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HD APC OCT 21 > Measurement > Flashcards

Measurement Flashcards

1
Q

What is the key document for measurement as a chartered surveyor in the UK?

A

RICS Property Measurement, 2nd, 2018

PS

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2
Q

What is the main intention of RICS Property Measurement, 2018?

A

It introduces IPMS to replace the Code of Measurement Practice, 2015.

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3
Q

Does the Code of Measurement Practice, 2015 still have any relevance?

A

Yes, IPMS retail and industrial still have not been implemented, so the code takes precedence. Equally, until IPMS is fully implemented in UK office and residential markets, members can revert to the code with client instruction. That said, they are encouraged to duel report and promote the benefits of IPMS.

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4
Q

What are the benefits of IPMS?

A

Accuracy, consistency, clarity and confidence. The same standard done the same way across the globe.

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5
Q

What are some key things you must do with any measurement, whether IPMS or code?

A

Record:

  • the date
  • method
  • plan / scale references
  • conversion factors
  • measurements and calculations
  • keep records
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6
Q

IPMS measurements are often considered to be similar to measurements under the code. Could you pair them?

A

IPMS 1 = GEA

IPMS 2 = GIA

IPMS 3 = NIA

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7
Q

Under IPMS 2, how would you measure a space and what would you include and exclude?

A

I would measure from the IDF to IDF on a floor by floor basis, in component areas.

This would include but state separately balconies and galleries.

This would exclude voids, ground floor external areas and refuse areas.

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8
Q

What would you use IPMS 3 for?

A

I would use it for measuring office space, specifically demised to a party within a building

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9
Q

How would you undertake an IPMS 3 measurement for an office?

A

Measure from IDF to IDF on a floor by floor basis, in component areas, to then be allocated to a specific tenant.

Including but stating separately exclusive use galleries, balconies, terraces.

Excluding: common parts, WCs, plant, lifts and rest in IPMS 2.

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10
Q

What is the IDF?

A

Internal dominant face. Where the internal finished surface comprising more than 50% of the floor to ceiling of a wall section. That is where you should measure to.

If a recess doesn’t cover more than 50% floor to ceiling, measure to the finished surface

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11
Q

What are the differences between IPMS 3 and NIA?

A
  • measurement to IDF
  • no restricted height (1.5m)
  • columns included
  • partition mid point
  • treatment of balconies / galleries
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12
Q

How would you measure an industrial property? Please explain what you would include / exclude.

A

Use GIA under the Code of Measurement Practice, 2015.

Measurement from the perimeter wall internal face to perimeter wall internal face, including everything in between.

The area beneath a loading bay is to be included. Canopies and fire escapes are to be excluded.

Also prudent to measure:

  • eaves
  • apex
  • shutter width / height
  • yard
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13
Q

What is the eaves? How would you measure it?

A

The lowest point of the roof. Usually a vertical measurement from the perimeter wall. Generally want min. 8m.

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14
Q

What is the apex? How would you measure it?

A

The max. Height of the roof. A vertical measurement from usually the middle of the unit to the meeting point of the horizontal roof parts. Ideally min. 10m

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15
Q

What would you look for in a roller shutter height?

A

10m

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16
Q

How would you measure a retail property? Please outline in some detail.

A

I would measure on NIA under the code of measurement practice, 2015.

I would measure from the internal face to the internal face excluding:

  • restricted height
  • columns
  • w/c
  • plant
  • common parts

Prudent to take gross and net frontage and measurements for ITZA.

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17
Q

If you were to measure an office property on NIA , how would you?

A

I would start by highlighting the benefits of IPMS 3 Office and, at a minimum, promote duel reporting.

I would measure from internal face to internal face, or to full height glazing, excluding:

  • w/c
  • plant
  • columns
  • common parts
  • restricted height (1.5m)
  • restricted width (0.25m)

Prudent to take floor to ceiling measurements.

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18
Q

How would you measure land?

A

Check boundaries on OS or land reg. Then measure on site. Best apparatus of on large site could be trundle wheel. Generally measured in acres.

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19
Q

If you’re relying on somebody else’s measurements, what is it prudent to insist upon?

A

A letter of reliance. Their liability if wrong. Think Brighton.

20
Q

What are some different measurement tools to a laser?

A
  • tape measure
  • trundle wheel
  • measurement rod
  • promap
21
Q

What is it essential that you do when using a laser?

A

Ensure the laser is calibrated annually. Equally, should undertake your own checks regularly on a known distance.

22
Q

What would you exclude from an office when measuring it with IPMS3? How would this differ to NIA?

A

Under IPMS, you would exclude:

  • common parts
  • plant
  • lifts
  • WCs

Under NIA, you would exclude the above but also:

  • Columns
  • Restricted use areas
23
Q

How would you measure and industrial unit with a mezzanine level?

A

I would measure the unit in accordance with GIA. I would measure the unit on the ground floor from the internal face of the perimeter wall. The mezzanine level would not form part of the GIA of the unit. That said, it would be prudent to measure the area of the mezzanine to report to the client regardless.

24
Q

Tell me about an office building you have measured and the approach taken?

A

I have measured many of the Inner Temple’s offices. I have:

  • Highlighted the benefits of IPMS
  • Undertaken duel reporting exercised on their instruction
  • However, they rely on NIA across their estate, so this was the method I relied upon.
25
Q

How would you measure a retail unit over basement, ground and first with a return frontage?

A
  • NIA basis
  • Measure staircase to remove
  • Measure depths from both frontage and return for zoning methodology
  • Measure the depth of the staircase to establish what zone it would be in
26
Q

Is the code for measurement practice mandatory? What about IPMS?

A

No, the code is a guidance note dictating best practice. IPMS on the other hand is an international standard, which is therefore mandatory.

27
Q

If you were measuring an industrial building for ratings purposes, how would you measure it?

A

GIA

28
Q

What do you exclude in the measurement of an industrial unit?

A
  • Covered walkways
  • Canopies
  • Fire escapes
29
Q

What are the common scales you work to in your work?

A
  • 1:100 for building plans

- 1:1250 for locational plans

30
Q

What is the difference between a GOAD plan and an OS plan?

A 
OS = Title boundary
GOAD = Occupiers
31
Q

What are the key elements of a land registry compliant plan?

A
  • Address
  • Scale bar
  • Written scale
  • North point
  • Red demise outline
  • Demise plan
  • Locational plan
32
Q

How do you deal with tenant’s improvements in measurement for valuation purposes?

A

Tenant’s improvements are not to be included. Therefore, measurements must be taken excluding the improved areas. That said, I would still measure the improved areas for reference.

33
Q

What area did you calculate in Leadenhall Market?

A

440 sq. ft. NIA

34
Q

What was the area on a zoned basis in Leadenhall Market?

A

280 sq. ft. (ZA)

35
Q

What code governs your measurement in Leadenhall Market?

A

Code of Measurement Practice, 6th, 2015

36
Q

What apparatus did you take with you to Leadenhall Market?

A

Disto, measurement rod, plan, pen, camera

37
Q

What area did you calculate in Waltham Cross?

A

28,000 sq ft

38
Q

What code governed your Waltham Cross measurement?

A

Code of Measurement Practice, 6th, 2015

39
Q

What was the eaves and roller shutter height in Waltham Cross?

A

5m and 4m.

40
Q

What area was the office proportion in Waltham Cross?

A

8% so 2,200 sq. ft.

41
Q

What is the accepted margin of error in a measurement exercise?

A

Depends on the space you are measuring? General answer is 2% however, this might be less for more simple measurements and more for more complex exercises.

42
Q

When would you use IPMS 2?

A

Agency and valuation purposes. You might use it to measure all usable areas in an office, split into component areas.

43
Q

Roughly how much smaller is GIA from GEA? And how much smaller is NIA frim GIA?

A

GEA to GIA is roughly 2%.

GIA to NIA is roughly 15%

44
Q

What are the conversion factors for a meter to a foot and square meters to square feet?

A

3.28 and 10.7639

45
Q

Do you have another example of a measurement exercise? Say for an office?

A

Inner Temple

HD APC OCT 21 (18 decks)

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