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APC Spring 2024 > Measurement > Flashcards

Measurement Flashcards

1
Q

What are the relevant documents to measurement?

A
  1. RICS Professional Statement, Property Measurement (2nd Edition) January 2018
  2. RICS Guidance Note, Code of Measuring Practice 2015
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2
Q

Why was RICS Property Measurement January 2018 brought in?

A
  • To avoid inconsistent definitions of measurement in different countries and bring greater global transparency
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3
Q

What are common facilities?

A

Parts of a building that provide shared facilities that typically do not change over time, including stairs, escalators, lifts/elevators etc.

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4
Q

What are component areas?

A

The split between each of the area’s purposes

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5
Q

Internal Dominant Face

A

Inside finished surface comprising 50% or more of the surface area for each vertical section

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6
Q

IPMS 1

A

Sum of areas of a building including the external walls, measured on a floor-by-floor basis

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7
Q

When is IPMS 1 used?

A

Planning or building cost purposes

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8
Q

IPMS 1 inclusions but seperately (3)

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces
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9
Q

IPMS 1 exclusions (5)

A
  • Upper void levels of an atrium
  • Open external stairwells
  • Patios
  • Refuse areas
  • External parking at ground level
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10
Q

IPMS 2

A

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

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11
Q

When is IPMS 2 used?

A

Agency, asset managers and valuation purposes

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12
Q

IPMS 2 Inclusions (3)

A

All areas including internal walls, columns, covered walkways etc.

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13
Q

IPMS 2 Inclusions but separately (3)

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces
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14
Q

IPMS 2 Exclusions (6)

A
  • Upper void levels of an atrium
  • Patios
  • Refuse areas
  • External parking at ground level
  • Cooling equipment
  • Open light wells
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15
Q

IPMS 3

A

Floor area available on an exclusive basis to an occupier but excluding standard facilities on an occupier-by-occupier basis

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16
Q

When is IPMS 3 used?

A

Agency and valuation purposes

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17
Q

What does IPMS 3 include? (2)

A
  • All internal walls and columns within
  • Where there is a common wall with an adjacent tenant, to the centre-line of the common wall
18
Q

IPMS 3 Inclusions but separately (3)

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces
19
Q

What does IPMS 3 exclude? (4)

A

Standard facilities that provide shared facilities such as:
- stairs
- lifts
- WCs
- cleaner’s cupboards

20
Q

Main differences between IPMS 3 and NIA?(5)

A
  • IPMS 3 measured to the internal dominant face
  • No exclusions for restricted height of less than 1.5m
  • Columns included
  • Floors with multiple occupiers, taken to the midpoint of the partition wall
  • Covered galleries/balconies that are exclusively for one tenant’s use are measured and stated separately.
21
Q

When is GEA used? (2)

A
  • Town planning
  • Council tax valuations
22
Q

When is GIA used? (4)

A
  • Estate agency
  • Rating
  • Building cost estimates for commercial assets
  • Valuations of industrial/warehouses and retail warehouses
23
Q

When is NIA used? (3)

A
  • Estate agency
  • Ratings
  • Valuations of shops
24
Q

GIA Industrial/warehouses measurement inclusions (5)

A
  • Columns
  • Lift wells
  • Mezzanines with permanent access
  • Loading bays
  • Ancillary offices within the unit
25
Q

GIA Industrial/warehouses measurement exclusions (3)

A
  • Canopies
  • Fire escapes
  • Covered ways
26
Q

How do you measure a shop unit fitted out with full height partitioning by the tenant?

A

Try to estimate the full width of the shop by:
- Remove a ceiling tile
- Get behind the partitioning
- Inspect the basement or first floor to see actual built width
- Scale from floor plans
- Sufficient on-site measurements to get ITZA

27
Q

NIA for offices inclusions (3)

A
  • Atria with clear height above
  • Kitchens
  • Built-in cupboards
28
Q

NIA for offices exclusions (6)

A
  • WCs
  • Plant and lift rooms
  • Stairwells
  • Meter cupboards
  • Areas less than 1.5m in height
  • Cleaners rooms
29
Q

How do you measure land? (2)

A
  • Check boundaries with an OS plan and/or Land Registry to calculate the area prior using Promap
  • Trundle wheel on site
30
Q

How do you calibrate a disto/laser measurer (2)

A
  • Check for accuracy frequently against a known distance and record the result in a log.
  • Should be calibrated annually with the manufacturer
31
Q

What different types of measuring tools are there? (5)

A
  • Tape
  • Laser measurer/disto
  • Software
  • Trundle wheel
  • Ruler for tight spaces
32
Q

What accuracy does a laser typically have?

A

c. 1.5mm up to 200m but bright sunlight can distort this

33
Q

How do you know that a laser measurer has been calibrated? (2)

A
  • Once a laser measurer has been calibrated by the manufacturer, it is documented in a certificate
  • My team also labels each laser measurer clearly with the date of its last calibration
34
Q

What extra components would you measure at an industrial unit? (4)

A
  • Eaves heights
  • Roller shutters doors
  • Yard depth
  • Loading bays
35
Q

GEA Inclusions (3)

A
  • Essentially the whole area of a building including the external walls
  • Columns
  • Staircases etc.
36
Q

GEA Exclusions (4)

A
  • Balconies
  • Fire escapes
  • Side covered ways
  • Restricted height areas of under 1.5m
37
Q

If there’s a party wall, where do you measure to?

A

The midpoint of the party wall

38
Q

GIA Inclusions

A
  • Essentially exactly the same as GEA, however, excluding the thickness of the external wall
39
Q

GIA Exclusions (4)

A
  • Balconies
  • Fire escapes
  • Side covered ways
  • Restricted height areas of under 1.5m
40
Q

How accurate are Promap measurements?

A
  • Depends on the thickness of the red-edged line
41
Q

Which measurement basis’ do you include plant rooms?

A
  • GEA
  • GIA
  • IPMS 1
  • IPMS 2
42
Q

Which measurement basis’ do you exclude plant rooms?

A
  • NIA
  • IPMS 3

APC Spring 2024 (17 decks)

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