Measurement submission Flashcards
What is Net Internal Area (NIA)?
The useable area within a building measured to the internal face of the perimeter walls at each floor level.
What is Gross Internal Area (GIA)?
The area of a building measured to the internal face of the perimeter walls at each floor level.
What is Gross External Area (GEA)?
The area of a building measured externally at each floor level.
What is the Internal Dominant Face (IDF)?
It is the internal finished surface comprising 50% or more of the floor to ceiling wall section (wall).
What are International Property Measurement Standards (IPMS)?
A global RICS-led initiative introduced mandatory Internal Property Measurements Standards and practices aiming to avoid current inconsistent definitions of measurement in different countries and bring greater global transparency.
When instructed to measure what do you advise surrounding IPMS?
I would encourage to report on a dual basis until IPMS is embedded into market practice
Is it mandatory to measure in line with IPMS?
Yes when measuring Residential and office buildings, however, if the client provides a written instruction to use alternative I can depart from using IPMS
Why is IPMS not always suitable?
Because the majority of buildings are assessed using conventional method and because the costs for measuring IPMS can be unviable
What are the general principle and practices when taking measurements?
- Provide a date of when measurement were taken
- State the methodology adopted
- Provide reference and scale of any plans used
- State the conversion factor and rounding
- State the member who measured
What is IPMS1? and what is used for?
Used for measuring the area of a building including external walls and is used for planning purposes mainly
What is included/excluded in IMPS 1 Office?
Included:
- Anything inside including external walls
- common facilities
Included but stated separately:
balconies
covered galleries
roof terraces.
Excluded:
upper void levels of an atrium
open external stair wells
patios
refuse areas
external parking at ground level.
What is IPMS 2?
It measures the internal floor areas of a building to the IDF of the wall on a floor by floor basis; but also on a component by component basis
What is included/excluded in IPMS 2 Office?
A
Included:
- columns
- internal walls
- common facilities
Included but stated separately:
- balconies
- covered galleries
- roof terraces.
Excluded:
- open light wells and upper level voids of an atrium
- patio and decks at ground level
- external parking and equipment yards
- cooling equipment and refuse areas.
What is IPMS 3 office?
Measures the internal floor area to the IDF on an exclusive basis to an occupier, but excluding standard, shared and common facilities
What is included/excluded in IPMS 3 Office?
Included:
- internal walls and columns within an occupant’s exclusive area are included.
Included but stated separately:
balconies
covered galleries
roof terraces.
Excluded:
standard facilities (stairs, escalators, lifts, toilets, cleaners’ cupboards, plant rooms)
open light wells
upper level voids of atrium
external car parking
refuse areas
open external stairways.
What is the difference between IPMS 3 Office and NIA?
5 differences:
IPMS 3:
- measures to the IDF, and not to the internal wall surface
- Includes but states separately Limited Use areas, such as height below 1.5 mt, and internal structural walls (whereas NIA excludes them)
- Includes columns (and NIA doesn’t)
- Party walls are measured to the centre line (whereas NIA measures to the internal surface wall)
- Includes terraces and balconies (and NIA excludes them)
What is the difference between GIA and IPMS 2 Office?
GIA:
- excludes balconies, covered galleries and rooftop terraces.
IPMS 2:
- Balconies, covered galleries and rooftop terraces are included but stated separately.
measures to IDF, window reveals included if IDF
What is the difference between GIA and NSA?
Net Sales Area would be the GIA of each flat within an apartment building.
This would exclude the communal areas.
What are the differences between GIA and NIA?
NIA:
- excludes columns
- excludes shared internal walls
- excludes common areas such as entrance halls, toilets, stairwells, lift.
- Excludes areas less than 1.5 m height
GIA:
- includes columns
- includes all internal walls
- includes common areas.
What do you measure include and exclude when measuring an Industrial space on GIA?
- Include columns, lifts wells, mezzanines with permanent access and loading bays
- Exclude canopies, fire escapes and covered ways
- Ancillary office within the unit are measured to GIA
What are the commonly used scales?
1: 50 = Room Plan
1: 100 = Building Plan
1: 1250 = Street/Location Plan
1: 2500 = Location Plan
1: 50000 = Road/Walking Map
What is the conversion from acres to hectares?
1 acre = 0.4046 hectares.
1 hectare = 2.471 acres
Why did you not adopt IPMS? When was the retail IPMS released and is it mandatory to use?
The valuation was required to be based on NIA basis. IPMS for retail is currently not mandatory, however, members are expected to advice clients on the benefits of using IPMS.
If a retail has return frontage, what would you do?
There are various ways:
- Adding a percentage to the overall rent or to the ITZA area (say 5%)
- Measuring the return affected area and adding a percentage to that affected area (10% say)
- Adding an amount per linear metre run if the return frontage to the ITZA
