Measurement

Question 1

What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?

Answer 1

RICS Property Measurement, 2018

Question 2

What was the aim of RICS Property Measurement, 2018?

Answer 2

Establish consistencies in property measurement to be adopted by governments and industry on a global basis

Question 3

What are RICS members encouraged to do until IPMS becomes embedded into market practice?

Answer 3

Report on a dual basis

Question 4

For what types of property is adoption of IPMS mandatory?

Answer 4

When reporting on residential and office space, unless the client provides a written instruction to use an alternative

Question 5

What are the general principles of RICS Property Measurement, 2018?

Answer 5

Advise clients of the benefits of using IMPS

Document the reason for not using IMPS

Must 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 metric / imperial and any rounding

Measurements and calculations must be clearly documented

Question 6

When did Property Measurement 2018 become effective?

Answer 6

1st May 2018with the new update being due

Question 7

What is the definition of the Internal Dominant Face?

Answer 7

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

Question 8

What are the differences between IPMS 3 and NIA?

Answer 8

Perimeter measurements are taken to the ‘Internal Dominant Face’

No exclusions for restricted height of less than 1.5m

All columns are included

Area occupied by the reveals of a window when measured and assessed as the IDF are included

On floors with multiple occupants, the area is taken to the midpoint of the partition wall between tenancies

Covered galleries and balconies for the exclusive use of one tenant are included and stated separately

Question 9

What document do you refer to when measuring withing the assessors?

Answer 9

RICS Code of measuring practice, 2015

Question 10

Whats the Definition of GEA?

Answer 10

The entirety of space contained within the main external envalope of the building measured externally at each floor excluding: canopies, external balconies, fire escapes, garden stores.

Question 11

Whats the Definition of GIA?

Answer 11

The entirety of space as measured from the inside face of the main external walls including columns, mezzanines with permanent access, loading bays, lift wells.

Question 12

Whats the Definition of NIA?

Answer 12

the usable space within a building measured to the face of the main external walls including: atria with clear height above, measured at the base level only, kitchens, builtin cupboards, notional lifts lobbies.

Question 13

RICS International Property Measurement Standards (IPMS)

Answer 13

Not commonly used within the Assessors. – created to give uniformity and more accurate sizing that can be applied globally.  

IPMS1 – closely linked to GEA

IPMS 2 – closely linked to GIA

IPMS3.1 – external exclusive use

IPMS3.2- exclusive use internal

IPMS4.1 – Floor area to finished surfaces.

Question 14

When would you use GEA as a basis of measurement?

Answer 14

Town planning

Council tax valuations

Building cost estimates for houses

Question 15

When would you use GIA as a basis of measurement?

Answer 15

Industrial/warehouses, retail warehouses and food stores:
• Estate agency
• Rating
• Valuation

Building cost estimates for commercial assets

New homes valuations

Question 16

When would you use NIA as a basis of measurement?

Answer 16

Shops/Offices:
• Estate agency
• Rating
• Valuation

Question 17

When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?

Answer 17

Include:
• Columns
• Lift wells
• Mezzanines with permanent access
• Loading bay

Exclude:
• Canopies
• Fire escapes
• Covered ways

Question 18

On what basis would you measure ancillary office space contained within a warehouse

Answer 18

GIA

Question 19

When measuring a shop unit that is fitted out with full height partitioning by the tenant, what are some of the methods you can use to estimate the actual built width of the shop?

Answer 19

Remove a ceiling tile

Try and get behind the partitioning

Inspect the basement or first floor to see actual built width

Scale from floor plans (having undertaken some on site check measurements)

Question 20

What is included in a Net Internal Area (NIA) measurement?

Answer 20

Atria with clear height above and entrance halls if not used in common areas

Notional lift lobbies and notional fire corridors

Kitchens

Built in cupboards and the like occupying usable area

Ramps, sloping areas and steps within the usable area and pavement vaults

Areas occupied by ventilation and heating grilles

Areas occupied by skirting and perimeter trunking

Area occupied by non-structural walls subdividing accommodation in sole occupancy

Question 21

What is excluded in a Net Internal Area (NIA) measurement?

Answer 21

WCs

Plant and lift rooms

Stairwells

Meter and service cupboards and service risers

Areas less than 1.5m in height

Cleaners rooms

Permanent circulation areas

Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if the space it occupies is rendered substantially unusable or it protrudes more 0.25m or more into a usable area

Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m

Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable

Question 22

What is the internal eaves height?

Answer 22

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

Question 23

What is the site depth?

Answer 23

The measurement from the front to rear boundaries

Question 24

What is the shop depth?

Answer 24

The measurement from the notional window display to the rear of the retail area, including the thickness of the display window

Question 25

What is the built depth? 

Answer 25

The maximum external measurement from the front to rear walls 

Question 26

What is the gross frontage for a shop? 

Answer 26

The overall external measurement in a straight line across the front of the building from the outside of the external wall or the centre line of the party walls

Question 27

What is the net frontage for a shop? 

Answer 27

The overall frontage of the shop line measured between the internal face of the external walls 

Question 28

How accurate do measurements have to be? 

Answer 28

Table of Tolerances are set out in Appendix A of Property Measurement 2018 When carrying out measured building surveys, net area surveys and valuation surveys, an accuracy of ±25mm is required

Question 29

What could be used to measure the boundaries whilst on site? 

Answer 29

Trundle wheel 

Question 30

What is the building line? 

Answer 30

The line within, or coinciding with, the property line, beyond which it is illegal to build 

Question 31

What is a commonly used scale for a building plan? 

Answer 31

1:100 

Question 32

What are commonly used measuring tools? 

Answer 32

Tape measure Rod Laser device Trundle wheel (used for measuring land)

Question 33

How do you check the accuracy of your laser measuring device? 

Answer 33

Check a known distance and record the measurements in a log Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate

Question 34

What are the NRM?

Answer 34

The RICS New Rules of Measurement: Order of cost estimating and elemental cost planning which provide a structured basis for measuring building works and a consistent approach for dealing with other components of an order of cost estimate or elemental cost plan.

Question 35

What would you expect the percentage of NIA to GIA/GEA to be?

Answer 35

It depends on the type of project being undertaken whether a school, hospital or office etc. If it were an office building I would expect NIA to GIA to be in the region of 70-85% where 70% is not good and 85% is excellent.

Question 36

When undertaking the measurements of a building, what factors are you governed by?

Answer 36

RICS Code of Measuring Practice. * The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement of buildings and land. * The correct calculation of the sizes, areas and volumes associated of buildings are provided on a common and consistent basis. * This is to support surveyors undertaking property inspections for valuation, management, conveyancing, planning, taxation, sale, letting and acquisition to provide a common framework to measure buildings. * The code contains a hierarchy of definitions with the core definitions being:- o GEA. o GIA. o NIA (Net Internal Area)

Question 37

What are measured surveys?

Answer 37

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 come from the end product either in 2D drawing format or in 3D model format.

Question 38

What is Building Information Modelling?

Answer 38

Building Information Modelling (BIM) is the holistic process of creating and managing information for a built asset. * Based on an intelligent model and enabled by a cloud platform, BIM integrates structured, multidisciplinary data to produce a digital representation of an asset across its lifecycle, from planning and design to construction and operations.

Question 39

When reporting defects within properties that require further investigation, what are the different category ratings within the Single Survey?

Answer 39

1: No immediate action or repair is needed. Normal maintenance must not be treated as a repair for the purpose of the Single Survey. * 2: Repairs or replacements requiring future attention. This rating is used when repairs are required when the defect is not considered to be serious or urgent * 3: Urgent Repairs or replacement are needed now. This rating is to be used where if a defect is not addressed, it can cause problems to other parts of the property or may be a safety hazard. This rating must be used where the defect is of a serious nature or where immediate repairs are required. A serious defect is one, which is likely to: compromise the structural integrity of the property; and/or compromise the intended function of the building element; and/or seriously affect the health and/orsafety of the occupiers.

Question 40

What information would you typically look to obtain from a seller /occupier?

Answer 40

* How long the seller has lived in the property. * Structural alterations undertaken with approximate dates, planning permissions and building regulations approvals. * Known defects and problems. * The age of service installations and maintenance records for central heating boilers. * Drainage where if private a confirmation of the usual emptying arrangements. * Ownership & maintenance of shared boundaries and access areas.

Question 41

What tools would you look to utilise when carrying out a survey?

Answer 41

* Measuring devices * Moisture meter * Torch * Spirit level * Pocket mirror * Plumb bob * Compass * PPE -Mask, High vis, hardhat, Gloves ect. * First aid kit *Phone/ alarm

Question 42

What risk factors should you consider when inspecting a property?

Answer 42

Whether I am able to use inspection tools in a sensible and safe manner. * To not climb on any furniture, garden walls, stand on boxes which could be unsafe. * Only use fitted loft ladders if satisfied that they are safe. * To not touch any part of the electrical installations, if unsafe electrics are detected. * Do not adjust or move glass fibre insulation. * Terminate the inspection immediately if:- o Loose fill asbestos insulation is identified. o If I injure myself in any way. o If the seller/occupier attempts to intimidate or abuse me in any way. * Check in with the office at regular intervals and do not end the day with an unaccompanied inspection, unless another responsible person is informed of their whereabouts. * Keep car keys, mobile phone and/or valuables safe during the inspection. * Do not allow the occupier to lock doors behind me.

Question 43

What desktop information would you typically look to obtain prior to undertaking the inspection?

Answer 43

* Estate Agent particulars. * Relevant site information (e.g. the nature of the subsoil). * Particular exposure to wind-driven rain or frost attack. * Details of previous works and permissions. * Guarantees, warranties and any supporting reports, specifications and quotations. * Conservation area or listed building status. * Lease details.

Question 44

What would be included within your terms of engagement for undertaking an inspection?

Answer 44

* The service being provided for example the Standard RICS Building Survey Service unless extra services are agreed. * Details of the Surveyor including RICS membership status, experience and qualifications. * Procedures prior to the inspection. * Terms of payment. * Cancelling the appointment. * Liability. * Complaints handling procedures.

Question 45

What are the measured surveys?

Answer 45

* Measured surveys involve taking measurement of sites or buildings in order to produce accurate drawings to scale and may also include levels as well as the buildings dimensions. * Measured surveys are usually specified to an agreed level of detail and to acceptable accuracy tolerances, scale, delivery, times and costs.

Question 46

Who carries out measured surveys?

Answer 46

* Typically they are carried out by land surveyors affiliated to the RICS and the Chartered Institution of Civil Engineering Surveyors. * Measured survey companies can also be found within the Trade Survey Association (TSA).

Question 47

What is meant by the term GNSS?

Answer 47

GNSS (Global navigation satellite systems) can be used to give x and y plan accuracy with great accuracy in support of carrying out measured surveys.