Measurement 1

Question 1

Tell me about your understanding of RICS Property Measurement.

Answer 1

Updated in line with IPMS to improve consistency when taking measurements.
RICS Property measurement 2nd Edition.
I.e. IMPS 2 residential measure internal dominant face to internal dominant face.

Question 2

When would you use NIA as a measurement basis?

Answer 2

Net internal area (NIA).
The usable area within a building measured to the face of the internal finish of perimeter or party walls ignoring skirting boards and taking each floor into account.

Would be used if a client requests this measurement as well as IPMS2 which is the RICS standards now.

NIA is often used in commercial buildings and Retail units.

Question 3

When would you use GIA as a measurement basis?

Answer 3

GIA (Gross Internal Area) is used to compare like with like comparables.
GIA is the area of a building measured to the internal face of the perimeter walls at each floor level.
Used in estate agency and Valuation.

Question 4

When would you use GEA as a measurement basis?

Answer 4

Gross External Area (GEA) is the measurement of a building measured externally on each floor level.
For building costs of residential property for insurance purposes

Question 5

Tell me about what is included in NIA/GIA/GEA?

Answer 5

NIA- Measures everything from internal face of the perimeter walls on each floor excluding the hallways and common areas.
GIA- Measures everything from internal face of the perimeter walls on each but excludes external areas.
GEA- Everything inside the Perimeter wall including the wall thickness and external
projections.

Question 6

What measurement basis would you use for office property?

Answer 6

IPMS2 & IPMS3 - Office

Question 7

What measurement basis would you use for industrial property?

Answer 7

IPMS 3B - Industrial

Question 8

What measurement basis would you use for retail property?

Answer 8

IPMS2 -Retail

Question 9

How does RICS Property Measurement differ from the old Code of Measuring Practice?

Answer 9

The inclusion of elements of International Property Measurement Standards (IPMS).
Including:
Office, Residential measurements practice

Question 10

Why is accuracy important when you measure buildings?

Answer 10

It provides a consistent and accurate approach to measuring property so we can use them to compare properties.
Accurate property measurement is essential to provide accurate advice to clients.

Question 11

Tell me about how you use floor plans to facilitate measuring buildings?

Answer 11

It allows me to draw dated measurements of the internal dominant face of each floor level to calculate my internal floor area of the property.

Question 12

How do you calibrate a laser measurer?

Answer 12

I send my laser measured off to be calibrated each year.
Or following the Leica guidance. This involves establishing a constant baseline, taking at least 10 measurements from a fixed point and carrying out a number of calculations. These results should also be recorded in a log.

Question 13

Why do you take check measurements?

Answer 13

By taking check measurements we can find out if the measurement differs and if it does we should do it again.

Question 14

Tell me about a strength and weakness of a measuring technique you have used.

Answer 14

Steel tape measures may not be long enough for certain distances however they are very good in measuring small and complex spaces.

Laser Measurer- Can be very accurate when measure larger areas internally. But not as accurate in bright spaces or very dark areas.

Cloth tape measurers are good for measuring external areas however if pull too tight or not tight enough wont be very accurate.

Question 15

When would you use a tape measure?

Answer 15

They are good in measuring small and complex spaces.

Question 16

When would you use a trundle wheel?

Answer 16

When measuring land areas.

Question 17

What is a potential source of error when measuring?

Answer 17

Human error.
Not using the equipment correctly.
Poor note taking.
Lack of calibration.

Question 18

What is IPMS?

Answer 18

Internal Property Measurement Standards

Question 19

Why has IPMS been introduced?

Answer 19

Allows professionals and clients can compare buildings all over the world - making the market more transparent and facilitate the flow of transactions.
Instead of using different measurement practises making it harder to compare like with like.

Question 20

Which IPMS standards are adopted by RICS?

Answer 20

IPMS Office Buildings
IPMS Residential Buildings

Question 21

Explain your understanding of IPMS All Buildings to me.

Answer 21

Effective form Jan 2023: IPMS all buildings is designed so that property will be measured in a consistent way around the world, applying to all markets.
IPMS All Buildings is applicable to all types of buildings independent of their use or their occupation.

Question 22

What is dual reporting and when would you use it?

Answer 22

Dual reporting is when you use two different measuring bases and might be used on client requests. However, these must be noted, dated and recorded.

Question 23

What IPMS bases are you aware of and when would each of these used?

Answer 23

IPMS 1: External dominant face- Insurance purposes.
IPMS 2 residential: Measuring internal dominant face of the perimeter walls. Valuation.
IPMS 3a,b,c: floor area available on an exclusive basis to an occupier- commercial and retail

Question 24

How do they differ to their former Code equivalents?

Answer 24

GEA- balconies and accessible rooftop terraces are included in IPMS 1 but excluded for GEA
GIA- areas occupied by the reveals of windows when measured and assessed as the internal dominant face are included in IPMS 2 but excluded for GIA.
NIA- no now obsolete and should be referred to a Useable floor area (UFA).

Question 25

What are limited use areas and how do you report these?

Answer 25

balconies/rooftop terraces, internal structural walls, columns, common walls, walkways, shared circulation areas and areas less than 1.5m in height
If areas are subject to limited use then they should be stated separately.

Question 26

What is the internal dominant face?

Answer 26

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.

Question 27

How has IPMS been incorporated into Property Measurement?

Answer 27

RICS Property Measurement (2nd Edition), which incorporates IPMS for Residential and Office Buildings.

Question 28

What RICS guidance relates to the measurement of land?

Answer 28

Land measurement for
planning and development
purposes, May 2021

Question 29

How do you deal with a situation where your client requests a different measurement standard to those contained within the RICS guidance?

Answer 29

Dual reporting- but make sure to use RICS guidance measurements too and make dated notes including measurement units used.

Question 30

What Is a suitable measurement tool for taking land measurements?

Answer 30

Trundle Wheel or Mapping software like google maps or Promap.

Question 31

How can you ensure your measurements are accurate?

Answer 31

Take check measurements

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 32

How would you treat low or limited head height when measuring?

Answer 32

Limited head height is generally considered to be below 1.5m.
If areas are of limited use then they should be stated separately.

Question 33

How would you measure using a scaled plan?

Answer 33

A scaled plan (1:50) can be measured by cross checked using a scale ruler.
With a tolerance of +/-10mm.

Question 34

How would you adjust your comparable evidence if it was measured on a
different basis to your subject property?

Answer 34

Collate evidence in a matrix

Adopt a common measurement or comparison standard

Adjust quantitatively and qualitatively using the hierarchy of evidence and other key considerations (including the valuer’s own knowledge and experience)

Analyse to form opinion of value

Stand back and look to sense check the final valuation figure

Report their opinion to the client

Question 35

What is a tolerance level when measuring?

Answer 35

+/- 10mm

Question 36

How could you take measurements from Google Maps?

Answer 36

Mapping software, such as Google Maps, could also be used to cross check site areas.

Question 37

How reliable are these?

Answer 37

Measuring software may be less accurate given that it is hard to pinpoint the exact boundaries or surfaces to measure to online

Question 38

Tell me about RICS Property Measurement 2nd edition 2018.

Answer 38

Our essential guide to measuring land and property!

The First Edition originally superseded the Code of Measuring Practice (6th Edition) by incorporating elements of International Property Measurement Standards (IPMS) for offices only.

The Second Edition’s key change is to also include IPMS for residential buildings.