Measurement Flashcards
What do you know about the RICS Property Measurement 2nd Edition 2018?
It is an RICS Professional Standard which sets out the mandatory requirements for measuring property for RICS members and firms. It sets out the International Property Measurement Standards (IPMS) and the definitions for the measurement property.
Why was IPMS created?
It was created to address the inconsistencies in how property is measured across different countries. The aim of IPMS is to ensure consistency, accuracy and transparency across property measurement globally.
What is IPMS 1?
Sum of area of each floor level of a building measured to the outer perimeter of external construction features, which may be reported on a component-by-component basis for each floor of a building.
Similar to GEA.
What is IPMS 2 - office?
Sum of areas of each floor level of an office building measured to the IDF and reported on a component-by-component basis fore each floor of a building.
What is IPMS 3 - office?
Floor area available on an exclusive basis to an occupier, but excluding standard facilities, and calculated on an occupier-by-occupier or floor-by-floor basis for each building.
Note - standard facilities are areas typically shared by all occupiers and not available for exclusive use. Examples include communal lobbies and reception areas, shared stairwells, shared corridors, and shared WCs.
What is IPMS 2 - residential?
Sum of areas of each floor level of a building measured to the IDF, which may be reported on a component-by-component basis for each floor of a building.
What is IPMS 3 - residential?
Floor area available on a exclusive basis to an occupier. It is broken into 3 sections:
IPMS 3A: Measured to the outer face of the external wall and centre-line of shared walls. Similar to GEA.
IPMS 3B: Measurement of the area in exclusive occupation, including internal walls and columns, measured to the IDF and finished surface. Similar to GIA.
IPMS 3C: Measurement of the area in exclusive occupation, excluding the walls and columns, measured to the IDF. Similar to EFA.
What is the internal dominant face (IDF)?
Internal finish comprising more than 50% of the floor to ceiling height for each IDF wall section. If such does not occur, the finished surface is deemed to be the IDF.
When would you need to use IPMS 2 - office and IPMS 3 - office?
In my role as a valuation surveyor, I would use IPMS 3 - office as it reflects the exclusively used area by the tenant. Meanwhile IPMS 2 - office is more relevant to planning and not as applicable to for standard market valuations. But ultimately it is dependent on what my comparable evidence is measured in.
When would you use the three types of IPMS 3 - residential?
Why is IPMS not always suitable?
If I am instructed by a client not to use IPMS.
When comparables utilise the Code of Measuring Practice.
What do I advise my clients surrounding IPMS?
I advise my client of the benefits of using IPMS including it being a worldwide standard, improving consistency and transparency.
What do you know about the RICS Code of Measuring Practice?
It is an RICS guidance note published in May 2015 and the current version is the 6th edition. The purpose is to provide succinct and precise definitions to permit the accurate measurement of buildings and land. It is intended for use in the UK only. It sets out the GEA, GIA and NIA.
What is GEA?
Area of a building measured externally at each floor level.
What is GIA?
Area of a building measured to the internal face of the perimeter walls at each floor level.
What is NIA?
Useable area within a building measured to the internal face of the perimeter walls at each floor level.
What is the difference between GIA and IPMS 2 Residential?
IPMS measures to IDF, GIA measures to internal face of perimeter walls.
What are the differences between GIA and NIA?
NIA:
excludes columns
excludes shared internal walls
excludes common areas such as entrance halls, toilets, stairwells, lift.
GIA:
includes columns
includes all internal walls
includes common areas.
How do you measure a development site?
I check boundaries accurately on site with an OS plan and / or Land Registry title documents prior to calculating the area of a site using Promap or Edozo Maps.
A trundle wheel could also be used on site.
What are the limitations of a trundle wheel?
Human error effecting accuracy.
They do not account for changes in level.
Can be inconvenient to use.
What are scales?
A scale is the ratio of the length in a drawing to the length of the real thing.
What are the 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
How do you confirm a laser measure is correctly calibrated? And how do you calibrate a laser measure?
I check the accuracy against a known distance within our office and record the result on a log. I do not calibrate it myself, this can only be completed by manufacturers and should be completed annually.
What are the limitations of a laser measure?
can only accurately measure to a certain distance, typically 30-50m for more models
surface reflection / light conditions
obstructions
outdoor use
