Measurement

Question 1

What governs measurements?

Answer 1

RICS Code of Measuring Practice 2015

Question 2

What does IPMS stand for?

Answer 2

International Property Measurement Standards

Question 3

Aim of IPMS?

Answer 3

To establish consistencies in property measurement globaly

Question 4

Requirements for measuring?

Answer 4

• Date of measurement
• Measuring methodology
• Scale of any plans and conversion
• Clearly documented
• Record of RICS member who measured

Question 5

IPMS 1 Offices

Answer 5

Planning or building cost purposes (GEA)

Question 6

IPMS 2 Offices

Answer 6

Agency and Valuation purposes (GIA)

Question 7

IPMS 3 Offices

Answer 7

Agency and valuation purposes (NIA)

Question 8

IPMS 2

Answer 8

Measuring the interior of an office which can be for direct use, measured to internal dominant face. (GIA)

Question 9

IPMS 2 includes, but to be stated separately?

Answer 9

• Covered galleries and balconies
• Generally accessible roof terraces

Question 10

IPMS 2 excludes?

Answer 10

• Open light well
• Patio
• External parking

Question 11

m2 to sqftconversion?

Answer 11

1m2 = 10.7639 sqft

Question 12

sqft to m2 conversion?

Answer 12

1sq ft = 0.0929m2

Question 13

IPMS 3

Answer 13

Measured on same basis as IPMS 2 but only for areas exclusively used by the office (NIA)

Question 14

Differences between IPMS 3 and NIA?

Answer 14

• Perimeter measurements taken to internal dominant face
• no restrictions on height below 1.5m
• all columns included

Question 15

IPMS 3 includes, but to be stated separately?

Answer 15

• Covered galleries
• Generally accessible roof terraces

Question 16

Internal dominant face (IDF) definition?

Answer 16

Inside finished surface comprising more than 50% of the floor to ceiling height

Question 17

Gross internal area for industrial and retail includes and excludes?

Answer 17

Includes
- columns
- lift wells
- mezzanines with permanent access
- loading bays

Excludes
- canopies
- fire escapes

Question 18

Case study?

Answer 18

Retail, Guildford - NIA - 3643 sq ft
No fittings in place

Industrial, Sandhurst 3A Vulcan Close (GIA) Yard

Question 19

IPMS CPD webinar?

Answer 19

Requirement to show workings out, sign off and date

Question 20

When do you use Zoning?

Answer 20

Retail

Question 21

What are the zoning principles?

Answer 21

Retail frontage is worth more than ancillary areas. (halving back)
Zone A = A/1
Zone B = A/2 (zone b is half of A)
Zone C = A/4 (zone c is quarter of A)
Zone D (remainder) = A/8

ITZA

Question 22

Depths for zoning

Answer 22

6.1m (20 feet)

Question 23

Why did you not use IPMS for your measurements?

Answer 23

The client requested this due to the previous measurements being done on this basis

Question 24

Why did you use NIA for the retails premises?

Answer 24

I was not valuing the property, it was simply for reporting reasons

Question 25

If you measured it on an IPMS basis, would it have been larger?

Answer 25

Yes, as it would have included the front windows as they are over 50% of the IDF