Measurement Flashcards
(49 cards)
Key measurement RICS publication and what does each cover?
RICS Property Measurement 2018 (Global) - IPMS
RICS Code of Measuring Practice 2007 (UK) - GEA/GIA/NIA
Why have RICS introduced IPMS?
Global consistency in definitions
Greater global transparency
Is IPMS mandatory?
Yes, unless client provides written instructions not to use it. Members must advise clients of the benefits.
Define IPMS 1
Sum of the areas of each floor level measured to the outside perimeter of construction features, reported on a component by component basis.
Under IPMS 1, to where do you measure?
Outside face of perimeter walls and centre line of shared walls.
Define Internal Dominant Face
Inside finished surface comprising 50% or more of the floor to ceiling height for each IDF section.
Define a limited use area. How are they to be treated?
Depends on the jurisdiction. Typically areas not available for legal occupation or use e.g. under 1.5m height with no usable space above (others: underground, no natural light). Measured and stated separately.
What is a component area?
Main elements into which a floor plate can be broken down into e.g. external wall, internal walls, circulation areas, amenity space, living space.
If multiple uses, state the principal use.
How do you report under IPMS?
Break the building into component areas on a floor by floor basis.
How accurate do you need to be under IPMS?
Depends on - purpose - client requirements and expectations - condition of the site/building - time and cost of measuring - ramifications of insufficient accuracy Use Appendix A: Acceptable tolerances
What does RICS Property Measurement 2018 say you need to state when you report/put in ToE?
- Purpose of measurement
- Date of measurement and instruction
- Who measured
- Measurement standard adopted -> if not IPMS why?
- Method used
- Reference and scale of plans used
- Conversion factors (e.g. sqm -> ft)
What is included in IPMS 1?
All walls (structural, external, internal), enclosed walkways, passages, lowest level of voids.
What is included and stated separately in IPMS 1?
Covered galleries, balconies, roof terraces, internal permanent mezzanines.
What is excluded under IPMS 1?
Temporary mezzanines, atrium voids, external stairwells not part of structure, external parking, external patios, external refuse areas.
How does IPMS 1 differ from GIA?
IPMS 1 includes balconies (stated separately) and roof terraces but GEA doesn’t.
Define IPMS 2
Sum of areas at each floor level measured to the IDF, reported on a component by component basis.
What is included under IPMS 2?
Columns and internal walls
Enclosed walkways and passages
What is included but stated separately under IPMS 2?
Balconies, mezzanines, rooftop terraces and verandas
What is excluded under IPMS 2?
External walls, atrium voids, car parking, ground floor structures beyond the outside wall
What is the difference between IPMS 2 and GIA?
IPMS 2 is larger due to:
Interface adjustments for IDF
External open sided balconies
Roof terraces
Define IPMS 3a
The floor area available on an exclusive basis to an occupier
How is IPMS 3a measured?
To outer face of external walls, centre line of shared walls, finished surface of walls with common facilities.
What does IPMS 3a include?
All internal walls and structural columns in a flat.
What is included but stated separately under IPMS 3a?
Attics, basements, cellars
Balconies in exclusive use
Garages
Limited use areas
