Measurement Flashcards
What over-arching RICS document sets out measurement guidance and practice?
RICS property measurement 2nd edition Jan 2018 Professional Statement
Code of measuring practice 6th edition May 2015 Guidance Note
What are some of the Mandatory application requirements set out in 1.1 of RICS PM when measuring?
o Purpose of valuation o Date of measurement instruction o Date of measurement o Measurement standard adopted o Measurement methodology – i.e. laser o Scale of plans o Unit of measurement o Floor areas schedule cross reference to any floor plans o Name of RICS member/ and or RICS regulated firm responsible for the instruction
Do you always have to use IPMS instead of NIA?
It is recommended to use IPMS however sometimes it isn’t suitable or the client requests they do not want it measured in this way therefore must document a reason for departure must be made
If reporting NIA, what must you do?
State reason for departure and record this, members must adopt dual reporting unless specifically request not to.
What is the approximate deduction from GEA to get GIA?
2-3%
What is the approximate percentage deduction from GIA to get NIA?
15%
What is excluded from the GIA in industrial/retail warehouses?
Canopies
Covered walk ways
Are mezzanines included within the GIA for measuring industrial buildings?
Yes, if permanent access
How wold you estimate the built width of a shop that has been separated by full height partitioning?
Remove a ceiling tile
Inspect basement or first floor
Get behind partitioning if gaps
Scale from floor plans (having taken check measurements)
Take sufficient on site measurements to calculate ITZA measurements
When did NIA stop being used for measuring offices?
1st January 2016
What is internal eaves height?
Clear height between floor and lowest point on underside of roof.
What exclusions are there to IMPS 1?
Upper void levels of an atrium
Open external stairwells
Patios, refuse areas, external parking
How would you measure a piece of land?
Check boundaries on site with OS and/or Land Registry Plan.
Trundle wheel
What range of accuracy does the RICS Code of Measurement state?
1-10%
What differences do the new IPMS measurements provide?
- No exclusions for restricted height.
- Measurement to be taken from the internal dominant face of the wall.
- Columns are not to be deducted.
What is GIA used for?
Estate agency
Rating
Building cost estimations
Valuation of industrial/warehouses
Valuation of retail warehouses and food stores
New homes valuations
What is the Gross frontage?
Overall external measurement in a straight line across the front of a building from the outside external walls or centre of party walls.
How many hectares to an acre?
0.4046
What standard facilities are excluded within IPMS 3?
Stairs
Lifts
WCs
Cleaner’s cupboards
Plant rooms
What measurements are included in IPMS 2 but stated separately?
Covered galleries
Balconies
Generally accessible roof terraces
What measurements are included but stated separately in IPMS 1?
Covered galleries
Balconies
Generally accessible roof terraces
Which IPMS is used for measuring the interior of an office to include all areas available for direct use, measured to the internal dominant face of the wall on a floor by floor basis in component areas?
IPMS2
IPMS 3 is the floor area available on an exclusive basis to an occupier excluding what?
Standard facilities and shared circulation areas
When would you use IPMS and Code of Measuring Practice measurement bases?
When valuing office and residential and you are using dual reporting
What would you use IPMS 1 for?
Planning and cost estimation
What would you use IPMS 2 for?
a method of measurement for a basis of calculating
building costs and reinstatement costs
What would you use IPMS 3 for?
A) Agency and valuation – a basis of measurement for valuation, market analysis and marketing of offices for rental and capital
valuation.
Taxation – a basis of measurement for local taxation purposes, where applicable.
Property and facilities management – a basis of measurement for calculating, together with component areas within IPMS 2 – Office, service charges in mixed-use buildings for the apportionment of occupiers’ liability.
• In what circumstances would you be extra vigilant about using a laser measure?
o Outside on a bright day
o When measuring to uneven surfaces or reflective surfaces
• How would you measure a large yard or field?
o Trundle wheel
Be able to do a walk-through of your pre-measurement preparation – the ‘what did you do before you went, to assist in measuring?
Print plans and determine what measurements are required
calibrate disto
What are the building or site conditions at the time of survey that would influence how measurements are undertaken?
o Familiarising yourself with the plans and layout of property
Have a convincing answer re what you do whilst still on site to ensure you have accurate measurements and don’t need to revisit.
Sketch the measurements to be taken on the plans so you don’t miss areas
familiarise with plans before hand, ask the client questions
Calibrate the disto before and make sure it has full battery
How did you measure GIA i.e. what included and what excluded?
Included:
- columns
- internal walls
- enclosed walkways/ passages between separate buildings
Excluded:
- Balconies, often referred to as
external open-sided balconies.
- Accessible rooftop terraces.
Give an example of a difficult shape or fit-out that you measured and how you overcame those difficulties?
Measuring a retail unit on Gloucester Road where the shop fit out posed problems measuring to the internal face of the perimeter walls so I had to remove a ceiling tile
How does IPMS 3 differ from NIA i.e. what was included/excluded from IPMS as opposed to NIA?
- NIA excludes internal columns IPMS 3 includes these
- NIA excludes the half width of internal walls IPMS 3 includes half of this
- NIA excludes IDF IPMS 3 includes IDF
- NIA excludes space below 1.5m IPMS includes this and states it separately
- NIA excludes balconies and roof terraces in exclusive occupation where as IPMS includes these and states separately
For industrial how do you measure eaves height?
- Internal: the height between the floor surface and the underside of the roof covering, supporting purlins or underlining (whichever is lower) at the eaves on the internal wall face.
- External the height between the ground surface and the exterior of the roof covering at the eaves on the external wall face ignoring any parapet
