Measurement - Summary Of Experience Flashcards by Jack Foreman

What is the name of the RICS Professional Statement that incorporates IPMS, and why is it important to the RICS?

RICS Property Measurement (2018) which is a Global Professional Statement.

IMPS is important to the RICS because they want to create on international standard for property measurement.

It came into effect in May 2018 after its first introduction in 2016.

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What are Members encouraged to do in relation to IPMS?

RICS encourages members to record measurements on both bases, to encourage IPMS to become market practice.

“Members are expected to advise their clients/employers on the benefits of using IPMS and it is mandatory to adopt it for offices and residential properties.

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What are the general principles / mandatory actions of measurement & calculation in RICS Professional Statement Property Measurement 2018?

Provide a date when measurements are undertaken.
State the measuring methodology adopted.
Provide reference and scales of any plans.
State the conversion factor from metric/imperial
Clearly document any measurements / calculations.

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What is “IPMS 1 - Offices” used for?

Used for measuring the area of a building including external walls on a floor-by-floor basis.

It includes (but states separately):
- Covered galleries.
- Balconies.
- Generally accessible roof terraces (GEA did not include galleries and balconies)

It excludes:
- External Parking at Ground Level.
- Open external stairwells
- Upper void levels of an atrium.

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What is ‘IPMS 2 - Offices” used for ?

IPMS is for agency and valuation purposes (closest to GIA)

Used for measuring the interior of an office, includes all areas available for direct use, measured to the internal dominant face of the wall on a floor by floor basis.
‘Internal Dominant Face’ are covered balconies, galleries and generally accessible roof terraces.

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What does IPMS 2 included and exclude?

Measurements included but stated separately are:

Covered galleries and balconies.
Generally accessible roof terraces.

Exclusions include:

Open light wells and upper-level voids of an atrium.
Patio and decks at ground floor level
External parking and equipment yards, cooling equipment and refuse areas.

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What is ‘IPMS - Offices” Used for?

Also used for agency and valuation purposes (Closest to NIA)

IPMS 3 is the same as IPMS 2 BUT measures the areas in exclusive use to the occupier.

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What are the main differences between IPMS 3 and NIA?

Perimeter measurements are taken to the ‘Internal Dominant Face’
No exclusions for restricted height of less than 1.5m
All columns are included.
Area occupied by the reveals of a window when measured and assessed as the internal dominant face are included.
On floors with more than one tenant, the area is taken to the midpoint of the partition wall between tenancies.
Covered balconies for the exclusive use of one tenant are included.

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What does IPMS say about the measurement of Residential Buildings?

IPMS Residential came into affect on 1 May 2018.

IPMS 1 External
IPMS 2 Residential (Interior)
IPMS 3 Residential (Occupier) - Split into 3A, 3B, 3C

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Tell me what you know about IPMS All Buildings (2023)

This document supersedes all standards previously published by the IPMS coalition.

It aims to establish constant methodology for measuring ALL types of buildings in the world.
Aims to promote international collaboration.
The RICS is yet to adopt this new mandatory form of measurement.
The document sets out definitions as:
- IPMS 1 External Measurement
- IPMS 2 Internal
- IPMS 3.1 External Exclusive Use
- IPMS 3.2 Internal Exclusive Use
- IPMS 4.1 Selected areas including internal walls.
- IPMS 4.2 Selected areas excluding internal walls.

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What do you know about the RICS Code Of Measuring Practice, 2015?

This document is still a best practice document for all measurement exercises expect for offices and residential properties.
Provides precise definitions to ensure a common & consistent approach to measurement.

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What are the bases of measurement under the RICS Code of Measuring Practice, 2015?

GEA which is used for council tax valuations and building cost estimates for houses.
GIA which is used for estate agency, ratings, building cost estimation for commercial assets and valuations of industrial / warehouses, valuations of retail warehouses.
NIA same as GIA but for shops (approx 15% deduction from GIA)

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Tell me about GIA for Industrial / Retail Warehouses?

GIA includes columns, lift wells, mezzanines with permanent access and loading bays.
GIA excludes canopies, fire escapes and covered ways.
Ancillary offices within the unit are measured on a GIA.

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Tell me about NIA for Shops?

When measuring to NIA for shops, surveyors should try to estimate the actual built width of the shop by:

Removing a ceiling tile.
Try and get behind the partitioning (spot any gaps/holes)
Inspect the basement or first floor to see actual built width.
Scale from floor plans.
Take sufficient on site measurements to calculate the ITZA

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What would you include when measuring NIA for offices?

I would include:

Atria with clear height and entrance halls if not used in common areas.
Kitchens
Built-in cupboards and the like occupying useable area.
Ramps, sloping areas.
Areas occupied by ventilation, heating grilles, skirting, perimeter trunking.
Areas occupied by non-structural walls subdividing accommodation in sole occupancy.

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What would you exclude from NIA for offices?

I would exclude:

WCs
Plant and lift rooms
Stairwells
Meter and service cupboards and service risers.
Areas less than 1.5m in height.
Cleaner room
Spaces occupied by permanent continuous air conditioning.
Spaces rendered unusable.
To the glazing for full height glazing.

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What is Internal Eaves Height?

The clear height between the floor and the lowest point on the underside of the roof.

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What is Site Depth?

The measurement from the front to rear boundaries.

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What is shop depth?

The measurement from the notional display window to the rear of the retail area, including the thickness of the display.

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What is Built Depth?

The maximum external measurement from the front to rear walls.

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What is Gross Frontage?

The overall external measurement in a straight line across the front of the building from the outside of the external walls.

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What is Net Frontage ?

The overall frontage of the shop line measured between the internal face of the external wall.

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How do you measure land?

Check the boundaries accurately on site with an OS Plan and / or Land Registry Title Document, prior to calculating the area using Promap.

You could also use a trundle wheel.

1 acre is 0.4046 Hectares.

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How often is ProMap updated and where do they source their info from?

Every 6 weeks
Land Reg & OS Maps

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What is a commonly used scale for: A) Room B) A Building C) A Road Map

A) 1:50 B) 1:100 C) 1:50,000

What tools do you use to measure and how do you keep them calibrated?

I used a Laser Device for measuring property. I keep them calibrated annually by sending them to the manufacturer.

Why did the Client specify that the measurements should be NIA for an industrial property?

TYPO was it was measured to GIA

Define Component Area?

The extent at ground level of the area of a building covered by one or more roofs.

Define Finished Surface?

The wall surface directly above the horizontal wall-floor junction.

Define Internal Dominant Face (IDF)

The inside surface area comprising more than 50 per cent of the lowest 2.75m

How does a disto laser work? How can you check its accuracy? When is it least accurate?

A disto sends out a laser beam and measures the time taken for it to reflect which gives it a distance. We check all distos before use by measuring a known distance in the office. It would become less accurate the longer the distance and it is very difficult to use outside over long distances because it is difficult to aim and see the laser.

How do you ensure that you present your measurements clearly and coherently?

By considering parameters ensuring the level of accuracy. - purpose of the measurement exercise? - client requirements - building site & conditions. - time/cost elements - ramifications if accuracy is insufficient.

Junction Road - how did you ensure your laser was accurate?

Checked a known measurement in the office before heading to site.

What did you exclude from the measurement - Junction Road?

Storerooms and ancillary accommodation. Plant and Lift Rooms WC’s

How did you annotate your measurements on site?

Sheet of A4 - took photo of measurements straight after to ensure digital record.

How did you ensure your own accuracy during the measurement ?

Referred to RICS guidance and documents. Ensuring I am following the correct parameters listed within RICS Property Measurement PS 2018.

What did you include in your measurement report?

Date of Measurement Basis of Measurement Reference & Scale of Plan

Bordesley Green - How else would you determine the building should be measured on a GIA basis?

Consider the purpose of the measurement. Consider the type of space I am measuring. Refer to RICS Guidance.

Why did you measure the Mezzanine separately - Bordesley Green Road?

It was an intermediate floor and my client wanted it measured separately to understand the size of the mezzanine floor against the rest of the floor space.

Bordesley Green Road - if there had been a service yard attached, how would you have measured the yard?

Measure to GIA but using a trundle wheel for accuracy.

How large was the industrial unit lengthways - Bordesley Green Road?

65ft

What issues did you encounter - Bordesley Green?

Limited issues but unit was cluttered so ensuring boxes were removed to ensure accuracy to GIA.

Tell me about your understanding of RICS Property Measurement 2nd Edition, 2018?

Global RICS led-initiative introducing mandatory International Property Measurement Standards (IPMS) and practices aiming to avoid inconsistent definitions of measurement and bring greater global transparency. Also Mandatory.

When would you use Net Internal Area (NIA) as a measurement basis?

When assessing the usable floor space within a building. Retail Shops & Offices

When would you use Gross Internal Area as a measurement basis?

Industrial / Warehouses Retail Warehouses

When would you use Gross External Area (GEA) as a measurement basis?

Town Planning Council Tax Valuations Building Cost Estimates for houses.

Tell me what is included in NIA?

Kitchens Built in cupboards Ramps, sloping areas. Lift lobbies and fire corridors. Areas occupied by ventilation and heating grilles, skirting, non-structural walls subdividing accommodation.

Tell me what is included in GIA?

Columns Lift Wells Mezzanines - with permanent access. Loading Bays Plant Rooms

Tell me what is included in GEA?

Columns Internal Balconies Mezzanine Areas Lift Room & Plant Rooms Similar to GIA.

What measurement basis would you use for office property?

Net Internal Area (NIA) IPMS 1 - for planning or building cost purposes (GEA) IPMS 2 - for agency and valuation purposes (GIA) IPMS 3 - also for agency and valuation purposes (GEA)

What measurement basis would you use for industrial property?

GIA

What measurement basis would you use for retail property?

NIA/ITZA

How does RICS Property Measurement differ from the old Code of Measuring Practice?

RICS Property Measurement incorporates IPMS, introducing a more standardised system and focus on Internal Dominant Face perimeter measurements. Code of Measuring Practice is a guidance note, RICS Property Measurement is Mandatory.

Why is accuracy important when you measure buildings?

Cost estimation Space optimisation Property valuation IPMS refers to the measurer having to state a degree of tolerance, reported as a percentage.

Tell me about how you use floor plans to facilitate measuring buildings?

Floor plan provide an overview of the building’s layout, including location of rooms, doors, windows & other features. Can be used alongside measurements, limitations if property layout has changed.

How do you calibrate a laser measurer?

Lasers should be calibrated annually by the manufacturers. Check against a known distance in the office and keep records logged.

Why do you take check measurements?

Ensure your measuring tool is provide accurate readings.

Tell me about a strength & weakness of a measuring technique you have used?

Disto/Laser Measurer Strengths - quick and accurate Weaknesses - bright sunlight can distort measurements.

When would you use a tape measure?

For measuring smaller areas.

When would you use a trundle wheel?

For measuring land

What is a potential source of error when measuring ?

Laser not being calibrated correctly.

What is IPMS?

International Property Measurement Standards

Explain your understanding of IPMS All Buildings 2023 ?

Yet to be adopted by the RICS Aims to establish a consistent methodology for measuring all types of buildings in the world and promote international collaboration.

What is dual reporting and when would you use it?

Dual Reporting is the recording of measurements on both a traditional and IPMS measurement basis. Members are encouraged to report on a dual basis until IPMS is embedded into market practice.

What IPMS bases are you aware of and when would each of these be used?

IPMS 1 - used for measuring the area of a building including external walls on a floor-by-floor basis. IPMS 2 - used for measuring the interior of an office to include all arrears available for direct use. Measured to the IDF. IPMS 3 - used for measuring the occupation of floor areas in exclusive use using the same assumptions as IPMS 2.

What RICS Guidance relates to the measurement of land?

Land measurement for planning and development purposes, global guidance note, 1st edition .

How do you deal with a situation where your client requests a different measurement standard to those contained with the RICS guidance?

Make the client aware of the appropriate measurement standard in accordance with RICS and recommend the use of these as the measurement basis.

What is a suitable measurement tool for taking land measurements?

Trundle Wheel Software such as ProMap.

How would you treat low or limited head height when measuring?

Areas less than 1.5m in height are to be excluded from measurement when doing so on an NIA basis.

How would you measure using a scaled plan?

Take a check measurement when inspecting the property.

How would you adjust your comparable evidence if it was measured on a different basis to your subject property?

GIA = approx 2-3% deduction from GEA. NIA = approx 15% deduction from GIA.

What is a tolerance level when measuring?

An acceptable range of deviation given as a % from the actual measurement that is considered within acceptable limits.