Measurement Level 1 Flashcards
(28 cards)
What do you know about RICS property measurement 2nd ed professional statement 2018
Incorporates IPMS Office and Resi.
Must advise clients on the benefits of IPMS
Departure from IPMS needs to be recorded
What is RICS IPMS conversion pro forma?
RICS have made a way to convert NIA into IPMS for example.
Document with formulas.
What is the aim of iPMS?
To promote global consistency in measuring properties
More transparent market place
Property is global market. Create investor confidence.
Better benchmarking
Each country have their own measurement standards. In spain there are 5.
Each standard provides a different result
JLL / RICS research found variance of 24% depending on which standard applied
What is IPMS office 1, 2 and 3
IPMS Office 1 = Former GEA
IPMS OFFICE 2 = FORMER GIA
IPMS OFFICE 3 = FORMER NIA
What is iPMS 1
Sum of areas of each floor measured to the outer perimeter of external walls. Reported floor by floor.
IPMS 1 inclusions but stated separately
covered galleries
External balconies
roof top terraces
IPMS 1 exclusions
external car parking
open light wells
IPMS 2 office?
Sum of areas of each floor measured to internal dominant face.
Similar to GIA but not exactly
Balconies and rooftop terraces included but stated separately. These are not normally included in GIA
IPMS 3 office
Similar to NIA
Sum of areas available on an exclusive basis to an occupier
Includes columns
Measured to IDF
Areas less than 1.5m height included but stated separately
Galleries, terraces and balconies included but stated separately
IPMS 1 Residential is universal. Same as office
What are IPMS principles?
Capable of measuring - dubai example
Verifiable - someone must be able to replicate
Documented - someone can understand how area was arrived
Reconcile - should be able to reconcile between different standards
Have CAD drawings or paper plans that someone can take to sight
Common sense
What is internal dominant face?
Internal finish comprising 50% or more floor to ceiling height.
Look at size of windows cill to height. If 50% > measurement taken to glazing line.
Walls are sectioned.
IPMS 2residential
Internal extent of the building. Excluding things like voids.
Measured to IDF.
IPMS 3A residential
Area in exclusive occupation
Measured to external extent eg outer face of ext wall.
Centre line of shared walls with common occupants
IPMS 3B residential
Internal area of exclusive occupation Similar to GIA Measured to IDF Excludes common facilities Includes columns / structural walls
IPMS 3C residential
Area in exclusive occupation but room by room basis
Does not include columns and walls
Shared facilities excluded
Tell me what NIA is, what is includes and excludes
Usable area in a building measured to internal face of perimeter walls
Floor by floor
Excludes WC, lift lobbies, stairwells, common facilities, areas less than 1.5m headroom, corridors, structural walls, columns or piers
What is GEA
Gross external area. Area of a building measured externally.
Does not include parking areas, open side balconies, canopies.
What is GIA
Area of building measured to the internal finish of perimeter walls.
Includes: Internal walls, columns, WCs, corridors
Excludes: canopies, perimeter wall thickness
Difference between IPMS 3 office and NIA
Internal dominant face
Columns included in IPMS 3
Area under limited use: stated separately but NIA excludes it
What are the limitations of using a laser?
Do not work in bright sunlight
Cannot use outdoors or measure land
If property has a lot of glass, can be inaccurate
Limitations of tape measurer
If cloth tape then needs to be stretched properly
If steel, may not be long enough for long distances
How to calibrate laser?
Leica Guidance - Take 10 measurements from a fixed point
Send it off for calibration - we send it annually
They become inaccurate when they are dropped
How far does a disto measure?
Leica D510 - 200m
