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Measurement > Level 1 > Flashcards

Level 1 Flashcards

1
Q

Why was IMPS introduced?

A

IPMS- International Property Measurement Standards introduced by RICS Property Measurement 2018

  • aim to avoid inconsistency of measurement between countries
  • bring greater global transparency
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2
Q

Why would you measure in a dual basis?

A

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

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3
Q

Define a Component Area

A

Areas within a building which are designated according to their structure and function

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4
Q

Define common facilities

A

Parts within a building providing shared facilities e.g stairs, lifts, toilets, fire refuge areas

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5
Q

Define finished surface

A

A wall, ceiling, or floor surface including glass as prepared for tenant use

Excludes special surface materials e.g carpet or panelling

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6
Q

Define internal dominant face (IDF)

A

The internal finish compromising more than 50% of the floor to ceiling height

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7
Q

IDF wall section

A

Each internal finish of a section of an external wall ignoring columns

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8
Q

Define limited use area

A

Areas that cannot be used for intended use e.g areas limited height

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9
Q

Usable floor area

A

Area that be used for its intended use (formerly NIA)

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10
Q

IPMS3 measurement basis

A

Measured to internal dominant face on floor by floor basis

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11
Q

What does IPMS exclude?

A

Common facilities including stairs, lifts, toilets, cleaners cupboard, motor and plant rooms

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12
Q

IPMS measurements included but stated separately

A

Covered galleries and balconies
Generally accessible roof terraces

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13
Q

Differences between IMPS3 and NIA

A

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

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14
Q

What basis of measurement is used for industrial and warehousing ?

A

GIA - Gross Internal Area

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15
Q

Industrial and Retail Warehousing measurements

A

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

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16
Q

How would you find the actual width of a fitted out unit with partitioning?

A

Remove ceiling tile
Gaps in partitioning
Inspect basement/ first floor
Scale from floor plans

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17
Q

Areas included within office measurements

A

NIA - Net Internal Area

Atria and entrance halls if not common area
Lift lobbies
Kitchens
Built in cupboards
Ventilation areas
Ramps in usable areas

18
Q

Areas excluded for offices measurements

A

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

19
Q

Internal eaves height

A

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

20
Q

Site depth

A

Measurement from the front to rear boundaries

21
Q

Shop depth

A

Measurement from notional display window to rear of retail area, including thickness of window

22
Q

Built depth

A

Maximum external measurement from front to rear walls

23
Q

Gross frontage

A

Overall external measurement in straight line across the front of building external walls

24
Q

Net frontage

A

Overall frontage of shop measured to the internal face of external walls

25
Q

Define scale

A

Ratio of the length in a drawing to the length of the real thing

26
Q

Define building line

A

Line beyond which it is illegal to build

27
Q

Commonly used scales

A

1:50 - Room plan
1:100 - Building plan
1:1250 - Street/ location plan
1:2500 - Location plan

28
Q

Accuracy of measurements

A

IMPS states measurer must state degree of tolerance as a %

IMPS recommends all measurements supported by computer generated drawings and verified on site

29
Q

How would you measure land?

A

Check boundaries on site with OS Plan or Land Reg title doc

Promap

Trundle wheel

1 acre- 0.4046 hectare

30
Q

Disadvantage of a laser tool (disto meter)

A

Bright sunlight can distort measurements

Require calibrating annually

Accuracy should be check frequently against known distance and logged

31
Q

Advantage of laser tool (distometer)

A

Accurate within 1.5mm up to 200m

Easy to use

Widely used by surveyors

32
Q

What is required when relying on another party’s measurement

A

Letter of reliance

Purpose is to state whether party is allowed to rely on measurements

33
Q

How would you deal with an area that is difficult to measure?

A

Use a flat surface e.g book to aim laser at

Compare/ Scale from floor plans

34
Q

What is the best practice document for retail property?

A

RICS Code of Measuring Practice 2015

35
Q

Define NIA

A

Net Internal Area

The usable area within a building measured to the internal face of the perimeter walls

36
Q

Define GIA

A

The area of a building measured to the internal face of the perimeter wall

37
Q

Define gross frontage

A

Measurement along the front of the building from outside of external walls

38
Q

Define net frontage

A

Measurement along the front of the building from internal wall perimeters

39
Q

How is internal width different to net frontage?

Why was case study internal width bigger?

A

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

40
Q

Shop width definition

A

Internal width between inside face of external walls

41
Q

Shop depth

A

Measurement from notional display window to rear of retails area (incl. thickness window)

42
Q

Constraints of measuring

A

Tenants fit out- partitioning
Remove ceiling panel, basement, gap

Use of measuring equipment accuracy- distometer accuracy

Measurement (1 decks)

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