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Measurement L2 Flashcards

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1
Q

What are the key RICS documents regarding measurement?

A

RICS Code of Measuring Practice, 6th Edition 2015

RICS Property Measurement, 2nd Edition 2018

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2
Q

When was the RICS Professional Statement, RICS Property Measurement 2nd Edition (2018) effective from?

A

1st May 2018

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3
Q

What is GEA?

A

The area of a building measured externally at each floor level

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4
Q

What is GIA?

A

The area of a building measured to the internal face of the perimeter walls at each floor level

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5
Q

What is NIA?

A

The useable area of a building, measured to the internal face of the perimeter walls at each floor level

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6
Q

What is IPMS?

A

International property measurement standards

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7
Q

What are the benefits of IPMS?

A

Worldwide consistency

Increased transparency of measurement data

Facilitates international trade in property

Easier portfolio benchmarking

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8
Q

What is a component area in IPMS?

A

One of the main elements into which the floor area of a building can be divided

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9
Q

What are the component areas in IPMS?

A

Component areas A, B1, B2, B3, C, D, E, F, G and H

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10
Q

If a component area is a multifunctional use, what should it be stated as?

A

State according to principle use

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11
Q

What properties does IPMS currently apply to?

A

Offices and residential

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12
Q

What is dual reporting?

A

Report in terms of IPMS and another basis

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13
Q

When should dual reporting be adopted?

A

When there is not enough comparable evidence recorded using the same basis, so the client requests a standard other than IPMS

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14
Q

What is the benefit of dual reporting?

A

Facilitates comparative analysis both locally and globally

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15
Q

What is IPMS 1?

A

The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, and reported on a floor by floor basis

Universal standard that applies to all building classes

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16
Q

In IPMS 1, what measurements are included but stated separately?

A

Internal balconies

External balconies

Accessible rooftop terraces

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17
Q

What areas are excluded in IPMS 1?

A

Open light wells

Open external stairways

Patios

External car parking

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18
Q

Why has RICS made changes from Code of Measuring Practice to Property Measurement?

A

To provide a globally consistent measurement practice

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19
Q

What is the difference between IPMS 1 and GEA?

A

Internal balconies are included in GEA, and included but stated separately in IPMS 1

External balconies are excluded in GEA, and included but stated separately in IPMS 1

Accessible rooftops are excluded in GEA, and included but stated separately in IPMS 1

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20
Q

What is IPMS 2?

A

The sum of the area of each floor level of a building measured to the internal dominant face, and reported on a component by component basis for each floor of a building

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21
Q

In IPMS 2, what measurements are included but stated separately?

A

Internal balconies

External balconies

Accessible rooftop terraces

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22
Q

What areas are excluded in IPMS 2?

A

Open light wells

Open external stairways

Patios

External car parking

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23
Q

What is the difference between IPMS 2 and GIA?

A

Internal balconies are included/excluded in GIA, and included but stated separately in IPMS 2

External balconies are excluded from GIA, and included but stated separately in IPMS 2

Accessible rooftops are excluded in GIA, and included but stated separately in IPMS 2

Areas occupied by the reveals of windows when measured as the internal dominant face, are excluded in GIA and included in IPMS 2

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24
Q

What is IPMS 3?

A

The floor area available on an exclusive basis to an occupier, excluding standard facilities, calculated on an occupier-by-occupier basis for a building

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25
What are standard facilities?
The areas of a building that provide shared facilities and typically do not change over time EG stairs, lifts, toilets, cleaners cupboards, plant rooms
26
What is included in IPMS 3?
Internal walls and columns Floor area taken to internal dominant face Where there is adjacent common wall, it is measured to centre line
27
In IPMS 3, what measurements are included but stated separately?
Internal balconies External balconies Accessible rooftop terrace Areas under 1.5m
28
What areas are excluded in IPMS 3?
Standard facilities
29
What is the difference between IPMS 3 and NIA?
Internal walls and columns are excluded in NIA, and included for IPMS 3 Common walls with adjacent occupier are measured to internal face in NIA, and centre line with IPMS 3 Areas under 1.5m are excluded in NIA, and included but stated separately with IPMS 3 Enclosed walkways or passages excluded from NIA, but included in IPMS 3
30
To what IPMS does GEA most closely relate to?
IPMS 1
31
To what IPMS does GIA most closely relate to?
IPMS 2
32
To what IPMS does NIA most closely relate to?
IPMS 3
33
What is an application of IPMS 1?
Town planning
34
What is an application of IPMS 2?
Building cost estimation
35
What is an application of IPMS 3?
Property management
36
What are limited use areas?
Certain areas in building that that cannot be legally or effectively occupied due to legislation EG height restriction, limited light etc Not specified by RICS as they vary from market to market
37
What is the internal dominant face?
The internal finished surface of a wall that comprises more than 50% of the floor to ceiling height for the lowest 2.75m.
38
What does GEA include?
Perimeter wall thickness and external projections Areas occupied by internal walls and partitions Columns Balconies Plant rooms Loading bays Areas with headroom under 1.5m
39
What does GEA exclude?
External balconies External car parking External fire escape stairs
40
What is GEA used for?
Town planning, rating and council tax, and building cost estimation
41
What does GIA include?
Columns Internal balconies Plant rooms Loading bays Areas with headroom under 1.5m
42
What does GIA exclude?
Perimeter wall thickness and external projections External balconies External car parking External fire escape stairs
43
What is GIA used for?
Rating, building cost estimation, estate agency and valuation, property management
44
What does NIA include?
Atria and entrance halls Kitchens Areas with ventilation/heating grilles Areas occupied by skirting and perimeter trunking
45
What does NIA exclude?
Perimeter wall thickness and external projections External balconies External car parking External fire escape stairs Areas with headroom under 1.5m Areas occupied by permanent A/C, or heating/cooling apparatus Lift rooms, plant rooms Toilets, cleaners cupboards etc
46
What is NIA used for?
Rating, property management, estate agency and valuation for shops, supermarkets and business uses
47
What are the main reasons for Property Measurement?
Valuation Purchase and Sale Leasing and Letting Reinstatement Cost Assessments Business Rates Property Management
48
What is retail area?
Net internal area of a shop
49
What is storage area?
The area of a shop that does not form part of the retail area, as it is exclusively used for storage
50
What are ancillary areas?
Areas capable of beneficial use, but not included in retail or storage area NIA EG plant room, cleaner room
51
What is gross frontage?
External measurement in a straight line across the front of the building
52
What is net frontage?
External measurement in a straight line between internal faces of external walls
53
What is shop width?
Internal width between inside faces of external walls
54
What is shop depth?
Measurement from notional display window to rear of retail area
55
Why is accurate measurement so important?
Third parties may rely on area to make financial decisions Helps create transparent, stable, property market Market value is determined by floor area
56
What equipment can be used for property measurement?
Laser measurer, trundle wheel, measuring tape, measuring rod, scale rulers, digital mapping
57
What information must be kept on file and included in the measurement report?
Purpose, date, measurement standard, reason for departure from IPMS if applicable, methodology, scale of any plans used, floor area, unit of measurement, name of RICS member responsible * Building use * Standards used (IMPS 1,2, 3.1, 3.2, 4.1, 4.2) * Method of measurement * Tools used * Unit of measurement * Date of measurement * Any on site verification of measurement
58
What is zoning?
Used to calculate value of retail units Front of shop is most valuable Zones of 6.1m where each zone back becomes 50% less valuable ITZA which is then rentalised
59
What must RICS members and firms consider when evaluating the level of accuracy that is achievable and acceptable?
Purpose, client requirements and expectations, building conditions, time/cost elements, ramifications if level of accuracy is deemed insufficient
60
What unit of measurement does the RICS prescribe?
None, members should adopt metric or imperial units (usually metric in UK)
61
What is the approximate conversion of sq ft to sq m
Would divide 1 sq ft by 10.764
62
What is the approximate conversion of acre to hectare?
1 acre = 0.40 hectare
63
What basis of measurement do you use to measure shops?
NIA
64
What basis of measurement do you use when estimating cost of development?
GEA
65
What is the RICS international property measurement 2nd edition referring to?
Office and residential
66
Is IPMS mandatory for office and residential?
Yes
67
Are you permitted to not use IPMS?
Yes, but need to clarify this with the client EG if all comparable evidence is in GEA, GIA or NIA then wouldn't use IPMS as wouldn't be able to compare
68
What is main difference between IPMS 3 and NIA?
Perimeter measurements are taken to internal dominant face, columns are included, and areas occupied by reveal of window are included Areas under 1.5m are included but stated separately
69
What would you exclude from NIA?
Columns, toilets, cleaners cupboards, plant rooms, lift rooms, stair wells
70
What data capture techniques do you use?
Laser distometer - limitations: laser cannot hit window or mirrored wall, so if another person is there you could ask them to hold a piece of paper against the wall, needs calibrating every 12 months by sending back to manufacturer to ensure it is accurate Software like ProMap - used measuring land, fields etc - limitations: does not take into consideration elevation. If no ProMap would use Trundle Wheel Kebab Stick or Knitting Needle - used to measure behind shop fit
71
What scale is a Land Registry Plan?
1:1250 in urban areas and 1:2500 in rural areas
72
What does GIA comprise?
Everything to the internal wall
73
Where do you measure to when measuring a pitched roof?
From ground to lowest point of the roof
74
What are the main reasons for property measurement?
* Valuation * Purchase and Sale * Leasing and Letting * Reinstatement Cost Assessments * Business Rates * Property Management
75
How does a disto laser work?
* Measures time taken for laser to travel to wall
76
What is best practice when measuring to IPMS?
Include measurement date, basis of measurement, reason for measurement, equipment used, confirmation that this was cross checked with computer aided drawings.
77
How do you measure ceiling and floor voids?
Lift up the voids or ceiling tiles with measuring equipment.
78
What are the accuracy allowances when measuring?
Depends on the property being measured, larger more complex the greater the allowances.
79
How to measure land?
Trundle wheel or software such as promap
80
Disadvantages of promap?
Don't take into account elevations of land

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