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APC > Measurement (Good Questions) > Flashcards

Measurement (Good Questions) Flashcards

1
Q

What is your understanding of RICS Property Measurement (2018)?

A
  1. Global RICS-led iniative
  2. Introduced IPMS
  3. Led by the IPMS Council
  4. Aimed to establish consistencies in property measurements worldwide and bring greater transparency
  5. Replaces references to the measurement of offices and residential properties in the RICS Code of Measuring Practice 2015
  6. Intended to become mandatory but not mandatory in the UK yet
  7. Members must advise clients about benefits of IPMS
  8. Members are encouraged to report on a dual basis until IPMS is embedded into market practice
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1
Q

What RICS Guidance are you aware of for Measurement?

A
  1. Professional Statement: RICS Property Measurement (2018)
  2. IPMS All Buildings (2023)
  3. RICS Code of Measuring Practice
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2
Q

What are the general principles of measurement and calculation in the RICS Professional Statement RICS Property Measurement?

A

Mandatory for RICS members when measuring office and residential buildings (unless client provides written instruction to use an alternative) to comply with the following requirements?

  1. Provide date when measurement undertaken
  2. State measuring methodology adopted
  3. Provide reference and scale of any plans used
  4. State the conversion factor from metric / imperial and any rounding.
  5. Measurements and calculations must be clearly documented
  6. Retain a record of the RICS member responsible to certify the above requirements
  7. Advise client / employer on the benefits of using IPMS
  8. Document reason for departure from IPMS
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3
Q

What is a ‘‘common facility’’?

A
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4
Q

What is a component area?

A

The extent at ground level of the area of a building covered by one or more roofs the perimeter of which sometimes referred to as the drip line is the outermost structural extension exclusive of ornamental overhangs.

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5
Q

What is a finished surface

A

The wall surface directly above the horizontal wallfloor junction ignoring skirting boards cable trunking heating and cooling units and pipework.

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6
Q

What is an IDF wall section?

A

Internal finish of a section of an external wall ignoring any section columns that is either recessed from or protrudes from its adjacent section.

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6
Q

What is an IDF?

A

The internal finish comprising more than 50 per cent of the floor-to-ceiling height for each external wall section; if this does not occur the finished surface is deemed to be the IDF

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7
Q

What is a limited use area?

A

Included with measurement but stated separately.

No set definition but may include: Limited head height / Limited natural light / space underground

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8
Q

What is the Useable floor area?

A

Space only for the exclusive use of the occupier

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9
Q

What are the different types of IPMS measurements defined in Property Measurement 2018?

A

Office
- IPMS1 (roughly GEA)
- IPMS2 (roughly GIA)
- IPMS3 (roughly NIA)

Residential
- IPMS1
- IPMS2
- IPMS3A
- IPMS3B
- IPMS3C

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10
Q

For what purposes would you use each IPMS?

A

IPMS 1 = Planning / Building cost purposes
IPMS 2 & 3 = for agency & valuation purposes

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11
Q

What is IPMS 1 used for? What is excluded, what is included but stated separately?

A

Used for measuring the area of a building including external walls on a floor-by-floor basis

Exclusions include:
1. Upper void levels of an atrium
2. Open external stairwells
3. Patios, refuse areas, external parking at ground level

Measurements included but stated separately are:
1. Covered galleries
2. Balconies
3. Generally accessible roof terraces

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12
Q

What are the main differences between IPMS1 and GEA?

A

Main difference is the inclusion of external floor areas such as balconies, colonnades & roof terraces.

Each of these areas can be stated separately and subtracted from IPMS to get GEA

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13
Q

What is IPMS 2 (Offices) used for. What is stated separately / excluded?

A

Used for measuring the interior of an office.

Includes all areas available for direct use, measured to the IDF of the wall on a floor by floor basis in component areas.

Measurements included but stated separately are:
1. Covered galleries and balconies
2. Generally accessible roof terraces

Exclusions include:
1. Open light wells & upper-level voids of an atrium
2. Patio and decks at ground floor level
3. External parking and equipment yards, cooling equipment and refuse areas

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14
Q

What is IPMS 3 (Offices) used for? What is included / stated separately / exclusions

A

IMPS 3 is used for measuring the occupation of floor area in exclusive use using the same assumptions as IMPS 2

  1. Measures internal dominant face on a floor-by-floor basis
  2. IPMS 3 is the floor area available on an exclusive basis to an occupier

Exclusions:
1. Standard facilities providing shared or common facilities
2. Stairs / Lifts / Motor Rooms / Plants
3. WC’s / Cleaners cupboards etc

Included but stated separately:
1. Covered galleries and balconies
2. Generally accessible roof terraces

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15
Q

What is the difference between IPMS 2 and GIA?

A

The main distinction is that IPMS 2 is measured to the internal extents of the internal dominant face (IDF) rather than to the internal face of the perimeter walls

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16
Q

What is the difference between IPMS3 and NIA?

A
  1. Perimeter measurements are taken to the Internal Dominant Face
  2. No exclusions for restricted height of less than 1.5m
  3. All columns included
  4. Area occupied by the reveals of a window when measured and assessed as the IDF are included
  5. On floors with multiple occupiers, the area is taken to the midpoint of the partition wall
  6. Covered galleries / balconies for exclusive use of one tenant are included and stated separately.
17
Q

What are the IPMS standards for residential buildings?

A
  1. IPMS 1 External
  2. IPMS 2 (Residential Internal)
  3. IPMS 3 Residential (Occupier)

IPMS 3 is broken down into 3 sub areas

IPMS 3A - Measurement to the outer face of the external wall and centre-line of shared walls.

IPMS 3B - Measurement of the area in exclusive occupation, including internal walls and columns measured to IDF and finished surface

IPMS 3C- Measurement of the area of exclusive occupation, excluding the walls and columns, measured to IDF and finished surface.

18
Q

What is your understanding of IPMS all buildings

A
  1. Document supersedes all standards previously published
  2. Aims to establish consistent methodology across all building types and promote international collaboration
    3.Harmonises building classes into single set of standards
  3. RICS is yet to adopt
  4. Document provides high-level, overarching standards to provide guidance on best practice

Document sets out definitions and supporting diagrams of:
IPMS1 (External)
IPMS2 (Internal)
IPMS3.1 (External Exclusive use)
IPMS 3.2 (Internal Exclusive Use)
IPMS 4.1 (Selected areas incl. internal walls)
IPMS 4.2 (Selected areas incl. external walls)

19
Q

What is your understanding of the RICS Code of Measuring Practice?

A
  1. Still the best practice document for all measurement exercises except for offices and residential properties
  2. Bases of measurement are GEA / GIA / NIA
20
Q

What deduction would you do from GEA to GIA?

A

c. 2-3%

21
Q

What deduction would you do from GIA to NIA?

A

c. 15%

22
Q

What would you use GEA for?

A
  1. Town planning / Council Tax Valuations
23
Q

What would you use GIA for?

A
  1. Estate agency
  2. Rating
  3. Building cost estimation for commercial assets
  4. Valuation of industrial / warehousing
  5. Valuation & rating of retail warehouses and food stores
24
Q

What would you use NIA for?

A

Valuation / Estate Agency / Rating of shops

25
Q

What would you include and exclude for GIA measurements of Industrial / Retail Warehouses

A

Include:
1. Columns
2. Lift wells
3. Mezzanines w/ permanent access
4. Loading Bays

Exclude:
1. Canopies
2. Fire escapes
3. Covered ways

26
Q

How would you measure an ancillary office within an industrial unit?

A

Ancillary offices are measured on a GIA basis

27
Q

How would you measure a shop?

A
  1. NIA basis
  2. Try and estimate actual built width of the shop by:
    a. Removing a ceiling tile
    b. Trying to get behind any partionining
    c. Inspect the basement or first floor to see actual built width
    d. Take check measurements and scale from floor plans
    e. take enough on-site measurements for an ITZA measurement
28
Q

What would you include in an NIA measurement for offices?

A

Include:
1. Atria with clear height above and entrance halls if not used in common areas
2. Notional lift lobbies and fire corridors
3. Kitchens
4. Built in cupboards etc occupying useable area
5. Areas occupied by
- Ventilation and heating grilles
- skirting and perimeter trunking
- non-structural walls subdividing accommodation in sole occupancy.
6. Ramps, sloping areas, and steps within the usable area and stated separately.

EXCLUDE:
1. WC’S & Cleaners rooms
2. Plants & lift rooms & stairs
3. Meter/service cupboards
4. Areas less than 1.5m in height
5. Permanent circulation areas
6. Space occupied by permanent, continuous A/C / Heating if unusable or protudes 0.25m into usable area.
7. Areas rendered substantially unusable (dimension between opposite faces of less than 0.25m)

29
Q

What is an internal eaves height?

A
  1. Clear height between the floor and lowest point on the underside of the roof
30
Q

What is site depth?

A

Measurement from the front to rear boundaries

31
Q

What is shop depth?

A
  1. Measurement from the notional display window to the rear of the retail area, including the thickness of the display window.
32
Q

What is built depth?

A

The maximum external measurement from the front to rear walls.

33
Q

What is gross frontage?

A

The overall external measurement in a straight line across the front of the building from the outside of the external walls or the centre line of the party walls

34
Q

What is net frontage?

A
  1. Overall frontage of the shop line measured between the internal face of the external walls.
35
Q

How would you measure land?

A
  1. Check boundaries accurately on site with an OS plan and/or land registry title document prior to using GIS software
  2. Use GIS software
  3. Use trundle wheel
36
Q

What is a plot ratio / site cover?

A

Ratio between the size of the site and the building footprint (GEA)

37
Q

What are some common measurement tools?

A
  1. Tape
  2. Rod
  3. Laser Devise
  4. Software
  5. Trundle wheel
38
Q

What are some commonly used scales?

A

1:50 Room Plan
1:100 Building Plan
1:1250 Street / Location Plan
1:2500 Location Plan
1:50000 Road/walking map

39
Q

How accurate should measurements be?

A
  1. IPMS refers to the measurer having to state the degree of tolerance reported as a percentage
  2. Measurements should be supported by computer-generated drawings and verified on site.
40
Q

How would you check a measuring tool for accuracy?

A
  1. Use a known distance
  2. Record result in log
41
Q

How accurate are lasers? How often should they be calibrated?

A
  1. Accurate to within 1.5mm up to 200m
  2. Bright sunlight can distort measurements
  3. Lasers should be calibrated annually by manufacturers

APC (18 decks)

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