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Measurement Flashcards

1
Q

Internal face

A

Brick/blockwork or plaster coat applied to brick/blockwork

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2
Q

Internal dominant face

A

The inside finished surface comprising more than 50% of the floor to ceiling height for each wall section

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3
Q

Standard/Common facilities

A

Parts of a building used in common that typically do not change over time including stairs, lifts, toilets, cleaners cupboards, plant rooms, fire refuge areas

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4
Q

Component

A

One of the main elements into which the floor area of a building can be divided

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5
Q

Eaves height

A

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

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6
Q

Purpose/benefits of IPMS

A

Consistency and transparency globally
Reduced risk in facilitating international property transactions
Enable international occupiers/investors/ owners to benchmark their property assets

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7
Q

IPMS 1 Office

A

Used for measuring the area of a building externally - taken to the outer perimeter and reported on a floor by floor basis

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8
Q

IPMS 1 office inclusions and exclusions

A

Included:
Basements - assume same wall thickness as ground floor

Included but stated separately:
External balconies
Rooftop terraces

Excluded:
Patios and decks at ground level
External car parking
Equipment yards

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9
Q

IPMS 2 Office

A

Used for measuring the interior area in an office building - taken to the IDF and reported on a component by component basis for each floor area

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10
Q

IPMS 2 office inclusions and exclusions

A

Included:
Internal walls and columns
Enclosed walkways

Stated separately:
External balconies
Rooftop terraces

Excluded:
Patios and decks at ground level
External car parking
Equipment yards

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11
Q

IPMS 3 Office

A

For measuring floor areas in exclusive use excluding standards facilities and shared circulation areas. Reported on an occupier by occupier or floor by floor basis

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12
Q

IPMS 3 office inclusions and exclusions

A

Included:
All internal walls and columns within an occupants exclusive area
Measured to IDF
Half the area of a wall shared with an adjacent tenant
Kitchen if in exclusive use

Stated separately:
Balconies
Rooftop terraces

Excluded:
Standard facilities
Shared circulation areas

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13
Q

Main difference between NIA and IPMS 3 Office

A

IPMS includes:
Internal walls and columns
Areas with headroom less than 1.5m
Half the area of a wall shared with an adjacent tenant
External balconies and rooftop terraces (stated separately)

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14
Q

IPMS 1 Residential definition

A

Used for measuring the area of a building including external walls (reported on a component by component basis for each floor)

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15
Q

IPMS 1 Residential inclusions and exclusions

A

Included:
Walls
Columns
Enclosed walkways
Basement
Conservatory

Stated separately:
External balconies
Internal permanent mezzanines
Rooftop terraces
Garage

Excluded:
Fire escapes
External areas such as parking
Patios and decks at ground level

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16
Q

IPMS 2 Residential

A

Used for measuring the interior area of a residential building - taken to the IDF (reported on a component by component basis for each floor)

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17
Q

IPMS 2 Residential inclusions and exclusions

A

Included:
All areas within the IDF including internal walls and columns
Enclosed walkways
Conservatories
Basement

Stated separately:
External balconies
Permanent mezzanines
Rooftop terraces
Garages

Excluded:
External car parking
Patios and decks at ground level

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18
Q

IPMS 3 Residential definitions (exclusive use)

A

IPMS 3A - an external measurement of the area in exclusive occupation (GEA)
IPMS 3B - an internal measurement of the area in exclusive occupation including internal walls etc. (GIA)
IPMS 3C - an internal measurement of the area in exclusive occupation excluding internal walls etc. on a room by room basis (EFA)

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19
Q

IPMS 3A inclusions and exclusions

A

Including:
Measured to outer face of external wall
Half the area of shared wall for attached dwellings
To the finished surface of walls shared with common facilities for multi-unit dwellings
Conservatories
Basements

Stated separately:
Attics
Garages
Limited use areas

Excluded:
Patios
Unenclosed parking areas
Staircase openings

20
Q

IPMS 3B inclusions and exclusions

A

Including:
Internal walls and columns
Measured to IDF and finished surface of shared walls
Conservatories
Basements

Stated separately:
Attics
Garages
Limited use areas

Excluded:
Patios
Unenclosed parking areas
Staircase openings

21
Q

IPMS 3C inclusions and exclusions

A

Including:
Measured to IDF and finished surface of internal walls
Includes area occupied by non permanent walls
Conservatories
Basements

Stated separately:
Attics
Balconies
Garages
Limited use areas
Roof terraces

Excluded:
Internal walls and columns
Patios
Unenclosed parking areas
Staircase openings

22
Q

GEA definition and use

A

Area of a building measured externally at each floor level
Used for town planning and reinstatement costs

23
Q

GIA definition and use

A

Area of a building measured to the internal face of the perimeter walls at each floor level
Used for agency, valuation and build cost estimation

24
Q

NIA definition and use

A

Useable area within a building measured to the internal face of the perimeter walls at each floor level
Used for agency and valuation

25
GEA inclusions and exclusions
Includes Perimeter wall thickness Internal walls and partitions Lift/plant rooms Loading bays Areas with headroom less than 1.5m Garages Conservatories Excluded: External open sided balconies Canopies Open vehicle parking areas Roof terraces Greenhouses
26
GIA inclusions and exclusions
Included: Areas occupied by internal walls and partitions Stairwells and lift wells Entrance halls Corridors Mezzanines with permanent access Lift/plant rooms Service accommodation e.g. toilets, changing rooms, cleaners rooms Voids over stairwells Areas with headroom less than 1.5m Garages Conservatories Loading bays Excludes: Perimeter wall thickness External balconies Fire escapes Canopies Greenhouses
27
NIA inclusions and exclusions
Including: Entrance halls in exclusive use Kitchens Built in cupboards occupying useable space Areas occupied by non-structural walls Excluding: Entrance halls and circulation areas in common Toilets, bathrooms, cleaner rooms and the like Lift rooms, plant rooms other than those of a trade process nature Stairwells and lift wells Permanent circulation areas that are not useable space Internal structural walls Areas of headroom less than 1.5m
28
What would include and exclude when measuring an industrial unit?
Measured on a GIA basis including: Office space within Columns, lift wells Loading bays Toilets/bathrooms Excluding: External balconies Fire escapes Canopies
29
What is included and excluded from NSA
(Based on GIA) Includes: Internal walls Basements Hallways Mezzanines Internal walls/columns Excludes: Conservatories (stated separately) and garages (diff to GIA) Areas with headroom less than 1.5m (diff to GIA) Balconies Terraces
30
What is the key difference between NSA and IPMS 3B?
IPMS 3B includes restricted headroom states separately: Roof terraces External balconies NSA includes: Mezzanines (IPMS SS)
31
What is the key difference between NIA and IPMS 3 Office
IPMS includes: Area of internal structural walls and columns Areas with less than 1.5m headroom Measured to IDF so can be to glazing or areas within window reveals Half the area of a wall shared with an adjacent occupier External open sided balconies and accessible roof terraces (stated separately in IPMS)
32
How far can a laser measure?
Up to 200m
33
Finished surface
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipe work
34
Clear height
The difference between the floor and the lowest hanging item on the ceiling e.g. sprinklers, lights etc.
35
Site depth
Measurement from the front to the rear boundaries
36
Mandatory requirements for reporting measurements
Provide the date undertaken Provide member responsible State the equipment used Reference and scale and any plans used Conversion factor and any rounding e.g. square metres to square feet Measurements and calculations clearly documented
37
What would you include and exclude when measuring a retail unit?
NIA basis aka Retail Area Including: Thickness of the display window Recessed shop front Area occupied by partitioning part of tenant fit out Excluding: Ancillary areas Areas with headroom less than 1.5m Toilets
38
How would you determine the actual built width of a shop when tenant has full height partitioning?
Try to get behind partitioning Scale from floor plans Inspect the basement
39
What is zoning?
A technique used in valuation for analysing and comparing evidence. It is based on the principle that floor area at the front of the ground floor is worth more than at the rear. Measurements are taken on an NIA basis then the floor area is decreased in value by halving back in depths of 6.1m. Upper floors used as trading areas are typically apportioned a 10% of Zone A rate with a nominal rate on ancillary space
40
What is a rent ITZA
When zoning it is typical to half back the area and then apply the Zone A rent to the reduced floor area producing an ITZA rent
41
How do you account for return frontage when zoning?
An addition of up to 10% of the overall sales area value can be made but this will depend on the quality of the frontages and the benefit gained and market norm
42
How did you measure the residential apartments? What did you include and exclude?
Net Sales Area Including: Internal walls Toilets and bathrooms Excluding: Roof terraces Perimeter wall thickness (Would have been areas of headroom less than 1.5m)
43
How did you measure the office in Cumbria? What did you include and exclude?
NIA Included all useable space in sole occupation including kitchens and areas occupied by built in storage cupboards Excluded stairwells, reception, building manager’s office, toilets, cleaner’s cupboards, pillars
44
What are examples of component areas
Hygiene areas Circulation areas Amenities Living space Workspace
45
What is Retail Area
The NIA of a shop
46
What if the length you are trying to measure is too long for the disto?
Measure to a fixed point and then take a second measurement and add the two. Then repeat in the other direction to check accuracy
47
What are the advantages and disadvantages of a laser measure?
Advantages: Quick More accurate than a tape measure Disadvantages Needs regular calibrate Can be interfered with by light/mirrors Struggles with long distances

APC (17 decks)

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