RICS Professional Statement: RICS Property Measurement (1st edition) May 2015

Question 1

What is the purpose of the RICS Professional Statement relating to Measurement?

Answer 1

To avoid current inconsistent definitions.

Global transparency.

Question 2

When did the Professional Standard come into effect?

Answer 2

1st January 2016

Question 3

What is office measurement based on?

Answer 3

IPMS Office Buildings.

Question 4

Where are references to the measurement of offices explained?

Answer 4

RICS Code of Measuring Practice

Question 5

What are the mandatory requirements when measuring office buildings?

Answer 5

1. Date of measurements
2. Measuring methodology adopted
3. Reference and scale of any plans used.
4. Conversion factor and any rounding stated.
5. Clearly document measurements/calculations.
6. Retain a record of the RICS member responsible to certify the above.

Question 6

What is IPMS 1 used for?

Answer 6

For planning or building costs purposes (GEA)

Question 7

What is IPMS 2 used for?

Answer 7

For agency and valuation purposes (GIA)

Question 8

What is IMPS 3 used for?

Answer 8

Also for agency and valuation purposes (NIA)

Question 9

Which IPMS is used for measuring the area of a building including external walls on a floor by floor basis?

Answer 9

IPMS 1

Question 10

What measurements are included but stated separately in IPMS 1?

Answer 10

Covered galleries

Balconies

Generally accessible roof terraces

Question 11

What exclusions are there to IMPS 1?

Answer 11

Upper void levels of an atrium

Open external stairwells

Patios, refuse areas, external parking

Question 12

Which IPMS is used for measuring the interior of an office to include all areas available for direct use, measured to the internal dominant face of the wall on a floor by floor basis in component areas?

Answer 12

IPMS 2

Question 13

What measurements are included in IPMS 2 but stated separately?

Answer 13

Covered galleries

Balconies

Generally accessible roof terraces

Question 14

What areas are excluded from IPMS 2?

Answer 14

Open light wells

Upper levels of an atrium

Patios at ground floor level

Refuse areas

External parking

Equipement yards

Cooling equipment

Question 15

What is the internal dominant face?

Answer 15

The inside finished surface comprising 50% or more of the surface area for each vertical section forming an internal perimeter (i.e. wall).

Question 16

Which IMPS is used for measuring the occupation of floor areas in exclusive use using the same assumptions as IPMS 2?

Answer 16

IPMS 3

Question 17

IPSM is the floor area available on an exclusive basis to an occupier excluding what?

Answer 17

Standard facilities and shared circulation areas

Question 18

What standard facilities are excluded within IPMS 3?

Answer 18

Stairs

Lifts

WCs

Cleaner’s cupboards

Plant rooms

Question 19

What differences do the new IPMS measurements provide?

Answer 19

1. No exclusions for restricted height.
2. Measurement to be taken from the internal dominant face of the wall.
3. Columns are not to be deducted.

Question 20

What is the global Code of Practice relating to measurement?

Answer 20

RICS Code of Measuring Practice 2007

Question 21

What is GEA used for?

Answer 21

Town planning

Council tax valuations

Building cost estimates for houses

Question 22

What is GIA used for?

Answer 22

Estate agency

Rating

Building cost estimations

Valuation of industrial/warehouses

Valuation of retail warehouses and food stores

New homes valuations

Question 23

What is the approximate deduction from GEA to get GIA?

Answer 23

2-3%

Question 24

What is NIA used for?

Answer 24

Valuation of offices and shops?

Question 25

What is the approximate percentage deduction from GIA to get NIA?

Answer 25

15%

Question 26

What is excluded from the GIA in industrial/retail warehouses?

Answer 26

Canopies Covered ways

Question 27

How are ancillary offices within an industrial building measured?

Answer 27

GIA

Question 28

Are mezzanines included within the GIA for measuring industrial buildings?

Answer 28

Yes, if permanent access

Question 29

How wold you estimate the built width of a shop that has been separated by full height partitioning?

Answer 29

Remove a ceiling tile Inspect basement or first floor Get behind partitioning if gaps Scale from floor plans (having taken check measurements) Take sufficient on site measurements to calculate ITZA measurements

Question 30

Are store rooms and ancillary space included when measuring a shop?

Answer 30

Yes

Question 31

When did NIA stop being used for measuring offices?

Answer 31

1st January 2016

Question 32

What is internal eaves height?

Answer 32

Clear height between floor and lowest point on underside of roof.

Question 33

What is site depth?

Answer 33

Measurement from front to rear boundaries.

Question 34

What is the Gross frontage?

Answer 34

Overall external measurement in a straight line across the front of a building from the outside external walls or centre of party walls.

Question 35

What is net frontage?

Answer 35

overall frontage of a shop measured between the internal face of the external walls.

Question 36

How would you measure a piece of land?

Answer 36

Check boundaries on site with OS and/or Land Registry Plan. Trundle wheel

Question 37

How many hectares to an acre?

Answer 37

0.4046

Question 38

What range of accuracy does the RICS Code of Measurement state?

Answer 38

1-10%