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PS - APC Commercial > Measurement > Flashcards

Measurement Flashcards

1
Q

What are key RICS documents regarding measurement?

A
  • RICS Property Measurement 2nd Edition 2018
  • RICS Code of Measuring Practice 6th Edition 2015
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2
Q

When was RICS Professional Statement 2nd Edition 2018 effective from?

A

1 May 2018

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3
Q

GEA

A

Gross External Area

The area of a building measured externally at each floor level

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4
Q

GIA

A

Gross Internal Area

The area of a building measured to the internal face of the perimeter wall at each floor level

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5
Q

NIA

A

Net Internal Area

The useable area of a building measured to the internal dominant face of the perimeter wall at each floor level

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6
Q

IPMS

A

International Property Measurement Standards

Published by International Property Measurement Standards Coalition 15 Jan 2023

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7
Q

Benefits of IPMS?

A
  • worldwide consistency
  • increased transparency
  • easier portfolio benchmarking
  • facilitates international trade in property
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8
Q

Component Area in IPMS

A

One of the main elements into which the floor area can be divided

There’s A, B1, B2, B3, C, D, E, F, G, H

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9
Q

If a component area is multifunctional in use, what should it be stated as?

A

State according to principle use

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10
Q

What properties does IPMS currently apply to?

A

All buildings, regardless of their use or occupation

Used to be Offices and Residential as per Property Management 2018 but this needs updating

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11
Q

Dual Reporting

A

Reporting in terms of IPMS and another basis

Can only do this with good reason, EG all comparable evidence is NIA/GIA/GEA so need to compare like with like

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12
Q

When should dual reporting be adopted

A

When there is not enough comparable evidence using the same basis, so the client requests another standard is used as well

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13
Q

Benefit of dual reporting?

A

Facilitates comparative analysis both locally and globally

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14
Q

IPMS 1

A

The sum of the area of each floor level of the building measured to the outer perimeter of external construction features and reported on a floor-by-floor basis

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15
Q

What measurements are included but stated separately in IPMS 1?

A
  • internal balconies
  • external balconies
  • accessible rooftop terraces
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16
Q

What areas are excluded in IPMS 1?

A
  • external car parking
  • external stairways
  • open light wells
  • patios
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17
Q

Why did RICS change from Code of Measuring to Property Measurement?

A

Provides a globally consistent measurement practice

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18
Q

Difference between IPMS 1 and GEA?

A
  • internal balconies included in GEA, stated separately in IPMS 1
  • external balconies excluded in GEA, stated separately in IPMS 1
  • accessible rooftops are excluded in GEA, stated separately in IPMS 1
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19
Q

IPMS 2

A

The sum of the area of each floor level of an office building measured to the Internal Dominant Face and reported on a Component-by-Component basis

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20
Q

What measurements are included but stated separately in IPMS 2?

A
  • internal balconies
  • accessible rooftop terraces
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21
Q

What areas are excluded in IPMS 2?

A
  • external car parking
  • external stairways
  • open light wells
  • patios
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22
Q

Difference between IPMS 2 and GIA?

A
  • internal balconies are included GIA, stated separately in IPMS 2
  • external balconies are excluded GIA, stated separately in IPMS 2
  • accessible rooftop terraces are excluded GIA, stated separately IPMS 2
  • areas occupied by reveals of windows at internal dominant face are excluded in GIA but included in IPMS 2
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23
Q

IPMS 3

A

The Floor Area available on an exclusive basis to an occupier, but excluding Standard Facilities, and calculated on an occupier-by- occupier basis

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24
Q

Standard Facilities

A

Areas of a building that provide shared facilities and typically do not change over time

EG stairs, lifts, toilets, cleaner cupboards, plant rooms

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25
Q

What is included in IPMS 3?

A
  • internal walls and columns
  • half the common wall as measured to centre line when there is adjacent wall
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26
Q

What measurements are included but stated separately in IPMS 3?

A
  • internal balconies
  • accessible rooftop terraces
  • areas under 1.5m
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27
Q

What areas are excluded in IPMS 3?

A

Standard facilities

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28
Q

Difference between IPMS 3 and NIA?

A
  • internal walls and columns are excluded NIA, and included IPMS 3
  • common walls measured to dominant face in NIA, and to centre line in IPMS 3
  • enclosed walkways/passages excluded NIA and included IPMS 3
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29
Q

Limited Use Areas

A
  • certain areas in building that cannot be legally or effectively occupied due to legislation
  • vary between markets
  • not specified by RICS but examples include limited light / restricted height
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30
Q

Internal dominant face

A

Inside finished surface of a wall

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31
Q

What does GEA include?

A
  • perimeter wall thickness
  • external projections
  • columns
  • balconies
  • plant rooms
  • areas under 1.5m
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32
Q

What does GEA exclude?

A
  • external balconies
  • external car parks
  • external stairs
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33
Q

What is GEA used for?

A
  • town planning
  • rating and council tax
  • building cost estimation
34
Q

What does GIA include?

A
  • columns
  • internal balconies
  • plant rooms
  • loading bays
  • areas under 1.5m
35
Q

What does GIA exclude?

A
  • perimeter wall thickness
  • external projections
  • external balconies
  • external car parks
  • external stairs
36
Q

What is GIA used for?

A
  • rating
  • building cost estimation
  • estate agency and valuation
  • property management
37
Q

What does NIA include?

A
  • atria and entrance halls
  • kitchens
  • areas with ventilation / heating grills
  • areas occupied by skirting / perimeter trimming
38
Q

What does NIA exclude?

A
  • perimeter wall thickness
  • external projections
  • external balconies
  • external car parking
  • external stairs
  • areas under 1.5m
  • lift rooms, plant rooms, toilets, cleaner cupboards
39
Q

What is NIA used for?

A
  • rating
  • property management
  • estate agency and valuation for shops, supermarkets and business use
40
Q

Main reasons for property measurement

A
  • valuation
  • purchase and sale
  • leasing and letting
  • RCAs
  • business rates
  • property management
41
Q

Retail Area

A

The NIA of a shop

42
Q

Storage Area

A

area not part of retail area as only used for storage

43
Q

Ancillary Area

A

area capable of beneficial use but not included as retail area or storage area

EG cleaners room

44
Q

Gross Frontage

A

external measurement in a straight line across the front of the building

45
Q

Net Frontage

A

external measurement in a straight line between internal faces of external walls

46
Q

Shop Width

A

Internal width between inside faces of external walls

47
Q

Shop Depth

A

Measurement from display window to rear of retail unit

48
Q

Why is accurate measurement so important?

A
  • market value determined by floor areas
  • 3rd parties rely on floor area to make financial decisions
  • helps create transparent property market
49
Q

Equipment for Measurement

A
  • laser measurer
  • trundle wheel
  • measuring tape
  • ruler
  • digital mapping
  • knitting needle / kebab stick
50
Q

What information must be kept on file and included in the measurement report?

A
  • use of building (or part that is being measured if mixed use)
  • IPMS standard (1/2/3.1/3.2/4.1/4.2)
  • methodology
  • tools used
  • unit
  • date
  • scale of any plans used
  • floor area
  • whether measurement has been validated on site (new to IPMS All)
  • name of RICS member who measured
51
Q

What must RICS members/firms consider when evaluating the level of accuracy that is achievable and acceptable?

A
  • purpose
  • client requirements and expectations
  • building conditions
  • ramifications if insufficient
52
Q

What unit of measurement does RICS prescribe?

A

None

Members should adopt metric (U.K.) but imperial units can be used as well

53
Q

Convert Sq Ft to Sq M

A

divide 1 Sq Ft by 10.764

54
Q

Convert Acre to Hectare

A

1 Acre = 0.40 Hectare

55
Q

Basis of Measurement for shops

A

NIA

56
Q

Is IPMS mandatory for office and residential?

A

Yes

57
Q

Are you permitted to depart from IPMS?

A

Yes, if agreed with client if all comparable evidence is in GEA/GIA/NIA

58
Q

What scale is a Land Registry Plan?

A

1:1250

59
Q

How do you measure a pitched roof?

A

From ground to lowest point of the roof

60
Q

Code of Measuring Practice 6th Edition 2015

A
  • defines GEA, GIA and NIA
  • provides worked examples
  • intended for U.K. use only
61
Q

Property Measurement 2018

A
  • Professional Statement: Aim and Scope of Standards
  • IPMS: Office and Residential

Note: Code of Measuring Practice is now separate document

62
Q

What determines the type of measurement?

A

The purpose (not the building type)

63
Q

New Retail IPMS

A

IPMS 1
IPMS 2
IPMS 3A, 3B and 3C (3A most common)

Change depending on size and use of occupier (EG warehouse vs supermarket vs standard shop determines IPMS3 type)

64
Q

New Industrial IPMS

A

IPMS 1
IPMS 2
IPMS 3A and 3B

IPMS depends on whether let in exclusive occupation, on an estate etc

65
Q

Principles of measurement

A
  • fair and reasonable representation of area (cannot be tweaked)
  • capable of being measured
  • objectively verifiable
  • all measurements except height taken horizontally
  • clearly documented (IPMS standard used, method, tools, unit and date)

Note: state how measurement was taken EG Pro Map software, hand drawings, laser in person

66
Q

What do you believe to be an acceptable tolerance, as a percentage, when measuring property?

A

Depends on site specific conditions EG bigger space = more hazards = larger tolerance may be permitted

For warehouse, +/- 10% would be good

Note: also depends on equipment used

67
Q

Would you zone a restaurant or measure it on overall basis?

A

Depends on comparables

Overall - assumes front and back of restaurant are equally valuable

Zone - first 6.10m/20ft more valuable

68
Q

Data Capture Limitations

A

Laser - needs calibrating (send to manufacturer), can’t measure against glass/mirror (could get someone to hold paper), distorted by sun, batteries could run out, could make human error

Tape/Ruler - could be stretched, could make human error

Trundle Wheel - notoriously inaccurate, could make human error

ProMap (measure land very accurately) - doesn’t consider contour/elevation so assumes site completely flat

Knitting Needle / Kebab Stick - used to measure beyond tenant fit out, could make human error

69
Q

Why is measurement the foundation of real estate?

A

Used for:
- costing developments, refurbishment, construction
- comparable analysis
- valuation - rental and capital values
- taxation - business rates
- insurance

70
Q

IPMS Coalition

A
  • 80 professional organisations from around the world
  • began in 2013
  • RICS is a core member
  • due advice on Property Measurement (a 3rd edition will be published)
71
Q

IPMS All Buildings

A
  • published 15 Jan 2023 by IPMS Coalition
  • just one standard to get to grips with
  • applies to all buildings regardless of use or occupation
  • shorter and clearer than old versions
  • aims to simplify measuring practices
72
Q

International Standard

A

something that has been agreed at international level - owned by IPMSC (not just one organisation) and progressions organisations subscribe to the shared international standard and commit to using it

73
Q

What is the change to IPMS?

A
  • used to be IPMS offices and residential
  • now have IPMS all buildings (independent of use or occupation)
  • supersedes all previously published IPMS standards
  • just one harmonised standard now
74
Q

Benefits of IPMS All Buildings

A
  • provides confidence and consistency
  • provides transparency to all property users, regardless of where they are located
  • allows international benchmarking
75
Q

When is IPMS All Buildings effective from?

A

15 Jan 2023

76
Q

IPMS 2023 measurement and calculation practices

A
  • use unit of measurement commonly used in that location
  • measure horizontally (except height)
  • support from computer generated drawings preferable / other drawings
  • independently verify measurements on site where possible
  • be accurate for purpose
  • measure on level by level basis
77
Q

What should be used in IPMS rather than a plan with a scale?

A
  • computer generated plan EG ProMap
  • annotated drawings (do not use scale alone)
78
Q

How can floor areas be established?

A
  • computer generated drawings
  • other drawings
  • laser or tape measurer
79
Q

Why are some items included but stated separately in IPMS?

A

Those items actually have a value, just a different rate per Sq Ft figure.

not the same as the office space but still a value nonetheless

80
Q

IPMS 4

A

Used to measure selected parts within a building EG air conditioned vs non air conditioned space, the size of a wing in a hospital, or the area require is given an ideal density of occupiers

81
Q

Appropriate tolerance when measuring?

A
  • depends what is being measured
  • depends on site conditions and circumstances
  • +/- 1% to 10%
  • small, easy room has less tolerance
  • large, outdoor car park has more

PS - APC Commercial (17 decks)

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