Inspection & Measurement

Question 1

Types of fit out

Answer 1

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.
Category B- to compete to occupiers specific requirements including finishings, dividing walls, desks.

Question 2

Air conditioning systems

Answer 2

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

Question 3

Industrial specifications

Answer 3

Usually steel portal frame. Include minimum 8m clear eaves. With 10% roof lights. 3 phase electricity power. Site cover of 40%. LED lighting. profile steel cladding. roller shutter doors. concrete screed floor. services: gas and water

Question 4

What is Internal eaves height?

Answer 4

Clear height between the floor and the lowest point on the underside of the roof

Question 5

Negatives of using distometer and when should distometers be calibrated?

Answer 5

Bright sunlight can distort measurements. All measurements should be checked against a known distance.
Lasers should be calibrated annually by manufacturers

Question 6

safety equipment

Answer 6

mobile phone
steel cap boots
high vis jacket
hard hat

Question 7

different tools to measure?

Answer 7

trundell, tape measure

Question 8

GIA

Answer 8

measure everything inside the perimeter walls

Question 9

What are the different bases of measurement?

Answer 9

As per Code of Measuring Practice
GEA – gross external area
GIA – gross internal area
NIA – net internal area

Question 10

When it is appropriate to use each?

Answer 10

Depends for what purpose the measurement is for:
GEA – for town planning or construction
GIA – industrial agency/valuation
NIA – office/shop agency/valuation

Question 11

What are the principles of Property Measurement (2018) and key changes proposed?

Answer 11

RICS Professional Statement - Principle is incorporating International Property Measurement Standards – global initiative for greater transparency and homogenisation for measurement practice

Question 12

What is IPMS? Is it mandatory?

Answer 12

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.

Question 13

What are the principles of IPMS Standards (2023) and key changes proposed?

Answer 13

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

Question 14

level 2- Can you talk me through how you undertook this instruction?

Answer 14

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.

Question 14

What’s the difference between IPMS3 (offices) and NIA?

Answer 14

IPMS3 vs NIA
- Measured to internal dominant face (IDF)
- Areas less than 1.5m (5ft) in height is excluded from NIA included in IMPS3
- Columns are not excluded
- Measurement taken to midpoint of partitioning
- Covered balconies and galleries measured but stated separately

Question 15

Why calibrate equipment?

Answer 15

Ensure accuracy – and therefore accurate advice

Question 16

Why did the client instruct you to measure on NIA

Answer 16

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.

Question 17

How did you undertake check measurements?

Answer 17

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

Question 18

Did you use imperial or metric measurements? How would you convert these?

Answer 18

Measured in sq ft (Imperial).
Conversions:
1 foot = 0.3m
1 mile = 1.6km

Question 19

How would you treat mezzanines?

Answer 19

Include if there is a permanent access

Question 20

How do you calculate site cover?

Answer 20

Site cover = GEA / Total site acreage (GEA does include upper floors)
Site cover = GEA GF only / site

Question 20

How would you measure the land?

Answer 20

Using a trundle wheel or on software such as Edozo

Question 21

What would be an appropriate discount for masking?

Answer 21

Very much depends on the extent –
Take a view based on how visible the space is

Say A/10 if gives then no value to the space (ancillary)

Question 22

Oxford Street ZA size?

Answer 22

9.14m (30ft) zones used for some prime London Streets

Question 22

Tell me about how you use floor plans to facilitate measuring buildings?

Answer 22

Floor plans enable accuracy and provide a clear way to record measurements

Question 23

When would you use GIA as a measurement basis?

Answer 23

For example, I have used GIA when measuring an out of town retail premise.

Question 24

return frontages treatment when valuing?

Answer 24

10% uplift

Question 25

When would you use a trundle wheel?

Answer 25

Use a trundle wheel to measure land whilst on site

Question 26

What is the purpose of the IPMS?

Answer 26

To avoid inconsistent definitions of measurement basis and improve transparency globally.