Measurement

Question 1

What is the RICS professional guidance regarding measurement?

Answer 1

RICS professional standard: RICS property measurement (2018)

Question 2

What does the guidance provide?

Answer 2

An understanding of the application of the professional standard and technical definitions.
it also incorporates aspects of the IPMS suite of guidance

Question 3

What does the RICS website state in terms of RICS property measurement

Answer 3

Application of professional standard
technical definitions
IMPS: Office buildings as applied under the professional standard
IPMS: Residential buildings as applied under the professional standard

Question 4

What does the RICS website state in terms of RICS IPMS data standard

Answer 4

This document reflects the IMPS standards and will be updated over time to comply with other IPMS standards
For all building classes except offices and residential buildings, the bases of measurement within the code of measuring

Question 5

What is the RICS code in relation to measurement

Answer 5

RICS Code of measuring practice, 6th edition 2015

Question 6

What are key points that all RICS members and firms must comply with when measuring a building in a report

Answer 6

• purpose of the measurement instruction
• date of the measurement instruction
• date of measurement
• measurement standard adpoted
• if IPMS is not used, document the reason or departure
• measurement method adopted
• scale of any plans used
• floor area schedule
• unit of measurement
• name of RICS member

Question 7

What is IPMS

Answer 7

• Mandatory
• aimed at avoiding inconsistent definitions of measurement
• Brings greater global transparency

Question 8

Who drives the development of IPMS

Answer 8

The International Property Measurement Standards Council

Question 9

What is IPMS 1

Answer 9

Offices - for planning or building cost purposes

Question 10

What measurement do you use for IPMS 1

Answer 10

GEA

Question 11

What is GEA

Answer 11

Used for measuring the area of a building including external walls on a floor by floor basis

Question 12

What is IPMS 2

Answer 12

Offices - for agency and valuation purposes

Question 13

What measurement do you use for IPMS 2

Answer 13

GIA

Question 14

What does GIA include

Answer 14

Used for measuring the interior of an office to include all areas available for direct use, measured to the internal dominant face of the wall on a floor by floor basis

Question 15

What is IPMS 3

Answer 15

Offices - agency and valuation purposes

Question 16

What measurement do you use for IPMS 3

Answer 16

NIA

Question 17

What does NIA include

Answer 17

Used for measuring the occupation of floor areas in exclusive use using same assumptions as IPMS 2

Question 18

What does NIA exclude

Answer 18

Standard facilities, common space, stairs, lifts, motor rooms, WC’s, plant room

Question 19

What does GIA exclude

Answer 19

Open light wells
Patio and decks at ground floor level
External parking and equipment yards

Question 20

What does GEA exclude

Answer 20

Open external stairwells
Upper void levels of an atrium
Patios and external parking at ground level

Question 21

What are the differences between NIA and IPMS 3

Answer 21

IPMS include:
- Perimeter measurements are taken to the internal dominant face
- No exclusions for restricted height of less than 1.5 m
- All columns are included

Question 22

What is IPMS all buildings 2023

Answer 22

NOT currently incorporated into RICS guidance
Harmonises all building classes into a single document and one set of standards

Question 23

What is the best practice document to use for measurement excluding offices and residential

Answer 23

The RICS code of measuring practice 2015

Question 24

What are the three bases of measurement in the code of measuring practice

Answer 24

GEA
GIA
NIA

Question 25

What is GEA

Answer 25

Town planning, council tax valuations and building cost estimates for houses

Question 26

What is GIA used for

Answer 26

Estate agency, rating, building cost estimation for commercial assets and valuation of industrial warehouses and valuation and rating or retail warehouses and food stores

Question 27

What is NIA used for

Answer 27

Shops

Question 28

What is included/excluded in GIA for industrial/retail/warehouses

Answer 28

Includes columns, lift wells, mezzanines with permanent access and loading bays Excludes canopies, fire escapes and covered ways Ancillary offices within the unit are measured on a GIA

Question 29

What is included in NIA for shops

Answer 29

Estimate the actual building width by: removing a ceiling tile Get behind the partitioning Inspect the basement to see actual width Scale from floor plans

Question 30

What is included in NIA for offices

Answer 30

Atria with clear height above and entrance halls not in common area Notional lift lobbies Kitchens Built in cupboards Ramps, sloping areas Areas occupied by ventilation Areas occupied by skirting and perimeter trunking

Question 31

What is excluded in NIA for offices

Answer 31

WCs Plant and lift rooms Stairwells Meter and service cupboards Areas less than 1.5 m ceiling height Cleaners room

Question 32

What is the definition for internal eaves height

Answer 32

The clear height between the floor and the lowest point on the underside of the roof

Question 33

What is the definition of site depth

Answer 33

The measurement from the front to rear boundaries

Question 34

What is the definition of Shop depth

Answer 34

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

Question 35

What is the definition of built depth

Answer 35

The maximum external measurement from the front to rear walls

Question 36

What is the definition of gross frontage

Answer 36

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

Question 37

What is the definition of net frontage

Answer 37

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

Question 38

What does the current guidance state on measurement accuracy

Answer 38

It is the responsibility of RICS members and RICS regulated firms to adopt appropriate measuring and computing processes to satisfy the requirements of clients and users

Question 39

What are key points when measuring land

Answer 39

Check boundaries accurately on site with an OS plan or land reg 1 acre is 0.4046 heactare

Question 40

What is a building line

Answer 40

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

Question 41

What can affect a distometer measuring correctly

Answer 41

Battery Environment Surface Distance

Question 42

What is the maximum distance a distometer can measure up to

Answer 42

100 metres

Question 43

How would you measure a yard

Answer 43

Promap

Question 44

What is the RICS Property Measurement

Answer 44

Incorporates IPMS To establish a global standard for property measurement, ensuring consistency and transparency across different jurisdictions

Question 45

What is the code of measuring practice

Answer 45

To provide precise definitions for accurate measurement of buildings and land, calculating sizes (areas and volumes), and describing or specifying land and buildings on a common and consistent basis

Question 46

Why should we use IPMS rather than NIA

Answer 46

IPMS is a good idea as it would give a consistent measurement approach across property classes and countries. But as it is yet to be fully adopted there is some way to go for it to be an all round best measurement practice