Measurement Flashcards
(20 cards)
1) Name a recent RICS publication in relation to measurement?
RICS Professional Statement: RICS Property Measurement (2nd ed.) January 2018 which incorporates IPMS.
2) What is the aim of this publication? (RICS Property Measurement)
Incorporation of the International Property Measurement Standards. Global RICS-led initiative introducing international property measurement standards and practices to avoid current inconsistent definitions of measurement in different countries and bring greater global transparency. 2nd edition came into effect May 2018. Replaces references to measurement of offices and resi in RICS Code of Measuring Practice. Members encouraged to report on dual basis until IPMS embedded into market practice, having regard for client’s instructions. RICS intention that it’ll become mandatory practice. At present, members must advise client about benefits of IPMS. No date yet been given for implementation of IPMS: Industrial Buildings 2018, will be incorporated in RICS Property Measurement 3rd edition. IPMS: Retail Buildings 2019 published on 16th September 2019, also yet to be implemented.
3) What are some of the principles included in this RICS Professional Statement?
When measuring office and resi buildings, mandatory (unless client provides written instruction to use an alternative) to comply with following:
- Measurement date
- Measuring methodology adopted
- Reference and scale of any plans used
- State conversion factor from metric/imperial and any rounding
- Measurements and calculations clearly documented
- Retain record of RICS member responsible
Paragraph 1.2 states “members are expected to advise their client / employer on the benefits of using IPMS. However, it is understood that IPMS is not suitable in all circumstances and in these circumstances RICS members must document the reason for departure”. Also states mandatory for the reporting of resi and office space. There is an appendix of acceptable tolerances.
4) Talk me through IPMS: Office Buildings
IPMS 1 – offices (formerly GEA): Planning – basis of measurement for planning applications
IPMS 2 – offices (formerly GIA): Costings – calculating building costs and reinstatement costs
IPMS 3 – offices (formerly NIA): Agency & valuation purposes, taxation, property & facilities management
IPMS definitions do not correspond exactly to former GEA, GIA and NIA definitions
What is IPMS 1 used for?
IPMS 1:
- Used for measuring area of building including external walls on floor-by-floor basis
- Measurements included but stated separately are: covered galleries, balconies, generally accessible roof terrace (GEA did not include galleries and balconies)
- Exclusions include: upper void levels of atrium, open external stairways, patios, refuse areas, external parking at ground level
What is IPMS 2 used for?
IPMS 2:
- Used for measuring 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 in component areas
- IDF defined as the ‘inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section”
- Measurements included but stated separately are: covered galleries, balconies, generally accessible roof terrace
- Exclusions include: open light wells and upper level voids of atrium, patios and decks at ground floor level, external
What is IPMS 3 used for?
IPMS 3:
- Used for measuring occupation of floor areas in exclusive use using same assumptions as IPMS 2
- Floor area available on an exclusive basis to occupier but excluding standard facilities and shared circulation areas
- Measured to IDF on a floor by floor basis
- Measurements included but stated separately are: covered galleries, balconies, generally accessible roof terrace
- Exclusions include: standard areas providing shared or common facilities such as stairs, lifts, motor rooms WCs, cleaner’s cupboards, plant rooms etc;
5) What are the difference between IPMS 3 and NIA?
- Perimeter measurements taken to IDF
- No exclusions for restricted height of less than 1.5m
- All columns included in IPMS
- Areas occupied by reveals of a window when measured and assessed as IDF are included
- On floors with multiple occupiers, area taken to midpoint of partition wall between tenancies
- Covered galleries and balconies for their exclusive use of one tenant are included and stated separately
6) Talk me through IPMS: Residential Buildings
Came into effect 1st May 2018.
IPMS 1 – residential (formerly GEA): Planning – basis of measurement for planning applications
IPMS 2 – residential (formerly GIA): Costings – calculating building costs and reinstatement costs
IPMS 3 – residential (formerly NIA): Agency & valuation purposes, taxation, property & facilities management
IPMS definitions do not correspond exactly to former GEA, GIA and NIA definitions
IPMS 1 – External
IPMS 2 – Residential (internal) – the interior area of a building
IPMS 3 – Residential (occupier) – the occupation of the building on an exclusive basis to an occupier. Broken down into 3 sub-areas:
o IPMS 3A – measurement to outer face of external wall and centre-line of shared walls
o IPMS 3B – measurement of the area in exclusive occupation including internal walls and columns measured to the IDF and finished surface
o IPMS 3C – measurement of the area of exclusive occupation, excl. the walls and columns, measured to the IDF and finished surface
7) What is the RICS Code of Measuring Practice 2007?
Now reproduced in Part 3 of the RICS Property Measurement Professional Statement as a global code of practice with effect from 18th May 2015 as best practice document for all measuring practices apart from residential and office properties. Provides precise definitions to ensure common, consistent approach to measurement.
8) What are the bases of measurement in the Code of Measuring Practice?
GEA, NEA and NIA
What is included/excluded in GEA?
GEA – whole area of building taking each floor into account, measured to surface of outer external wall. Used for Town Planning, Council Tax valuations, building cost estimates
Includes:
- Perimeter wall thickness
- Areas occupied by internal walls
- Columns, piers, stairwells, lift wells
- Lift rooms, plant rooms
- Open-sided covered areas (should be stated separately, i.e. loading canopies)
Excludes:
- Open balconies
- Open fire escapes
- Open sides covered ways
- Open vehicle parking areas
- Terraces
- Minor canopies
- Any area with headroom of less than 1.5m (except under stairways)
- Any area under the control or service of external authorities
What is included/excluded in GIA?
GIA – whole enclosed area of building within the external walks taking each floor into account and excluding thickness of external walls. Used for agency, rating, building cost estimation, valuations for warehouses / retail warehouses. Approx. 2-3% reduction from GEA.
Includes:
- Areas occupied by internal walls
- Service accommodation
- Columns, piers, lift wells, stairwells
- Lift rooms, plant rooms etc
- Open-sided covered areas (should be stated separately)
Excludes:
- Open balconies
- Open fire escapes
- Open sides covered ways
- Open vehicle parking areas
- Terraces
- Minor canopies
- Any area with headroom of less than 1.5m (except under stairways)
- Any area under the control or service of external authorities
What is included/excluded in NIA?
NIA – Usable area within a building measured to face of internal finish of perimeter or party walls ignoring skirting boards and taking each floor into account. Used for agency, rating, building cost estimation, valuations for shops and offices. Approx. 15% deduction from GIA.
Includes:
- Atria with clear height above and entrance halls if not used in common areas
- Notional lift lobbies and notional fire corridors
- Kitchens
- Built in cupboard and the like occupying usable area
- Perimeter skirting, moulding or trunking
- Space occupied by permanent, continuous, air conditioning, heating or cooling apparatus
Excludes:
- WC/s
- Plant and lift rooms
- Stairwells
- Meter and service cupboards
- Areas less than 1.5m in height
- Cleaners rooms
- Permanent circulation areas
- Columns
- Space occupied by permanent, continuous, air conditioning, heating or cooling apparatus if the space occupies rendered substantially unusable OR if it protrudes 0.25m more into usable area
11) How would you go about measuring an area of land?
- Check boundaries accurately on site with OS plan and / or Land Registry title doc, prior to calculating the area of a site using promap
- Trundle wheel can also be used on site
- Site cover / plot ratio – how much of the site the building footprint takes up.
12) What measurement info should be recorded?
- Purpose of measurement
- Date of instruction & measurement
- Measurement standard adopted
- If IPMS not used, state reason for departure
- Measurement methodology
- Scale of any plans used
- Unit of measurement
- Name of RICS member
13) Accuracy of measurement?
Typically plus or minus 2% however this will depend on client and nature of instruction
14) Definitions
- Internal eaves height – clear height between floor and lowest point of the roof
- Side depth – measurement from front to rear boundaries
- Shop depth – measurement from notional display window to rear of retail area, incl. thickness of display window
- Gross frontage – overall external measurement in straight line across from of building from outside of the external walls or the centre line of party walls
- Built depth – maximum external measurement from front to rear walls
- Net frontage – overall frontage of shop line measured between internal face of external walls
How did you measure Bethnal Green?
NIA
How did you measure Whitechapel?
NIA
