Measurement

Question 1

Can you explain IPMS and why it is important in building surveying?

Answer 1

• It replaces previous measurement standards.
• It’s a global system for measuring buildings.
• Includes different classifications i.e. IPMS 1 (external area), IPMS 2 (internal area), and IPMS 3 (occupiable/net area).
  [- IPMS is a professional standard (mandatory for RICS firms unless client instructs to use another measurement method).]

Question 2

[INCOMPLETE] NRM1, RICS [research this guidance note]

Question 3

What are the limitations of using tape and laser measurers?

Answer 3

• Tape: Limited distance, tape can sag.
• Laser: Hard to see laser in sunlight, needs batteries.

Question 4

What is the difference between GIA and NIA?

Answer 4

• GIA: overall floor area (internal walls, columns, common areas).
• NIA: usable floor area (excludes internal walls, columns, common areas).

GIA: development, planning.
NIA: rentable area for occupation.

Question 5

What are the differences between IPMS 1, 2 and 3?

Answer 5

• IPMS 1: Similar to GEA.
• IPMS 2: Similar to GIA.
• IPMS 3: Similar to NIA.

Question 6

How does IPMS differ from previous RICS measurement standards (GEA, GIA, NIA)?

Answer 6

• IPMS is a consistent international standard.
• GEA, GIA, and NIA were mainly used in UK.

Question 7

Why is consistency in property measurement important for international investors?

Answer 7

• Standardisation across countries.
• Accurate valuations.

Question 8

Which professional bodies developed and maintain IPMS?

Answer 8

International Property Measurement Standards Coalition (IPMSC).

Question 9

You are asked to measure an office building for leasing purposes. Which IPMS standard would you use and why?

Answer 9

IPMS 3 – NIA, as it’s suitable for measuring office buildings for leasing.

Question 10

If a client asks for a Net Internal Area (NIA) measurement, but their lease refers to IPMS 3, how would you handle this?

Answer 10

• Measure using IPMS 3 (as required by the lease).
• Convert the measurement to NIA for comparison, based on standard deductions.

Question 11

What is IPMS 1, 2 and 3 used for?

Answer 11

• IPMS 1: Planning applications, investment comparisons.
  E.g. comparing external footprint of two office buildings in different countries.
• IPMS 2 : Building cost estimation (RCAs); office, residential, retail, and industrial buildings.
  E.g. architect designing an office fit-out to understand the total internal space available, including lobbies and corridors.
• IPMS 3: Lease agreements (tenant and landlord negotiations); office, retail, and industrial leasing.
  E.g. landlord leasing out office space to determine the rentable area that tenants will occupy.

Question 12

How do you measure a room that isn’t square?

Answer 12

Break into squares or triangles (corner to corner).

Question 13

How would you calibrate a laser measurer?

Answer 13

Measure it up against a tape measure.

Question 14

What would you do if a client asked you to measure using GIA instead of IPMS?

Answer 14

• Follow client’s instructions as RICS permits this if requested by clients despite it usually being mandatory for members and firms to use IPMS.
• Dual measurement (IPMS and GIA).
  [Benefits:
• Global consistency.
• Consistency across a portfolio (in different countries).]

Question 15

What are the key differences between IPMS and previous Codes of Measurement Practice such as GIA?

Answer 15

• GEA/GIA/NIA: UK focused.
• IPMS: Internationally focused (standardisation).

Question 16

How did you make sure your measurements were accurate?

Answer 16

• Use laser measurer.
  Check against:
• Property Measurement Professional Standard.
  [- IPMS.]