Measurement Flashcards
(38 cards)
Why were the International Property Measurement Standards introduced?
To avoid inconsistencies and bring greater global transparency
When did RICS Property Measurement 2018 become effective?
May 2018
What basis would you use to measure retail, industrial and office?
NIA, GIA, IPMS3
What are the differences between IPMS3 and NIA?
IPMS measures to internal dominant face, includes columns, includes areas below 1.5m (restricted height), floors with multiple occupiers the area is taken to the midpoint of the partition wall, covered galleries/balconies are included but stated separately
What tools have you used to measure?
Distometer and Promap software
What are the limitations of a laser distometer?
Only measure up to 200m, needs to be calibrated annually, can run out of battery, human error and distorted by sunlight
What are the limitations of a plan?
Can only measure GEA, resolution is poor, scale incorrect and doesn’t show what is on the floor i.e. tenants fit out/alterations
What are the limitations of Promap?
Doesn’t measure topography, 2D
What are the limitations of using a tape measure?
Only practical for small spaces
How should you calibrate a distometer?
Distometers should be calibrated annually by manufacturers, must check before measuring against a known distance
Why would you measure in both IPMS and NIA?
Members are encouraged to report on a dual basis until IPMS is embedded into market practice having regard to the client’s instuctions
What are the requirements for members when undertaking a measurement, in line with RICS Property Measurement 2018?
Mandatory for all RICS members when measuring office and residential buildings (unless a client provides a written instruction to use an alternative), to comply measure IPMS and provide measurement date, state methodology, provide the reference and scale of any plans used, state the conversion factor from metric/imperial, calculations must be clearly documented, record of the RICS member responsible
When would IPMS1 be used?
Planning or building cost (GEA) – used for measuring the area of a building including external walls on a floor-by-floor basis
When would IPMS2 be used?
Agency or valuation purposes (GIA) – used for measuring interior of an office to include all areas available for direct use, measured to the IDF.
When would IPMS3 be used?
Agency or valuation of offices (NIA) – used for measuring the occupation of floor areas in exclusive use
Why has IPMS been poorly adopted?
Not enough comparables to support a valuation using IPMS, produces a lower rent psf
How does IPMS vary if property is multi-let?
Measure to the mid-point of the partition wall between two occupants (in NIA the wall separating tenants is excluded)
What type of building will have the greatest difference in IPMS3 and NIA area?
Multi-let historic building with thick walls as IPMS measures to mid-point of wall between occupants
What does NIA include and exclude?
Measures usable area from internal face of perimeter wall – includes kitchen and ramps, excludes columns, areas below 1.5m, WCs and stairwells
What does GIA include and exclude?
Measures area from internal face of perimeter wall – includes columns, stairwells, WCs, loading bays and excludes perimeter wall thickness
What does GEA exclude?
Measures area from outside of perimeter walls so excludes car parking, external stairwells, patios, roof terraces
On what basis would you measure a retail unit?
NIA
How would you measure an industrial unit?
GIA
What is the internal eaves height? Are you aware of a minimum height?
The clear height from the floor to the lowest underside of the ceiling, 8m
