Level 1 Flashcards
Why was IMPS introduced?
IPMS- International Property Measurement Standards introduced by RICS Property Measurement 2018
- aim to avoid inconsistency of measurement between countries
- bring greater global transparency
Why would you measure in a dual basis?
Having regard to client instructions, I would measure on dual basis until IPMS is embedded into market practice.
Comparable evidence is often in NIA measurements therefore clients instruct on this basis
Define a Component Area
Areas within a building which are designated according to their structure and function
Define common facilities
Parts within a building providing shared facilities e.g stairs, lifts, toilets, fire refuge areas
Define finished surface
A wall, ceiling, or floor surface including glass as prepared for tenant use
Excludes special surface materials e.g carpet or panelling
Define internal dominant face (IDF)
The internal finish compromising more than 50% of the floor to ceiling height
IDF wall section
Each internal finish of a section of an external wall ignoring columns
Define limited use area
Areas that cannot be used for intended use e.g areas limited height
Usable floor area
Area that be used for its intended use (formerly NIA)
IPMS3 measurement basis
Measured to internal dominant face on floor by floor basis
What does IPMS exclude?
Common facilities including stairs, lifts, toilets, cleaners cupboard, motor and plant rooms
IPMS measurements included but stated separately
Covered galleries and balconies
Generally accessible roof terraces
Differences between IMPS3 and NIA
Perimeter measurements are taken to the Internal Dominant Face (internal surface area compromising 50% of floor to ceiling height)
No exclusions for restricted height less than 1.5m
All columns included
Covered galleries and balconies are included and stated separately
What basis of measurement is used for industrial and warehousing ?
GIA - Gross Internal Area
Industrial and Retail Warehousing measurements
GIA
Includes- columns, lift wells, mezzanine with permeant access, loading bays
Exclude- canopies, fire escapes and covered ways
Ancillary offices within unit also measured on GIA
How would you find the actual width of a fitted out unit with partitioning?
Remove ceiling tile
Gaps in partitioning
Inspect basement/ first floor
Scale from floor plans
Areas included within office measurements
NIA - Net Internal Area
Atria and entrance halls if not common area
Lift lobbies
Kitchens
Built in cupboards
Ventilation areas
Ramps in usable areas
Areas excluded for offices measurements
NIA- Net Internal Area
Toilets
Plant and lift rooms
Columns
Stairs
Meter and service cupboards
Area less than 1.5m in height
Measurements should be taken to the glazing unless design of window makes space unusable
Internal eaves height
Clear height between the floor and the lowest point on the underside of the roof - e.g at the eaves
Site depth
Measurement from the front to rear boundaries
Shop depth
Measurement from notional display window to rear of retail area, including thickness of window
Built depth
Maximum external measurement from front to rear walls
Gross frontage
Overall external measurement in straight line across the front of building external walls
Net frontage
Overall frontage of shop measured to the internal face of external walls
Define scale
Ratio of the length in a drawing to the length of the real thing
Define building line
Line beyond which it is illegal to build
Commonly used scales
1:50 - Room plan
1:100 - Building plan
1:1250 - Street/ location plan
1:2500 - Location plan
Accuracy of measurements
IMPS states measurer must state degree of tolerance as a %
IMPS recommends all measurements supported by computer generated drawings and verified on site
How would you measure land?
Check boundaries on site with OS Plan or Land Reg title doc
Promap
Trundle wheel
1 acre- 0.4046 hectare
Disadvantage of a laser tool (disto meter)
Bright sunlight can distort measurements
Require calibrating annually
Accuracy should be check frequently against known distance and logged
Advantage of laser tool (distometer)
Accurate within 1.5mm up to 200m
Easy to use
Widely used by surveyors
What is required when relying on another party’s measurement
Letter of reliance
Purpose is to state whether party is allowed to rely on measurements
How would you deal with an area that is difficult to measure?
Use a flat surface e.g book to aim laser at
Compare/ Scale from floor plans
What is the best practice document for retail property?
RICS Code of Measuring Practice 2015
Define NIA
Net Internal Area
The usable area within a building measured to the internal face of the perimeter walls
Define GIA
The area of a building measured to the internal face of the perimeter wall
Define gross frontage
Measurement along the front of the building from outside of external walls
Define net frontage
Measurement along the front of the building from internal wall perimeters
How is internal width different to net frontage?
Why was case study internal width bigger?
Internal width between inside faces of external walls, whereas net frontage is measurement of external frontage between inside face of internal walls
Had support columns at front of unit
Shop width definition
Internal width between inside face of external walls
Shop depth
Measurement from notional display window to rear of retails area (incl. thickness window)
Constraints of measuring
Tenants fit out- partitioning
Remove ceiling panel, basement, gap
Use of measuring equipment accuracy- distometer accuracy
