Measurement

Question 1

What is GEA?

Answer 1

Gross External Area

This is the area of the building measured externally at each floor level

Question 2

What is GIA?

Answer 2

Gross Internal Area
This is the area of the building measured to the internal face of the perimeter wall at
each floor level
Excludes external open sided balconies, fire escapes, canopies, external walls, fuel
stores

Question 3

What is NIA?

Answer 3

Net Internal Area
This is the area of usable space measured to the internal face of the perimeter wall
at each floor level
Excludes the above and internal structural walls and columns, spaces with
headroom less than 1.5m, corridors and circulation space used in common,
permanent lift lobbies, toilets, cleaners cupboards, plant rooms

Question 4

Where are all of the measuring practices defined?

Answer 4

RICS Code of Measuring Practice 6th Edition

Question 5

What is the purpose of the Code of Measuring Practice?

Answer 5

Provides precise definitions to permit the accurate and consistent measurement of
buildings

Question 6

What would you expect the percentage of NIA to GIA / GEA to be?

Answer 6

It depends on the type of project being undertaken (school, hospital, office etc…)
If it were an office build I would expect the NIA to GIA to be in the region of 70-85%,
where 70% is not good and 85% is excellent.

Question 7

What is a PC Sum?

Answer 7

A Prime Cost Sum is an allowance included within the BQ for works to be carried out
by a nominated subcontractor or supplier, or a statutory authority. This is typical
where service diversionary works are required & a quotation has been obtained from
Core/UU to provide the works prior to tender. These costs may vary once the work
has been carried out. The contractor is allowed to price allowances for attendance &
OH&P
Discuss the difference between defined and undefined provisional sums “A defined
provisional sum is one that relates to works that cannot be accurately measured, but
there is sufficient information about the works (nature, method, location, quantity,
limitations) to allow planning, programming & pricing of prelims to take place. The
contractor would therefore only be entitled to claim for any increase in the cost of the
physical works.
Where there is insufficient information, the works are classed under an undefined
provisional sum entitling the contractor to costs for prelims and an extension to the
programme.

Question 8

What is IPMS 1?

Answer 8

Used for measuring building including external walls

Question 9

Why were the international measurements standards implemented by RICS?

Answer 9

To create international property measurement standards

Question 10

Are there any limitations when using a laser measure?

Answer 10

Use in the sun, externally or large areas.

Question 11

Should existing drawings be relied upon?

Answer 11

Depends if they are as-builts issued by a professional. However I would still take my own measurements.

Question 12

Other than the measuring equipment you have mentioned, are you aware of any other modern techniques for measuring property?

Answer 12

3D surveys

Question 13

How would you calibrate a laser measure?

Answer 13

Measure a distance using a steel tape measure, take measurement using the disto and if incorrect change following manufacturers instructions

Question 14

Are there any limitations with the use of tape measures?

Answer 14

Distance

Question 15

Why did you use both a tape and laser measure?

Answer 15

For longer distances where a disto can’t be read, or for smaller measurements around windows and columns etc.

Question 16

What measurements did you take?

Answer 16

Floor to ceiling
windows and locations
width of room

Question 17

How did you ensure that your measurements were accurate?

Answer 17

I checked the disto was calibrated before use.

Question 18

What did you record your measurements on?

Answer 18

Paper

Question 19

How did you make sure that the measurements were recorded clearly?

Answer 19

Used pen

Question 20

What accuracy were you working to?

Answer 20

to the mm

Question 21

How did you ensure that the laser measure was calibrated?

Answer 21

tested against a known distance

Question 22

What type of tape measure did you use?

Answer 22

steel 20m

Question 23

What headings are included in the RICS Property Measurement Professional Statement?

Answer 23

Application of the Professional Statement
Technical Definitions
IPMS for office buildings
IPMS for residential buildings

Question 24

What status is the RICS property measurement document?

Answer 24

Professional Statement

Question 25

What does IPMS stand for?

Answer 25

International Property Measurement Standards

Question 26

What is IPMS1?

Answer 26

IPMS 1 is a universal standard that applies to all building
classes.
‘IPMS 1 is used for measuring the area of a building
including external walls. In some markets it can be used by parties for planning purposes or the summary costing of development proposals.’

The sum of the areas of each floor level of a Building measured to the outer
perimeter of external construction features, which may be reported on a
Component-by-Component basis for each floor of a Building

Question 27

What is IPMS 2 Office?

Answer 27

The sum of the areas of each floor level of an office Building measured to the
Internal Dominant Face and reported on a Component-by-Component basis for
each floor of a Building.

Question 28

What is IPMS 2 Residential?

Answer 28

The sum of the areas of each floor level of a Building measured to the Internal
Dominant Face, which may be reported on a Component-by-Component basis for
each floor of a Building.

Question 29

What is IPMS 3 - Office?

Answer 29

The Floor Area available on an exclusive basis to an occupier, but excluding
Standard Facilities, and calculated on an occupier-by occupier or floor-by-floor
basis for each Building

Question 30

What is IPMS 3 - Residential?

Answer 30

The Floor Area available on an exclusive basis to an occupier

Question 31

Does the RICS property measurement PN specify which measurement unit to use?

Answer 31

No, it says to use the one most appropriate to the area you are working in.

Question 32

When did the RICS Property Measurement before effective?

Answer 32

1st May 2018

Question 33

What is the internal dominant face?

Answer 33

The internal dominant face (IDF) is the inside finished
surface comprising more than 50% of the floor to ceiling
height for each IDF wall section. If such does not occur,
then the finished surface is deemed to be the IDF.

Question 34

Whats the standard size of a brick?

Answer 34

215 x 102.5 x 65

Question 35

1) A client shows you 1:1250 scale plan. What would 1mm on a plan represent in real life?

Answer 35

1mm = 1250mm on site

Question 36

2) What are the issues with land registry plans with identifying boundaries?

Answer 36

Not always accurate and updated to show changes.

If you live in England or Wales, there’s usually no record of:
•the exact boundary between two properties
•who owns the hedge, wall, tree or fence between 2 properties

This guide is also available in Welsh (Cymraeg).

You can get an idea of where the boundaries for your property are by looking at its title plan. Most title plans don’t show exact boundaries - you usually don’t need to have the exact boundaries recorded anywhere.

The rules are different in Scotland and Northern Ireland.

You can apply to get the title plan corrected if you think there’s a mistake on it.