Measurement

Question 1

What over-arching RICS document sets out measurement guidance and practice?

Answer 1

RICS property measurement 2nd edition Jan 2018 Professional Statement

Code of measuring practice 6th edition May 2015 Guidance Note

Question 2

What are some of the Mandatory application requirements set out in 1.1 of RICS PM when measuring?

Answer 2

o	Purpose of valuation
o	Date of measurement instruction
o	Date of measurement
o	Measurement standard adopted
o	Measurement methodology – i.e. laser
o	Scale of plans
o	Unit of measurement
o	Floor areas schedule cross reference to any floor plans
o	Name of RICS member/ and or RICS regulated firm responsible for the instruction

Question 3

Do you always have to use IPMS instead of NIA?

Answer 3

It is recommended to use IPMS however sometimes it isn’t suitable or the client requests they do not want it measured in this way therefore must document a reason for departure must be made

Question 4

If reporting NIA, what must you do?

Answer 4

State reason for departure and record this, members must adopt dual reporting unless specifically request not to.

Question 5

What is the approximate deduction from GEA to get GIA?

Answer 5

2-3%

Question 6

What is the approximate percentage deduction from GIA to get NIA?

Answer 6

15%

Question 7

What is excluded from the GIA in industrial/retail warehouses?

Answer 7

Canopies

Covered walk ways

Question 8

Are mezzanines included within the GIA for measuring industrial buildings?

Answer 8

Yes, if permanent access

Question 9

How wold you estimate the built width of a shop that has been separated by full height partitioning?

Answer 9

Remove a ceiling tile

Inspect basement or first floor

Get behind partitioning if gaps

Scale from floor plans (having taken check measurements)

Take sufficient on site measurements to calculate ITZA measurements

Question 10

When did NIA stop being used for measuring offices?

Answer 10

1st January 2016

Question 11

What is internal eaves height?

Answer 11

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

Question 12

What exclusions are there to IMPS 1?

Answer 12

Upper void levels of an atrium

Open external stairwells

Patios, refuse areas, external parking

Question 13

How would you measure a piece of land?

Answer 13

Check boundaries on site with OS and/or Land Registry Plan.

Trundle wheel

Question 14

What range of accuracy does the RICS Code of Measurement state?

Answer 14

1-10%

Question 15

What differences do the new IPMS measurements provide?

Answer 15

1. No exclusions for restricted height.
2. Measurement to be taken from the internal dominant face of the wall.
3. Columns are not to be deducted.

Question 16

What is GIA used for?

Answer 16

Estate agency

Rating

Building cost estimations

Valuation of industrial/warehouses

Valuation of retail warehouses and food stores

New homes valuations

Question 17

What is the Gross frontage?

Answer 17

Overall external measurement in a straight line across the front of a building from the outside external walls or centre of party walls.

Question 18

How many hectares to an acre?

Answer 18

0.4046

Question 19

What standard facilities are excluded within IPMS 3?

Answer 19

Stairs

Lifts

WCs

Cleaner’s cupboards

Plant rooms

Question 20

What measurements are included in IPMS 2 but stated separately?

Answer 20

Covered galleries

Balconies

Generally accessible roof terraces

Question 21

What measurements are included but stated separately in IPMS 1?

Answer 21

Covered galleries

Balconies

Generally accessible roof terraces

Question 22

Which IPMS is used for measuring the interior of an office to include all areas available for direct use, measured to the internal dominant face of the wall on a floor by floor basis in component areas?

Answer 22

IPMS2

Question 23

IPMS 3 is the floor area available on an exclusive basis to an occupier excluding what?

Answer 23

Standard facilities and shared circulation areas

Question 24

When would you use IPMS and Code of Measuring Practice measurement bases?

Answer 24

When valuing office and residential and you are using dual reporting

Question 25

What would you use IPMS 1 for?

Answer 25

Planning and cost estimation

Question 26

What would you use IPMS 2 for?

Answer 26

a method of measurement for a basis of calculating | building costs and reinstatement costs

Question 27

What would you use IPMS 3 for?

Answer 27

A) Agency and valuation – a basis of measurement for valuation, market analysis and marketing of offices for rental and capital valuation. Taxation – a basis of measurement for local taxation purposes, where applicable. Property and facilities management – a basis of measurement for calculating, together with component areas within IPMS 2 – Office, service charges in mixed-use buildings for the apportionment of occupiers’ liability.

Question 28

• In what circumstances would you be extra vigilant about using a laser measure?

Answer 28

o Outside on a bright day | o When measuring to uneven surfaces or reflective surfaces

Question 29

• How would you measure a large yard or field?

Answer 29

o Trundle wheel

Question 30

Be able to do a walk-through of your pre-measurement preparation – the ‘what did you do before you went, to assist in measuring?

Answer 30

Print plans and determine what measurements are required calibrate disto What are the building or site conditions at the time of survey that would influence how measurements are undertaken? o Familiarising yourself with the plans and layout of property

Question 31

Have a convincing answer re what you do whilst still on site to ensure you have accurate measurements and don’t need to revisit.

Answer 31

Sketch the measurements to be taken on the plans so you don’t miss areas familiarise with plans before hand, ask the client questions Calibrate the disto before and make sure it has full battery

Question 32

How did you measure GIA i.e. what included and what excluded?

Answer 32

Included: - columns - internal walls - enclosed walkways/ passages between separate buildings Excluded: - Balconies, often referred to as external open-sided balconies. - Accessible rooftop terraces.

Question 33

Give an example of a difficult shape or fit-out that you measured and how you overcame those difficulties?

Answer 33

Measuring a retail unit on Gloucester Road where the shop fit out posed problems measuring to the internal face of the perimeter walls so I had to remove a ceiling tile

Question 34

How does IPMS 3 differ from NIA i.e. what was included/excluded from IPMS as opposed to NIA?

Answer 34

- NIA excludes internal columns IPMS 3 includes these - NIA excludes the half width of internal walls IPMS 3 includes half of this - NIA excludes IDF IPMS 3 includes IDF - NIA excludes space below 1.5m IPMS includes this and states it separately - NIA excludes balconies and roof terraces in exclusive occupation where as IPMS includes these and states separately

Question 35

For industrial how do you measure eaves height?

Answer 35

* Internal: the height between the floor surface and the underside of the roof covering, supporting purlins or underlining (whichever is lower) at the eaves on the internal wall face. * External the height between the ground surface and the exterior of the roof covering at the eaves on the external wall face ignoring any parapet