Measurement

Question 1

What does the RICS Code of Measuring 2015 outline?

Answer 1

The code provides precise definition to ensure a consistent approach to measurement (excluding offices and residential)

Question 2

What does the RICS Property Measurement (2nd edition) 2018 outline?

Answer 2

Updates the code of measuring to incorporate International Property Measurement Standards. Mandatory for offices and residential 1st May 2018.

Question 3

What are the benefits of IPMS?

Answer 3

• Provides consistency in global property market / greater transparency
• Works alongside IFRS and IVS

Question 4

Different types of IPMS measurements?

Answer 4

1. IPMS 1 – GEA – for planning and building cost purposes
2. IPMS 2 – GIA – for agency and valuation purposes
3. IPMS 3 – NIA – for agency and valuation purposes

Question 5

What are the different types of measurements used for? (GEA, GIA & NIA)

Answer 5

GEA – Town Planning, council tax, building estimates (resi)

GIA – Estate agency, rating, building cost estimation (commercial), val – industrial, retail warehouses (2-3% discount from GEA)

NIA – as above but for shops and offices (15% discount from GIA)

Question 6

What does the IPMS All Buildings 2023 outline?

Answer 6

• This document supersedes all standards previously published standards by the IPMS Coalition.
• Aims to provide a methodology which can be used for all building types in the world (promoting international collaboration).
• The RICS is yet to adopt this form of measurement. If they do, they believe it will replace RICS Property Measurement 2018.

Question 7

What does GIA (RWH / Industrial) include and exclude?

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

What does NIA (Shops / Offices) include and exclude?

Answer 8

Includes -
Lift lobbies

Kitchens - cupboards (if built in).

Excludes -
WC’s

Plant/lift rooms

Stairwells

Permanent circulation areas

Areas less than 1.5m and permanent circulation areas

Question 9

What is internal eaves height?

Answer 9

Clear height between the floor and the lowest point on underside of roof

Question 10

Difference between gross and net frontage?

Answer 10

• 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 11

What are the different scales?

Answer 11

1:50 Room Plan
1:100 Building Plan
1:1,250 Street / Location Plan
1:2,500 Location Plan
1:50,000 Road Map

Question 12

What is the acceptable variance in measurements?

Answer 12

Acceptable variance depends on property to property. Typically you would have an acceptable variance of 1-5%.

But you have to keep in mind that missing square footage on for example a unit on Bond Street will have a far more materialistic impact on value than missing a square footage on a 100,000 sq ft industrial unit.

Either way if there is a variance that is significant enough, I would undertake a second measurement or have someone else do it

Question 13

How would you measure the site area in person?

Answer 13

Use a trundle wheel

Question 14

What is the difference between IPMS 3 and NIA?

Answer 14

Additional areas included in IPMS 3 – Office compared to
NIA under the Code of measuring practice are:

• Measured to the internal dominant face
• Columns and any associated ‘unusable space is included

Question 15

Under RICS Professional Statement - Property Measurement 2018. What is required when providing measurement?

Answer 15

1 - Date of measurement

2 - Measuring methodology

3 - Scale plans if used

4 - Advise on the benefit of IPMS

Question 16

What is potential source of error when measuring?

Answer 16

The distometer may not be calibrated.

Take check measurements every time.

Human error.

Question 17

What is the internal dominant face?

Answer 17

The internal dominant face is used in IPMS.

Measurements are to the section of the wall where there is 50% or more of the floor to ceiling height.