Measurement

Question 1

What does “RICS Property Measurement” Pro Statement say about retaining info on file?

NEED TO ADD DATE AND EFFECTIVE DATE

Answer 1

• purpose of the measurement instruction
• date of the measurement instruction
• date of measurement
• measurement standard adopted
• if IPMS is not used, document reason for departure
• measurement methodology adopted (e.g. laser measure/tape)
• scale of any plans used
• floor area schedule with relevant areas cross-referenced to floor plans
• unit of measurement and conversion factor, if applicable (e.g. sqft to sqm)
• name of RICS member and/or firm responsible

Question 2

What does “RICS Property Measurement” Pro Statement say about accuracy?

Answer 2

Consider parameters when evaluating level of accuracy expected from measured survey:
- what is the purpose of the measurement exercise?
- what are the client’s requirements and expectations in terms of accuracy and confidence in measurement?
- what are the building or site conditions at the time of survey that would influence how measurements are undertaken?
- what are the time/cost elements involved in the measurement and reporting?
- what would be the ramification if the level of accuracy is deemed insufficient for the purpose?

Question 3

What is the definition of GEA, IPMS1, and what is the difference?

Answer 3

GEA = Gross External Area is the area of a building measured externally at each floor level

IPMS1 = The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, reported on a floor by floor basis

IPMS1 includes external open-sided balconies and roof terraces (included but stated separately)

Question 4

What is the definition of GIA, IPMS2, and what is the difference?

Answer 4

GIA = the area of a building measured to the internal face of the perimeter walls at each floor level

IPMS2 = the sum of the areas of each floor level of a building measured to the internal dominant face and reported on a component-by-component basis for each floor level of a building

Question 5

What is the definition of NIA, IPMS3, and what is the difference?

Answer 5

NIA = the usable area within a building measured to the internal face of the perimeter walls at each floor level

IPMS3 = the floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas, and calculated on an occupier-by-occupier or floor-by-floor basis for each building

IPMS3 includes all internal walls and columns and
covered galleries (internal balconies) /
external open-sided balconies /
accessible rooftop terraces
(included but stated separately)

Question 6

What is the definition of “internal dominant face”?

Answer 6

The internal dominant face is the inside finished surface comprising more than 50% of the floor to ceiling height of each IDF wall section.
If such does not occur, then the finished surface is deemed to be the IDF.

Question 7

What are example component areas in relation to property measurement?

Answer 7

A - vertical penetrations
B1 - external wall
B2 - internal structural elements
B3 - internal non-structural elements
C - technical services
D - hygiene areas
E - circulation areas
F - amenities
G - living space (resi)
H - other areas