object to /token to receive a short-lived bearer JWT that must accompany every subsequent request. No application form, pricing page, terms page or developer documentation for this API was found on any RICS property; the closest published route is the RICS Tech Partner Programme. Probed anonymously on 2026-07-26, GET /api/Profile/1 returned HTTP 401 and GET /token returned HTTP 405, confirming the surface is live and enforcing authentication.
- Human URL: https://api.rics.org/
- Base URL:
https://api.rics.org
- Regulation
- Membership
- Payments
- Surveying
- Professional Body
- OpenAPI — harvested verbatim from
https://api.rics.org/swagger/v1/swagger.jsonon 2026-07-26 (HTTP 200) - API Reference — Swagger UI, public and anonymous, "try it out" disabled
- Partners — RICS Tech Partner Programme
- Website
- About
- Standards and Guidance
- Red Book — RICS Valuation Global Standards
- RICS Property Measurement, 2nd edition (IPMS)
- RICS Data Standards
- JSON Schema — RICS Data Standard 3.3.3 (MIT)
- XML Schema — RICS Data Standard 3.3.3 (MIT)
- Data Model — RDS description block
- Example — RDS reference instance
- Example — IPMS
- Example — ICMS
- Source Code
- GitHub Organization
- OpenID Connect discovery
- Login
- Regulation
- Find a Surveyor
- isurv
- RICS Tech Partner Programme
- News and Insights
- Email — datastandards@rics.org
Certified: No. Posture: No RESO reference found anywhere in the RICS estate.
RESO is a North American construct tied to NAR-affiliated MLSs, and the United Kingdom has no MLS to certify against. RICS is neither RESO-certified nor a candidate for certification, holds no listing data, and runs no OData service — so "certified but not reachable" does not apply here; there is no certification layer for property data in this market at all. No $metadata document exists anywhere in the estate: api.rics.org is an ASP.NET/IIS REST service documented with OpenAPI 3.0.1, not OData. There is no Universal Property Identifier — RICS addresses records by its own regulation-scheme numbers and member/firm identifiers (/api/Regulation/{schemeNumber}, /api/Profile/{id}), while UK property identity is carried by HM Land Registry title numbers and Ordnance Survey UPRN/TOID.
What RICS standardises instead is the professional layer — the Red Book (incorporating IVS), the Home Survey Standard, IPMS, ICMS, ILMS and the Rules of Conduct — plus one genuinely machine-readable contract: the RICS Data Standard (RDS) 3.3.3, an MIT-licensed JSON Schema (draft-04) and XSD published on GitHub at RICS-Data-Standard/RDS, incorporating ICMS, ILMS, IPMS, IVS and IBOS with buildingSMART IFC and OASIS xAL address formats. Every RDS artifact in openapi/ was fetched anonymously with HTTP 200 — no account, no EULA click-through, no membership. That is the sharpest contrast with RESO, whose reso.org downloads sit behind a EULA. RDS is a schema and exchange format only: it defines no transport, no endpoints and no authentication, and RICS operates no service that serves or accepts RDS documents over HTTP.
Gate: partner-only.
Reading the contract costs nothing — https://api.rics.org/swagger/v1/swagger.json returns the full OpenAPI 3.0.1 document to an anonymous GET, and the RDS schemas are MIT-licensed on GitHub. Calling the API is a different matter. The specification states verbatim: "To use this API, you need to have been first been issued a username and password by RICS. These need to be sent in a JSON User object in the body of a POST request to the /token endpoint in order to receive back a secure bearer token." No application form, developer terms page, pricing page or signup flow for this API exists on any RICS property. The only published route into a RICS technology relationship is the RICS Tech Partner Programme, a curated, commercially negotiated partner network — hence partner-only rather than application-approval, because there is no published application to make.
There is no self-serve developer portal. developer.rics.org, developers.rics.org, docs.rics.org, data.rics.org and standards.rics.org all fail DNS resolution. The nearest thing is the bare Swagger UI at https://api.rics.org/, which has tryItOutEnabled: false, offers no signup and issues no keys. (developer.bcis.co.uk is a real Stoplight developer portal, but BCIS was spun out of RICS in 2022 with LDC backing and RICS retains only a minority stake — it is a separate provider.)
Standards PDFs are linked from www.rics.org under /content/dam/ricsglobal/documents/standards/, but this could not be confirmed anonymously: the host is fronted by Imperva Incapsula and answers every path — including the Red Book PDF — with HTTP 200 and a 212-byte JavaScript challenge instead of the document, under both default and full browser headers. The subscription platform isurv.com carries the same standards behind a paid subscription. Treat the free-PDF claim as unverified rather than as a finding.
None. RICS publishes no open, unlicensed, publicly callable dataset. Its market intelligence — the RICS UK Residential Market Survey, Construction Monitor and Commercial Property Monitor — is published as reports and news pages, not as data endpoints. What is open from RICS is specification, not data: the MIT-licensed RICS Data Standard schema. The genuinely open UK property data layer belongs to the public sector — HM Land Registry Price Paid Data under the Open Government Licence and Ordnance Survey's open addressing and mapping products — and none of it comes from RICS.
DigitalCommunity API: Bearer JWT via a proprietary username/password token exchange. The specification declares a single security scheme, Bearer, as type: apiKey, name: Authorization, in: header — "Please enter into field the word 'Bearer' following by space and JWT" — applied globally. POST https://api.rics.org/token takes a JSON User object and returns a short-lived token. Despite issuing JWTs this is not OAuth 2.0: no grant type, no client_id/client_secret, no scopes, no discovery document. Refresh is explicitly pushed onto the client. Anonymous probes on 2026-07-26 returned HTTP 401 from /api/Profile/1 and HTTP 405 from GET /token.
Member sign-in: OpenID Connect over Azure AD B2C — tenant ricsb2clive.onmicrosoft.com (id 88b1d398-08db-4fc1-af82-65ba1595185c), custom policy B2C_1A_RICS_signup_signin, vanity host b2clogin.rics.org, scopes_supported: ["openid"], RS256. The discovery document was fetched anonymously (HTTP 200) and is saved verbatim in openapi/. This is the sign-in for RICS members and customers reached through services.rics.org — it is not a developer authorization surface and issues no API credentials.
Derived and generated by the enrichment pipeline on 2026-07-26 from the published DigitalCommunity OpenAPI, the RICS Data Standard, live anonymous probes and registry searches. Nothing here is a RICS artifact except where the method says searched.
- Authentication profile — the single
Bearerscheme - OAuth scopes — the one scope RICS advertises (
openid, member sign-in) and why the API has none - Well-known index — every
/.well-known/probe and its status, with control probes; no security.txt anywhere - API conventions — no idempotency, no pagination, no expansion, no request-id, no rate-limit signalling
- Error catalog — the
ProblemDetailsenvelope, every declared status, and the undeclared 500 observed on/token - Data model — the 52-schema regulation entity graph, hubbed on
RegulationScheme - Lifecycle — unversioned
v1, no deprecation policy, no SLA, no status page - Changelog — the RDS GitHub release history (v3.3.3 March 2022, v3.2.1 April 2021)
- Conformance — OpenAPI 3.0.1, JSON Schema draft-04, OIDC, IVS/IPMS/ICMS/ILMS/IBOS; no RESO, no OData, no OAuth on the API
- Domain security — TLS 1.3 on both hosts, no HSTS, no DNSSEC, no CAA, SPF and DMARC
p=reject - Packages — none; every registry searched, all hits are name collisions
- MCP server (candidate) and tool crosswalk — RICS runs no MCP server; tools derived from the spec
- OpenAPI Overlay — the
operationIds and tags the published spec never declared - Agentic access — recommended
x-agentic-accesscontracts for all 16 operations - Agent skills — three skills grounded in the real read paths; the writes are deliberately excluded
- llms.txt — generated; RICS publishes none
Not present, verified: no webhooks, events, AsyncAPI, GraphQL, gRPC or MCP server; no SDKs, CLI or components; no sandbox, test credentials or test keys (only an isTest flag on a payment request); no security.txt, vulnerability disclosure programme, bug bounty, trust centre or published certifications; no status page, SLA or deprecation policy; no Postman collection.
- Kin Lane — kin@apievangelist.com