Inspection & Measurement Flashcards
Types of fit out
Shell and core- where common parts of the building are completed and office floor left as shell ready for fit out by occupier.
Category A- shell condition includes toilets and kitchens. LL specification, ready for tenant improvement.
Category B- to complete to occupiers specific requirements including finishings, dividing walls, desks.
Air conditioning systems
Variable air volume- highest capital cost but most flexible.
Fan coil (square ceiling)- higher operating and maintenance costs but lower initial cost and good flexibility.
Mechanical ventilation (ceiling pipes)- when fresh air is moved around the building
Comfort cooling- simple form of a/c. wall mounted
Industrial specifications
Usually steel portal frame.
Include minimum 8m clear eaves.
With 10% roof lights.
3 phase electricity power.
Site cover of 40%. For turning circle
LED lighting.
profile steel cladding.
roller shutter doors.
What is Internal eaves height?
Clear height between the floor and the lowest point on the underside of the roof
Negatives of using distometer and when should distometers be calibrated?
Bright sunlight can distort measurements.
All measurements should be calibrated by measuring against a known distance.
Batteries die
safety equipment
mobile phone
steel cap boots
high vis jacket
hard hat
different tools to measure?
trundell, tape measure
GIA
measure everything inside the perimeter walls
What are the different bases of measurement?
As per Code of Measuring Practice
GEA – gross external area
GIA – gross internal area
NIA – net internal area
When it is appropriate to use each?
Depends for what purpose the measurement is for:
GEA – for town planning or construction
GIA – industrial agency/valuation
NIA – office/shop agency/valuation
What are the principles of Property Measurement (2018) and key changes proposed?
RICS Professional Statement - Principle is incorporating IPMS – global initiative for greater transparency and homogenisation for measurement practice
What is IPMS? Is it mandatory?
International Property Measurement Standards – mandatory for offices and residential.
RICS members are expected to advise their client or on the benefits of using IPMS.
However, it is understood that IPMS is not suitable in all circumstances and in these circumstances RICS members must document the reason for departure.
What are the principles of IPMS Standards (2023) and key changes proposed?
Based on the principles of GEA, GIA and NIA for IPMS1-3, with slight alterations and standardisation internationally. Renders previous publications on offices and residential specifically obsolete
level 2- Can you talk me through how you undertook this instruction?
I was asked by a client to value the property – and therefore made the appropriate checks before using terms and accepting the instruction. Specifically relating to the measurement element:
As for loan security purposes and an office – measured the property on an NIA basis and IPMS3 basis using a distometer. I made check measurements on site, and then cross checked these with plans at the office. I collated these into excel and calculated the total area but multiplying the lengths as appropriate. This was then reported to the client.
What’s the difference between IPMS3 (offices) and NIA?
NIA
- Areas less than headroom 1.5m (5ft) is excluded
- pillars excluded
- All internal walls and columns excluded
IMPS3
Measured to internal dominant face (IDF)- 50% floor to ceiling height
-All internal walls and columns included
Areas less than 1.5m (5ft) in height is included
- Pillars are not excluded
- Covered balconies and galleries measured but stated separately
Why calibrate equipment?
Ensure accuracy – and therefore accurate advice
Why did the client instruct you to measure on NIA
As comparables were only on an NIA basis and this is traditionally what the client understood. I recommended the use of IPMS as well. Although as comparables were only on an NIA basis, I had to give highest regard to this measurement.
How did you undertake check measurements?
Measured different wall areas and made calculations to ensure this corroborated current areas.
Also performed check measures from the plans using software e.g. Adobe Acrobat Measure / could be scanned in if a certain distance known from plans using a digitiser
Did you use imperial or metric measurements? How would you convert these?
Measured in sq ft (Imperial).
10.7639
Conversions:
1 square foot = 0.092 square meters
1 mile = 1.6km
How would you treat mezzanines?
Include if there is a permanent access
