Measurement (Level 2) - SOE Specific

Question 1

What key RICS documents are you aware of in relation to measurement?

Answer 1

RICS Code of Measuring Practice, 6th Edition 2015 

RICS Property Measurement, 2nd Edition 2018 

(You also have International Property Measurement Standards: All Buildings 2023) - Not yet mandatory

Question 2

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

Answer 2

1st May 2018 

Question 3

What are the benefits of IPMS? 

Answer 3

Worldwide consistency 

Increased transparency of measurement data  

Facilitates international trade in property  

Easier portfolio benchmarking 

Question 4

What is NIA? 

Answer 4

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

Question 5

What is GIA?

Answer 5

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

Question 6

What is GEA? 

Answer 6

The area of a building measured externally at each floor level .

Question 7

What is a component area in IPMS? 

Answer 7

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

Question 8

What are the component areas in IPMS? 

Answer 8

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

Question 9

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

Answer 9

State according to principle use.

Question 10

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

Answer 10

To provide a globally consistent measurement practice  

Question 11

What is IPMS 1?

Answer 11

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

Includes all areas, walls, pillars and enclosed walkways for retail and industrial   

Question 11

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

Answer 11

Internal balconies 

External balconies 

Accessible rooftop terraces  

Question 12

What areas are excluded in IPMS 1?  

Answer 12

Open light wells  

Open external stairways  

Patios  

External car parking  

Question 13

What is the difference between IPMS 1 and GEA? 

Answer 13

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 

Question 14

What is IPMS 2?  

Answer 14

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  

Question 15

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

Answer 15

Internal balconies 

External balconies 

Accessible rooftop terraces  

Question 16

What areas are excluded in IPMS 2? 

Answer 16

Open light wells  

Open external stairways  

Patios  

External car parking  

Question 17

What is the difference between IPMS 2 and GIA? 

Answer 17

The main difference 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.

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 

Question 18

What is IPMS 3?

Answer 18

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

Question 19

What are standard facilities?

Answer 19

The areas of a building that provide shared facilities and typically do not change over time e.g. stairs, lifts, toilets, cleaners cupboards, plant rooms .

Question 20

What is an application of IPMS 1?

Answer 20

Planning applications

Question 20

In IPMS 3, what measurements are included but stated separately? 

Answer 20

Internal balconies 

External balconies 

Accessible rooftop terrace 

Areas under 1.5m 

Question 21

What is included in IPMS 3? 

Answer 21

Internal walls and columns  

Floor area taken to internal dominant face 

Where there is adjacent common wall, it is measured to centre line  

Question 22

What areas are excluded in IPMS 3?

Answer 22

Standard facilities  

Question 22

What is the difference between IPMS 3 and NIA?

Answer 22

Internal walls and columns are excluded in NIA, and included for IPMS 3   Common walls with adjacent occupier are measured to dominant face in NIA, and centre line with IPMS 3  Enclosed walkways or passages excluded from NIA, but included in IPMS 3 

Question 23

What is an application of IPMS 2?

Answer 23

Building cost estimation and reinstatement costs

Question 24

What is an application of IPMS 3? 

Answer 24

Property management  - service charged in mixed use buildings for the apportionment of occupiers liability Agency and Valuation

Question 25

What is the internal dominant face? 

Answer 25

Introduced in IPMS - ‘The internal dominant face is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section. If such does not occur, then the finished surface is deemed to be the IDF'

Question 26

What does GEA exclude? 

Answer 26

External balconies   External car parking   External fire escape stairs  

Question 27

What does GEA include? 

Answer 27

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 

Question 28

What is GEA used for?

Answer 28

Town Planning  Rating & Council Tax - Residential Building Cost Estimation - Residential

Question 29

What does GIA include? 

Answer 29

Columns   Internal balconies   Plant rooms   Loading bays   Areas with headroom under 1.5m  

Question 30

What does GIA exclude? 

Answer 30

Perimeter wall thickness and external projections   External balconies   External car parking   External fire escape stairs 

Question 31

What is GIA used for? 

Answer 31

Used for:  Building Cost Estimation  Estate Agency & Valuation (Food superstores, Industrial/warehouses ) Rating (Food superstores, Industrial/warehousing) Property Management (calculation of service charges for apportionment of occupiers' liabilities)  GIA/NIA

Question 32

What does NIA include?

Answer 32

Atrium with clear ceiling height Entrance halls  Notional Lift lobbies  Kitchens  Built in units - cupboards  Areas occupied by ventilation / heating grills  Areas occupied by skirting  Areas occupied by non-structural walls subdividing accommodation in sole occupancy Ramps/steps etc. in usable area

Question 33

What does NIA exclude?

Answer 33

Toilets  Lift rooms, plant rooms etc   Corridors, entrance halls etc.  used in commons Stairwells, lift wells Internal structural walls Areas with a head room less than 1.5m 

Question 34

What is NIA used for? 

Answer 34

Estate agency and valuation: Shops, supermarkets, business use Ratings (shops, supermarkets etc.) Property Management - service charge apportionments

Question 35

What are the main reasons for Property Measurement?  

Answer 35

Valuation  Purchase and Sale  Leasing and Letting  Reinstatement Cost Assessments  Business Rates   Property Management  

Question 36

Why is accurate measurement so important?

Answer 36

Third parties may rely on area to make financial decisions   Helps create transparent, stable, property market   Market value is determined by floor area 

Question 37

What equipment can be used for property measurement? 

Answer 37

Laser measurer   Tape / ruler  Trundle wheel  Promap  Knitting needle / Kebab Stick

Question 38

What information must be kept on file and included in the measurement report? 

Answer 38

Date of measurement   Method of measurement (e.g. IPMS or Code of Measuring Practice)  - any reason for departure Basis of measurement (EG NIA, GIA or GEA)  Confirmation as to whether plans are being used (and reference to appropriate scale if they are)  Measurements done in metric (but can refer to imperial too) 

Question 39

What is zoning?

Answer 39

Used to compare retail units with different frontage to depth ratios Front of shop is most valuable   Zones of 6.1m where each zone back becomes 50% less valuable   ITZA which is then rentalised  

Question 40

What must RICS members and firms consider when evaluating the level of accuracy that is achievable and acceptable? 

Answer 40

Purpose, client requirements and expectations, building conditions, time/cost elements, ramifications if level of accuracy is deemed insufficient  

Question 41

What unit of measurement does the RICS prescribe?  

Answer 41

None, members should adopt metric or imperial units (usually metric in UK) 

Question 42

What is the approximate conversion of sq ft to sq m?

Answer 42

Would divide the area value by 10.764 (1sq. ft = 0.09 sq. m)

Question 43

Positives and negatives of a data capture technique you use? 

Answer 43

Laser densitometer: They read longer distances much quicker and there is less chance of misreading a measurement limitations: laser cannot measure if they do not have a surface to reflect off, e.g. if hit window or mirrored wall, so if another person is there you could ask them to hold a piece of paper against the wall, might run out of charge, needs calibrating every annually by sending back to manufacturer to ensure it is accurate.   Tape measurer – usually limited in length, sagging or slight angle can interfere with accuracy.   Trundle wheel – rough/soft terrain/obstacles may reduce accuracy.  

Question 44

What scale is a Land Registry Plan? 

Answer 44

1:1250 & 1:500 in urban/developed areas and 1:2500 in rural areas.

Question 45

What is dual reporting?

Answer 45

A departure must be justified. You can dual report to both IPMS and the Code of Measuring Practice Bases. For example dual reported IPMS 3 and NIA.

Question 46

When should dual reporting be adopted?

Answer 46

Typically adopted where there is not enough comparable evidence recorded using the same basis, so other bases of measurement are also adopted.

Question 47

What is the benefit of dual reporting? 

Answer 47

Facilitates comparative analysis both locally and globally .

Question 48

What is an acceptable tolerance range?

Answer 48

RICS Property Measurement (2nd Edition) recommends: +/- 5% tolerance for Gross Internal Area (GIA) and Net Internal Area (NIA) in typical property inspections and measurement for agency/valuation purposes. For formal valuation reports or precise design work, a tighter tolerance, like +/- 1% to 2%, may be expected.