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APC RG > 21 - Measurement > Flashcards

21 - Measurement Flashcards

1
Q

Measurement - Extract from Candidate Guide - Aug 2018 (updated Feb 2022)

A
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2
Q

What are the main RICS Document in relation to measurement ?

A

RICS Property Measurement - PS - V2 - Jan 2018
Adoption of the IPMS standards for office and residential, others will be added as they are published and updated.
Internal dominant face, the surface comprising more than 50% of the floor to ceiling

RICS Code of measuring practice - GN - V6 - May 2015
Measurment for all other building that does not include office and residential.

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3
Q

What are the IPMS standards ?

A

Residential
IPMS 1 - External - GEA
IPMS 2 - GIA

IPMS 3 - Differentiation of the inclusions with the net internal area
IPMS 3A - NIA
IPMS 3B
IPMS 3C

Offices
IPMS 1 - External - GEA
IPMS 2 - GIA
IPMS 3 - NIA

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4
Q

What type of measurement is used for an internal commercial unit?

A

GIA

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5
Q

A client shows you 1:1250 scale plan. What would 1mm on a plan represent in real life?

A

1.25m

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6
Q

What are the issues with land registry plans with identifying boundaries?

A

The quality, photo copies and the thickness of lines dependent on the scales

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7
Q

How often is a total station calibrated ?

A

3-6 months

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8
Q

Can you name some titles from the RICS code of measuring practice? 6th edition.

A
  • Introduction
  • application references
  • core definitions and diagrams
  • technical definitions and diagrams
  • special use definitions and diagrams application references
  • core definitions and diagrams
  • technical definitions and diagrams
  • special use definitions and diagrams
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9
Q

What is the status of the doc (RICS code of measuring practice ) ?

A
  • Guidance note
  • Light blue
  • Recommended best practice
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10
Q

How often should your laser measure be calibrated?

A
  • Company policy is prior to use against a known distance
  • Every 12 months they are serviced
  • If I was gaining incorrect / contradicying measurements I would stop using and send for service
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11
Q

What are the tolerances of your equipment ?

A

This would depend on the equipment and the range.

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12
Q

Can you name some titles form the code of measurement practice ?

A
  • Introduction
  • application references
  • core definitions and diagrams
  • technical definitions and diagrams
  • special use definitions and diagrams application references
  • core definitions and diagrams
  • technical definitions and diagrams
  • special use definitions and diagrams
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13
Q

What is the international property measurements standards IPMS ?

A

The International Property Measurement Standards Coalition (IPMSC) is a group of more than 80 professional and not-for-profit organizations from around the world, working together to develop and implement international standards for measuring property.

At present, the way property assets – such as homes, offices or shopping centers – are measured varies dramatically. For example, in some parts of the world it is established practice to include common space (lift shafts; communal hallways etc.) in floor area measurements; in others off-site parking might be included or even swimming pools.

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14
Q

Can you give me some example of inclusion and exclusion for GEA ?

A 
Inclusion
•	Wall thickness
•	Column’s piers and lift spaces
•	Internal balcony’s
•	Garages
•	Loading bays

Exclusions
• Greenhouses
• Canopies
• Fire escapes

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15
Q

Can you give me some example of inclusion and exclusion for GIA ?

A 
Inclusions
•	Garages
•	Conservatories
•	Entrance halls
•	Internal walls
•	Service accommodation such as toilets
Exclusions
•	Perimeter wall thicknesses
•	Fire escapes
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16
Q
  • Can you give me some example of inclusion and exclusion for NIA – net internal area the useable internal area
A

Inclusions
* Entrance halls
* kitchens

Exclusions
*	Common areas
*	Toilets
*	Shared access
*	Circulation spaces
*	Fire escapes
*	Wall thickness
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17
Q

Why did you use GIA for the reinstatement valuation ?

A

As part of the BCIS (building cost information service )the input methods per floor relating to the GIA to calculate a price per m2 along with other information regarding materials and any additional items that would be incorporated into the costs.

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18
Q

· What is IPMS

A

International property measurement standards. This is a group of more than 8 professional and not for profit organisation form around the globe, working together to develop and implement international standard for measuring property.

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19
Q

Under GIA what is usable area ?

A

An area is useable if it can be used for any sociable purpose in connection with the premises are used for .

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20
Q

When should GEA be used ?

A

Town planning, rating and council tax and in some building cost estimation

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21
Q

What is excused from GEA ?

A

Exclusions
• Greenhouses
• Canopies
• Fire escapes

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22
Q

What is IPMS?

A

The International Property Measurement Standards Coalition (IPMSC) is a group of more than 80 professional and not-for-profit organisations from around the world, working together to develop and implement international standards for measuring property.
At present, the way property assets – such as homes, offices or shopping centers – are measured varies dramatically. For example, in some parts of the world it is established practice to include common space (lift shafts; communal hallways etc.) in floor area measurements; in others off-site parking might be included or even swimming pools.

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23
Q

How do you measure wall thickness ?

A

A mixture of opening and reveals

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24
Q

What are the advantages of using laser scanners in old buildings ?

A

Provides a point cloud data that can be reviewed and higher accuracy

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25
Q

What’s IPMS 1 2 and 3?

A
  • IPMS 1, which equates closely to the former GEA (gross external area).
  • IPMS 2 – Office, which equates closely to the former GIA (gross internal area).
  • IPMS 2 – Residential, which equates closely to the former GIA (gross internal area) and net sales area
  • IPMS 3 – Office, which equates somewhat to the former NIA (net internal area).
  • IPMS 3A – Residential, which equates somewhat to the former GEA (gross external area).
  • IPMS 3B – Residential, which equates somewhat to the former GIA (gross internal area).
  • IPMS 3C – Residential, which equates somewhat to the former EFA (effective floor area).
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26
Q

Do you use a disto ?

A

Yes, when suitable

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27
Q

How often is it calibrated (Disto) ?

A

Prior to every measure, with a known distance to check.

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28
Q

What is an internal dominate face ?

A

The internal finish comprising more than 50% of the floor to ceiling height for each IDF Wall Section. If such does not occur, the Finished Surface is deemed to be the IDF. This is then used to take the measurement.

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29
Q

When using a theodolite what checks should you carry out prior to use ? the

A
  • Calibration in date
  • Bubble / level check
  • Battery and storage
  • Security checks suitable for the area
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30
Q

What RICS Guidance notes are you aware of that relate to measurement of land and property?

A
  • RICS Professional statement for Property Measurement

* RICS Code of measuring practice

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31
Q

What equipment would you typically use to measure a house ?

A

Disto, tape measure, measuring rod

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32
Q

What are IPMS?

A

RICS require all companies to inform their clients of the benefits of IPMS and clearly document the reason for not using it. The international property measurement standards have been globally implemented by the RICS and other institutions to create a universal method to measure buildings so that they can all be valued and measured on the same principles and avoid confusion from one country to another.

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33
Q

What is the difference between IPMS and Standard Measurement Practice

A

The biggest difference is the replacement of terminology. IPMS will include all measurements but will categories certain items so that they can be valued at a different rate.

34
Q

Where would you use IPMS1 ? How does this differ from GEA ?

A

Usually for planning reasons or building cost estimates. IPMS brings in standards to measure the wall up to the internal dominant face.

35
Q

Where would you use IPMS2 ? How does this differ from GIA ?

A

Intended to be the same as GIA but categorises different areas if they have lower heights, smaller floor areas, open atriums, balconies, lifts etc.

36
Q

Where would you use IPMS3 ? How does this differ from NIA ?

A

Internal columns are now included whereas before they were not.

37
Q

How do you mitigate measuring errors ?

A

I will take the measurements of the walls but I also use triangulation to confirm measurements when I am back on site. I will also take measurements multiple times and average them particularly on larger distances where small changes can make a big difference in the total length.

38
Q

What is a simple method to test the calibration of your disto ?

A

Take a measurement of a known distance to confirm if the disto is accurate.

39
Q

How do you scale off of plans?

A

The plans will have a scale identified on it, I will print this off using the paper identified in the text box and use a scale measure against the distances. These measurements are checked against a scale bar or against known distances.

40
Q

When measuring, what are you governed by?

A

RICS Code of Measuring Practice
• The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement of buildings and land.
• The correct calculation of the sizes, areas and volumes associated of buildings are provided on a common and consistent basis.
• This is to support surveyors undertaking property inspections for valuation, management, conveyancing, planning, taxation, sale, letting and acquisition to provide a common framework to measure buildings.
The code contains a hierarchy of definitions with the core definitions being
• GEA
• GIA
• NIA (Net Internal Area)

41
Q

What is the definition of GEA?

A

The entirety of the space contained within the main external envelope of the building, measured externally at each floor level.

Exclusions 
•	Canopies 
•	External Balconies 
•	Fire Escapes 
•	Garden Store etc. 
•	Voids over/under structural, raked or stepped floors
42
Q

What is the definition of GIA ?

A

The entirety of space as measured from the inside face of the main external walls. Used for marketing and valuation of industrial and factory properties, retail warehouses, department stores, superstores; often used in rating and property management/service charges and build cost estimation/insurance valuations).

Exclusions 
•	Canopies 
•	External Walls 
•	External Balconies 
•	External Fire Escapes 
•	Garden Store, Greenhouse etc. 
•	External Projection 
•	Voids over/under structural, raked or stepped floors.
43
Q

What is the definition of NIA ?

A

The usable space within a building measured to the face of the main external walls. Used for marketing and valuation of retail and office accommodation, rating of hereditaments and property management).

Inclusions
• Atria with clear height above, measured at base level only
• Entrance halls (unless multi – let)
• Ramps of lightweight construction to false floors
• Pavement vaults
• Built in cupboards, Notional lift lobbies
• Kitchens

44
Q

What would you expect the percentage of NIA to GIA / GEA to be?

A
  • It depends on the type of project being undertaken (school, hospital, office etc.…)
  • If it were an office building I would expect the NIA to GIA to be in the region of 70-85%,
  • where 70% is not good and 85% is excellent.
45
Q

What are measured surveys?

A
  • Measured surveys involve taking measurements of sites or buildings in order to produce accurate drawings to scale and may include levels (Construction Industry Council Definition). They are usually specified to an agreed level of detail, to acceptable accuracy tolerances, scale, delivery, times and costs.
  • Traditionally they were produced in 2D hard-copy line drawings, topographical plans, floor plans, sections and elevations.
  • More recently digital data can form the end product either in 2D drawing format or in 3D model format.
46
Q

What is the professional statement regarding measurement ?

A

There is both the code for measuring practice and property measurement documents

47
Q

What is the RICS Code of Measuring Practice ?

A

The RICS Guidance note 6th Edition May 2015, is aimed at providing clear guidance regarding the measurement of buildings and land. This apply to all expect office and residential as they are covered in RICS property measurement and include IPMS for office and residential. Measurements include GEA, GIA and NIA.
NIA exclude area of headroom less than 1.5m, common areas, plant rooms, parking.

48
Q

What is the RICS Property Measurement Document ?

A

The RICS professional statement 2nd edition Jan 2018 adopts the IPMS rules for office and residential.

The internal dominant face is the inside finished surface compromising of more than 50% of the floor to ceiling height.

49
Q

Can you expand on what RICS guidance note ‘Code of measuring practice’ contains ?

A
  • Core definitions, GEA< GIA< NIA

* Technical definitions

50
Q

What is a Disto ?

A

Laser tape measures, also known as laser distance measures or laser distance meters, are a modern alternative to the traditional tape measure. Measurements are taken by sending out a pulse of laser light to a defined target and then measuring the amount of time it takes for the refection to return.

51
Q

How do you check a disto for accuracy ?

A

Against a known fixed point prior to survey

52
Q

Why would you collect triangulation data / measurements ?

A

To ensure I can accurately plot the extents as they were not square

53
Q

What do you refer to when inspecting an office?

A

It is the International Property Measurement Standards which are being adopted by RICS. They have been adopted for residential and office measurement by RICS
What measurements do you record for completing an RCA- reference to your standard template, generally GIA. Check RICS GN
Can you tell me the differences between, GIA, NIA, and GEA?
• Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level
• Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor
• level.
• Gross External Area is the area of a building measured externally at each floor level.

54
Q

What is the internal dominant wall face ?

A

The internal finish comprising more than 50% of the floor to ceiling height for each IDF Wall Section. If such does not occur, the Finished Surface is deemed to be the IDF.

55
Q

What is IPMS

A
  • IPMS 1, which equates closely to the former GEA (gross external area).
  • IPMS 2 – Office, which equates closely to the former GIA (gross internal area).
  • IPMS 2 – Residential, which equates closely to the former GIA (gross internal area) and net sales area (NSA).
  • IPMS 3 – Office, which equates somewhat to the former NIA (net internal area).
  • IPMS 3A – Residential, which equates somewhat to the former GEA (gross external area).
  • IPMS 3B – Residential, which equates somewhat to the former GIA (gross internal area).
  • IPMS 3C – Residential, which equates somewhat to the former EFA (effective floor area).
56
Q

Outline some of the RICS guidance available in respect of the measurement of land and buildings.

A

The adoption of IPMS for office and residential, other properties should eb measured in accordance with the measurement of land and property document

57
Q

Explain how you check the accuracy of your disto.

A

Against a known fixed point prior to survey

58
Q

What checks do you carry out to ensure your tape is fit for purpose ?

A

Dependant on the nature and requirement of the survey, similar to disto it can be measured against known fixed point.

59
Q

Explain the different types of area measurements available when carrying out measured surveys.

A
  • GEA
  • GIA
  • NIA
60
Q

Why have RICS produced a Guidance Note on the Code of Measuring Practice and what advantages does it offer.

A

To try and standardise the process and measurement of building types internally, in line with IPMS.

61
Q

Explain how you would carry out a measured survey ?

A

An external and internal view then room by room gathering all suitable information captures onto a iPad along with photographs.

62
Q

What methods of measurement did you use ?

A

Tape measure, disto, total station, laser scanner

63
Q

How did you use “triangulation” to measure the older areas of the property?

A

Triangulate each measurement from a datum point to get the angles from the datum.

64
Q

How would you measure the height of the eaves/ridge/chimney stack ?

A

Eaves and riser were measured externally via disto. Chimney stack was not accessible so the brick dimension and mortar joints were measured and calculate form this data.

65
Q

What checks did you make on site to make sure you had all the necessary measurements before leaving site ?

A

A walk around following measurement to ensure that all could be digital transposed.

66
Q

Briefly describe how you would carry out a measured survey.

A

Reviewed the size, agreed and defined the station points, recorded the information and points and connected lines via three hand held controller.

67
Q

What information was collected during your survey (via total station) ?

A

Access road, eaches and ridge height of buildings, services on site, tree location over 300mm, boundary treatment, spot levels at 2m intervals to create contour lines.

68
Q

Do you carry out the measured survey? If not how could rely on the measurements? (carry out site checks)

A

I carried out the measured survey

69
Q

How would you undertake a measured survey?

A

I would identify the purpose/reason of the survey - this may affect the tools or level of accuracy employed
I would identify if there were any existing plans
I would identify the boundaries/scope
I would take some check dims with my tools
I would scope out the externals and draw a rough sketch on a note pad
I would scope out the interals and make some outline plans
I would then provide some more detailed measurements to zoom in, and ensure measurements were corroborated with one another

70
Q

What is your agreed accuracy tolerance for measuring?

A

It usually depends on the purpose of the survey, but in preparing a design for a project it was 5mm, which can be met with a distometer

71
Q

What is the accuracy of a distometer?

A

Up to 200mm, around 2mm

72
Q

Can you explain the steps you take to ensure the accuracy of your measurements, and how you ensure that your equipment is calibrated and in good condition?

A
73
Q

What is your experience with using laser distance measurers, and how do you ensure that they are used correctly to obtain accurate measurements?

A
74
Q

Could you walk me through how you prepare floor plans using the measurements you have taken, and what software or tools you use to do so?

A
75
Q

How do you ensure that the measurements you take comply with the International Property Measurement Standards and the RICS Property Measurement Professional Statement?

A
76
Q

You mention you used a distometer, measuring wheel, and tape measure to capture the dimensions of a prefabricated cabin. Can you explain why you chose to use these specific tools, and what challenges you faced during the survey?

A
77
Q

In Pontefract Driving Test Centre, you recommended undertaking a new measured survey instead of relying on existing PDF plan drawings. Can you explain why this was necessary, and what potential risks could arise from using inaccurate or outdated plans in a feasibility study?

A
78
Q

When measuring with IPMS 2 for your RCA, what did you consider?

A

I ensured I measured from the internal dominant face

79
Q

What are the differences between GIA and IPMS 2?

A

Measurements are taken to the internal dominant face in IPMS 2

80
Q

What is the difference between NIA and IPMS 3

A

PMS3 is more akin to the GIA of tenant’s demise - Columns are included in the measurement and the perimeter extents are taken to the Internal Dominant Face.

81
Q

Are you aware of any updates to IPMS?

A

Introduction of IPMS 4A and 4B, which is elected for Floor Areas which includes internal Walls and Columns or exclude retrospectively

APC RG (26 decks)

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