Measurement Level 1 Flashcards
(42 cards)
What is the RICS Professional Standard: Property Measurement (2018)?
This is the most up to date measurement guidance for members and regulated firms.
This provides an understanding of the application of the PS’s & technical definitions. It also incorporates aspects of the IPMS.
What is IPMS?
A global RIC-led initiative introduced mandatory aimed to bring greater consistency and transparency over measurements across different countries.
Members are encouraged to report on a dual basis until IPMS is embedded into market pratice.
What is IMPS 3 Offices and where is it used?
Agency & Valuation Purposes (NIA)
Used for measuring the occupation of floor areas - measuring to the ‘Internal Dominant Face’ on floor-by -floor basis.
Included: Covered galleries, balconies & roof terraces
What are some of the main difference between NIA & IPMS?
NIA - Measure to wall - finished surface
IMPS - measure to ‘internal dominant wall’
NIA - exclude space under under 1.5m
IPMS - No exclusions for restricted high spaces under 1.5m
What is Internal Eaves Height?
The clear height between the floor and the lower point on the underside of the roof (Eaves).
What is Site depth?
Measurement from front to rear property
What is Shop depth?
Measurement from the notional display window to the rear of the retail unit, including the thickness of the display window.
What is included in the - RICS PS - Principles for Measurement and Calculation?
All RICS Firms and members involved with work that includes measurements of buildings must comply by providing:
- PURPOSE of measurement/inspection
- DATE of measurement
- Measurement standard adopted
- If IPMS is NOT used & reason why
- Scale of any plans used
- Name of RICS member or firm responsible for the instruction
- RICS members are expected to advise their clients on the benefits of using IMPS. However, it is understood that IPMS is not suitable in all circumstances.
What is the RICS Code of Measuring Practice (2015)?
This gives the code of measurement for all property types, providing bases of measurement for GEA, GIA and NIA.
This is still the best practice document for all measurement exercises except for offices and residential properties.
What is GEA?
The entirety of the building measured externally on a floor-by-floor basis.
What is Included & Excluded in GEA?
Included: Columns, lift wells, mezzanines with permanent access, loading bays.
Excluded: canopies, fire escapes
Ancillary offices within the unit are measured on a GIA
What is GIA?
The entirety of the space measured from the inside face of the main external walls.
What is included and excluded in GIA?
Include: Columns, permanent mezzanines, loading bays and lift wells
Excluded: perimeter wall thickness, Fire escapes, Canopies
What is NIA?
NIA is the usable space within a building feature to inside face of the external wall.
What do you include and exclude in NIA?
Include: Kitchens, lobbies, built in cupboards, any usable spaces, areas occupied by skirting and perimeter trunking.
Exclude: WC, cleaner and plant rooms, stairwells, areas under 1.5m, areas rendered unusable
When measuring a shop what do you if there is full height partionioning?
Try to estimate the actual build width of the shop by: spotting any gaps/holes behind partitioning, inspect the basement or first floor to see actual built width, scales from floor plan.
What is the acceptable margin of error for distometers?
Accurate within 1.5mm up to 200m
How do you check you laser if accurate?
Measure against a known distance.
How do calibrate your laser?
send it back to the manufacturer once a year (Leica) for re-calibration
If you recognised an error in your measurement, what would you do?
Go back and measure it.
How do you measure land?
Check boundaries accurately on site with an OS plan and/or Land registry title document.
Calculate using Promap.
Trundle Wheel can also be used.
What is Zoning?
this is a VALUATION TECHNIQUE not a method.
Zoning is used for the comparison of retail properties - retail units are configured differently so you can’t compare on a psf.
In Terms of Zone A - ITZA
6.1m zones - halving back principle - A/1, A/2, A/4, A/8
Basement/first floors are usually A/10
- Return frontage - usually 10% uplift applied to ITZA - does depend on comps though and footfall
- Masking is used if spaces is masked behind partition, 50% discount on zoned rates
- Mirror zoning can be used when a shop as two main frontages.
What is masking?
Masking in retail refers to the reduction or obstruction of a shopfront’s visibility, typically due to surrounding buildings, street furniture, signage, or poorly designed store layouts. It can negatively impact footfall and sales by making the unit less noticeable to passing customers.
How do you treat mezzanines?
Include if there is permanent access.
