Measurement Flashcards
- What do you know about the RICS Property Measurement 2018?
Professional Statement
States that members must:
- Provide date of measurement
- State measurement methodology
- Provide reference and scale of any plans
- State the conversion from metric to imperial
Details the use of IPMS!
- What is IPMS?
- Dictated by IMPSC (Coalition)
- Increase transparency and comparability
- When dual reporting - differences must be explained
- Not always usable - Remember that some countries have different legislation e.g. limits on ceiling heights
- IPMS: All Buildings released but not adopted by the RICS
- What are the IPMS measurement types?
IPMS 1 - GEA - All properties - Planning and Costings
IPMS 2 - GIA - Offices and Residential - Valuation, Agency and Taxation
IPMS 3 - NIA - Offices - Valuation, Agency and Taxation
IPMS 3A - GEA - Residential - Valuation, Agency and Taxation
IPMS 3B - GIA - Residential - Valuation, Agency and Taxation
IPMS 3C - EFA - Residential - Valuation, Agency and Taxation
- How do you measure on an IPMS basis?
Internal Dominant Face:
- The finished surface comprising of more than 50% of the surface – floor to ceiling height
- Ignore any columns either recessed or protruding perimeter trunking etc
- Always measure from the inside of the wall if adjoining another property/tenant
Component Areas:
- External wall or Internal structural elements (walls and columns)
- Can be technical services (plant rooms, lifts)
- What is included in IPMS1?
Purpose = Planning and Costings
Types = Offices and Residential
Equivalent = GEA
Measure to = External Boundaries of Building
Included but State Separately =
- Covered Galleries
- External Balconies
- Rooftop Terraces
- Permanent Mezzanines
Exclude =
- Voids
- Patios and Decks
Difference with GEA =
- GEA Deducts:
o External Balconies
o Rooftop Terraces
- What is included in IPMS2?
Purpose = Valuation, Agency and Tax
Types = Offices and Residential
Equivalent = GIA
Measure to = Internal Dominant Face (middle of shared walls)
Included but State Separately =
- Covered Galleries
- External Balconies
- Rooftop Terraces
- Permanent Mezzanines
Exclude =
- Voids
- Patios and Decks
Difference with GIA =
- GIA Deducts:
o External Balconies
o Rooftop Terraces
- What is included in IPMS3?
Purpose = Valuation, Agency and Tax
Types = Offices
Equivalent = NIA
Measure to = Internal Dominant Face (middle of shared walls)
Included but State Separately =
- Covered Galleries
- All Balconies
- Rooftop Terraces (Exclusive Use)
Exclude =
- Voids
- Patios and Decks
- Standard Facilities:
o Stairs
o Lifts
o WCs
o Plant Rooms
Difference with GIA =
- NIA Deducts:
o External Balconies
o Rooftop Terraces
o Internal Structural Walls and Columns
o Measurement to middle of shared walls
o Areas of Below 1.5m Headroom
- What is included in IPMS3 A, B and C?
- Used for residential property
- Must say which of IPMS 3 is adopted
- Area in exclusive occupation
- If adjoining another separate property, measure to center of joining wall
- Included but state separately = attic, basement, balconies, garages
- Excluded = voids
IPMS 3a – GEA
IPMS 3b – GIA
IPMS 3c – NIA (EFA – carpeted room by room basis)
- What are the differences between Traditional Measurement Methods and IPMS?
- IPMS measured to Internal Dominant Face
- More transparent and comparable around the world
- Not all property use-classes
- How does IPMS promote best practice and why is it important?
- International usage
- More comparable and transparent
- Dual-reporting is best practice
- What do you know about Code of Measuring Practice?
Guidance Note
- Metric used as standard measure
- Most widely used methods
- Provides scales for plans
- What is GEA?
- Everything from outside of each floor level
- Exclude open-sided balconies, canopies, roof terraces, voids
All types of properties
- What is GIA?
- Internal faces of walls at each floor level
- Exclude open-sided balconies, canopies, roof terraces, voids
Industrial (including ancillary offices and mezzanine)
- What is NIA?
- Internal faces of walls at each floor level
- GIA but exclude common areas, WCs, plant rooms, stairwells, areas below 1.5m headroom
Offices and retail
- What are the different scales for plans?
- Building 1:100
- Site Plan 1:2500
- Lease plan 1:50 to 200
