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7th Nov > Measurement > Flashcards

Measurement Flashcards

1
Q

Which RICS material did you have regard to in your examples?

A
  • RICS Property Measurement (2nd ed.) PS 2018 (Incorporating IPMS)
  • RICS Code of Measuring Practice (6th edition) guidance note 2015
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2
Q

Are these compulsory and international?

A
  • RICS Property Measurement (2nd ed.) PS 2018 (Incorporating IPMS) – mandatory and global
  • RICS Code of Measuring Practice (6th edition) guidance note 2015 – best practice document and global
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3
Q

When did the RICS Property Measurement statement and IPMS first come to effect?

A

2016

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4
Q

What is the purpose of the International Property Measurement Standards?

A

To avoid current inconsistent definitions of measurement in different countries and bring greater global transparency

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5
Q

Has there been a date given by RICS for the implementation of IPMS?

A

No

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6
Q

What do you currently report in?

A

On a dual basis until IPMS is embedded into market practice having regard to the client’s instructions

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7
Q

What requirements are mandatory for RICS members when measuring office and residential buildings?

A
  • Provide a date when the measurements are undertaken
  • State the measuring methodology adopted
  • Provide the reference and scale of any plans used
  • State the conversion factor from the metric and any rounding
  • The measurement and calculations must be clearly documented
  • Retain a record of the RICS member responsible to certify the above requirements
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8
Q

What does the RICS Code of measuring practice 2015 cover?

A
  • Bases of measurement
  • Definitions
  • Inclusions and exclusions
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9
Q

What use classes does IPMS cover?

A
  • Office
  • Residential
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10
Q

What does paragraph 1.2 cover?

A
  • Advise clients on the benefits of using IPMS
  • IPMS is mandatory for reporting on residential and office space
  • Members are encouraged to report on a dual basis
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11
Q

What are the bases of measurement in the RICS Code of Measuring Practice 2015?

A
  1. GEA - gross external area
  2. GIA – gross internal area
  3. NIA – net internal area
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12
Q

What are the purposes of measurement?

A
  • Valuation
  • Agency
  • Property management
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13
Q

Define GEA?

A

The area of a building measured externally at each floor

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14
Q

When is GEA used?

A
  • Town planning
  • Council tax valuations
  • Build cost estimates
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15
Q

What is included and excluded?

A

Included
* Whole building (inc external walls)
* Outbuildings
* Loading bays
* Garages
* Conservatories
Excluded
* Open parking areas
* Roof terraces
* Greenhouses
* Fire escapes

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16
Q

Define GIA?

A

The area of a building measured to the internal face of the perimeter walls at each floor level

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17
Q

When is GIA used?

A
  • Estate agency and valuation of warehouses, retail warehouse, food superstores
  • Rating
  • Build cost estimates
  • Property management
  • New home valuation
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18
Q

What is included and excluded in GIA?

A

Included
* Columns
* Lift wells
* Mezzanines with permanent access
* Loading bays
* Ancillary offices
Excluded
* Canopies
* Fire escapes
* Covered ways

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19
Q

What are the differences between GIA and GEA?

A

GEA is the area of a building measured to the outside wall at each level. GIA is the internal area measured to the internal face at each floor level

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20
Q

Define NIA?

A

The usable area within a building measured to the internal face of the perimeter walls at each floor level.

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21
Q

When is NIA used?

A
  • Estate agency
  • Valuation
  • Property management
  • Rating
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22
Q

What is included and excluded in NIA measurements?

A

Included
* Entrance halls
* Kitchens
* Built-in units and cupboards
* Areas occupied by ventilation and heating
* Areas occupied by skirting and perimeter trunking
* Areas occupied by non-structural walls subdividing accommodation
Excluded
* Entrance halls, landings and balcony used in common
* Toilets, bathrooms, cleaning rooms
* Stairwells, lift-wells, lift lobbies
* Vehicle parking areas

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23
Q

What is an internal face?

A

The internal side of the structural wall or plaster coat applied to the wall. Not the surface (e.g. wallpaper, paint, wall coverings, etc).

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24
Q

Define IPMS 1?

A

The areas of each floor of a building measured including external walls (GEA)

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25
Q

When might you use IPMS 1?

A

Planning – site coverage, basis of measurement for planning applications

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26
Q

What is included and excluded in IPMS 1?

A

Included
* Covered galleries
* Balconies
* Accessible roof terraces
Excluded
* Upper void levels of atrium
* Open external stairwells
* Patios, refuse areas, external parking at ground level

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27
Q

How does IPMS 1 differ from GEA?

A

IPMS 1 includes balconies (stated separately) and roof terraces, GEA doesn’t

28
Q

Define IPMS 2?

A

The areas of an office on each floor measured to the internal dominant face.

29
Q

When might you use IPMS 2?

A

For valuation and agency purposes (GIA)

30
Q

What is included and excluded?

A

Included
* Covered galleries
* Balconies
* Accessible roof terraces
Excluded
* Open light wells and upper level voids of an atrium
* Patios and decks at ground floor level
* External parking and equipment yards, cooling equipment, refuse areas

31
Q

How does IPMS 2 differ from GIA?

A

IPMS 2 is larger due to:
* Interface adjustments for Internal Dominant face (IDF)
* External open sided balconies
* Roof terraces

32
Q

Define IPMS 3?

A

The floor area available on an exclusive basis to an occupier, excluding shared or common facilities e.g. stairs, lifts, WCs, etc.

33
Q

When might you use IPMS 3?

A
  • Agency and valuation
  • Taxation
  • Property and facilities management
34
Q

What is included and excluded?

A

Included
* Covered galleries
* Balconies
* Accessible roof terraces
Excluded
* Standard facilities

35
Q

How does IPMS 3 differ from NIA?

A
  • All columns are included
  • Perimeter measurements are taken to the internal Dominant Face’
  • No exclusions for restricted height of less than 1.5m
36
Q

What is the internal dominant face?

A

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.

37
Q

How do you report under IPMS?

A

Break the building into component areas on a floor-by-floor basis

38
Q

What is internal eaves height?

A

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

39
Q

What is site depth?

A

The measurement from the front to rear boundaries

40
Q

What is build depth?

A

Maximum external measurement from the front to rear walls

41
Q

What is gross frontage?

A

Overall external measurement from the front to rear walls

42
Q

What is net frontage?

A

Overall frontage of the shop line measured between the internal face of the external walls.

43
Q

What are the acceptable tolerances?

A

Contained in Appendix A of the 2018 guidance note.

44
Q

What are the differences between each of the base measurements?

A

GEA to GIA = deduct 2-3%
GIA to NIA = deduct 15%

45
Q

On what basis would you measure an office?

A
  • IPMS 3
  • NIA
46
Q

How would you measure land?

A

check with title plan / OS plan
* Trundle wheel
* Trigonometry

47
Q

What is site coverage?

A

The ratio between the size of the site and the building footprint (GEA)

48
Q

What is 1 acre?

A

0.4046 hectares

49
Q

What is a building line?

A

Boundary line of a property. It is illegal to build beyond this.

50
Q

What tools can you use to measure a property?

A
  • Measuring tape
  • Measuring rod
  • Laser
  • Software for measuring property
51
Q

How reliable are lasers?

A

Accurate within 1.5mm up to 200m

52
Q

What problems could you have with a laser?

A
  • Bright sunlight can distort measurements
  • Can be uncalibrated
53
Q

How do you check a laser?

A
  • Check frequently for accuracy and recorded in a log – measure a known distance
  • Should be calibrated annually
54
Q

How does a laser work?

A

Sends a pulse of laser light to the target and measures the time it takes for the reflection to return.

55
Q

How do you use a trundle wheel?

A

Equivalent to 1m. Click it to note measurement.

56
Q

What is the conversion rate for SQ M to SQ FT?

A

1 SQ M = 10.764
SQ M – Metric
SQ FT – Imperial
Metric measurements should be adopted as standard.

57
Q

What is a scale?

A

The ratio of length in a drawing to the length of the real thing

  • 1:50 Room plan
  • 1:100 building plan
  • 1:1250 Street/location plan
  • 1:2500 Location plan
  • 1:50000 Road/walking map
58
Q

What scale would you typically measure a room?

A

1:50

59
Q

What scale would you typically measure a building?

A

1:100

60
Q

What scale would you typically measure a location plan?

A

1:1,250 / 1,2500

61
Q

How accurate should measurements be?

A
  • The measurer has to state the degree of tolerate reported as a percentage
  • IPMS also recommends that all measurements are supposed by computer generated drawings and verified on site
62
Q

What are you required to put in your terms of engagement?

A
  • Purpose of measurement
  • Date of measurement
  • Who measured the building
  • The basis adopted, if not IMPS then why?
  • Methodology / tools used
  • Calculations
63
Q

Why is it important to follow best practice?

A

To prevent risk and potential claims for damages

64
Q

When did IPMS for Residential Buildings come to effect?

A

May 2018

65
Q

What are the standards for IPMS for Residential Buildings?

A

IPMS 1 - External
IPMS 2 - Residential (Internal)
IPMS 3 - Residential (Occupier)

7th Nov (35 decks)

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