Measurement

Question 1

When was the first edition of RICS Property Measurement published?

Answer 1

May 2015.

Question 2

When was the second edition of RICS Property Measurement released?

Answer 2

January 2018.

Question 3

What major standard does RICS Property Measurement (2nd edition) incorporate?

Answer 3

International Property Measurement Standards (IPMS).

Question 4

What older RICS document does the 2nd edition of RICS Property Measurement update?

Answer 4

RICS Code of Measuring Practice (6th edition).

Question 5

What is the significance of an RICS professional statement?

Answer 5

It is mandatory for RICS members and RICS-regulated firms; they must adhere to its requirements.

Question 6

What must RICS members do regarding cost prediction?

Answer 6

Consider and agree with the client on the appropriate method for reporting costs.

Question 7

What does ICMS stand for?

Answer 7

International Cost Management Standard.

Question 8

When did RICS join a coalition to produce ICMS?

Answer 8

In 2014.

Question 9

What is the purpose of ICMS?

Answer 9

To classify, define, measure, record, analyse, present, and compare construction project life cycle costs.

Question 10

What cost categories are included in life cycle costs under ICMS?

Answer 10

Construction, renewal, operation, maintenance, and end-of-life costs.

Question 11

What additional cost category can ICMS include beyond life cycle costs?

Answer 11

Acquisition costs.

Question 12

Why are acquisition costs significant in ICMS?

Answer 12

They may significantly impact a project’s budget.

Question 13

When was the 3rd edition of ICMS published?

Answer 13

November 2021.

Question 14

What major addition was included in the 3rd edition of ICMS?

Answer 14

Carbon emissions.

Question 15

Name five types of projects classified in the 3rd edition of ICMS.

Answer 15

Buildings, roads and runways, railways, bridges, tunnels.

More available if needed.

Question 16

True or False: ICMS 3rd edition includes classification for both onshore and offshore infrastructure.

Answer 16

True.

Question 17

When was IPMS: All Buildings published?

Answer 17

January 2023.

Question 18

What organization published IPMS: All Buildings?

Answer 18

International Property Measurement Standards Coalition.

Question 19

What does IPMS: All Buildings replace?

Answer 19

All previously published IPMS standards for individual asset classes.

Question 20

Is IPMS: All Buildings specific to building type or use?

Answer 20

No, it is applicable to all building types, regardless of use or occupation.

Question 21

What new standard was introduced alongside IPMS: All Buildings?

Answer 21

IPMS 4.

Question 22

What does IPMS 1 closely equate to?

Answer 22

GEA (Gross External Area).

Question 23

What does IPMS 2 closely equate to?

Answer 23

GIA (Gross Internal Area).

Question 24

What does IPMS 3 closely equate to?

Answer 24

NIA (Net Internal Area), also called net lettable, usable, or carpet area.

Question 25

What are IPMS 4.1 and 4.2 used for?

Answer 25

Internal measurements including/excluding internal and external walls and columns.

Question 26

Name 3 elements that IPMS includes but identifies separately.

Answer 26

Balconies, accessible roof-top terraces, ground floor areas not fully enclosed.

Question 27

Why is IPMS 2 widely used?

Answer 27

It is recommended for valuation, lease agreements, and cost planning by GP, BS, and QS surveyors.

Question 28

What does IDF stand for?

Answer 28

Internal Dominant Face.

Question 29

How is the Internal Dominant Face defined?

Answer 29

The inside surface covering 50% or more of each vertical section of the internal perimeter.

Question 30

What are Limited Use Areas?

Answer 30

Areas needing special consideration for valuation or other purposes.

Question 31

Give examples of what may qualify as Limited Use Areas.

Answer 31

Areas with limited height, natural light, above/below ground, or IDF/floor junctions.

Question 32

What edition of the Code of Measuring Practice is most referenced?

Answer 32

6th edition.

Question 33

What is the expected accuracy of reported area figures for high-value office space according to the Code?

Answer 33

Within ±1%.

Question 34

Why might the ±1% accuracy now be seen as conservative?

Answer 34

Due to increased property values since 2007, higher accuracy may be achievable and desirable.

Question 35

What must RICS members consider when measurements are used for valuations?

Answer 35

The current RICS Valuation – Global Standards (Red Book), including ethics, competency, objectivity, and disclosure.

Question 36

Does the Code of Measuring Practice have a local or global application?

Answer 36

Global application.

Question 37

What is the purpose of the Code of Measuring Practice?

Answer 37

To provide precise definitions for measuring buildings/land, calculating size, and specifying land/buildings on a consistent basis.

Question 38

What type of guidance does the Code provide?

Answer 38

Best practice guidance on measuring all property types.

Question 39

What does RICS advise regarding the use of the Code?

Answer 39

RICS strongly advises its use by members.

Question 40

What does GEA stand for?

Answer 40

Gross External Area.

Question 41

What is GEA recommended for?

Answer 41

Building cost estimation (residential/insurance), town planning, and rating/council tax bands.

Question 42

What does GIA stand for?

Answer 42

Gross Internal Area.

Question 43

What is GIA recommended for?

Answer 43

Cost estimation, marketing and valuation of industrial/warehouse/department stores, new home valuation, and service charge apportionment.

Question 44

How is GIA measured?

Answer 44

To the internal face of the perimeter walls at each floor level.

Question 45

What does NIA stand for?

Answer 45

Net Internal Area.

Question 46

What is NIA recommended for?

Answer 46

Marketing and valuation of shops, supermarkets, offices; shop rating; and service charge apportionment.

Question 47

How is NIA measured?

Answer 47

Usable area within a building, to the internal face of the perimeter walls at each floor level.

Question 48

What is the ‘waste bin test’ used for in NIA?

Answer 48

To determine if space under perimeter heating/AC units is usable; if a waste bin fits under, it’s included in NIA.

Question 49

What is the transition policy for adopting IPMS?

Answer 49

Dual reporting is recommended, with IPMS being mandatory over time.

Question 50

When must IPMS be adopted according to RICS members’ obligations?

Answer 50

Upon physical changes to a building or any new measurement event.

Question 51

What must be done if IPMS is not adopted?

Answer 51

The report must state the reason for the departure.

Question 52

How is Gross External Area (GEA) measured?

Answer 52

Externally at each floor level.

Question 53

Does GEA include the thickness of perimeter walls and external projections?

Answer 53

Yes.

Question 54

Are internal walls, partitions, columns, chimney breasts, and stairwells included in GEA?

Answer 54

Yes.

Question 55

Are atria and entrance halls with a clear height above included in GEA?

Answer 55

Yes, measured at base level only.

Question 56

How are structural, raked, or stepped floors treated in GEA?

Answer 56

As level floors measured horizontally.

Question 57

Are mezzanine areas included in GEA?

Answer 57

Yes, if intended for use with permanent access.

Question 58

Does GEA include lift rooms, plant rooms, fuel stores, tank rooms even if above the main roof?

Answer 58

Yes, if in a covered structure of permanent nature.

Question 59

Are outbuildings included in GEA?

Answer 59

Yes, if they share at least one wall with the main building.

Question 60

Are loading bays and areas with headroom < 1.5m included in GEA?

Answer 60

Yes.

Question 61

Do pavement vaults, garages, and conservatories count in GEA?

Answer 61

Yes.

Question 62

Are external open-sided balconies and canopies included in GEA?

Answer 62

No, they are excluded.

Question 63

Are open vehicle parking areas and terraces included in GEA?

Answer 63

No, they are excluded.

Question 64

Are voids over/under structural raked/stepped floors included in GEA?

Answer 64

No, they are excluded.

Question 65

Are greenhouses, garden stores, and residential fuel stores included in GEA?

Answer 65

No, they are excluded.

Question 66

How is Gross Internal Area (GIA) measured?

Answer 66

To the internal face of the perimeter walls at each floor level.

Question 67

Are internal walls, partitions, and columns included in GIA?

Answer 67

Yes.

Question 68

Are chimney breasts, stairwells, lift-wells, vertical ducts included in GIA?

Answer 68

Yes.

Question 69

Are atria and entrance halls with clear height above included in GIA?

Answer 69

Yes, measured at base level only.

Question 70

Are internal open-sided balconies and walkways included in GIA?

Answer 70

Yes.

Question 71

How are raked or stepped floors treated in GIA?

Answer 71

Measured horizontally as if level.

Question 72

Are floors beneath raked/stepped structures included if there's permanent access?

Answer 72

Yes.

Question 73

Are fire corridors and smoke lobbies included in GIA?

Answer 73

Yes, if they are of permanent essential nature.

Question 74

Are mezzanine floors with permanent access included in GIA?

Answer 74

Yes.

Question 75

Do lift rooms, plant rooms, and tank rooms above roof level count in GIA?

Answer 75

Yes, if housed in a covered structure of permanent nature.

Question 76

Are service accommodation areas like toilets and changing rooms included?

Answer 76

Yes.

Question 77

Are projection rooms and voids over stairwells/lift shafts on upper floors included?

Answer 77

Yes.

Question 78

Are loading bays, areas <1.5m headroom, pavement vaults, garages, and conservatories included?

Answer 78

Yes.

Question 79

Are perimeter wall thicknesses and external projections included in GIA?

Answer 79

No, they are excluded.

Question 80

Are external balconies, covered ways, fire escapes, and canopies included in GIA?

Answer 80

No, they are excluded.

Question 81

Are voids under/over raked or stepped floors included in GIA?

Answer 81

No.

Question 82

Are greenhouses, garden stores, and fuel stores in residential property included in GIA?

Answer 82

No.

Question 83

How is Net Internal Area (NIA) measured?

Answer 83

To the internal face of the perimeter walls at each floor level.

Question 84

Are atria with clear height above included in NIA?

Answer 84

Yes, measured at base level only.

Question 85

Are entrance halls, notional lift lobbies, and fire corridors included in NIA?

Answer 85

Yes.

Question 86

Are kitchens and built-in units/cupboards included in NIA?

Answer 86

Yes, if occupying usable areas.

Question 87

Are ramps, sloping areas, and steps included in NIA?

Answer 87

Yes, if within usable areas.

Question 88

Are ventilation/heating grilles, skirting, and perimeter walls included in NIA?

Answer 88

Yes.

Question 89

Are non-structural internal walls and pavement vaults included in NIA?

Answer 89

Yes.

Question 90

Are toilets, bathrooms, and cleaners' rooms included in NIA?

Answer 90

No, they are excluded.

Question 91

Are lift rooms, plant rooms, tank rooms (non-process-related) excluded from NIA?

Answer 91

Yes.

Question 92

Are stairwells, lift-wells, permanent lift lobbies included in NIA?

Answer 92

No, they are excluded.

Question 93

Are common corridors or threshold recesses included in NIA?

Answer 93

No, they are excluded unless part of the usable area.

Question 94

Are areas under service authority control (e.g., meter cupboards) included in NIA?

Answer 94

No, they are excluded.

Question 95

Are internal structural walls, trunking, columns, piers, and vertical ducts included in NIA?

Answer 95

No.

Question 96

Is the space occupied by permanent continuous HVAC systems included in NIA?

Answer 96

No, if the space is rendered substantially unusable.

Question 97

What is the exclusion threshold for intermittent HVAC protrusions?

Answer 97

Excluded if they protrude 0.25m or more into usable area.

Question 98

Are areas with headroom under 1.5m included in NIA?

Answer 98

No, they are excluded.

Question 99

Are areas with dimensions under 0.25m between opposite faces included?

Answer 99

No, these are excluded as substantially unusable.

Question 100

Are vehicle parking areas included in NIA?

Answer 100

No, but the number and type should be noted.