Brainscape's Knowledge GenomeTM


Top Flashcards (Certified)
All Flashcards

APC Revision > Measurement > Flashcards

Measurement Flashcards

(74 cards)

Start Studying
1
Q

What is zoning?

A

This is a method of reflecting that the most valuable part of a shop is at the front where customers walk past.

Zones are typically 6.1m in depth.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
2
Q

Are shops always zoned at 6.1m?

A

No.

Oxford Street - 9.1m
Islington - 4.6m

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
3
Q

What is GEA?

A

Gross External Area
- The area of a building measured externally at each floor level

Typically used for residential properties

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
4
Q

What is GIA?

A

Gross Internal Area
- The area of a building measured to the internal face of the perimeter wall at each floor level

Typically used for industrial properties

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
5
Q

What is NIA?

A

Net Internal Area
- The usable area of a building measured to the internal face of the perimeter wall at each floor level

Typically used for shops and offices

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
6
Q

What is included when measuring to GIA?

A
  • Columns
  • Lift wells
  • Areas occupied by internal walls whether structural or not
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
7
Q

What is excluded when measuring to GIA?

A
  • Perimeter wall thickness
  • Canopies
  • External open sided balconies
  • Covered ways and fire escapes.
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

What is included when measuring to NIA?

A
  • Atria with clear height and entrance (if not common)
  • Kitchens
  • Area occupied by non-structural partitioning
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
9
Q

What is excluded when measuring to NIA?

A
  • Toilets
  • Plant and lift rooms
  • Cleaners cupboards
  • Service and meter cupboards
  • Continuous heating units
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

How much area difference would you expect between GIA and GEA?

A

Approx. 3% more for GEA

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
11
Q

How much area difference would you expect between NIA and GIA?

A

Approx. 15% more for GIA

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
12
Q

What is IPMS?

A

International Property Measuring Standards

Coalition of over 80 professional organisations publishing standards on offices, residential, industrial, retail and all building asset classes.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
13
Q

What was the latest IPMS standards to be released?

A

IPMS All Buildings 2023

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
14
Q

What is IPMS 1?

A

The floor area measured to the external extent of the external walls.

Similar to GEA

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
15
Q

What is IPMS 2?

A

The floor area measured to the internal extent of the internal dominant face.

Similar to GIA

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
16
Q

What is IPMS 3.1?

A

The floor area available on an exclusive basis to an occupier measured externally.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
17
Q

What is IPMS 3.2?

A

The floor area available on an exclusive basis to an occupier measured internally.

Similar to NIA

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
18
Q

What is IPMS 4.1?

A

The selected floor area in a building measured to finished surfaces including all floor area occupied by walls and columns.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
19
Q

What is IPMS 4.2?

A

The selected floor area in a building measured to finished surfaces excluding all floor area occupied by walls and columns.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
20
Q

What tools can you use to measure?

A

Laser measure, tape measure, trundle wheel

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
21
Q

Where can you find guidance on measuring?

A

RICS Code of Measuring Practice 6th edition 2015

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
22
Q

Has the VOA adopted IPMS?

A

Although IPMS is mandatory MHCLG (the VOA’s client) has requested that measurements for both NDR and CT are done based on the RICS CoMP (6th edition) 2015.

On DVS IPMS has been adopted unless specifically not requested by the client.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
23
Q

What would you do if a client told you not to use IPMS?

A

Do as requested and state this in TOE and report

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
24
Q

Why is accurate measuring important?

A

The measurements form the basis for analysis and valuation.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
25
How would you ensure that your laser measure is calibrated correctly?
Check measures of a known distance
26
How would you measure land?
VOA digital mapping/VMS. Trundle wheel if on site.
27
How many hectares are in 1 acre?
0.4
28
How many acres are in 1 hectare?
2.47
29
How many m2 is 1 hectare?
10,000
30
Why has IPMS been adopted?
To provide a consistent approach to how properties are measured across the globe.
31
What is a scale plan?
Real life measurements taken and scaled down so they can be measured later on paper and translated to the actual size.
32
What is the internal dominant face?
The inside surface area comprising more than 50 per cent of the lowest 2.75 m measured vertically from the structural floor surface, or to the ceiling if lower.
33
Main difference between VOA and RICS Code of Measuring Practice?
VOA COMP removes areas with headroom less than 1.5m for GIA and GEA whereas RICS COMP does not.
34
What difficulties can you face when measuring a shop?
If it is fitted out with full height portioning by the tenant it can be difficult to get accurate estimates therefore: - Remove a ceiling tile - Try and get behind the partitioning - Inspect the basement or first floor - Scale from floor plans (having undertaken check measurements) - Take sufficient on site measurements to calculate the ITZA
35
How often do you calibrate your laser?
Every 6 months
36
In what circumstances would you not use a laser measure?
If it was too bright outside or if the areas was crowded.
37
When measuring a terraced house to GEA, how would you measure party walls?
Measure to the central line
38
What additional areas would you not include when measuring to RCA?
Integral garages, areas under 1.5m headroom and attached structures of inferior quality
39
Why use RCA instead of GEA?
RCA is the agreed unit of measurement with client for CT work; comparables are measured to RCA so I measured a domestic dwelling to RCA to ensure a consistent unit of measurement and comparison.
40
What method of measurement would you use to estimate building costs of a property?
GIA
41
If valuing an office last measured to IPMS in 2019, what might you consider?
The IPMS measuring standard used would have been RICS Property Measurement 2nd Edition; it was measured over 5 years ago and may have changed (i.e. which areas are in exclusive occupation).
42
Can you talk me through your measurement of the shop in Solihull?
For rating purposes I measured the shop to NIA in accordance with the COMP, measuring through the partition walls but not structural walls. I recorded the size and position of the pillars and columns and adopted the zoning approach.
43
Why did you measure the position of the pillars and columns?
So that they can be removed from the correct zone in order to provide an accurate valuation.
44
Why did you adopt the zoning approach?
For comparability as other shops in the locality adopted the zoning approach - allows consistency in the valuation.
45
How would you measure a triangular room?
Base x Height / 2 (or measure length of all three walls)
46
How would you measure a semi-circular room?
π x r2 / 2
47
What is masking?
An obstruction of a permanent nature (for example a structural wall) hides from view part of the sales area as seen from the front of the shop
48
What is appropriate level of accuracy in measurement?
1-10% depending on the site and how difficult it is to measure
49
What sources of errors could there be in measurements?
Human error - misreading measurements or unsure what's included/excluded Equipment failure - faulty equipment which hasn't been calibrated
50
Why would you measure the eaves height of an industrial unit?
The higher the eaves, the more storage facilities so more valuable
51
How do you measure the reception area of an multi let office?
We do not include reception areas or areas capable of use and situated within entrance halls, atria and landings.
52
Will a lift providing exclusive access to a single floor form part of the NIA?
Yes - the notional lift lobby will be included if opening directly onto the office area
53
How do you calibrate your laser?
Create a reference point and ensure it is clearly marked using a tape measure Set up your laser in line with the tape measure and measure it Evaluate results - compare laser measure's results to the tape measure. It only off by a few mm then device is still properly calibrated. If over 5mm difference then calibration needs to be restored.
54
What scales are most used for different types of plans?
1:50 - room plan 1:100 - building plan 1:1250 - street plan 1:2500 - location plan 1:5000 - road/walking map
55
What are general principles of IPMS in terms of drawing up a plan?
* Provide date when measurements undertaken * State measuring methodology adopted * Provide reference and scale of any plans used * State conversion factor from metric / imperial and rounding * Measurements and calculations must be clearly shown * Retain record of RICS member to certify above * Measurer must state degree of tolerance as percentage. IPMS recommends all measurements are supported by computer-generated drawings and verified on site.
56
With IPMS, would you value to the glass or the frame?
Depends on whether the window was 50% or more of the wall, if it is then to the window.
57
What are limited use areas in IPMS?
Limited areas – are areas where special consideration may need to be applied for valuation or other purposes, such as areas with limited height. They allow users to quantify those areas in the IPMS total.
58
What is clear height in IPMS?
The height within the building or section of the building measured from the floor to the lowest point of the structural element above, ignoring the existence of any brackets, struts or fixtures and fittings.
59
Why has the take up of IPMS been slow?
We are moving from a very well-established Code of Measuring Practice to something new. IPMS will ensure that property assets are measured in a consistent way, will bring transparency and easier comparison. As it is impossible to remeasure every property, IPMS will be adopted over time as reporting is encouraged on a dual basis.
60
What is ancillary area?
An area in exclusive use in the same building, which is separate from the main area being measured and is being used for supplementary purposes.
61
When you are measuring an office building, how do you deal with radiators?
Depends - if intermittent, include the space, but if it is continuous or more than 0.25m then you take it out.
62
Are you aware of any limitations of using trundle wheel?
- Difficulty in very narrow spaces - Potential for inaccurate measurements on uneven surfaces - The need for a clear path to avoid obstacles
63
If half pillar in zone A and half in Zone B?
Split the pillar to the relevant zones
64
How would a lower than average eaves height affect a valuation?
A lower eaves height would fetch a lower value than one with a higher height as it can hold less storage. Use comps of a similar eaves to form an accurate opinion of value.
65
What is the conversion of m2 into sqft?
10.76
66
If measuring a field, what tools would you use?
- Trundle wheel - Mapping - Pacing - Chains
67
What if the IDF comprised exactly 50% of the finished surface?
Make a valuer judgment call
68
If measuring a hairdressers, how would you measure with a laser if the walls were all mirrored?
Use a post-it or piece of paper and then make judgment call on the width of the mirrors
69
Why do we measure from the building line on retail properties, do we not consider rebus sic stantibus?
We consider the value vacant and to let.
70
What are the limitations of using a tape measure?
Cou;ld stretch and be inaccurate Not practical for large areas of land
71
In NIA, would you include space behind a pillar of less than 25cm?
No - excluded
72
Why did you measure the ridge?
Headroom and clearance
73
How did you measure the ridge?
Measure the length and then the pitched roof
74
Why did you measure the roller shutter doors?
Headroom and clearance

APC Revision (18 decks)

Brainscape helps you reach your goals faster, through stronger study habits.
© 2025 Bold Learning Solutions. Terms and Conditions