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RICS APC 2022 > Measurement > Flashcards

Measurement Flashcards

1
Q

What RICS guidance do you follow on measurement?

A

RICS Professional Statement: RICS Property Measurement 2018

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2
Q

What does RICS Property Measurement 2018 cover?

A

Introduced mandatory International Property Measurement Standards

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3
Q

What is the aim of RICS Property Measurement 2018?

A

To establish consistencies in property measurement to be adopted by governments and industry on a global basis

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4
Q

When did RICS Property Measurement 2018 come into effect?

A

May 1st 2018

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5
Q

What types of property does Property Measurement 2018 replace guidance that was in Code of Measuring Practice 2015?

A

Offices and residential

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6
Q

What are RICS members encouraged to do until IPMS becomes embedded into market practice?

A

Report on a dual basis

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7
Q

When will RICS implement IPMS for industrial and retail property?

A

No date has been set

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8
Q

What are the mandatory requirements under Property Measurement 2018 when measuring office and residential property? (unless requested otherwise by client in writing)

A
  • Date the measurement
  • State measuring methodology
  • Provide reference and scale of any plans used
  • State conversion factor from metric/imperial and any rounding
  • Measurements / calculations must be clearly documented
  • Retain record of RICS member responsible to certify above requirements
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9
Q

What are ‘common facilities’ under IPMS?

A

Parts of a building providing shared facilities that do not change over time (e.g. stairs, lifts, circulation space)

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10
Q

What is the ‘component area’ under IPMS?

A

One of the main elements into which the floor area of a building can be divided

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11
Q

What are ‘finished surfaces’ under IPMS?

A

The wall surface directly above the horizontal wall-floor junction, ignoring skiting boards, cable trunking, heating and cooling units, and pipework

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12
Q

What is ‘internal dominant face’ under IPMS?

A

The internal finish comprising more than 50% of the floor to ceiling height for each IDF wall section

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13
Q

What is ‘IDF wall section’ under IPMS?

A

Each internal finish of a section of an External Wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section

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14
Q

What is a ‘limited use area’ under IPMS?

A

Areas with limited height, natural light or below ground

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15
Q

What is ‘useable floor area’ under IPMS?

A

Space for exclusive use of an occupier

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16
Q

When is IPMS 1 for offices used, and for what purposes?

A

Used for measuring the area of a building including external walls on a floor by floor basis
For planning or building costs purposes (GEA)

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17
Q

What is included in IPMS 1 office measurement?

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces (GEA did not include galleries and balconies)
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18
Q

What is excluded from IPMS 1 office measurement?

A
  • Upper void levels of an atrium
  • Open external stairwells
  • Patios, refuse area, external parking at ground level
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19
Q

When is IPMS 2 for offices used, and for what purposes?

A

Used for measuring the interior of an office in include all areas available for direct use, measured to the ‘Internal Dominant Face’ of the wall on a floor by floor basis

For agency and valuation purposes (GIA)

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20
Q

What is included in IPMS 2 office measurement?

A
  • Covered galleries and balconies

- Generally accessible roof terraces

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21
Q

What is excluded from IPMS 2 office measurement?

A
  • Open light wells and upper level voids of an atrium
  • Patio and decks at ground floor level
  • External parking and equipment yards, cooling equipment and refuse areas
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22
Q

When is IPMS 3 for offices used, and for what purposes?

A

Used for measuring the occupation of floor area in exclusive use using same assumptions as IPMS 2

Also for agency and valuation purposes (NIA)

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23
Q

What is included in IPMS 3 office measurement?

A
  • Covered galleries and balconies

- Generally accessible roof terraces

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24
Q

What is excluded from IPMS 3 office measurement?

A

Standard facilities providing shared or common facilities, such as stairs, lifts, motor rooms, ECs, cleaners’ cupboards, plant rooms, etc

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25
Q

What is the difference between IPMS 3 and NIA?

A
  • Perimeter measurements are taken to the ‘Internal Dominant Face’
  • No exclusions for restricted height of less than 1.5.
  • All columns are included
  • Area occupied by the reveals of a window when measured and assessed as the internal dominant face are included
  • On floors with multiple occupiers, 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
26
Q

What does IMPS 1 for residential property cover?

A

External area of the building

27
Q

What does IMPS 2 for residential property cover?

A

Internal area of the building

28
Q

What does IMPS 3 for residential property cover?

A

The occupation of the building on an exclusive basis to an occupier

29
Q

What other measurement guidance from the RICS do you follow?

A

RICS Code of Measuring Practice 2015

30
Q

What are the bases of measurement under the RICS Code of Measuring Practice 2015?

A
  1. GEA – town planning, council tax valuations and building cost estimates for houses
  2. GIA – estate agency, rating, building cost estimation for commercial assets & valuation of industrial/warehouses and
    valuation & rating of retail warehouses (2-3% deduction from GEA)
  3. NIA – as above but for shops (approx.. 15% deduction from GIA)
31
Q

What does GIA for industrial / retail warehouses include?

A
  • Columns
  • Lift wells
  • Mezzanines with permanent access
  • Loading bays
32
Q

What does GIA for industrial / retail warehouses exclude?

A
  • Canopies
  • Fire escapes
  • Covered ways
33
Q

If an industrial unit has an ancillary office within it, what basis do you measure the office one?

A

GIA basis

34
Q

When measuring the NIA of a fitted retail shop unit with full height partitioning, how can you determine the actual built width of the shop?

A
  • Remove a ceiling tile
  • Get behind the partitioning (spot any gaps/holes)
  • Inspect the basement or first floor to see actual built width
  • Scale from floor plans
  • Take sufficient on-site measurements to calculate the ITZA measurement
35
Q

What is an ITZA measurement?

A

Area in terms of zone A

36
Q

What is zoning?

A

Valuation technique used to create a unit for comparison of retail properties
Rationale is that rental values reduces away from the street
Halving back principle with 6.1m zones (20 ft)

37
Q

How would you decide what depth zones to apply?

A

Depends where the unit is located – some prime London retail streets have 9.14m zones

38
Q

How would you determine what % increase/decrease to apply to a 1st floor area?

A

Usually treated as A/10 approximately or a flat rate

39
Q

If a shop had a return frontage, how would you account for this in zoning?

A

Usually add 10% uplift

40
Q

What does NIA for offices include?

A
  • Atria with clear height above the entrance halls if not used in commons 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 stated separately and pavement vaults
  • Areas occupied by ventilation and heating grilles
  • Areas occupied by skirting and perimeter trunking
  • Areas occupied by non-structural walls subdividing accommodation in sole occupancy
41
Q

What does NIA for offices exclude?

A
  • 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 space it occupies is rendered
    substantially unusable
  • Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m
42
Q

What is internal eaves height?

A

The clear height between the floor and the lowest point on the underside of the roof (e.g. at the eaves)

43
Q

What is site depth?

A

Measurement from the front to rear boundaries

44
Q

What is shop depth?

A

Measurement from the notional display window to the rear of the retail area, including the thickness of the display window

45
Q

What is built depth?

A

Maximum external measurement from the front to rear walls

46
Q

What is gross frontage?

A

The overall external measurement in a straight line across the front of the building from the outside of the external walls or the centre line of the party walls

47
Q

What is net frontage?

A

The overall frontage of the shop line measured between the internal face of the external walls

48
Q

How do you measure land?

A
  • Promap (check boundaries using OS Map/title plan)
  • Trundle wheel
  • Mathematical trigonometry or planimeter
49
Q

What is a plot ratio?

A

Ratio between the size of the site and the building footprint (GEA)

50
Q

How many hectares is 1 acre?

A

1 acre is 0.4046 hectares

51
Q

What is a building line?

A

The line within, or coinciding with, the property line, beyond which it is illegal to build

52
Q

What are the limitations of a laser measure?

A
  • Bright sunlight can distort measurements
  • Smaller measurements
  • Device or human error
53
Q

How often should a laser measure be calibrated?

A

Annually by manufacturers

54
Q

How do you check a laser measure is functional?

A

Measure a known distance

55
Q

What is a ‘scale’?

A

The ratio of length in a drawing to the length of the real thing

56
Q

What is the scale of a room plan?

A

1:50

57
Q

What is the scale of a building plan?

A

1:100

58
Q

What is the scale of a location plan?

A

1:1250 to 1:2500

59
Q

What is the scale of a road/walking map?

A

1:50000

60
Q

How do you convert sq m to sq ft?

A

Multiple by 10.7639

RICS APC 2022 (7 decks)

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