Level 1

Question 1

What is IPMS?

Answer 1

International Property Measurement Standards.

Question 2

What is your view of the IPMS Updates?

Question 3

What RICS statement is there for measurement?

Answer 3

RICS Professional Statement Property Measurement 2018 incorporating IPMS.

Question 4

What are the bases of measurement in the Code of Measuring Practice?

Answer 4

GEA - Reinstatement costs / planning

GIA - Industrial

NIA - Offices and retail

Question 5

What is IPMS 1 – and when used?

Answer 5

• Compares closely to Gross External Area (GEA) under the Code of Measuring Practice.
• Applies to all building classes.
• Measuring the area of a building including external walls on a floor-by-floor basis.

Included but stated separately: balconies and generally accessible roof terraces

Excluded – open external stairwells, refuse areas, patios and decks at ground level.

Used for planning/development matters/reinstatement.

Question 6

What is IPMS 2 – what is included and excluded?

Answer 6

USE: ‘IPMS 2 – Office is for measuring the interior area and
categorising the use of space in an office building.

DEFINITION: the sum of the areas of each floor level of
an office building measured to the internal dominant face
(see [3.2.3]) and reported on a component-by-component
basis for each floor of a building. Equates closely to gross internal area [GIA].

INCLUDES: IPMS 2 – Office includes all areas, including internal walls,
columns and enclosed walkways or passages between
separate buildings, available for direct or indirect use.
Covered void areas such as atria are only included at their
lowest floor level.’

INCLUDED BUT SEPARATE: Covered galleries, balconies, accessible rooftops.

EXCLUSIONS: Open light wells, upper level voids of atrium, patios and decks.

Question 7

What is IPMS 3 – what is included and excluded?

Answer 7

USE: ‘IPMS 3 – Office is for measuring the occupation of floor
areas in exclusive use.

DEFINITION: The floor area available on an exclusive
basis to an occupier, but excluding standard facilities and
shared circulation areas, and calculated on an occupier-by occupier or floor-by-floor basis for each building.

INCLUSIONS: All internal walls and columns within a occupants exclusive area. Floor area taken to IDF, where there is a common wall with an adjacent tenant measure is taken to centre line.

EXCLUSIONS: Standard facilities (stairs, escalators, lifts, toilets, cleaners cupboards, plant rooms.

Question 8

What is the Internal Dominant Face?

Answer 8

The internal finish comprising more than 50% of the floor to ceiling height for each IDF Wall Section.

If such does not occur, the Finished Surface is deemed to be the IDF.

Question 9

What are the key requirements for a measurement instruction?

Answer 9

RICS members and firms must include the following information in their report:

• Purpose of measurement instruction.
• Date of measurement instruction
• Date of measurement
• Measurement standard adopted (Code of Measuring Practice / IPMS)
• If IPMS is not used - document the reason for departure (Client instructed not to use).
• Measurement methodology (distometer / promaps / tape measure)
• Scale of any plans used.
• Floor area schedule with cross reference to relevant floorplans.
• Unit of measurement and conversion factor (sq ft to sqm)
• Name of RICS member and firm responsible

Question 10

What is the conversion rate of sq ft to sqm?

Answer 10

Sqm to sq ft = 1:10.7639

Sq ft to Sqm = 1:0.09

Question 11

When is reporting on IPMS terms mandatory?

Answer 11

Office and Residential Measurements

Question 12

What scale would you draw a measurement plan to?

Answer 12

1:50 Room plan
1:100 Building plan
1:1250 Street/location plan
1:2500 Location plan
1:50000 Road/walking map

Question 13

What is the RICS Code of Measuring Practice (6th Edition)?

Answer 13

Provides a concise definitions and advice to enable measurement practice is delivered in a consistent manner (best practice)

Question 14

When are measurements required?

Answer 14

May be required for valuation, management, conveyancing, planning, taxation, sale, letting, or acquisition purposes.

Question 15

What is the standard system of measurement as outlined by the Code of Measuring Practice?

Answer 15

Metric

Question 16

What experience do have with zoning retail property?

Answer 16

None - aware of the principles:

Shop or retail premises are divided into a number of zones each of a depth of 6.1 metres - or 20 feet.

Zone A closest to the window is most valuable with the value decreasing with distance from the frontage: Zone B is the next 6.1 metres, then Zone C until the entire depth of the retail area is allocated to a zone - anything after Zone C is usually defined as the remainder.

Method of valuing uses halving back principle, i.e Zone B is worth 50% of Zone A.

Question 17

How do you ensure you are measuring accurately?

Answer 17

• Take check measurements, if they differ – do it again.
• Check measurements taken on site against scaled floor plans.
• Check that you are measuring to the correct surfaces, e.g. not the occupier’s fit out.
• Take the RICS guidance to site to ensure you know what to include and exclude in the appropriate basis of measurement.
• Take your time, measurement needs a logical and diligent approach.
• Taking a second person with you can help to hold a target for the laser, the other end of a tape measure or to annotate the measurements on a plan. It also avoids the need for lone working

Question 18

How do you ensure that all measurements are compliant with relevant standards and regulations?

Answer 18

1. Know the guidance
2. Ensure suitable inclusions and exclusions.
3. Follow correct report format

Question 19

What RICS guidance relates to the measurement of land?

Answer 19

Professional Standard - Land Measurement for Planning and Development Purposes (reissued April 2023)

Question 20

How would you measure a development site (open field)?

Answer 20

I would undertake a site inspection and walk the boundaries of the site taking notes and using a copy of an OS plan.

I would then calculate on my return to the office the area of the site on Promap.

Question 21

Why has IPMS been introduced?

Answer 21

To avoid inconsistent definitions of measurement in different countries and bring greater transparency

Question 22

What would you have done if you could not walk the boundary of the site e.g. if there was a building?

Answer 22

This is quite common

I always check on google maps prior to inspection to see what obstacles there may be

I then identify the best route to see the boundary of the site.

Question 22

When would you use a trundle wheel?

Answer 22

Use a trundle wheel to measure land whilst on site

Question 23

What is a disadvantage of using ProMaps?

Answer 23

It requires drawing out by hand on a site plan and can be subject to human error. The best way to remedy these breaches would be to repeat the measurement several times and ensure that the measurements are in line.

Question 24

Are you aware of advice you should give to clients with regard to measurement?

Question 25

What is excluded from NIA measurements?

Answer 25

• Toilets
• Lift / plant rooms
• Stairwells
• Circulation areas used in common with other occupiers.
• Areas with headroom less than 1.5m
• Columns / internal walls.
• Balconies.

Question 26

How is a measurement for Business Rates measured?

Answer 26

GIA