21) Measurement - L1 L2 Optional-Technical

Question 1

L.1 - What does IPMS stand for?

Answer 1

International Property Measurement Standards

Question 2

L.1 - Why was IPMS introduced / brought in?

Answer 2

To establish a consistent method for measuring property around the world

Question 3

L.1 - Why has IPMS been poorly adopted?

Answer 3

?

Question 4

L.1 - Benefits of IPMS?

Answer 4

IPMS ensures that property assets are measured consistently / allows for increased transparency of property data / easier to benchmark data.

Question 5

L.1 - Why was ‘IPMS: All Buildings’ introduced / why did it supersede previous edition?

Answer 5

‘IPMS: All Buildings’ supersedes all previously published IPMS standards for individual asset classes by utilising the concepts and objectives contained in those specific versions of IPMS into one harmonised standard.

Question 6

L. 1 - Can you explain your understanding of the recent IPMS Update?

Answer 6

IPMS All Buildings was introduced in January 2023 and now supersedes all previous standards and applies to all buildings irrespective of their use or sector class. Key updates include: A shorter more concise format / Deliberately unique definitions so avoid confusion / simplified version.

Question 7

L. 1 - What are the different volumes (standards) of IPMS?

Answer 7

IPMS 1 – External Measurements for Whole or Part of a Building.

IPMS 2 – Internal Measurements for Whole or Part of a Building.

IPMS 3.1 – External Measurements for Exclusive Occupation.

IPMS 3.2 – Internal Measurements for Exclusive Occupation.

IPMS 4.1 – Internal Measurements for Selected Areas including Internal Walls and Columns.

IPMS 4.2 – Internal Measurements for Selected Areas excluding Internal Walls and Columns.

Question 8

L.1 - Explain your understanding of the key definition set out within the IPMS?

Answer 8

• Internal Dominant Face – The inside surface area comprising more than 50% of the lowest 2.75m measurement vertically from the structural floor surface, or to the ceiling if lower, for each wall section.
• Component – One of the main elements into which the floor area of a building can be allocated.
• Component Area – The floor area attributed to one of the components.
• Standard Facilities – Shared areas in a building that typically do not change over time, such as circulation areas, stairs, escalators, lifts/ elevators, toilets, cleaners cupboards, plant rooms, fire refuge areas and maintenance rooms.

Question 9

L.1 - What is meant by Internal Dominant Face

Answer 9

IDF - The inside surface area comprising more than 50% of the lowest 2.75m measurement vertically from the structural floor surface, or to the ceiling if lower, for each wall section.

Question 10

L.1 - What is meany by component?

Answer 10

Component – One of the main elements into which the floor area of a building can be allocated.

Question 11

L.1 - What is meany by component Area?

Answer 11

Component Area – The floor area attributed to one of the components.

Question 12

L.1 - What is meany by Standard Facilities?

Answer 12

Standard Facilities – Shared areas in a building that typically do not change over time, such as circulation areas, stairs, escalators, lifts/ elevators, toilets, cleaners cupboards, plant rooms, fire refuge areas and maintenance rooms.

Question 13

L.1 - What is your view/interpretation of the IPMS update?

Answer 13

I think the IPMS, when it is eventually established globally, will provide a useful set of measurement standards that will be widely adopted across international markets and negate ambiguity that exists at present. E.g. the UK has been slow to adopt IPMS and still uses older standards e.g. GEA, GIA & NIA.

I am also awaiting the updated RICS Professional Statement for Property Measurement to find out how the Institution and experts within the profession view the updated IPMS and to understand further best practice guidlines.

Question 14

L.1 - What are the key documents relevant to Measurement?

Answer 14

RICS Code of Measurement Practice 2015

RICS Property Measurement 2018

IPMS: All: Buildings

Question 15

L.1 - What images are on the cover pages of these documents?

Answer 15

RICS Code of Measurement Practice – Blue globe

RICS Property Measurement – Purple globe

IPMS: All: Buildings - Photograph of a city, lit-up at night

Question 16

L.1 - What is the contents of RICS Code of Measurement Practice 2015?

Answer 16

Includes sector standards and guidance on measurement, including precise definitions on GEA, GIA & NIA.

Question 17

L.1 - What is the contents of RICS Property Measurement 2018?

Answer 17

A professional standard which sets requirements for competent and ethical practicein relation to property measurement.

Question 18

L.1 - What is the contents of IPMS: All Buildings?

Answer 18

Details the latest IPMS Standards/ Definitions which are applicable to all types of Buildings independent of their use or their occupation.

Question 19

L.1 - What is the leading professional standard on measurement

Answer 19

RICS Property Measurement, 2nd Edition 2018

Question 20

L.1 - What requirements must a Member comply with when involved with the measurement of buildings, and include within their report?

(RICS Property Measurement 2018)

Answer 20

Purpose of instruction / date of instruction / date if measurement / measurement standard adopted / If IPMS not used then reason for departure / Methodology adopted (tool) / scale of any plans used / floor area schedule / unit of measure and conversion factor e.g. square ft to square foot / Name of RICS member and Firm.

Question 21

L.1 - What are some of the equipment you could expect to use on a measured survey?

Answer 21

Tape measure / laser distance measuring device / measuring wheel / 3D laser scanner.

Question 22

L.1 - What are some of the limitations of these? (measuring equipment)

Answer 22

• Tape - May require 2 people / limited to length of tape
• Laser - Can’t do external corners / use in sunlight
• Wheel - Accuracy
• 3D scanner - user training required.

Question 23

L.1 - Define IPMS 1

Answer 23

“The Floor Area measured to the External Extent of the External Walls and to any Notional Boundaries External Floor Areas or Sheltered Areas”.

Question 24

L.1 - Define IPMS 2

Answer 24

The Floor Area measured to the internal extent of the Internal Dominant Face and to any Notional Boundaries and External Floor Areas.

Question 25

L.1 - Define IPMS 3.1

Answer 25

The Floor Area available on an exclusive basis to an occupier measured externally to any Notional Boundaries, External Walls, Demising Walls and including any External Floor Areas, Sheltered Areas and Secondary Areas.

Question 26

L.1 - Define IPMS 3.2

Answer 26

The Floor Area available on an exclusive basis to an occupier measured internally to any Notional Boundaries, the Internal Dominant Face, Demising Walls and including any External Floor Areas, Sheltered Areas and Secondary Areas.

Question 27

L.1 - Define IPMS 4.1

Answer 27

The selected Floor Area in a Building measured to Finished Surfaces and to any Notional Boundaries,
External Floor Area and Sheltered Area including all Floor Area occupied by Walls and Columns.

Question 28

L.1 - Define IPMS 4.2

Answer 28

The selected Floor Area in a Building measured to Finished Surfaces and to any Notional Boundaries,
External Floor Area and Sheltered Area, but excluding (subtracting) all Floor Area occupied by Walls and Columns.

Question 29

L.1 - When might IPMS 1 be used?

Answer 29

?

Question 30

L.1 - When might IPMS 2 be used?

Answer 30

?

Question 31

L.1 - What happens if there are multiple internal dominant faces

Answer 31

?

Question 32

L.1 - What is the difference between IPMS 1 and GEA

Answer 32

?

Question 33

L.1 - What is the difference between IPMS 2 and GIA

Answer 33

?

Question 34

L.1 - What is the difference between IPMS 3 and NIA

Answer 34

?

Question 35

L.1 - What are the typical scales used for plans?

Answer 35

?

Question 36

L.1 - Define GEA and what is it used for?

Answer 36

A) Gross External Area is the area of a building measured externally at each floor level.

B) Used for planning purposes, build costs and council tax purposes

Question 37

L.1 - Define GIA and what is it used for?

Answer 37

A) Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level.

B) Excludes balconies, covered ways, fire escapes, canopies.

C) Used for industrial properties, warehouses, departments stores, supermarkets, service charge calculation and new homes valuation

D) Key applications are commercial bold cost estimates and rating.

Question 38

L.1 - Define NIA and what is it used for?

Answer 38

A) Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor
level

B) Excludes balconies, toilets, lift rooms, stairwells, common corridors

C) Areas with headroom less than 1.5m.

D) Used for shops, supermarkets, offices, business use, rating and service charge calculations

Question 39

L.1 - Is IPMS mandatory?

Answer 39

Yes it is, for office andIPMS is not suitable in all circumstances in which RICS member MUST document the reason for departure. This is stated within RICS Property Measurement 2018.

Question 40

L.1 - Are RICS members expected to advise their client or employer on the benefits of using IPMS?

Answer 40

Yes they are - This is stated within RICS Property Measurement 2018.

Question 41

L.1 - When might IPMS 3.1 be used?

Question 42

L.1 - When might IPMS 3.2 be used?

Question 43

L.1 - When might IPMS 4.1 be used?

Question 44

L.1 - When might IPMS 3.2 be used?

Question 45

L.2 - Q. How did you calibrate your equipment prior to recording measurements?

Answer 45

I measured a door frame with my tape and ensured the laser measured the same distance. I ensured the laser disto was recording measurements from the correct end of the device that I wanted it to.

Question 46

L.2 - What works could you have undertaken to increase the occupation of the office area?

Answer 46

???? EXTEND BUILDING / INCREASE ESCAPE ROUTES / DOOR WIDTHS / STAIR WIDTHS / Build/add additional staircase

Question 47

L.1 - What is an acceptable level of accuracy and why?

Answer 47

?

Question 48

L.1 - When you refer accurately measuring the property what do you mean by accurately?

Answer 48

Measuring the property using the disotmeter and then cross referencing it.

Question 49

L.1 - How do you ensure that you present your measurements clearly and coherently?

Answer 49

I present my measurement by drawing a site plan/floor plans and recording the measurements on there. I then use this information to put into my reports

Question 50

L.2 - What is an occupancy level?

Answer 50

Refers to the maximum number of people allowed in a specific space or building at any one time.

Question 51

L.2 - Why is an occupancy level important?

Answer 51

• For safety in emergencies - So the building occupants can evacuate safely and efficiently
• And for compliance with regulations / legislation - E.g. the occupancy number will likely influence our design.

Question 52

L.2 - How does the occupancy level influence design?

Answer 52

The max. occupancy level will inform the minimum widths and number of escape routes, emergency exits, corridors, doors, stairwells and staircases etc.