Measurement Flashcards
Who publishes the IPMS?
The International Property Measurement Standards Coalition
RICS members and RICS regulated firms must consider the following parameters when evaluating the level of accuracy that could be expected from a measured survey:
- Purpose
- Client’s requirements
- Building or site conditions
- Time/cost
- Ramifications if the level of accuracy is deemed insufficient?
When would you use NIA as a measurement basis?
Would typically defer to building surveyor or registered valuer. But this would likely come up when valuing rentable commerical space.
NIA has commonly been used to determine rentable or leasable areas in commercial properties.
I would be expecting the the use of IPMS 3 - office these days however.
Where a client had specifically requested NIA be used, I would expect dual reporting with both standards to be used
When would you use GIA as a measurement basis?
For space planning, facilities management, property valuation, marketing, and rent or lease negotiations, as it provides a consistent method for evaluating and comparing properties.
Would be used for properties where IPMS has not been adopted including Industrial.
When would you use GEA as a measurment basis?
GEA, or Gross External Area, is used primarily for property valuation and marketing. It measures the total area enclosed by a building’s external walls, providing a comprehensive assessment of a property’s size, and enables consistent comparisons across various properties.
Tell me about what’s included with GIA/NIA/GEA?
Gross Internal Area (GIA) measures a building’s total enclosed area within internal perimeter walls, including occupied spaces and common areas like corridors and stairwells.
Net Internal Area (NIA) represents a building’s usable area, excluding common spaces like stairwells and corridors.
GEA, or Gross External Area, is used primarily for property valuation and marketing. It measures the total area enclosed by a building’s external walls, providing a comprehensive assessment of a property’s size, and enables consistent comparisons across various properties.
What is IPMS 1? Where is it applied?
(formerly GEA)
Application:
Planning – basis of measurement for planning applications and approvals, site coverage, etc. (together with IPMS 3 – Office).
What is IPMS 2 - Office? Where is it applied?
formerly GIA
Application:
Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.
What is IPMS 2 - Residential ? Where is it applied?
formerly GIA
This is a valuation standard published by IPMSC that has been adopted by RICS.
Application:
I would typically work an experinced chartered buildibg surveyor or registered valuer when conducting measurement work. I would defer to them on correct application.
But J ubderstand it is used for costings – a method of measurement for a basis of calculating building costs and reinstatement costs.
What is IPMS 3 – Office (formerly NIA) Where is it applied?
Caveat - If carrying out a project I would defer to building surveyor or valuer undertaking regular measurement work.
Answer- It is a globally adopted measurement standard for measuring office buildings, adopted by RICS.
Application:
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.
What measurement basis would you use for office property?
This is not a field of work I work directly in - although I have a solid base of knowledge to be able to instruct others. I would always take the advice of a valuer or building surveyor who had experience in such matters.
For office properties, IPMS 3a - Office is the preferred measurement basis, ensuring global consistency. However, if required by local practices or specific situations, RICS surveyors might use traditional methods like Net Internal Area (NIA) for rentable areas, or Gross Internal Area (GIA) for space planning and facilities management.
What measurement basis would you use for industrial property?
This is not a field of work I work directly in - although I have a solid base of knowledge to be able to instruct others. I would always take the advice of a valuer or building surveyor who had strong experience in such matters.
I beleive that GIA is the correct method as IPMS 3 Industrial is yet to be implemented. I would refer to RICS Property Measurement for more info.
What measurement basis would you use for retail property?
This is not a field of work I work directly in - although I have a solid base of knowledge to be able to instruct others. I would always take the advice of a valuer or building surveyor who had experience in such matters.
I would not expect IPMS to be used as these are not yet adopted by RICS for retail or industrial.
An RICS surveyor might use Gross Internal Area (GIA) or Net Internal Area (NIA). GIA is used for space planning,
NIA is employed to determine rentable or leasable areas in commercial retail properties.
How does RICS Property Measurement differ from the old Code of Measuring Practice?
- IPMS adoption: It integrates global standards, improving consistency and transparency.
- Broader scope: It moves beyond UK-specific guidelines, addressing international markets.
- Enhanced clarity: It provides clearer, more structured guidelines for property professionals.
Why is accuracy important when you measure buildings?
Accuracy in RICS measurements is important for:
- Informed decisions: It enables better choices in property transactions and management.
- Fairness: It ensures equitable rental rates, lease terms, and property valuations.
- Comparability: It allows for transparent comparisons between properties.
- Space optimization: It aids in efficient space planning and facilities management.
- Compliance: It minimizes disputes and legal issues by adhering to professional guidelines.
- Trust: It fosters confidence among property professionals, clients, and stakeholders.
Tell me about how you use floor plans to facilitate measuring buildings?
(ANSWER NEEDS WORK!)
As the Managing Partner of a block management company this is not something I am involved with directly in my role.
In measuring up the common parts of a block of flats
How do you calibrate a laser measurer?
I do not carry out this function in my role. I would typically defer to a building surveyor for this.
As part of my learning through RICS I am aware that Leica, the manufacturer of the Laser ‘Disto’ provide a method, requiring use of a manual measurement compared against the ‘average deviation’ of 10 measurements to manually calibrate - If carrying out this function I would advise colleagues to refer to the Leica method.
Why do you take check measurements?
Taking check measurements according to RICS is essential to:
- Ensure accuracy and reduce errors.
- Provide quality assurance and adhere to professional standards.
- Identify discrepancies between different sources of information.
- Mitigate risks, such as disputes or legal issues.
- Instill confidence in clients, stakeholders, and property professionals.
Why do you take check measurements?
Taking check measurements according to RICS is essential to:
- Ensure accuracy and reduce errors.
- Provide quality assurance and adhere to professional standards.
- Identify discrepancies
- Mitigate risks, such as disputes
- Instil confidence
Ultimately, even small errors can have big negative consequences for client and surveyor
Tell me about a strength and weakness of a measuring technique you have used.
I assisted with the measuring of two houses in Manchester for Valuation purposes using a Disto laser measurer.
Pros:
- Speed
- Accuracy
- Ease of use
Cons:
- Expensive compared to tape measure.
- Limitations in bright light.
- Surface reflectivity: Highly reflective or transparent surfaces
When would you use a tape measure?
I would not typically carry out this function and would defer to a building surveyor or valuer to carry out the appropriate method. However, I am aware of the below:
- Short distances: For short distances, using a tape measure may be quicker and more convenient
- Bright light conditions: In bright sunlight or well-lit environments, laser beams can be difficult to see
- Measuring reflective or transparent surfaces
When would you use a trundle wheel?
A trundle wheel is useful for:
- Long distances: Efficiently covering large areas.
- Rough terrain: Measuring uneven surfaces.
- Outdoor measurements: Ideal for sports fields, roads, and construction sites.
What is a potential source of error when measuring?
Human error: Mistakes in reading or recording measurements, misalignments, or incorrect calculations can lead to inaccuracies.
Instrument error: Poorly calibrated or malfunctioning equipment can result in inaccurate measurements.
What is IPMS?
IPMS is a global set of standards for consistent property measurement - now adopted by RICS.
Created by a coalition of professional organizations, IPMS ensures transparent, accurate, and comparable measurements across markets for various properties. It promotes better decision-making, minimizes disputes, and enhances trust in the property market.
