Measurement Flashcards
What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?
RICS Property Measurement, 2018
What was the aim of RICS Property Measurement, 2018?
Establish consistencies in property measurement to be adopted by governments and industry on a global basis
Which IPMS measuring practices were adopted in RICS Property Measurement, 2018?
Offices and residential properties
What are RICS members encouraged to do until IPMS becomes embedded into market practice?
Report on a dual basis
When are RICS planning on implementing IPMS: Industrial Buildings 2018 and IPMS: Retail Buildings 2019?
No date has yet been given by the RICS
For what types of property is adoption of IPMS mandatory?
When reporting on residential and office space, unless the client provides a written instruction to use an alternative
What are the general principles of RICS Property Measurement, 2018?
- Advise clients of the benefits of using IMPS
- Document the reason for not using IMPS
- Must provide a date when the measurements are undertaken
- State the measuring methodology adopted
- Provide the reference and scale of any plans used
- State the conversion factor from metric / imperial and any rounding
- Measurements and calculations must be clearly documented
When did Property Measurement 2018 become effective?
1st May 2018
When is IPMS 1 - Offices used? What method of measurement does it most closely correspond to?
Planning or building cost purposes
GEA
When is IPMS 2 - Offices used? What method of measurement does it most closely correspond to?
Agency and valuation purposes
GIA
When is IPMS 3 - Offices used? What method of measurement does it most closely correspond to?
Agency and valuation purposes
NIA
What does IPMS 1 - Offices include and exclude?
Measures the area of a building including external walls on a floor-by-floor basis
Include but state separately:
• Covered galleries and balconies
• Generally accessible roof terraces
Exclude:
• Upper void of an atrium
• Open external stairwell
• Patios, refuse areas, external parking at ground level
What does IPMS 2 - Offices include and exclude?
Measures the interior of an office to include all areas available for direct use, measured to the Internal Dominant Face
Include but state separately:
• Covered galleries and balconies
• Generally accessible roof terraces
Exclude:
• Upper void of an atrium
• Open external stairwell
• Patios, refuse areas, external parking at ground level
What does IPMS 3 - Offices include and exclude?
Measures the floor area of an office available on an exclusive basis to an occupier but excluding the standard facilities and shared circulation areas. Measured to the Internal Dominant Face
Include but state separately:
• Covered galleries and balconies and roof top terraces in exclusive use
Exclude:
• Standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WCs, cleaners’ cupboards, plant rooms etc.
• Upper void of an atrium
• Open external stairwell
• Patios, refuse areas, external parking at ground level
What is the definition of the Internal Dominant Face?
Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section
What are the differences between IPMS 3 and NIA?
- Perimeter measurements are taken to the ‘Internal Dominant Face’
- No exclusions for restricted height of less than 1.5m
- All columns are included
- Area occupied by the reveals of a window when measured and assessed as the IDF are included
- On floors with multiple occupants, the area is taken to the midpoint of the partition wall between tenancies
- Covered galleries and balconies for the exclusive use of one tenant are included and stated separately
What are the THREE IPMS standards for measuring residential buildings?
- IPMS 1 - Residential: External
- IPMS 2 - Residential (Internal): Internal area of the building
- IMPS 3 - Residential (Occupier): the occupation of the building on an exclusive basis to an occupier
What are the THREE sub areas of IPMS 3 Residential?
- 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 IDF
- IPMS 3C: measurement of the area in exclusive occupation, excluding the walls and columns, measured to the IDF
What document should you refer to when measuring retail and industrial property?
RICS Code of measuring practice, 2015
When would you use GEA as a basis of measurement?
- Town planning
- Council tax valuations
- Building cost estimates for houses
When would you use GIA as a basis of measurement?
- Industrial/warehouses, retail warehouses and food stores:
• Estate agency
• Rating
• Valuation - Building cost estimates for commercial assets
- New homes valuations
When would you use NIA as a basis of measurement?
Shops/Offices:
• Estate agency
• Rating
• Valuation
When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?
Include: • Columns • Lift wells • Mezzanines with permanent access • Loading bay
Exclude:
• Canopies
• Fire escapes
• Covered ways
On what basis would you measure ancillary office space contained within a warehouse
GIA
When measuring a shop unit that is fitted out with full height partitioning by the tenant, what are some of the methods you can use to estimate the actual built width of the shop?
- Remove a ceiling tile
- Try and get behind the partitioning
- Inspect the basement or first floor to see actual built width
- Scale from floor plans (having undertaken some on site check measurements)
What is included in a Net Internal Area (NIA) measurement?
- Atria with clear height above and entrance halls if not used in common areas
- Notional lift lobbies and notional fire corridors
- Kitchens
- Built in cupboards and the like occupying usable area
- Ramps, sloping areas and steps within the usable area and pavement vaults
- Areas occupied by ventilation and heating grilles
- Areas occupied by skirting and perimeter trunking
- Area occupied by non-structural walls subdividing accommodation in sole occupancy
What is excluded in a Net Internal Area (NIA) measurement?
- WCs
- Plant and lift rooms
- Stairwells
- Meter and service cupboards and service risers
- Areas less than 1.5m in height
- Cleaners rooms
- Permanent circulation areas
- Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if the space it occupies is rendered substantially unusable or it protrudes more 0.25m or more into a usable area
- Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m
- Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable
What is the internal eaves height?
The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves
What is the site depth?
The measurement from the front to rear boundaries
What is the shop depth?
The measurement from the notional window display to the rear of the retail area, including the thickness of the display window
What is the built depth?
The maximum external measurement from the front to rear walls
What is the gross frontage for a shop?
The overall external measurement in a straight line across the front of the building from the outside of the external wall or the centre line of the party walls
What is the net frontage for a shop?
The overall frontage of the shop line measured between the internal face of the external walls
What is the difference between plot ratio and site cover?
Plot ratio: gross floor area of the property divided by the site area
Site cover: the building footprint expressed a percentage of the site area
What should be done before calculating the site area on Promap?
Check the boundaries on site with an OS plan and / or Land Registry title document
What could be used to measure the boundaries whilst on site?
Trundle wheel
How accurate do measurements have to be?
Table of Tolerances are set out in Appendix A of Property Measurement 2018
When carrying out measured building surveys, net area surveys and valuation surveys, an accuracy of ±25mm is required
What is the building line?
The line within, or coinciding with, the property line, beyond which it is illegal to build
What is a commonly used scale for a building plan?
1:100
What is a commonly used scale for a street plan?
1:1250
What is a commonly used scale for a location plan?
1:2500
What is a commonly used scale for a road map?
1:50000
What are commonly used measuring tools?
- Tape measure
- Rod
- Laser device
- Trundle wheel (used for measuring land)
How do you check the accuracy of your laser measuring device?
- Check a known distance and record the measurements in a log
- Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate
