He was commissioned by RICS to do the research and he is Under the current system, RICS is responsible both for representing the interests of members and for protecting the interests of the public through their powers to discipline members. The royal charter, dating back some 150 years and which recognizes RICS as the professional body for surveyors and valuers, stresses that the public interest should come first. In a statement Carsberg added: "The key issue is whether you can engage in both representation and regulation. Clearly there is a conflict between the two."

The report makes 36 recommendations, including a new regulatory board comprising independently-selected members and laymen. It also called for the regulation of firms as well as members and the development of definitions outlining how each should be dealt with.

Under the proposal, firms would also be required to submit information on complaints received and outcomes at least once a year. In addition, the Property Ombudsman scheme, piloted in Scotland, would be extended to the whole United Kingdom. Under this scheme, an independent ombudsman arbitrates on housing disputes or complaints brought by members of the public against surveyors.

The decision by RICS to commission an independent review by a former regulator follows recent government-sponsored investigations of other UK professions, in particular lawyers, actuaries and doctors. The concern of ministers was that a conflict of interest between the representative and the regulatory functions of professional bodies in general meant that on occasion the public interest was compromised. The series of reviews have looked at whether regulatory powers should be taken away from professional bodies and vested in independent organisations. Carsberg disagreed, suggesting RICS retain the regulatory powers but these be separated from the representative function.

The governing council has agreed unanimously to accept the report without debate and the board now has three months to come up with a development plan and the proposals. "RICS welcomes the Carsberg Report," Steven Gould, RICS director of regulation states. "It presents us with a great opportunity to demonstrate that regulation can work for both members and the public without being unduly expensive or bureaucratic.