Level 1 - Measurement of Land and Property Flashcards
What are the main differences between IPMS3 and NIA?
I’m IPMS:
Measured to the internal dominant face
No exclusion of restricted height
Columns are included
Covered galleries/balconies/roof terraces included (stated separately)
Floors with multiple occupiers – measure to midpoint of partition wall
What might you use IPMS1 for?
This is the equivalent to GEA, so perhaps planning or to measure a size of a whole site.
What might you use IPMS 2 for?
This is the equivalent of GIA, so perhaps for calculating build costs.
What would you use IPMS 3 for?
This is the equivalent of NIA, so for agency or valuation purposes.
When measuring an industrial unit, on what basis do you measure?
What do you exclude from the measurement?
On a GIA basis.
I would exclude:
- Canopies
- Fire escapes
- Covered ways
How much do you measure it fitted shop unit?
On an NIA basis.
I would attempt to estimate the actual build with by:
– getting behind the partitioning
– removing a ceiling tile
– inspecting the basement or first floor
– using a scale plan
When might you use GEA?
For planning
For residential building cost estimates
For what reason might you use GIA?
Agency
Commercial build cost estimates
Valuation
For what purpose might you use NIA as a basis for measurement?
Agency
Valuation
Rating
What discount do you apply to get from GEA to GIA?
2 -3%
What discount might you apply to get from GIA to NIA?
15%
What does IPMS3 measure?
It measures the occupation of floor area in exclusive use.
It excludes standard/shared facilities
What scale would you typically measure a room?
1:50
On what scale would you typically measure a building?
1:100 (or 1:200)
On what scale would you measure a location plan?
OS map
1:1250 (or 1:2500)
Other than a distometer, what other tools might you use to measure?
Take measure
Trundle wheel
ProMap
How do you convert from SQ FT to SQM?
Divide by 10.764
How do you convert from a meter to a foot?
Multiply by 3.281
How do you convert from an acre to a hectare?
Multiply by 0.405
What do you exclude in an NIA measurement?
Areas less than 1.5 m in height
Columns
Areas rendered unusable (less than 0.25 m)
Risers/service cupboards
Space occupied by permanent air-conditioning
How many hectares are there in an acre?
0.4046
When measuring the shop which is fitted out, what do you exclude?
Toilets
Stairwells
Areas Leston 1.5 m in height
Permanent circulation areas
Space occupied by permanent/continuous air-conditioning
Areas rendered substantially unusable
What is masking?
I believe this is when you have obscured areas within a shop and a discount is applied to the Zone rate on that area to reflect this.
I am not a specialist in retail so if I was asked this by a client I would always advise them to seek specialist advise.
Are you aware of any new RICS material with regards to measurement?
Yes, the second edition of ICS Property Management came into effect on the 1st of May this year.
