Measurement

Question 1

What is Gross External Area?

Answer 1

Gross External Area is the area if a building measured externally at each floor level.

This includes:

• Perimeter wall thickness and external projections.
• Where there is a part wall this includes the party wall to the central line.
• Areas occupied by internal walls and partitions.
• Columns, piers.
• chimney breasts, stairwells, lifts etc.
• Outbuildings which share at least one wall with the main building.
• Loading bays.
• Mezzanine where there is permanent means of access.
• This excludes:
• External-open sided balconies, covered ways and fire escapes.
• Canopies.
• Open vehicle parking areas, roof terraces etc.
• Voids over or under structural, raked or stepped floors.
• Greenhouses, garden stores, fuel stores etc in residential properties.

Question 2

What is Gross Internal Area?

Answer 2

• Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor.

This includes:

• Areas occupied by internal walls and partitions.
• Columns, piers, chimney breasts, stairwells etc.
• Atria and entrance halls.
• Internal open-sided balconies, walkways etc.
• Mezzanine floors with permanent access.
• Structural, raked or stepped floors are to be treated as level floor measured horizontally.
• Loading bays.

This excludes:

• Perimeter wall thickness and external projections.
• External open-sided balconies, covered ways and fire escapes.
• Canopies.
• Greenhouses, garden stored, fuel stored etc. in residential properties.

Question 3

What is Net Internal Area?

Answer 3

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

Includes

• Entrance halls.
• Kitchens.
• Built in units, cupboards etc.
• Areas occupied by perimeter skirting etc.
• Areas occupied by non-structural walls subdividing the accommodation in sole occupancy.

This excludes:

• Areas of entrance halls, atria, landings and balconies which form common areas.
• Toilets, toilet lobbies, bathrooms, cleaners rooms etc.
• Lift rooms, plant rooms, tank rooms, fuel stores etc.
• Stairwells, left-wells and permanent lift lobbies.
• Corridors and other areas utilised by other occupiers.

Question 4

What is the RICS Code of Measuring Practice (6th edition) 2015?

Answer 4

• RICS guidance note that provides succinct, precise definitions to permit the accurate measurement of buildings and land for valuation, planning, sale, letting or acquisition purposes.
• The document outlines key measuring definitions including - GEA (Gross External Area), GIA (Gross Internal Area) and NIA (Net Internal Area).
• The guidance note applies to all building classes, except offices and residential buildings.

Question 5

Draw a diagram showing appropriate dimensions for GEA defined industrial / warehouse and terrace unit

Answer 5

Question 6

Draw an example of appropriate dimensions for GIA defined industrial / warehouse unit

Answer 6

Question 7

Draw an example of appropriate dimensions for NIA for designed offices

Answer 7

Question 8

How would you carry out measurements differently for different services?

Question 9

What does the RICS Property Measurement Standard and Code of Measuring Practice (6th edition) entail?

Answer 9

• The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement of buildings and land, the calculation of sizes and the description or specification of land and buildings on a common and consistent basis.
• The code is now globally applicable.
• The code only deals with standard measurement practice, but is not applicable for valuations which will use various techniques and protocols for valuing / zoning areas with limited headroom and particular forms of construction etc.
• Members are not required to follow the advise and the guidance in the guidance note but it is considered best practice.
• The code sets out a hierarchy of definitions, these being:

1. GEA (Gross External Area)
2. GIA (Gross Internal Area)
3. NIA (Net Internal area)

• The code talks of accuracy of measurement and how different percentage accuracy will be required for different site circumstances but they should not mislead. e.g may pace out an area of tarmacadam laid for valuation (+/- 10%) but will need to use laser measures etc when reporting NIA of an office (+/- 1%).
• Code states that to identify the level of accuracy needed for measurement a surveyor should ask the following questions:

1. What is the purpose of the measurement exercise?
2. What is being measured?
3. What are the site conditions at the time of measurement?
4. What would the ramifications should the level of accuracy be deemed insufficient for the purpose?

• The code states that surveyors need to minimise the effect of errors by using checking mechanisms for their procedures, processes and equipment as a means of delivering a final product to an agreed level of accuracy.
• Code states that users of the code are advised to adopt metric units as the standard system of measurement (mm, m, or Km).

Question 10

When would you use GIA?

Answer 10

Marketing industrial property

Question 11

When would you use GEA?

Answer 11

When assessing areas for planning application

Question 12

When would you use NIA?

Answer 12

Offices for valuation or marketing purposes, cab also be used for industrial!

Question 13

How do you measure the value of works on site when preparing an interim valuation?

Answer 13

• This is dependent on the works, for example if it is for decoration of cladding then this will have to be done on a visual estimate - e.g 1 elevation painted of 4 equal (ish) elevations then that would be 25%. For others such as tarmacadam this could be measured by using steps where you cant use a disto for measurement.
• The % valuation should be within 10% accuracy.

Question 14

What are the New Rules of Measurement?

Answer 14

• They are published by RICS Quantity Surveying and Construction Professional Group and provide a set of measurement rules for estimating, cost planning, procurement and whole-life costing of construction projects. Adopting a standard methodology facilitates consistency, high standards and helps avoid disputes.
• Three volumes:

1. NRM1 - Order of cost estimating and cost planning for capital building works.
2. NRM2 - Detailed measurement for building works.
3. NRM3 - Order of cost estimating and cost planning for building maintenance works.

Question 15

Document would you reference to find out about IPMS?

Answer 15

• RICS Property Measurement Professional Statement, 2nd edition (2018).

Question 16

When should surveyors use IPMS?

Answer 16

• IPMS must be used for reporting the areas of office and residential floor space.
• Some other circumstances may not be suitable - a surveyor must document in their report why IPMS has not been used.

Question 17

What are the core IPMS core definitions?

Answer 17

• IPMS 1: Closely comparable to GEA (Gross External Area).
• IPMS 2 - Office: equates closely to GIA (Gross Internal Area).
• IPMS 2 - Residential: equates closely to GIA (Gross Internal Area).
• IPMS 3 - Office: equates somewhat to NIA (Net Internal Area).

Question 18

What is the application of IPMS 1?

Answer 18

Planning – basis of measurement for planning applications and approvals, site coverage, etc.

Question 19

What is the application of IPMS 2 - Office

Answer 19

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

Question 20

What is the application of IPMS 2 - Residential?

Answer 20

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

Question 21

What is the application of IPMS 3 - Office

Answer 21

• 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

Question 22

What is the Internal Dominant Face (IDF) according to RICS Property Measurement Professional Statement

Answer 22

• The Internal Dominant Face is the inside finished surface comprising 50% or more of the surface for each vertical section forming an internal perimeter.
• A vertical section refers to each part of a window, wall or external construction feature of an office building where the inside finished surface varies from the inside finished surface areas of the adjoining window, wall or external construction feature, ignoring the existence of any columns.
• IF there is no dominant face or if the dominant face is not vertical, the measurement should be to the wall-floor junction ignoring skirting board, trunking, heating and cooling units and pipework.

Question 23

What is IPMS 1? What does it include and exclude?

Answer 23

• It is a universal standard that applies to all building classes.
• IPMS 1 is the sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, and reported on a floor-by-floor basis.
• Included but stated separately are: balconies, generally accessible rooftop terraces (all to be measured to their outer face).
• Excluded: Open light wells or the upper voids of an atrium, open external stairways that are not an integral part of the structure e.g open framework fire escape.

Question 24

What is IPMS 2 - Office? What does it include / exclude? When is it used?

Answer 24

• The sum of the areas of each floor level of an office building measured to the internal dominant face and reported on a component-by-component basis for each floor of a building.
• Includes: all areas, including internal walls, columns and enclosed walkways or passages between separate buildings, available for direct or indirect use. Covered void areas such as atria are only included at their lowest floor level.
• Measurements included but stated separately include: Covered galleries, balconies generally accessible rooftop terraces - these are to be measured to their inner face.
• Excludes: Open light wells, upper void of an atrium, patios and decks at ground-floor level not forming part of the building structure.
• IPMS 2 - Office is used is for measuring the interior area and categorising the use of space in an office building. It can be used by parties such as asset managers, brokers, cost consultants, facility managers, occupiers, owners, property managers, researchers and valuers to provide data on the efficient use of space and for benchmarking.

Question 25

What is IPMS 3 - Office? What does it include / exclude? When is it used?

Answer 25

• The floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas, and calculated on an occupier-by occupier or floor-by-floor basis for each building.
• Includes: All internal walls and columns within an occupant’s exclusive area are included within IPMS 3 – Office. The floor area is taken to the internal dominant face and, where there is a common wall with an adjacent tenant, to the centre-line of the common wall.
• Excludes: Standard facilities which include those parts of a building providing shared or common facilities that typically do not change over time, including, for example, stairs, escalators, lifts/ elevators and motor rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge areas and maintenance rooms.
• IPMS 3 - Office is for measuring the occupation of floor areas in exclusive use. It can be used by parties such as agents and occupiers, asset managers, facility managers, property managers, researchers and valuers.

Question 26

What is IPMS 2 - Residential? What does it include / exclude? When is it used?

Answer 26

• IPMS 2 – Residential: The sum of the areas of each floor level of a residential building measured to the internal dominant face, which may be reported on a component by-component basis for each floor of a building. In many markets, but not universally, this is similar to gross internal area [GIA].
• Includes: all areas within the IDF including internal walls, columns and enclosed walkways or passages between separate buildings, available for direct or indirect use. Covered void areas such as atria are only included at their lowest floor level.
• Measurements included but stated separately: Covered galleries, balconies, internal catwalks, internal permanent mezzanines.
• Excludes: Open light wells, upper level voids of an atrium, external car parking, external loading bays.
• IMPS 2 - Residential is used for the measuring the interior area of a residential building. It can be used to provide data on the use of space, for benchmarking and marketing.

Question 27

What is IMPS 3 - Residential? What does it include / exclude? When is it used?

Answer 27

• The floor area available on an exclusive basis to an occupier.
• Inclusions: Depending on the variation used (IPMS 3A, 3B or 3C – Residential), the measurements for IPMS 3 – Residential may need be taken to the outer face or the internal dominant face of the external wall, while other walls would be measured to the finished surface or the centre-line, as more fully described below.

Question 28

What are the variations of IPMS 3 - Residential? Why are they used?

Answer 28

• IPMS 3A - Used to measure total area of property whereby there is exclusive occupation - includes the outer face of the external walls.
• IPMS 3B - Used to measure total area of a property including the floor areas occupied by internal walls and columns measured to the internal dominant face and the finished surface of shared walls.
• IPMS 3C - Used for measuring areas on a room by room basis. The area in exclusive occupation, excluding the floor area occupied by full-height, permanent, internal walls and columns, measured to: • the internal dominant face and • the finished surface of all full-height internal walls. Fully glazed partitions are not regarded as permanent internal walls.

Question 29

Add cards that explain the difference between IPMS and Code of practice measurements

Question 30

What is the IDF?

Answer 30

The internal dominant face (IDF) is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section. If such does not occur, then the finished surface is deemed to be the IDF.

If there is no internal dominant face, because no face in an IDF wall section exceeds 50%, or if the internal dominant face is not vertical, the measurement should be to the finished surface.’

Question 31

What is IPMS? Why is it implemented?

Answer 31

• The International Property Measurement Standards Coalition (IPMSC) is a group of professional and not-for-profit organisations from around the world, working together to develop and implement international standards for measuring property.
• An International Property Measurement Standard (IPMS) will ensure that property assets are measured in a consistent way, creating a more transparent marketplace, greater public trust, stronger investor confidence, and increased market stability.

Question 32

What are the IPMS standards ?

Answer 32

Residential
IPMS 1 - External - GEA
IPMS 2 - GIA

IPMS 3 - Differentiation of the inclusions with the net internal area
IPMS 3A - NIA
IPMS 3B
IPMS 3C

Offices
IPMS 1 - External - GEA
IPMS 2 - GIA
IPMS 3 - NIA

Question 33

A client shows you 1:1250 scale plan. What would 1mm on a plan represent in real life?

Answer 33

1.25m

Question 34

Can you name some titles from the RICS code of measuring practice? 6th edition.

Answer 34

• Introduction
• application references
• core definitions and diagrams
• technical definitions and diagrams
• special use definitions and diagrams application references
• core definitions and diagrams
• technical definitions and diagrams
• special use definitions and diagrams

Question 35

How often should your laser measure be calibrated ?

Answer 35

• Prior to use
• Every 12 months
• If gaining incorrect measurements

Question 36

What is the international property measurements standards IPMS ?

Answer 36

The International Property Measurement Standards Coalition (IPMSC) is a group of more than 80 professional and not-for-profit organizations from around the world, working together to develop and implement international standards for measuring property.

At present, the way property assets – such as homes, offices or shopping centers – are measured varies dramatically. For example, in some parts of the world it is established practice to include common space (lift shafts; communal hallways etc.) in floor area measurements; in others off-site parking might be included or even swimming pools.

Question 37

Can you give me some example of inclusion and exclusion for GEA ?

Answer 37

Inclusion
• Wall thickness
• Column’s piers and lift spaces
• Internal balcony’s
• Garages
• Loading bays

Exclusions
• Greenhouses
• Canopies
• Fire escapes

Question 38

Can you give me some example of inclusion and exclusion for GIA ?

Answer 38

Inclusions
• Garages
• Conservatories
• Entrance halls
• Internal walls
• Service accommodation such as toilets
Exclusions
• Perimeter wall thicknesses
• Fire escapes

Question 39

Can you give me some example of inclusion and exclusion for NIA – net internal area the useable internal area

Answer 39

Inclusions
• Entrance halls
• kitchens

Exclusions
• Common areas
• Toilets
• Shared access
• Circulation spaces
• Fire escapes
• Vehicle parking

Question 40

Under GIA what is usable area ?

Answer 40

An area is useable if it can be used for any sociable purpose in connection with the premises are used for .

Question 41

How do you measure wall thickness ?

Answer 41

A mixture of opening and reveals

Question 42

What’s IPMS 1 2 and 3?

Answer 42

• IPMS 1, which equates closely to the former GEA (gross external area).
• IPMS 2 – Office, which equates closely to the former GIA (gross internal area).
• IPMS 2 – Residential, which equates closely to the former GIA (gross internal area) and net sales area
• IPMS 3 – Office, which equates somewhat to the former NIA (net internal area).
• IPMS 3A – Residential, which equates somewhat to the former GEA (gross external area).
• IPMS 3B – Residential, which equates somewhat to the former GIA (gross internal area).
• IPMS 3C – Residential, which equates somewhat to the former EFA (effective floor area).

Question 43

What is a Theodolite?

Answer 43

A theodolite is a precision optical instrument for measuring angles between designated visible points in the horizontal and vertical planes.

Question 44

When using a theodolite what checks should you carry out prior to use ?

Answer 44

• Calibration in date
• Bubble / level check
• Battery and storage
• Security checks suitable for the area

Question 45

What RICS Guidance notes are you aware of that relate to measurement of land and property?

Answer 45

• RICS Professional statement for Property Measurement
• RICS Code of measuring practice

Question 46

Where would you use IPMS2 ? How does this differ from GIA ?

Answer 46

Intended to be the same as GIA but categorises different areas if they have lower heights, smaller floor areas, open atriums, balconies, lifts etc.

Question 47

Where would you use IPMS3 ? How does this differ from NIA ?

Answer 47

Internal columns are now included whereas before they were not.

Question 48

How do you mitigate measuring errors ?

Answer 48

I will take the measurements of the walls but I also use triangulation to confirm measurements when I am back on site. I will also take measurements multiple times and average them particularly on larger distances where small changes can make a big difference in the total length.

Question 49

What is a simple method to test the calibration of your disto ?

Answer 49

Take a measurement of a known distance to confirm if the disto is accurate.

Question 50

How do you scale off of plans?

Answer 50

The plans will have a scale identified on it, I will print this off using the paper identified in the text box and use a scale measure against the distances. These measurements are checked against a scale bar or against known distances.

Question 51

What are measured surveys?

Answer 51

• Measured surveys involve taking measurements of sites or buildings in order to produce accurate drawings to scale and may include levels (Construction Industry Council Definition). They are usually specified to an agreed level of detail, to acceptable accuracy tolerances, scale, delivery, times and costs.
• Traditionally they were produced in 2D hard-copy line drawings, topographical plans, floor plans, sections and elevations.
• More recently digital data can form the end product either in 2D drawing format or in 3D model format.

Question 52

What is a Disto ?

Answer 52

Laser tape measures, also known as laser distance measures or laser distance meters, are a modern alternative to the traditional tape measure. Measurements are taken by sending out a pulse of laser light to a defined target and then measuring the amount of time it takes for the refection to return.

Question 53

What measurements do you take for an RCA? To what code?

Question 54

What vertical measurements would you take when carrying out a survey?

Answer 54

• Ridge height, eaves height and ceiling height for ancillary offices.

Question 55

What is the IPMS Standard for office buildings?

Answer 55

• Standards produced by the International Property Measurement Standards Coalition in 2014 to provide a measurement standard that can be used globally to enable clear comparison of buildings internationally with respect to floor area. Prior to this numerous measurement standards were used internationally and even nationally.
• This allows more accurate valuation of properties internationally as a standard point of reference can be used, likewise if a business owner requires a certain floor area for a new property this can be made clear through the use of the standardised measurement standard.
• Three standards under IPMS Standards for Office Buildings:

1. IPMS 1 (Gross External Area)
   * Used for measuring the area of a building including external walls and reported on a floor by floor basis and is commonly used for planning and costing development proposals. Includes area of the basement level (by extending exterior plane of perimeter walls at ground floor level downwards). Excludes; Open light wells and upper level voids of atriums, open external stairways that not integral to the structure, external car parking, equipment yards etc, but may be measured and stated separately.
2. IPMS 2 - Office (Gross Internal Area)

• Used for measuring the interior area of an office building and categorising the use of space with measurement taken from the internal dominant face and reported on a floor by floor basis. Commonly used by asset managers, facility managers and valuers to provide data on the efficient use of space. Excludes; Open light wells and upper voids of atriums, external car parking, equipment yards etc but these areas may be measured and stated separately.
• Categories include; vertical penetrations, hygiene areas, circulation areas and workspace to name a few.

3. IPMS 3 - Office
   * Used for measuring the occupation of floor areas in exclusive use by an occupier but excludes standard facilities and shared circulation areas and is calculated on a occupier-by-occupier or floor-by-floor basis for each building with. Measurement of floor space is taken from the internal dominant face and the centre line of where a wall separates two occupiers. Commonly used by asset managers, facility managers and valuers. It Excludes; Standard facilities (including shared stairways, lifts and toilets). Includes; All internal walls and columns and will include but stated separately the areas of balconies and rooftop terraces which are measured to their inner face.

Question 56

What are the IPMS standards? What is IPMS 1, IPMS 2 & IPMS 3?

Answer 56

• Standards produced by the International Property Measurement Standards Coalition in 2014 to provide a measurement standard that can be used globally to enable clear comparison of buildings internationally with respect to floor area. Prior to this numerous measurement standards were used internationally and even nationally - for example in the USA air conditioned space is a unit of measurement and in India offsite car parks can be included.
• IPMS allows more accurate valuation of properties internationally as a standard point of reference can be used, likewise if a business owner requires a certain floor area for a new property this can be made clear through the use of the standardised measurement standard.
• There are different specific standard for IPMS 1, 2 & 3 for different building types such as offices and industrial buildings but broadly speaking:

IPMS 1 (Closely equates to Gross External Area)

• Used for measuring the area of a building including external walls and reported on a floor by floor basis and is commonly used for planning and costing development proposals. Includes area of the basement level (by extending exterior plane of perimeter walls at ground floor level downwards). Excludes; Open light wells and upper level voids of atriums, open external stairways that not integral to the structure, external car parking, equipment yards etc, but may be measured and stated separately.

IPMS 2 (Closely equates to Gross Internal Area)

• Used for measuring the interior area of a building and categorising the use of space with measurement taken from the internal dominant face and reported on a floor by floor basis. Commonly used by asset managers, facility managers and valuers to provide data on the efficient use of space. Excludes; Open light wells and upper voids of atriums, external car parking, equipment yards etc but these areas may be measured and stated separately.
• Categories include; vertical penetrations, hygiene areas, circulation areas and workspace to name a few.

IPMS 3 (Closely equates to Net Internal Areas)

• Used for measuring the occupation of floor areas in exclusive use by an occupier but excludes standard facilities and shared circulation areas and is calculated on a occupier-by-occupier or floor-by-floor basis for each building with. Measurement of floor space is taken from the internal dominant face and the centre line of where a wall separates two occupiers. Commonly used by asset managers, facility managers and valuers. It Excludes; Standard facilities (including shared stairways, lifts and toilets). Includes; All internal walls and columns and will include but stated separately the areas of balconies and rooftop terraces which are measured to their inner face.

Question 57

Talk me through with an example how you measure elements to form a dilapidations claim

Answer 57

• For items such as decorations I will measure the ceiling height for each room and then measure the width of each wall individually.
• Where I am unable to measure from a reference point, for example I will pace out an area for example when measuring the area of damaged hardstanding repairs.
• To name another example, I inspected a warehouse unit in Barking whereby there were thousands of redundant floor bolts to the warehouse floor. As it was not practical to count all of these I took an average about of floor bolts to a square meter at 6 evenly spaced locations throughout the warehouse used this to provide an estimate for cost for removal.

Question 58

What IMPS have you used in your career as a building surveyor?

Answer 58

• To name one example, when compiling a dilapidations schedules for a multi-let office buildings I utilise IMPS 3 to give a cost per square meter for the claim based on the floor area used exclusively by the occupying tenant and exclude standard facilities such as shared WCs, circulation areas and stairways.
• To name another I have utilised IPMS 1 (GEA) / 2 (GIA) to scale off drawings for a warehouse unit to a client’s property marketing team to advertise a warehouse unit to prospective tenants.

Question 59

Talk me through how you measured up for you high level budget cost plan? What was included?

Answer 59

FIND EXAMPLE

Question 60

What are the pros and cons of a distometer?

Answer 60

Pros:

• Light and quick and easy to use.
• Reference is always 100% straight as it uses laser (unlike a tape measure).

Cons

• Expensive.
• Need calibration ever 6 months.

Question 61

When would you not provide measurements as a building surveyor? What services have you instructed to inform you work?

Answer 61

• For example when instructed to undertake refurbishment works to a warehouse, we will advise that the client instructs a measured survey of the property which can be used by contractors to accurately price works, for us to accurately and clearly communicate design details such as reconfiguration of floor plans to contractors and approved inspectors.