Core - Measurement (L2)

Question 1

What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?

Answer 1

RICS Property Measurement, 2018

Question 2

What was the aim of RICS Property Measurement, 2018?

Answer 2

Establish consistencies in property measurement to be adopted by governments and industry on a global basis

Question 3

Which IPMS measuring practices were adopted in RICS Property Measurement, 2018?

Answer 3

Offices and residential properties

Question 4

What are RICS members encouraged to do until IPMS becomes embedded into market practice?

Answer 4

Report on a dual basis

Question 5

Are you aware of anything that was published recently in relation to IPMS?

Answer 5

IPMS All Buildings, 2023

Question 6

What are the general principles of RICS Property Measurement, 2018?

Answer 6

All RICS members and RICS regulated firms must comply with the following requirements and retain the following information on file or in their report:

• purpose of the measurement instruction
• date of the measurement instruction
• date of measurement
• measurement standard adopted
• if IPMS is not used, document the reason for departure
• measurement methodology adopted (e.g. laser measurer or tape measure)
• scale of any plans used
• floor area schedule with relevant areas cross- referenced to floorplans
• unit of measurement and conversion factor, if applicable (e.g. square feet to square metres) and
• name of the RICS member and/or RICS regulated firm responsible for the instruction.

Question 7

When is IPMS 1 used? What method of measurement does it most closely correspond to?

Answer 7

Planning – basis of measurement for planning applications and approvals, site coverage

GEA

Question 8

When is IPMS 2 - Offices used? What method of measurement does it most closely correspond to?

Answer 8

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

GIA

Question 9

When is IPMS 3 - Offices used? What method of measurement does it most closely correspond to?

Answer 9

Agency, valuation and taxation

NIA

Question 10

What are the differences between IPMS 3 and NIA?

Answer 10

• 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 IDF are included
• Covered galleries and balconies for the exclusive use of one tenant are included and stated separately

Question 11

What document should you refer to when measuring retail and industrial property?

Answer 11

RICS Code of Measuring Practice, 2015

Question 12

When would you use GEA as a basis of measurement?

Answer 12

• Town planning
• Council tax valuations
• Building cost estimates for houses

Question 13

When would you use GIA as a basis of measurement?

Answer 13

1. Industrial/warehouses, retail warehouses and food stores
2. Estate agency
3. Rating
4. Building cost estimates for commercial assets

Question 14

When would you use NIA as a basis of measurement?

Answer 14

• Shops
• Offices

Question 15

When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?

Answer 15

Include:
• Columns
• Lift wells
• Mezzanines with permanent access
• Loading bay

Exclude:
• Canopies
• Fire escapes
• Covered ways

Question 16

When measuring a shop unit that is fitted out with full height partitioning by the tenant, what are some of the methods you can use to estimate the actual built width of the shop?

Answer 16

• Remove a ceiling tile
• Try and get behind the partitioning
• Inspect the basement or first floor to see actual built width
• Scale from floor plans (having undertaken some on-site check measurements)

Question 17

What is excluded in a Net Internal Area (NIA) measurement?

Answer 17

• WCs
• Columns and internal partitions
• Plant and lift rooms
• Stairwells
• Meter and service cupboards and service risers
• Areas less than 1.5m in height
• Cleaners rooms

Question 18

What is the internal eaves height?

Answer 18

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

Question 19

What is the site depth?

Answer 19

The measurement from the front to rear boundaries

Question 20

What is the built depth?

Answer 20

The maximum external measurement from the front to rear walls

Question 21

What is the gross frontage for a shop?

Answer 21

The overall external measurement in a straight line across the front of the building from the outside of the external wall or the centre line of the party walls

Question 22

What is the net frontage for a shop?

Answer 22

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

Question 23

How accurate do measurements have to be?

Answer 23

Table of Tolerances are set out in Appendix A of Property Measurement 2018

Question 24

What is a commonly used scale for a building plan?

Answer 24

1:100

Question 25

What are commonly used measuring tools?

Answer 25

* Tape measure * Laser device * Trundle wheel (used for measuring land)

Question 26

How do you check the accuracy of your laser measuring device?

Answer 26

Check a known distance and record the measurements in a log Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate

Question 27

How do you measure land?

Answer 27

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 onsite.

Question 28

Define 'Common Facilities'

Answer 28

Shared facilities within a building that will likely remain unchanged such as stairs, escalators, cleaners cupboards etc

Question 29

Define 'Internal Dominant Face (IDF)'

Answer 29

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

Question 30

Define 'Internal Dominant Face (IDF) Wall Section'

Answer 30

Internal finish of an External Wall, ignoring any adjoining structural columns that protrude or recess

Question 31

Define 'Limited use area'

Answer 31

An area incapable of effective occupation due to either: * Lack of natural light * Legal restriction * Practical restriction e.g. height Must be states separately under IPMS

Question 32

Define 'Useable Floor Area'

Answer 32

Part of the floor that can be considered useable for any sensible purpose

Question 33

# Submission: Level One Why would a restaurant be measured on a GIA basis?

Answer 33

Code of Measuring Practice states that, where applicable, all leisure assets should be measured using GIA practice.

Question 34

# Submission: Level Two When you measured the **restaurant unit in London** what did you include/exclude as part of GIA?

Answer 34

I included: * Columns * Stairwells * Mezzanines with perm access * Areas occupied by internal walls I excluded the perimeter wall thickness.

Question 35

# Case study When you measured the **restaurant in London** you state that you checked the measurements of the floorplans. Were you able to confirm the accuracy?

Answer 35

My measurements were 1-2% different relative to the floorplans. I felt this was sufficient when considering the purpose of the measurement given the recommendation in the Code of measuring practice.