Level 1

Question 1

Why was IMPS introduced?

Answer 1

IPMS- International Property Measurement Standards introduced by RICS Property Measurement 2018

• aim to avoid inconsistency of measurement between countries
• bring greater global transparency

Question 2

Why would you measure in a dual basis?

Answer 2

Having regard to client instructions, I would measure on dual basis until IPMS is embedded into market practice.

Comparable evidence is often in NIA measurements therefore clients instruct on this basis

Question 3

Define a Component Area

Answer 3

Areas within a building which are designated according to their structure and function

Question 4

Define common facilities

Answer 4

Parts within a building providing shared facilities e.g stairs, lifts, toilets, fire refuge areas

Question 5

Define finished surface

Answer 5

A wall, ceiling, or floor surface including glass as prepared for tenant use

Excludes special surface materials e.g carpet or panelling

Question 6

Define internal dominant face (IDF)

Answer 6

The internal finish compromising more than 50% of the floor to ceiling height

Question 7

IDF wall section

Answer 7

Each internal finish of a section of an external wall ignoring columns

Question 8

Define limited use area

Answer 8

Areas that cannot be used for intended use e.g areas limited height

Question 9

Usable floor area

Answer 9

Area that be used for its intended use (formerly NIA)

Question 10

IPMS3 measurement basis

Answer 10

Measured to internal dominant face on floor by floor basis

Question 11

What does IPMS exclude?

Answer 11

Common facilities including stairs, lifts, toilets, cleaners cupboard, motor and plant rooms

Question 12

IPMS measurements included but stated separately

Answer 12

Covered galleries and balconies
Generally accessible roof terraces

Question 13

Differences between IMPS3 and NIA

Answer 13

Perimeter measurements are taken to the Internal Dominant Face (internal surface area compromising 50% of floor to ceiling height)

No exclusions for restricted height less than 1.5m

All columns included

Covered galleries and balconies are included and stated separately

Question 14

What basis of measurement is used for industrial and warehousing ?

Answer 14

GIA - Gross Internal Area

Question 15

Industrial and Retail Warehousing measurements

Answer 15

GIA

Includes- columns, lift wells, mezzanine with permeant access, loading bays

Exclude- canopies, fire escapes and covered ways

Ancillary offices within unit also measured on GIA

Question 16

How would you find the actual width of a fitted out unit with partitioning?

Answer 16

Remove ceiling tile
Gaps in partitioning
Inspect basement/ first floor
Scale from floor plans

Question 17

Areas included within office measurements

Answer 17

NIA - Net Internal Area

Atria and entrance halls if not common area
Lift lobbies
Kitchens
Built in cupboards
Ventilation areas
Ramps in usable areas

Question 18

Areas excluded for offices measurements

Answer 18

NIA- Net Internal Area

Toilets
Plant and lift rooms
Columns
Stairs
Meter and service cupboards
Area less than 1.5m in height

Measurements should be taken to the glazing unless design of window makes space unusable

Question 19

Internal eaves height

Answer 19

Clear height between the floor and the lowest point on the underside of the roof - e.g at the eaves

Question 20

Site depth

Answer 20

Measurement from the front to rear boundaries

Question 21

Shop depth

Answer 21

Measurement from notional display window to rear of retail area, including thickness of window

Question 22

Built depth

Answer 22

Maximum external measurement from front to rear walls

Question 23

Gross frontage

Answer 23

Overall external measurement in straight line across the front of building external walls

Question 24

Net frontage

Answer 24

Overall frontage of shop measured to the internal face of external walls

Question 25

Define scale

Answer 25

Ratio of the length in a drawing to the length of the real thing

Question 26

Define building line

Answer 26

Line beyond which it is illegal to build

Question 27

Commonly used scales

Answer 27

1:50 - Room plan 1:100 - Building plan 1:1250 - Street/ location plan 1:2500 - Location plan

Question 28

Accuracy of measurements

Answer 28

IMPS states measurer must state degree of tolerance as a % IMPS recommends all measurements supported by computer generated drawings and verified on site

Question 29

How would you measure land?

Answer 29

Check boundaries on site with OS Plan or Land Reg title doc Promap Trundle wheel 1 acre- 0.4046 hectare

Question 30

Disadvantage of a laser tool (disto meter)

Answer 30

Bright sunlight can distort measurements Require calibrating annually Accuracy should be check frequently against known distance and logged

Question 31

Advantage of laser tool (distometer)

Answer 31

Accurate within 1.5mm up to 200m Easy to use Widely used by surveyors

Question 32

What is required when relying on another party’s measurement

Answer 32

Letter of reliance Purpose is to state whether party is allowed to rely on measurements

Question 33

How would you deal with an area that is difficult to measure?

Answer 33

Use a flat surface e.g book to aim laser at Compare/ Scale from floor plans

Question 34

What is the best practice document for retail property?

Answer 34

RICS Code of Measuring Practice 2015

Question 35

Define NIA

Answer 35

Net Internal Area The usable area within a building measured to the internal face of the perimeter walls

Question 36

Define GIA

Answer 36

The area of a building measured to the internal face of the perimeter wall

Question 37

Define gross frontage

Answer 37

Measurement along the front of the building from outside of external walls

Question 38

Define net frontage

Answer 38

Measurement along the front of the building from internal wall perimeters

Question 39

How is internal width different to net frontage? Why was case study internal width bigger?

Answer 39

Internal width between inside faces of external walls, whereas net frontage is measurement of external frontage between inside face of internal walls Had support columns at front of unit

Question 40

Shop width definition

Answer 40

Internal width between inside face of external walls

Question 41

Shop depth

Answer 41

Measurement from notional display window to rear of retails area (incl. thickness window)

Question 42

Constraints of measuring

Answer 42

Tenants fit out- partitioning Remove ceiling panel, basement, gap Use of measuring equipment accuracy- distometer accuracy