Measurement Flashcards
What do you know about the RICS Property Measurement 2nd Edition 2018?
International Property Measurement Standards are a mandatory framework and definitions for the measurement of property.
What are International Property Measurement Standards (IPMS)?
A global RICS-led initiative introduced mandatory Internal Property Measurements Standards and practices aiming to avoid current inconsistent definitions of measurement in different countries and bring greater global transparency.
What is IPMS 1?
Used for measuring the area of a building including external walls on a floor-by-floor basis.
Similar to GEA.
What is IPMS 2 office?
Used for measuring the interior of an office to include all areas available for direct use, measures to the ‘internal dominant face’ of the wall on a floor-by-floor basis.
Areas can be detailed on a component-by-component basis. Similar to GIA.
What is IPMS 3 office?
The floor area available on an exclusive basis to an occupier but excluding standard facilities and shared circulation areas and calculated on an occupier-by-occupier or floor by floor basis for each building.
Similar to NIA.
What is IPMS 2 Residential?
The sum of each floor area measured to the internal dominant face and can be reported in component areas.
Similar to GIA.
What is IPMS 3 Residential?
The floor area on an exclusive basis to the occupier. It is broken into 3 sections:
IPMS 3A: Measurement to the outer face of the external wall and centre-line of shared walls.
IPMS 3B: Measurement of the area in exclusive occupation, including internal walls and columns, measured to the Internal Dominant Face and finished surface.
IPMS 3C: Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face.
What is the Internal Dominant Face (IDF)?
It is the internal finished surface that makes up at least 50% of the floor to ceiling height (wall).
Why is IPMS not always suitable?
If I am instructed by a Client not to use IPMS.
Where comparables utilise Code of Measuring Practice (GIA).
What do I advise my Clients surrounding IPMS?
I advise my client of the benefits of using IMPS including it being a worldwide standard, improving consistency and transparency.
What do you know about the RICS Code of Measuring Practice?
The RICS Code of Measuring Practice, 2015 is still the best practice document for all measurement exercises except for offices and residential properties.
It provides precise definitions to ensure a common & consistent approach to measurement.
What is Gross External Area (GEA)?
The area of a building measured externally at each floor level.
What is Gross Internal Area (GIA)?
The area of a building measured to the internal face of the perimeter walls at each floor level.
What is Net Internal Area (NIA)?
The useable area within a building measured to the internal face of the perimeter walls at each floor level.
What is ITZA?
In terms of Zone A – method of measuring and comparing retail units.
Zones are valued ITZA – halving back from Zone A.
What is zoning and how would you calculate?
Zoning is a method used to compare retail units.
I would calculate by splitting the retail asset into zones.
Zone A is the highest value area and a depth of 6.1m back from the shop window frontage.
Zone B a further 6.1m back and so on.
Beyond Zone C typically would be ancillary space and storage.
What is the difference between GIA and IPMS 2 Residential?
GIA:
- excludes balconies, roof terraces and verandas.
- measures to finished face
IPMS 2:
- measures to IDF, includes window reveals if IDF
- includes but states separately balconies, roof terraces and verandas.
What is the difference between GIA and IPMS 2 Office?
GIA:
- excludes balconies, covered galleries and rooftop terraces.
IPMS 2:
- Balconies, covered galleries and rooftop terraces are included but stated separately.
- measures to IDF, window reveals included if IDF
What is the difference between GIA and NSA?
Net Sales Area would be the GIA of each flat within an apartment building.
This would exclude the communal areas.
What are the differences between GIA and NIA?
NIA:
- excludes columns
- excludes shared internal walls
- excludes common areas such as entrance halls, toilets, stairwells, lift.
GIA:
- includes columns
- includes all internal walls
- includes common areas.
How would you measure individual apartments in an apartment building?
I would use IPMS 3B to measure individual apartments in an apartment building.
How do you measure an industrial unit?
GIA.
Include:
- columns
- lift wells
- mezzanines with permanent access
- loading bays.
Excludes:
- canopies
- fire escapes
Ancillary offices within an industrial unit would be measured using GIA.