Measurement

Question 1

What is the difference between IPMS and the old form?

Answer 1

GEA is IPMS 1
GIA is IPMS 2 - it is measured to the internal dominant face of the wall
NIA is IPMS 3 - although it includes columns

Question 2

What types of IPMS are there?

Answer 2

Office, residential, industrial (2018), retail (2019)

Question 3

What is COMP?

Answer 3

The RICS Code of Measuring Practice. This is from 2015.

Question 4

Is COMP still used?

Answer 4

yes for industrial and retail

Question 5

What does IMPS 3 include?

Answer 5

Columns, low level areas and measured to the dominant face of the wall.

Question 6

What is a laser measure?

Answer 6

A device that uses a laser to measure distances.

Question 7

What are the limitations of the laser measure?

Answer 7

Does not work well in light or outside Limited range

Question 8

How would you recalibrate a laser measure?

Answer 8

• Measure it against something you know the length of

* Send back to manufacturer for free re calibration

Question 9

What is an RCA?

Answer 9

• A reinstatement cost assessment is a calculation of the cost to rebuild a property for insurance properties

Question 10

What documentation did you review prior to undertaking this RCA?

Answer 10

• Floor plans

* Desktop review to determine age of the building

Question 11

What are the types of RCA?

Answer 11

• Day one reinstatement: Cost to completely rebuild the building, including any demo, plus any insurance
• RCA with Inflation
• Reinstatement less wear and tear

Question 12

What is a day one RCA?

Answer 12

Cost of reconstructing the property including:

• Demo and professional fees
• Not including inflation

Question 13

What should you consider when undertaking an RCA?

Answer 13

• IMPS 2
• Demolition requirements and site clearance
• Professional fees
• If it is listed
• If in conservation area

Question 14

What areas do you exclude in an RCA?

Answer 14

• Tenant’s fitting-outworks

Question 15

What did the sections of your RCA report include?

Answer 15

• Summary sections
• Building description
• Breakdown of the costs
• The reinstatement period

Question 16

Why is the GIA / IMPS 2 used in RCAs?

Answer 16

• Because we use the BCIS rebuild rates which are calculated on GIA.

Question 17

What is GIA?

Answer 17

• The internal floor area measured to the internal face of the perimeter walls

Question 18

Does GIA differ from IMPS 2?

Answer 18

• For offices - balconies and rooftop terraces are now included within IPMS 2

Question 19

What is BCIS?

Answer 19

• Building Cost Information Service

Question 20

What document details the use of GIA?

Answer 20

• The code of measuring practice by rics 2015

Question 21

What document details the use of IPMS?

Answer 21

Property Measurement Standards 2018 - rics Proff Statement

Question 22

What about the use of IPMS2 for RCAs??

Answer 22

• IPMS 2 can be used now for all instructions.

* IMPS 2 for retail was the last to be released in 2019

Question 23

How does IPMS relate to COMP?

Answer 23

GEA - IPMS 1
GIA - IPMS 2
NIA - IPMS 3

Question 24

Difference between IPMS 3 and NIA?

Answer 24

• IPMS includes columns, areas under 1.5m high

Question 25

When would you advise to get an RCA done?

Answer 25

• Guidance says every three years
• Or when major alterations are made to the building
• Review annually

Question 26

When are gross external areas used?

Answer 26

for planning purposes, or council tax

Question 27

When are gross internal areas used?

Answer 27

RCAs, Valuation, rating and property management.

Question 28

When are Net internal areas used?

Answer 28

Valuation, rating and property management.

Question 29

How does COMP define eaves height?

Answer 29

underside of the roof covering, supporting purlin or underlining or whichever is lower.

Question 30

Is mezzanine included within GIA

Answer 30

it depends on whether there is permanent access (i.e stairs)

Question 31

How to you measure the dominant face with windows?

Answer 31

Measure inside of windows if the window is more than 50% of the height of the wall then you take the measurement to the glazing.

Question 32

What do you advise the client when it comes to measurement?

Answer 32

Advise that the Client adopts IPMS if the do not want to use it then you have to document your reason why you depart from IPMS

Question 33

How accurate do you have to be?

Answer 33

Depends on purpose, conditions etc if large car parks there is a tolerance of +- 10%, prime office space in London would be around +-1%