Measurement

Question 1

How accurate is a laser?

Answer 1

Usually accurate within 1.55mm - 200m

Question 2

How would you measure land?

Answer 2

I would use either a trundle wheel or promaps

Question 3

Are there any changes coming to the industry in relation to how we will measure?

Answer 3

Yes I am aware the IMPS All Buildings has been introduced since January 2023 but isn’t effective yet.

Question 4

What is the purpose of using IPMS?

Answer 4

To establish consistencies across the globe in property measurement. RICS hope it will become mandatory practice.

Question 5

What do you currently advise your clients on with measurement?

Answer 5

I advise them on the benefits of using IMPS in every report.

Question 6

What is the RICS document relating to measurement?

Answer 6

RICS Professional Statement: RICS Property Measurement Standards 2nd Edition 2018.

Question 7

What are the general principles of the professional statement?

Answer 7

When measuring residential buildings, I need to comply with:
Providing a date when the measurements are taken.
State the measuring methodology
State whether it is metric or imperial
Measurements must be clearly documented.

Question 8

Is IMPS madatory?

Answer 8

Yes, I know that it is for residential buildings.

Question 9

What are the IPMS standards?

Answer 9

IMPS 1 - Broadly similar with GEA. Used for residential and commercial. Everything is included within the external walls. But you state that things separately, like internal open sided balconies.

IPMS 2 - Broadly similar to GIA. Usually use this in residential valuations. Similar inclusions and exclusions to IPMS 1. Obviously exclude the external wall thickness. (Think of measuring Sandilands)

IPMS 3 - Used to deal with more precise situations. For example, part of a room in a building. Or like a flat within a building.

IMPS 3A - Similar to IPMS 1, but for more precise buildings. Measure to the outer face of the external wall and to the centre line of shared walls. (Think of Gina’s flat and that she doesn’t own all her walls as she shares them with the neighbours).

IMPS 3B - Broadly similar to IPMS 2 and GIA.

IPMS 3C - Similar to 3B but excluding internal walls and columns. Used for the usable floor area of a specific room in a building.

IF IN DOUBT SAY I USE IPMS 2 AND WOULD NEED TO REFER TO THE PROFESSIONAL STATEMENT AND PROPERTY MESAUREMENT STANDARDS 2018 IF I WAS UNSURE.

Question 10

What is the RICS Code of Measuring Practice 2015?

Answer 10

Best practice document for all measuring exercises except for offices and residential buildings.

Provides definitions to ensure common and consistent approach to measurement.

Question 11

What are the bases of measurement?

Answer 11

GEA: used to tax vals, and build cost estimates

GIA: Used in agency and new homes vals. Approx a 2-3% deduction from GEA.

NEA: Used for shops, approx 15% deduction from GIA

Question 12

How did you ensure that the floorplans you were provided with for the flat in Fulham were accurate?

Answer 12

Prior to arriving at the property I ensured that I cross checked them with my colleagues measurements from when they inspected 12 months ago

Question 13

What is the limited use area? When is it included and excluded?

Answer 13

1.5m. Included in the GEA and only included in GIA if it is under a stairwell.

Question 14

What does IPMS measure to?

Answer 14

The internal dominant face.

Question 15

What is the internal dominant face?

Answer 15

Inside finished surface comprising more than 50% of floor to ceiling height.

Question 16

What do you measure to when complying with the Code of Measuring Practice?

Answer 16

The internal face

Question 17

What is the purpose of the introduction to IPMS all buildings?

Answer 17

It supersedes all previously published standards for individual asset classes into one harmonised standard.

It applies to all buildings irrespective of their use or occupation.

An updated RICS Property Measurement guidance is expected that will take into account the new IPMS: All Buildings standard.

Question 18

What is the internal face?

Answer 18

Either the brickwork or the plaster/paint work that is applied to the brick. Not the internal linings installed buy whoever lives there. Eg. Measuring to the back of the wardrobe.

Question 19

What comes under the RICS Code of Measuring Practice 2018?

Answer 19

GIA, GEA, NIA

Question 20

What incorporates IPMS?

Answer 20

RICS Property Measurement 2018

Question 21

What is the standard thickness of a solid wall and a cavity wall?

Answer 21

Solid = 22cm
Cavity = 27 - 30cm

Question 22

What are the general principles of measurement in reporting?

Answer 22

Date of measurement
Provide reference to any plans used
State calculations clearly
Property address
A record of the person who measured

Question 23

What IPMS standard did you use when measuring the flat in Fulham and Westminster?

Answer 23

Fulham IPMS 2
Westminster IPMS 3B

Question 24

How do you measure when calculating the three codes of measurement practice?

Answer 24

GIA = area of a building measured to the internal face of each perimeter at every floor level. Includes columns, chimney breasts, open sided balconies. Excludes external wall thickness, open sided balconies.
GEA = area of the building measured externally to each floor level. Includes perimeter wall thickness. Excludes, roof terraces and the same things as GIA.
NIA = Usable area within a building measured to the internal face at each perimeter wall at each floor level. Mainly used in commercial and retail so I am not familiar, but understand it includes and excludes the same as IPMS 3C.

Question 25

If you were given floorplans for a measurement, and your measurements didn’t stack up with them - what would you do?

Answer 25

Firstly - I would triple check my calculations
The, I would check with the lender if they could secure a post completion certificate - this helps confirm that the works were completed in line with the plans (for new builds only!)
Lastly, go and reinspect.

Question 26

What is the difference between measuring to IPMS and Code of Measuring Practice?

Answer 26

In the code of measuring practice you measure to the internal face, whereas with IPMS you measure to the internal dominant face.