Measurement Flashcards
Tell me about your understanding of RICS Property Measurement.
RICS Code of Measuring Practice 6th Edition- 2018- Outlines how property measurements are to be undertaken and provides definitions to the different measurement basis. Incorporates IPMS
When would you use NIA as a measurement basis?
NIA is used for estate agency and valuation, rating of shops, shop rents, supermarkets, offices, etc, property management service charge
I would use NIA when undertaking the comparable method of valuation (or measuring floor plans to understand the total area to use in the valuation
When would you use GIA as a measurement basis?
Example: Used for Building Cost estimation, Estate Agency and Valuation, Industrial, warehouses (big)
When would you use GEA as a measurement basis?
Example- Used in Town Planning for measurement of planning applications
Tell me about what is included in NIA/GIA/GEA?
GEA - Area of a building measured externally at each floor level. (All of the property)
GIA - Area of a building measured to the internal face of the perimeter walls at each floor level
NIA - Usable area within a building measured to the internal face of the perimeter walls at each floor
What measurement basis would you use for office property?
IPMS 3 (NIA)
What measurement basis would you use for industrial property?
IPMS 2 (GIA)
What measurement basis would you use for retail property
IPMS 3 (NIA) (check slides)
How does RICS Property Measurement differ from the old Code of Measuring Practice?
Now includes IPMS for measuring office and residential
How do you calibrate a laser measurer?
It is possible to check typical accuracy and calibration for a laser disto by following the Leica guidance. This involves establishing a constant baseline, taking at least 10 measurements from a fixed point and carrying out a number of calculations. These results should also be recorded in a log.
It is also possible to send the laser disto away for re-calibration. Typically lasers become inaccurate after being dropped and may show an error (e.g. 256) when they become inaccurate.
Why do you take check measurements?
Measuring software may be less accurate given that it is hard to pinpoint the exact boundaries or surfaces to measure to online. Photocopied scaled plans can be distorted which will affect the scale of the plan. This can be overcome by using check measurements to confirm the accuracy of the scale specified on the plan.
Tell me about a strength and weakness of a measuring technique you have used
Used promap for site boundaries
- can measure a large area quickly which is inaccessible
but
- difficult to assess exactly where the legal boundary is on a map
When would you use a tape measure?
They are typically used for measuring narrow or complex areas, or where it is not possible to use a laser (e.g. bright sunlight).
When would you use a trundle wheel?
When measuring land, other tools may be better suited, such as a trundle wheel
What is a potential source of error when measuring?
Lasers do not work well in bright sunlight, as it can be hard to see the laser beam. Using a long tape measure can overcome the issue or by shadowing the target area
When using a laser to measure to a dark surface, the measuring time can increase leading to inaccurate measurements. Taking a sheet of A4 white paper to site can be used as a measuring target
Lasers may be inaccurate when measuring to colourless liquids, glass, styrofoam, permeable or high gloss surfaces
Cloth tape measures can be inaccurate if not fully stretched or if they are over-stretched
Steel tape measures may not be long enough for certain distances
Measuring software may be less accurate given that it is hard to pinpoint the exact boundaries or surfaces to measure to online
Photocopied scaled plans can be distorted which will affect the scale of the plan. This can be overcome by using check measurements to confirm the accuracy of the scale specified on the plan
What is IPMS?
International Property Measurement Standards - developed by a group of more than 80 professional and not-for-profit organisations, working together to implement international standards for measuring property.
Why has IPMS been introduced?
Consistent method
Transparent market place
Greater public trust
Stronger investor confidence
Increased market stability
Which IPMS standards are adopted by RICS
Check
Explain your understanding of IPMS All Buildings to me.
IPMS All Buildings is the newest International Measurement Standard covering all buildings, unlike its predecessors which related to specific asset classes only.
Effective from 15 January 2023, IPMS All Buildings replaces all previously published IPMS Asset Standards from this date.
The RICS will now work to draft a new measurement standard to incorporate the concepts into RICS Property Measurement Standards and consult its members.
What is dual reporting and when would you use it?
A key part of adopting and using IPMS: All Buildings is to report the measurements alongside the area calculated to an existing standard; this is referred to as dual reporting.
Those preparing the report should reconcile the IPMS measurement with that calculated using the other standard, and the latter must be appropriately cited.
What IPMS bases are you aware of and when would each of these used?
IPMS 1 - formerly GEA (town planning for measurment of planning applications)
IPMS 2 - formerly GIA (Build cost estimation)
IPMS 3 - formerly NIA (Valuation, estate agency, shops and supermarkets)
What are limited use areas and how do you report these?
IPMS does not specify what a limited use area is, as that
differs from market to market.
Could be: limited height, limited sunlight
Such areas and their limitations are to be identified, measured and stated separately within IPMS reported
areas
What is the internal dominant face?
the area within each vertical section [wall] that makes up the perimeter of the building/unit). This can include inside the window recess (to include inside glazing), as long as the glazing is 50% or more of the floor to ceiling height.
How has IPMS been incorporated into Property Measurement?
The RICS Property Measurement 2nd Edition, which now incorporates the International Property Measurement Standards (IPMS) for both office and residential property
RICS is now drafting a new measurement standard which will seek to incorporate the IPMS All Buildings
