APC Measurement

Question 1

List the measurement types in the RICS Code of Measuring Practice 2015.

Answer 1

GEA - gross external area
GIA - gross internal area
NIA - net internal area
EFA - effective floor area (resi only)

Question 2

List the measurement types in the RICS PS Property Measurement 2018.

Answer 2

IPMS 1 (exernal)
IPMS 2 (office / resi, gross internal)
IPMS 3 (office, net internal)
IPMS3A (resi ext.)
IPMS 3B (resi, gross int)
IPMS 3C (resi, effective area)

Question 3

How do the old measuring practices and new ones align?

Answer 3

IPMS 1 - GEA
IPMS 2 - GIA
IPMS 3 - NIA
IPMS 3C - EFA

Question 4

What is IPMS 3 (offices) used for?

Answer 4

Agency and vals, taxation, property management

Question 5

What is a limited area and give some examples?

Answer 5

Limited use areas are places within the exclusively occupied area that are not fully useable for reasons such as:
- lack of headroom (under 1.5m)
- lack of light
- different to the accepted IDF.

Question 6

What is the IDF?

Answer 6

Internal Dominant Face.

Question 7

How is IDF calculated?

Answer 7

It’s whatever finish makes up more than 50% of the wall area.

Question 8

What does IPMS3 measure?

Answer 8

The space available on an exclusive occupation basis.

Question 9

What areas are included in IPMS3 (office)?

Answer 9

exclusive occupation, internal walls and columns, IDF.

Question 10

What areas are excluded in IPMS 3 (office)?

Answer 10

standard facilities and shared areas.
e.g. toilets, lifts areas, shared receptions, maintenance rooms.

Question 11

What areas need to be listed separately in IPMS 3 (office)?

Answer 11

balconies, galleries, terraces.

Question 12

What do you deduct from IPMS3 (office) to get an NIA measurement?

Answer 12

window reveals, internal structural features, half area of any shared walls, areas of low headroom (1.5m), balconies/galleries/terraces.

Question 13

Why is IPMS 3 (office) used?

Answer 13

Use of IPMS for resi and office buildings is now mandatory, with other types of property being added as more use classes adopted.

Question 14

What is the standard unit of measurement for reporting?

Answer 14

Usually sq ft, but in telcoms it is always sqm basis.

Question 15

List some measuring tools.

Answer 15

distometer, theodolite, measuring wheel, chains and string, tape measures, rulers.

Question 16

How would you check a disto for suitability?

Answer 16

Manual calibration against a known distance, white paper check, send for professional calibration checks and service once a year or if manual check turns up an issue.

Question 17

What is dual reporting?

Answer 17

Although it is now mandatory to use IPMS for resi or office premises, a dual reporting method can be adopted if requested by the client or if needed to enable comparable evaluation.

Question 18

What is ILMS?

Answer 18

International Land Measurement Standard.
Due diligence framework for best practice.
Survey reports completed support this approach - land reg, land usage, boundaries, buildings, services etc.