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RICS APC SEPT 25 (MG) > APC - Measurement > Flashcards

APC - Measurement Flashcards

1
Q

What professional standard did the RICS release to incorporate IPMS?

A

RiCS property measurement 2018

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2
Q

What measurement guides are out there?

A
  1. RICS COMP 2015 6th Ed
  2. RICS Property Measurement 2018 2nd Ed
  3. IPMS eff Jan 23
  4. VOA COMP 1991
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3
Q

What is the general basis of measurement

A

Shops - NIA
Office - NIA
Industrial- GIA

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4
Q

Why do we not use IPMS for rating?

A
  1. Not anough indication that general market has adopted this method as first choice
  2. Task to large for VO to convert everything over
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5
Q

What is GEA and NIA/GIA?

A

GEA
Area of building measured externally. Excl. Fire escapes
GIA
Whole enclosed area of a building within the external wall face taking each floor into account excluding the external wall thickness.
NIA
Usable area within a building measured to the internal wall finish of the perimeter/party walls (ignoring skirts) taking each floor into account

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6
Q

What does GIA include/exclude?

A

Includes:
1.Structural/non structural walls
2. Serviced accommodation like wc, change rooms and showers
3. Pillars, columns, posts
4. Lift romms/stairwells and plant rooms
5. Open sided covered areas

Excludes
For VO area now 1.5m
1. Balconies
2. Open fire escapes
3. Open vechile parking areas
4. Area under ctrl of external services
5. External wall thickness

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7
Q

What does NIA include/exclude?

A

Excludes pretty much everything GIA includes apart from non structural walls.
Cleaners cupboards
Areas used in common circulation with other occ’s
Areas used for permanent fire access
Areas used by aircon/htg
Basically Excludes anything that cannot be used in direct connection with the businesses

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8
Q

What is Zoning?

A

Approach to measurement not a valuation method. Does however alter how we collect information when measuring/valuing for e.g if pillar is in part zone a.

Zoning of shops assumes most valuable area of shop is front sales area, nearest to main customer area and display. The value of zone reduces further you move back from shops frontage. Standard depth is 6.1 meters.

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9
Q

What tools would you use when measuring?

A

Laser
Tape measure
Trundle wheel
Electronic Mapping software

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10
Q

What are the various scales when measuring?

A

Scale is a ratio of length in a drawing.
1:50 room
1:100 building
1:1250 street plan
1:2500 site location
1:50,000 road/walking map

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11
Q

What is a building line?

A

The line within or coinciding with the property line, beyond which is illegal to build

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12
Q

Conversion
Hectare / Acre
Meter / ft

A

1 hectare=2.471
Acre/2.471

1m2 = 10.7639 sft
Conversion = m2 x 10.764

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13
Q

What is accuracy of a laser?

A

Within 1.5mm to 200mm. Sunlight can distort measurements

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14
Q

What is Gross/net frontage?

A

GROSS
Overall external measurement in a straight line across front of building, from the outside of external walls or centre line of party walls.
NET
Overall frontage of shop line measured between internal face of the external walls

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15
Q

What is internal eaves height?

A

Clear height between floor and lowest point of the underside of the roof I.e at the eaves

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16
Q

What is site/build depth?

A

Site depth: measurement from front to rear boundaries
Build depth: maximum external measurement

17
Q

What is shop depth?

A

Measure from notional display window to rear of retail area including thickness of display window

18
Q

What was the aim of RICS Property Measurement 2018?

A

Establish clearer consistency in property measurement to be globaly adopted within the industry

19
Q

What are the general principles of RICS property measurement 2018

A
  1. Advise client of benefits to adopt IPMS
  2. Document reason for not adopting IPMS
  3. State measurement methodology/adopted
  4. Ensure measurement calculations are clearly documented.
20
Q

Accuracy of measurement?

A

Code states between 1/10%

21
Q

What is internal dominant face?

A

Inside surface area comprising more than 50% of lowest 2.75m measured vertically from the structural floor or ceiling if lower. THIS IS FOR EACH WALL SECTION. if this does not occur then the finished surface is deemed the IDF

22
Q

Define the measurements under IPMS

A

IPMS 1 =GEA used for development/planning appraisal
IPMS 2 = Like GIA Used for industrials but measured to IDF. WARNING Excludes window reveals
IPMS 3 like NIA but measured to notional boundry. Exclusive occupation within multi occ building. Measured to notional boundry. For office/flats
IPMS 3.1 Inc. External wall thickness
IPMS 3.2 EXCLUSIVE external wall thickness
IPMS 4 [IPMS 3 was exclusive occ] select area and is like GIA but measured to finish surface.
IPMS 4.1 Inc pillars and columns
IPMS 4.2 Exc. Pillars columns etc

23
Q

L2 examples

A

Chorlton Office (Wilbraham Road)
Upon receiving a request to split an office, I conducted due diligence and identified a discrepancy in the agent’s plans—specifically, a room not included in our survey database. I arranged an inspection, measured the premises to NIA and created a revised scaled plan. I then updated the records to ensure comprehensive and accurate property information.

**Retail - Arndale Centre **
I measured a new retail unit in the Arndale Centre for rating purposes. Measuring to NIA, I focused on the usable areas, excluding non-relevant spaces such as staff toilets and staircases. I also zoned the premises to 6.1m ITZA for comparison purposes and noted two pillars situated in parts of Zone A and Zone B. I documented all value significant factors, created a scaled floor plan, recorded my findings on the VOA’s inspection template, and updated the agency’s records accordingly.

**Stockport Industrial (lab) ** Upon receiving a request from the BA to verify the measurements and survey data for an industrial premises, I scheduled and conducted a site visit. I performed a full risk assessment and ensured compliance with PPE requirements. After re-taking full GIA measurements of the unit, I confirmed that our current survey records were accurate and updated the BA accordingly

24
Q

Diff between IPMS 3 and NIA

A

Measured to notional boundary
Don’t exclude area below 1.5m
Inc. Columns
Multi occ area taken to middle point wall

25
Q

How to calibrate a Laser?

A

Follow LECIA guidance
Annual calibration test
1. Measure a point which has already been measured by calibrated device
2. Total of 10 measurements are taken after which a means average is taken and must be within 2mm

26
Q

What is IPMS?

A

Stands for International Property Measurement Standards

Formed in 2013 and has a coalition of 80 global professional organisations.

Targets industry sectors such as Office, resi, retail

IMPS all Buildings Jan 2023 now supersedes all previous standards.

27
Q

Explain the recent IPMS updates?

A

IPMS all buildings Jan 2023 supersedes previous versions

  1. Shorter/concise format
  2. clear definitions
  3. organised into 4 groups
  4. push to be accepted globally

RICS APC SEPT 25 (MG) (18 decks)

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