Measurement

Question 1

RICS Professional Statement: RICS Property Measurement (2nd Edition) January 2018 (inc. IPMS)

Answer 1

Global led RICS initiative introduced mandatory IPMS to avoid inconsistent definitions in different countries and bring global transparency. Led by the IPMS Council (IPMSC). General principles:
* State date taken, methodology and conversion factor.
* Measurements/calcs clearly documented.
* Advise client on benefits of IPMS and why not used.
* Adopting for resi and office is mandatory.

Question 2

Types of Measurement RICS Code of Measuring Practice 2015

Answer 2

1. GEA – Town Planning, council tax, building cost estimates (resi)
2. GIA – Estate agency, rating, building cost estimation (commercial), valuation – industrial, retail warehouses, food stores and new homes (2-3% discount from GEA)
3. NIA – as above but for shops and offices (15% discount from GIA)

Question 3

Types of Measurement (Office)

Answer 3

IPMS 1 – GEA – Included but separately stated: galleries, balconies, roof terraces.
IPMS 2 – GIA – Includes all areas available for direct use, measured to the Internal Dominant Face (IDF) of the wall.
IDF – inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.
IPMS 3 – NIA – occupation of floor areas in exclusive use. Same as IPMS2. Excludes WCs, plant rooms etc. Included but stated separately: Covered galleries and balconies, accessible roof terraces.

Question 4

IMPS3 vs NIA

Answer 4

IPMS:
* Measure to Internal Dominant Face (IDF).
* No exclusions for restricted height of less than 1.5m.
* All columns included.
* On multiple occupied floors, measurement taken from the midpoint of the partition wall.
* Covered galleries, balconies & roof terraces for exclusive use of one tenant – included but noted separately.

Question 5

IPMS3 Residential Buildings May 2018

Answer 5

IPMS1 – External
IPMS2 – Residential (Internal) – internal area of building.
IPMS3 – Residential (Occupier) – exclusive to an occupier.
IPMS3a – Outer face of external wall and centerline of shared walls.
IPMS3b – Exclusive occupation inc. internal walls/columns to IDF.
IPMS3c – Exclusive occupation ex. internal walls/columns to IDF.
Will no longer be relevant when IPMS All Buildings 2023 is adopted.

Question 6

IPMS All Buildings 2023

Answer 6

Yet to be adopted – aims to establish consistent methodology for measuring all types of buildings globally – all buildings, one document.
IPMS1 – External measurement
IPMS2 – Internal measurement
IPMS3.1 – External exclusive use
IPMS3.2 – Internal exclusive use
IPMS4.1 – Selected areas including internal walls.
IPMS4.2 – Selected areas excluding internal walls.

Question 7

GIA

Answer 7

• Includes – columns, lift wells, mezz with permanent access, loading bays
• Excludes – canopies, fire escapes
• Measuring mezzanines – permanent access available then you measure this

Question 8

NIA

Answer 8

Include: Exclude:
Lift lobbies WC’s
Kitchens Plant
Cupboards (if built in) Areas less than 1.5m
Ramps Permanent circulation areas

Question 9

Zoning

Answer 9

Valuation technique for comparison of retail properties
6.1m (20 ft) – halving back principle
Natural zoning – physical changes – steps
Mirror zoning – shop with two main frontages
Masking – valuation of hidden/obscured area

Question 10

Measurement Tools

Answer 10

• Tape, rod, laser, software.
• Lasers accurate to 1.5mm up to 200m but sunlight can distort measurements.
• All measuring tools should be checked for accuracy against a known distance and results recorded in a log.
• Lasers calibrated annually by manufacturers.
• Software such as ProMap and/or a trundle wheel can be used for measuring land.

Question 11

OTHER DEFINITIONS

Answer 11

• Internal eaves height – clear height between the floor and the lowest point on underside of roof
• Gross frontage – overall external measurement in a straight line across the front of the building
• Net frontage – overall frontage of the shop line measured between internal face of external walls

Question 12

Kennington Park, Office Units, London
LEVEL 2

Answer 12

• Measured on IPMS3 Office
  NIA – occupation of floor areas in exclusive use. Same as IPMS2. Excludes WCs, plant rooms etc. Included but stated separately: Covered galleries and balconies, accessible roof terraces.
  NOT SAME AS NIA
• No exclusions for restricted height of less than 1.5m.
• All columns included.
• On multiple occupied floors, measurement taken from the midpoint of the partition wall.

Question 13

Internal Dominant Face

Answer 13

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.

Question 14

Kirby Street, PBSA, London
LEVEL 2

Answer 14

IPMS3c Residential

Calculated rental levels on £/sqm basis. Created a formula to determine rental price point for each room size.