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Measurement Flashcards

1
Q

What year was the RICS Property measuremnt standard published?

A

2018

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2
Q

Is the RICS Property measurement standrds 2018 mandatory?

A

Yes

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3
Q

When was the former mesurement professional statement classified as a standard?

A

June 2024

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4
Q

What is set out in the RICS Property measurement standard 2018?

A

The guidance provides an understanding of the application of the professional standard and technical definitions.
Incorporates aspects of the IPMS suite of guidance

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5
Q

What statement was added to the property measurement standard on reclassification?

A

‘following the publication of IPMS: All Buildings, please onte this document is in the process of being updated. Please see the RICS website for further updates.’

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6
Q

According to the RICS website what does property measurement comprise? 2 elements

A
  1. Professional Standard: Property mesurement
    - Application of the professional standard
    - technical definitions
    - IPMS: Office Buildings, as applied under the PS
    - IPMS: Residential Buildings as applied under the PS
  2. RICS IPMS data standard - reflects the IPMS standards and will be updated over time to comply with other IPMS standards
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7
Q

Bases of measurement within the RICS Code of measureing practice 2015 (comp) applies to all buildings excluding…

A

Offices and residential

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8
Q

What building classes are included in COMP?

A

All building classes

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9
Q

What must be included in a measure of building report?

A
  1. Purpose of the measurement instruction
  2. Date of the measurement instruction
  3. Date of measuremetn
  4. measurement standard adopted
  5. if IPMS is not use - reason for depature
  6. Measure method eg. laser or tape measure
  7. scale of any plans used
  8. floor area schedule with relevant areas cross referenced to floorplans
  9. Unit of measurement and conversion factor
  10. Name of RICS member/ firm responsible for instruction
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10
Q

What should RICS members advice relating to IPMS?

A

Members are expected to advise their client of the benefits of using IPMS - however it is not suitable in all circumstances and the reason for not using it must be documented

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11
Q

What are the benefits of using IPMS

A

promoting a consistent, transparent, and internationally recognized language for measuring and reporting property assets, leading to increased market stability and investor confidence

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12
Q

What does IPMS stand for?

A

International Property Measurement Standards

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13
Q

What is IPMS?

A

A global RICS-led initiative
Aimed at avoiding inconsistent definitions of measurement in differnet countries, bringing greater global transparency

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14
Q

What is the international property measurement Standards Council? IPMSC

A

a global group of porfessional and not-for-profit organisatiion that has driven the development of IPMS

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15
Q

What was the first asset covered by IPMS?

A

Offices via IPMS: Office buildings (2014)

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16
Q

When was IPMS: Office buildings incorporated into RICS guidance?

A

2015

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17
Q

When was IPMS: Residential buildings published?

A

2016

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18
Q

When was IPMS: Residential buildings incorporated into RICS guidance?

A

2018 in the form of RICS Professional Standard: Property measurement 2018

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19
Q

What is the most up-to-date measurement guidance for members and regulated firms?

A

RICS Professional Standard: Property measurement 2018

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20
Q

When was IPMS: Industrial Buildings published?

A

2018

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21
Q

When was IPMS: Retail Buildings published?

A

2019

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22
Q

Has industrial and retail IPMS guidance been incorporated into RICS guidance

A

NO
They have both now been superseded

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23
Q

What was published in 2023 that supersededs all previously published IPMS standards for individual asset classes?

A

IPMS: All Buildings

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24
Q

Has IPMS all buildings been incorporated into RICS guidance yet?

A

No

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25
Why are members encourage to report on a dual basis?
Until IPMS is embedded into market practice
26
What IPMS guidance is incorporated in the RICS PS: Property measurement 2018?
out of date IPMS publications for Office Buildings and Residential Buildings
27
What guidance applies in Property measurement 2018?
Guidance applies to all properties IPMS for Office and Resi Comp for all other asset classes
28
What updated guidance is the RICS working on?
guidance from RICS will address current inconsistencies in measurement standards
29
What does the current RICS guidance require RICS members/firms to follow for office and resi?
The original IPMS publications
30
Define: Common Facilities
eg, stairs lifts, motor rooms, WCs, cleaners cupboards and plant rooms
31
Define: Component Area
the floor area attributed to a specific, designated element or part of a building
32
Define: Finished Surface
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipework
33
Define: Internal Dominant Face (IDF)
the inside finished surface of a wall that comprises more than 50% of the floor-to-ceiling height for each wall section, to which measurements are take
34
Define: IDF Wall Section
Each internal finish of a section of an External Wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section
35
Define: Limited Use area
Where a sheltered area is not functional for the primary use
36
Define: Internal Eaves Height
The clear height between the floor and the lowest point on the underside of teh roof eg. at the eaves
37
Define: Site Depth
The measurement from the front to the rear boundaries
38
Define: Shop Depth
The measurement from the notional display window to the rear of the retail area, including the thickness of the display window
39
Define: Built Depth
The maximum external measurement from the front to the rear walls
40
Define: Gross Frontage
The overall frontage of the shop line measured between the internal face of the external wall
41
What is the Building Line?
This is a line within or coinciding with the property line beyond which it is illegal to build
42
What are scales?
The ration of the length in a drawing to the length of the real thing
43
What are some commonly used scales?
1:50 Room plan 1:100 Building plan 1:1250 Street/location plan 1:2500 Location plan 1:50000 Road/walking map
44
Name some measurement tools?
Tape measure rod laser device software
45
How accurate are lasers?
accurate within c.1.55mm to 200m but bright sunlight can distort measurements
46
What is used for measuring land?
Promap Trundle Wheel
47
What should be done with all measurement tools?
Checked for accuracy frequently against a known distance and results recorded lasers should be calibrated annually by manufacturers
48
How would you deal with a space that is awkward/ difficult?
49
What is the purpose of a letter of reliance when using another party's measurements?
to allow that third party to rely on the consultant's report
50
How do you convert from sqm to sq ft
1sqm=10.7639 sq ft
51
How should you measure land?
1. Check boundary accurately on OS plan/ land registry 2. use trundle wheel 3. use mathematical trignometry or a planimeter
52
What is the plot ratio
site cover the ratio between the size of the site and the building footprint (GEA)
53
What is 1 acre in hectares?
0.4046
54
What is the purpose of IPMS 1: Offices?
FOr planning or building cost purposes (GEA)
55
What is the purpose of IPMS 2: Offices?
for agency and valuation purposes (GIA) Measured to the internal dominant face on a floor-by-floor basis or component by component basis
56
What is the purpose of IPMS 3: Offices?
also for agency and valuation purposes (NIA) Measured to the internal dominant face on a floor-by-floor basis or component by component basis
57
IPMS definitions do no correspond exactly with
former GEA, GIA and NIA definitions
58
What is included and excluded in IPMS 1: Offices?
Include: Covered galleries Balconies Generally accessible roof terraces Excluded: Upper void levels of an atrium Open external stairwells Patios, refuse areas, external parking at ground level
59
What is included and excluded in IPMS 2: Offices?
Include: Covered galleries and balconies Generally accesible roof terraces Excluded: Open light wells and upper level atriums patio and decks at ground floor external parking, yards, cooling equipment, refuse areas
60
What is included and excluded in IPMS 3: Offices?
Include: Covered galleries and balconies Generally accesible roof terraces Excluded: standard facilities common facilities eg, stairs lifts, motor rooms, WCs, cleaners cupboards and plant rooms
61
What are the differences between IPMS 3 and NIA?
1. Perimeter measurements are taken to the internal dominant face 2. no exclusions for restricted height of <1.5m 3. All colims included 4. Area occupied by releals of window included if assessed as IDF 5. On floors with multiple occupiers the area is taken to midpoint of the parition wall between tenancies 6. Covered gallaries and balconies for exclusive used are included and stated separately
62
What are standards for IPMS resi buildings?
IPMS 1: External IPMS 2: Resi (internal) - interior area of the building IPMS 3: Resi (Occupier) - Occupation of a building on an exclusive basis to an occupier
63
What is IPMS 3 broken down into?
IPMS 3A - measuremnt to outer face of external wall and centre-line or shared walls IPMS 3B - measurement of area in exclusive occupation, including internal walls and columns, measured to IDF and finished surface IPMS 3C - Measurement of area of exclusive occupation, excluding the walls and columns, measured to IDF
64
What is set out in IPMS All Buildings, 2023?
Establish consisten methodology for measure across all building types and countries all building classes in a single document supersedes office and resi publications Yet to be adopted by RICS
65
What happens once RICS have adopted IPMS All Buildings, 2023?
RICS Property measurement 2018 will no longer be relevant
66
What definitions in IPMS All Buildings?
IPMS 1 External Measurement IPMS 2 Internal Measurement IPMS 3.1 External Exclusive use IPMS 3.2 Internal Exclusive use IPMS 4.1 Selected areas including internal walls IPMS 4.2 Selected areas excluding internal walls
67
What is set out in the RICS Code of Measuring Practice, 2015 (COMP)?
provides precise definitions to ensure a common & consistent approach to measurement
68
What are the COMP bases of measurement?
1. GEA 2. GIA 3. NIA
69
What is GEA used for?
Town planning, council tax valuations and building cost estimates
70
What is GIA used for?
(approx a 2-3% deduction from GEA) Estate agency rating building cost estimation for commercial assets valuation of industrial / warehouses Valuation & rating of retail warehouse and food stores
71
What is NIA used for?
(approx 15% deduction from GIA) same as GIA but for shops
72
Gross internal area for industrial/ retail warehouses?
Includes Colums, lift wells, mezzanies with permenant access, laoding bays Excludes canopies, fire escapes adn covered ways Ancillary offices measured on a GIA
73
For NIA for shops, how to estimate the actual built width?
Remove a ceiling tile get behind partioning inspect basement/ 1st floor scale from floor plans take sufficient on site measurements to calculate the ITZA
74
What is included and excluded from NIA for offices?
Inlcudes atrium if not common areas lift lobbies and fire corridors kitchens built in cupboards ramps and steps areas occupied by ventilation& heating, skirting and perimeter trunking, non-structural walls Excludes WCS plant and lift stairwells service cupboards areas <1.5m cleaners rooms

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