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Core - Elite APC Commercial Real Estate 2021 > Measurement > Flashcards

Flashcards in Measurement Deck (24)
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1

Level 1 Tell me about your understanding of RICS Property Measurement. When would you use NIA as a measurement basis?

1st edition - 2016
2nd edition May 2018
Global Consistency - govt and industries
Transparency
Mandatory standards
No date for implementation of Industrial and Retail.


NIA measuring shops or offices

2

Level 1 When would you use GIA as a measurement basis? When would you use GEA as a measurement basis? Tell me about what is included in NIA/GIA/GEA?

GIA - Valuation of industrial and warehouses
GEA - Town planning or council tax

GIA -
Atrium,
columns,
Lift & stairwells,
Areas occupied by internal walls and partitions, corridors of permanent essential nature ie fire corridors.
Plant rooms or fuel stores,
Service accommodation (toilets, changing rooms)
Loading bays
Areas with headroom less than 1.5m
Garages
Conservatories
Pavement vaults

Excludes
Perimeter wall thickness and external projections
external open sided balconies
Fire escapes
Canopies
Voids over or under structural floors
Greenhouses/Garden stores

GEA - Including
Perimeter wall thickness and external projections
Areas occupied by internal walls and partitions
Columns, chimney breasts
Lifts and stairwell
Outbuilding sharing walls with main building
Loading bays
Pavement vault
Garages

Excludes
Canopies
external open sided balconies
Open vehicle parking areas
Roof terrace
Greenhouses, garden stores

NIA -
Including:
Atria
Entrance halls
Notional lift lobbies and fire corridors
Kitchens
Built in units
Ramps within usable areas
Ventilation
Skirting and perimeter trunking
Non structural walls

Excluding:
Common entrance halls
Toilets & cleaners rooms
Plant rooms
Stairwells & lift lobbies
Corridors shared with other occupiers
Internal structural walls
Headroom less than 1.5m headroom.

3

Level 1 What measurement basis would you use for office property? What measurement basis would you use for industrial property? What measurement basis would you use for retail property?

Depends on the use - IPMS
Industrial - GIA
Retail - NIA

4

Level 1 How does RICS Property Measurement differ from the old Code of Measuring Practice? Why is accuracy important when you measure buildings?

Introduction of IPMS for offices and residentisl
IPMS conversion formulas

5

Level 1 Tell me about how you use floor plans to facilitate measuring buildings? How do you calibrate a laser measurer?

To check the measurements.
Navigate the building

Calibration
Known distance
Results logged
Calibrated annually by manufacturers

6

Level 1 Why do you take check measurements?

To ensure the accuracy of measurements

7

Level 1 Tell me about a strength and weakness of a measuring technique you have used. When would you use a tape measure?

Strength
Accuracy
Speed

Weakness
Tedious
Range limited.

To calibrate laser
Measure odd shapes

8

Level 1 When would you use a trundle wheel?

Measuring land

9

Level 1 What is a potential source of error when measuring? What is IPMS?

Bright sunlight
Human error
Hard to measure shapes

International Property Measurement Standards

10

Level 1 Why has IPMS been introduced?

Global Consistency - govt and industries
Transparency

11

Level 1 Which IPMS standards are adopted by RICS?

IPMS 1, 2 and 3

12

Level 1 What is dual reporting and when would you use it?

Reporting in IPMS and an older method.

Transition period to ensure consistency between analysis and valuation. If the comparable evidence is on a different standerd.

13

Level 1 What is IPMS1/2/3 (a, b and c) and when are these used? How do they differ to their former Code equivalents?

IPMS 1 - Area of building and external walls
IPMS 2 - Interior - directly available for use
IPMS 3- Measuring occupation in exclusive use

Residential
3a - external measurement in exclusive occupation
3b - internal including internal walls
3c - internal excluding internal walls

Differences
Internal dominant face
No exclusions for restricted height of less than 1.5m
All columns are included
Mid point of partition walls between tenancies
Balconies for exclusive use included and stated seperately

14

Level 1 What are limited use areas and how do you report these? What is the internal dominant face?

Areas incapable of legal or effective occupation.
Identified , measured and stated separately - IPMS reported areas

Internal dominant face - finished surface of wall comprising more than 50% of floor to ceiling height.

15

Level 1 What other IPMS standards have been introduced?

IPMS: Industrial buildings 2018, Retail buildings 2019

16

Level 1 Have they been incorporated into Property Measurement? When is this likely to happen?

not incorporated, No date has been given.

17

Level 1 Talk me through the IPMS consultation for All Building Asset Classes.

Coalition of more then 85 organization. Establish a consistent and transparent method for all property.

18

Level 2 How do you ensure that you present your measurements clearly and coherently?

Mark floor plans
Excel- Schedule for rooms and totals

19

Level 2 At Bromley, what IPMS basis did you adopt and why? What did you include and exclude?

IPMS 3C for exclusive occupation for agency purposes.
Included - Till IDF
Excluded - Stairs, lifts, morot rooms, WCs, cleaner cupboards, plant rooms

20

Level 2 What was the IDF?

Glass

21

Level 2 How did you measure accurately?

Hold my laser straight
Do multiple checks
Compared against CAD drawings

22

Level 2 At Kingsbury, explain how you measured in accordance with GN60. What did you include and exclude?

It is largely NIA basis with minor changes.

23

Level 2 How did this differ to NIA?

It is mostly the same basis but reviews cleaning stores, circulation space, staff toilets. Inclusion of patient toilets. Exclusion of walls perpendicular to excluded wall.

24

Level 2 How did you use your measurements in negotiations?

Agreed the measurements with the agent.
Basis of rental increase