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RICS - FINAL APC > Measurement > Flashcards

Measurement Flashcards

1
Q

knWhat is IPMS ?

A

Internal Property Measurement Standards - It sets out how to measure property.

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2
Q

Do you think IPMS is successful?

A

It ensures that property assets are measured in a consistent way, creating a more transparent marketplace, greater public trust, stronger investor confidence, and increased market stability.

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3
Q

What are the benefits of IPMS?

A

Confidence

Consistency,

Benchmarking internationally for occupiers and investors

Transparency.

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4
Q

What are the key RICS documents regarding measurement?

A
  • RICS Code of Measuring Practice, 6th Edition 2015
  • RICS Property Measurement, 2nd Edition 2018
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5
Q

RICS Property Measurement (2018)

A

2 parts :

Aims and scope
IPMS: office and residential

To provide worldwide consistency.

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6
Q

When was the RICS Professional Statement, RICS Property Measurement 2nd Edition (2018) effective from?

A

1st May 2018

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7
Q

What is IPMS 1 ?

A

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

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8
Q

In IPMS 1 - what measurement are included but stated separately?

A
  • covered galleries
  • balconies (being external to the main structure of the
    building) and
  • generally accessible rooftop terraces.
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9
Q

What areas are excluded in IPMS 1?

A

Open light wells

Open external stairways

Patios

External car parking

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10
Q

What is GEA?

A

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

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11
Q

What does GEA include?

A

Perimeter wall thickness and external projections

Areas occupied by internal walls and partitions

Columns

Internal Balconies

Plant rooms

Loading bays

Areas with headroom under 1.5m

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12
Q

What does GEA exclude?

A

Balconies

External car parking

External fire escape stairs

Canopies

Roof terraces – state area separately as they may have value

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13
Q

What is GEA used for ?

A

Town planning, rating and council tax, and building cost estimation

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14
Q

What is the difference between IPMS 1 and GEA?

A

IPMS 1 GEA
External Balconies State Separately Excluded
Internal Balconies State Separately Included
Accessible Rooftop Terraces State Separately Excluded

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15
Q

What is IPMS 2?

A

The sum of the area of each floor level of a building measured to the internal dominant face.

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16
Q

How would you define the internal dominant face?

A

The finished surface that makes up over 50% of the floor to ceiling height

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17
Q

In IPMS 2, what measurements are included but stated separately?

A
  • covered galleries
  • balconies (being external to the main structure of the
    building) and
  • generally accessible rooftop terraces.
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18
Q

What areas are excluded in IPMS 2

A

Open light wells

Open external stairways

Patios

External car parking

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19
Q

Define GIA?

A

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

20
Q

What does GIA include?

A

Columns

Plant rooms

Loading bays

Areas with headroom under 1.5m

21
Q

What does GIA exclude?

A

Perimeter wall thickness and external projections

Balconies

External car parking

External fire escape stairs

22
Q

What are the differences between IPMS 2 & GIA?

A

IPMS 2 GIA
External Balconies State Separately Excluded
Internal Balconies State Separately Included
Accessible Rooftop Terraces State Separately Excluded

23
Q

What is GIA used for?

A

Rating,
building cost estimation,
estate agency
valuation,
property management measurement.

24
Q

Define NIA?

A

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

25
Q

Define GIA

A

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

26
Q

What is IPMS 3

A

The floor area available on an exclusive basis to an occupier, excluding standard facilities, calculated on an occupier-by-occupier basis for a building

27
Q

IPMS 3 also includes but states separately?

A
  • External balconies
  • Internal balconies
  • Accessible rooftop terraces
  • Areas under 1.5m
28
Q

What is included in IPMS 3?

A

Internal walls and columns

Loor area taken to internal dominant face

Where there is adjacent common wall, it is measured to centre line

29
Q

What areas are excluded in IPMS 3?

A

Standard facilities (stairs, lifts, toilets, cleaners cupboards, plant rooms )

30
Q

What are the main differences between IPMS 3 & NIA

A

Internal walls and columns are excluded in NIA, and included for IPMS 3

Common walls with adjacent occupier are measured to dominant face in NIA, and centre line with IPMS 3

Enclosed walkways or passages excluded from NIA, but included in IPMS 3

31
Q

Is IPMS mandatory

A

No it is just offices and residential.

32
Q

Does it matter what type of measurement you perform ?

A

Measurement depends on the purpose of the measurement

33
Q

What are the measurement accuracies?

A
  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
    what would be the ramifications
34
Q

What equipment would be needed for measurement ?

A

Distometer
Tape measurer
Trundle wheel
PPE

35
Q

What is zoning?

A

Used to calculate value of retail units

Front of shop is most valuable

Zones of 6.1m where each zone back becomes 50% less valuable

ITZA which is then rentalised

36
Q

What does NIA include?

A

Entrance Halls
Kitchens

37
Q

What does NIA exclude?

A

Lift rooms, plant rooms

Toilets, cleaners cupboards etc

External fire escape stairs

38
Q

What is NIA used for?

A

Rating, property management, estate agency and valuation for shops, supermarkets and business uses

39
Q

How does GIA differ from NIA?

A

GIA is measured up to perimeter walls and includes structural partitions.

NIA measures usable area only.

40
Q

What is IPMS 4 ?

A

For exclusive use properties such as hotels - measured on individual room basis

41
Q

How do you deal with tenants’ improvements when measuring for valuation purposes?

A

Take instructions from your client and check what is and what isn’t tenant’s improvements.

42
Q

In what circumstances do we measure buildings?

A

Agency, Valuation, Rates, EPCs, Development,

43
Q

What can you advise your client when they request measurement?

A

Dual Reporting is allowed under IPMS All Buildings

44
Q

What did you set out in your measurement report to the client?

A

clearly documented with the following stated:
* Building use
* Standards used (IMPS 1,2, 3.1, 3.2, 4.1, 4.2)
* Method of measurement
* Tools used
* Unit of measurement
* Purpose
* Date of measurement
* Any on site verification of measurement

45
Q
A

RICS - FINAL APC (16 decks)

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