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.
What is the RICS Property Management second edition?
It is a professional statement which is mandatory for all professionals and regulated firms.
What does the RICS Property Measurment second edition reflect?
It updates and replaces the first edition which incorporated the IPMS for offices.
The second edition now includes IPMS for residential as well.
What does the new property measurement professional statement look like?
It is split into two parts:
- Professional statement
- RICS IPMS data standard
The code of measuring practice which used to be in part three is now merely an appendix.
What must you do when including measurements in a professional report?
Date
Methodology
Basis
Tolerance
RICS member responsible
Metric units
What does the property measurement professional statement set out with regards to measurement for residential?
IPMS 1 – planning applications
IPMS 2 – reinstatement costs
IPMS 3 ABC – agency and valuation
How would you measure an office?
I would currently measure on a dual basis following IPMS and the Code of Measuring Practice as it is still market norm to use NIA as a basis for measurement and is difficult to compare IPMS 3 with NIA.
What guidance does the RICS give on measurement?
RICS Property Measurement 2nd Edition 2018 -MANDATORY Professional Statement from May 2018
Incorporates new International Property Measurement Standards (IPMS) 2016 for office and residential
RICS Code of Measuring Practice, 6th Edition 2007 still applicable for other use classes and now a separate document.
IPMS 3: Offices
Need to know:
- Key differences: IPMS 1 (GEA), IPMS 2 (GIA), IPMS 3 (NIA)
- Included v. Excluded areas.
- Know the purpose and the basics!
In practice for Vals or L&T consider “dual reporting” (eg. NIA & IPMS 3)
IPMS Residential Buildings: IPMS 1 (External), IPMS 2 (Internal) and IMPS 3 (occupier) broken down into 3:
3A (GEA), 3B (GIA) & 3C (EFA)
IPMS Industrial Buildings published January 2018
IPMS Retail consultation has just opened
When is GIA, GEA, NIA used?
GIA - Residential, Industrial etc
GEA - Build costs
NIA - Offices , Retail, Residential
