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APC - Commerical > Measurement > Flashcards

Measurement Flashcards

1
Q

What are the key RICS documents regarding measurement?

A

RICS Professional Statement: RICS Property Measurement, 2nd Edition (2018)
AND
Code of Measuring Practice, 6th Edition (2015)

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2
Q

When was the RICS Professional Statement: RICS Property Measurement, 2nd Edition (2018) effective from?

A

1st May 2018

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3
Q

What is GEA?

A

The area of a building measured externally at each floor level

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4
Q

What is GIA?

A

The area of a building measured to the internal face of the perimeter walls at each floor level

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5
Q

What is NIA?

A

The useable areas within a building measured to the internal face of the perimeter walls at each floor level

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6
Q

What is IPMS?

A

International property measurement standards

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7
Q

What are the benefits of IPMS?

A

Increase transparency of measurement data, and property data more generally
Consistent language for the property industry globally
Reduces risk, facilitating international trade in property
Easier property portfolio benchmarking
Greater credibility for valuation professionals globally

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8
Q

What is a component area in IPMS?

A

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

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9
Q

What are the component areas in IPMS?

A

Component area A – vertical penetrations
Component area B1 – external wall
Component area B2 – internal structural elements
Component area B3 – internal non-structural elements
Component area C – technical services
Component area D – hygiene areas
Component area E – Circulation areas
Component area F – amenities
Component area G – living space (residential)
Component area H – other areas (e.g. balconies, covered galleries etc.)

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10
Q

If a component area is a multifunctional use, what should it be stated as?

A

Stated according to its principle use

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11
Q

To what properties does IPMS currently apply?

A

Offices and residential

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12
Q

What is dual-reporting?

A

When members report the measurement both in terms of IPMS and another basis

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13
Q

When should dual-reporting be adopted?

A

This should be adopted when the client specifically requests a standard other than IPMS

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14
Q

What is the benefit of dual reporting?

A

It facilitates comparative analysis both locally and internationally

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15
Q

What is IPMS 1?

A

The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, and reported on a floor-by-floor basis
Universal standard that applied to all building classes

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16
Q

In IPMS 1, what measurements are included but stated separately?

A

Covered galleries
Balconies (being external to the main structure of the building)
Generally accessible rooftop terraces
All measured to their outer face

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17
Q

What areas are excluded in IPMS 1?

A

Open light wells or the upper-level voids of an atrium
Open external stairways that are not an integral part of the structure, for example, an open framework fire escape
Patios and decks at ground level, external car parking, equipment yards, cooling equipment and refuse areas, and other ground level areas that are not fully enclosed are not to be included within IPMS 1, but may be measured and stated separately

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18
Q

Why has the RICS made changes from the Code of Measuring Practice to the RICS Professional Statement: RICS Property Measurement?

A

Move to IPMS aims to provide globally consistent measurement of property

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19
Q

What is the difference between IPMS 1 and GEA?

A

Covered galleries are included but stated separately in IPMS 1 and included in GEA
Balconies, accessible rooftop terraces are included but stated separately in IPMS 1 and excluded in GEA

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20
Q

What is IPMS 2 – Office?

A

The sum of the areas of each floor level of an office Building measured to the
Internal Dominant Face and reported on a Component-by-Component basis for
each floor of a Building

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21
Q

In IPMS 2, what measurements are included but stated separately?

A

Covered galleries
Balconies (being external to the main structure of the building)
Generally accessible rooftop terraces
All measured to their inner face

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22
Q

What areas are excluded in IPMS 2?

A

Open light wells
Upper level voids of an atrium
Patios and decks at ground-floor level not forming part of the building structure
External car parking
Equipment yards, cooling equipment and refuse areas
These and other ground-level areas that are not fully enclosed are not to be included within IPMS 2 – Office but may be stated separately

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23
Q

What is the difference between IPMS 2 and GIA?

A

Area occupied by the reveals of windows when measured and assessed as the internal dominant face are included in IPMS 2 and excluded from GIA
Covered galleries are included but stated separately under IPMS but difference interpretations of the Code may apply (depending on local practice)
Balconies are included but stated separately under IPMS 2 but excluded form GIA
Accessible rooftop terraces are included but may be stated separately under IPMS 2 but normally excluded from GIA

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24
Q

What is IPMS 3 – Office?

A

The floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas
Calculated on an occupier-by-occupier or floor-by-floor basis for a building

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25
Q

What are standard facilities in IPMS 3 - Office?

A

Those parts of a building providing shared facilities that typically do not change over time, including stairs, escalators, toilets, cleaners’ cupboards, plant rooms etc.

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26
Q

What is included in IPMS 3 – Office?

A

All internal walls and columns within an occupant’s exclusive area included
The floor area is taken to the internal dominant face and where there is a common wall with an adjacent tenant, to the centre-line of the common wall

27
Q

What measurements are included but stated separately under IPMS 3 – Office?

A

oBalconies, covered galleries, and rooftop terraces in exclude use are to be measure to their inner face ad stated separately

28
Q

What measurements are excluded from IPMS 3 – Office?

A

Standard facilities

29
Q

What is the difference between IPMS 3 and NIA?

A

Internal walls and columns are included from IPMS 3 – Office but excluded from NIA (except for non-structural lightweight partitions)
Common walls with an adjacent occupier are taken to the centre line of the common wall under IPMS 3 – Office but under NIA the half width of the common wall is excluded
Enclosed walkways or passages between separate buildings in exclusive occupation are included in IPMS 3 – Office but normally excluded from NIA
Areas occupied by the reveals of windows and areas under 1.5m in height are included in IPMS 3 – Office but excluded form NIA
Covered galleries, sometimes referred to as internal balconies, used exclusively are included in IPMS 3 but stated separately but included/excluded from NIA due to varying interpretations of the code
External open-sided balconies used exclusively are included but stated separately in IPMS 3 but excluded from NIA
Accessible rooftop terraces are included in IPMS 3 but may be stated separately, they are normally excluded from NIA

30
Q

To what IPMS does GEA most closely equate to?

A

IPMS 1

31
Q

To what IPMS does GIA most closely equate to?

A

IPMS 2

32
Q

To what IPMS does NIA most closely equate to?

A

IPMS 3

33
Q

What is an applications of IPMS 1?

A

Planning – basis of measurement for planning applications and approvals, site coverage, etc.

34
Q

What is an application of IPMS 2 - Office?

A

Costing – a method of measurement for a basis of calculating building costs and reinstatement costs

35
Q

What are application of IPMS 3 - Office?

A

Agency and valuation- a basis of measurement for valuation, market analysis and marketing of offices for rental and capital valuation
Taxation – a basis of measurement for local taxation purposes, where applicable.
Property and facilities management – a basis of measurement for calculating, together with component areas within IPMS 2 – Office, service charges in mixed-use buildings for the apportionment of occupiers’ liability

36
Q

What are limited use areas?

A

Not specified by the RICS as they differ from market to market, but are certain areas in a building that are incapable to legal or effective occupation due to local or national legislation e.g., due to a height restriction, limited light etc.
They allow members and users to quantify separately those areas in the relevant IPMS total, where special consideration may need to be applied for valuation, leasing or other purposes

37
Q

What is the internal dominant face (IDF)?

A

The inside finished surface comprising more than 50% of the floor to ceiling height of each IDF wall section. If such does not occur, then the finished surface is deemed to be the IDF
If there is no internal dominant face, because no face in an IDF wall section exceeds 50%, or if the internal dominant face is not vertical, the measurement should be to the finished surface

38
Q

What is the IDF wall section?

A

The inside finished surface comprising more than 50% of the floor to ceiling height of each IDF wall section. IF such does not occur, then the finished surface is deemed to be the IDF

39
Q

What does GEA include?

A

Perimeter wall thickness and external projections
Areas occupied by internal walls and partitions
Columns, piers, chimney breasts etc.
Atria and entrance halls
Internal balconies
Structural, raked or stepped floors
Horizontal floors, whether accessible of not below structural, raked or stepped floors
Mezzanine areas
Lift rooms, plant rooms etc.
Outbuildings sharing at least one wall with main building
Loading bays
Areas with headroom less than 1.5m
Pavement vaults
Garages
Conservatories

40
Q

What does GEA exclude?

A

External open-sided balconies, cover ways and fire escapes
Canopies
Open vehicle parking areas and roof terraces
Voids over or under structural, raked or stepped floors
Greenhouse, garden stores, and the like in residential property

41
Q

What is GEA used for?

A

Town planning, rating and council tax, building cost estimation

42
Q

What does GIA include?

A

Areas occupied by internal walls and partitions
Columns, piers, chimney breasts etc.
Atria and entrance halls
Internal open-sided balconies, walkways etc.
Structural, raked or stepped floors
Horizontal floors with permanent access below structural, raked or stepped floors
Corridors of permanent essential nature
Mezzanine floor areas with permanent access
Lift rooms, plant rooms etc.
Service accommodation including toilets etc.
Projection rooms
Voids over stairwells and lift shafts
Loading bays
Areas with headroom less than 1.5m
Pavement vaults
Garages
Conservatories

43
Q

What does GIA exclude?

A

Perimeter wall thickness and external projections
External open-sided balconies, covered ways and fire escapes
Canopies
Voids over or under structural, raked or stepped floors
Greenhouses, garden stores, fuel stores and similar in residential

44
Q

What is GIA used for?

A

Building cost estimation
Estate agency and valuation
Rating
Property management
New homes valuation

45
Q

What does NIA include?

A

Atria with clear height above
Entrance halls
Notional lift lobbies and national fire corridors
Kitchens
Built in units, cupboards and the like occupying useable areas
Ramps, sloping areas, and steps within useable areas
Areas occupies by ventilation/heating grilles
Areas occupied by skirting and perimeter trunking
Areas occupied by non-structural walls subdividing accommodation in sole occupancy
Pavement vaults

46
Q

What is excluded from NIA?

A

Parts of entrance halls, atria, landings and balconies used in common
Toilets, cleaners’ cupbaords etc.
Lift rooms, plant rooms etc.
Stairwells, lift-wells and permanent lift lobbies
Corridors and other circulation areas used in common
Permanent circulation areas, corridors and thresholds associated with access but not those parts that are usable areas
Areas under the control of service or other external authorities including meter cupboards
Internal structural walls, column, piers, chimney breasts etc.
Spaces occupied by permanent and continuous air conditioning, heating or cooling apparatus
The space occupied by permanent, intermittent air-conditioning, heating or cooling apparatus protruding 0.25m or more into the usable area
Areas with headroom less than 1.5m
Areas rendered substantially unusable by virtue of having a dimension between opposite faces of less than 0.25m
Vehicle parking areas

47
Q

What is NIA used for?

A

Estate agency and valuation
Rating
Property management

48
Q

What are the main reasons for property measurement?

A

Valuation
Purchase and sale
Leasing and letting
Reinstatement cost assessments
Business Rates
Estate management

49
Q

What is retail area (RA)?

A

The net internal area of a shop
Includes: storerooms and ancillary accommodation formed by non-structural partitions and recced and arcaded areas of the shop created by the location and design of the window display frontage
Excludes: storerooms and ancillary accommodation formed by structural partitions and display cabinets which should be identified separately

50
Q

What is storage area (StoA)?

A

The NIA of a shop which does not form part of the RA which is used exclusively for storage purposes

51
Q

What are ancillary areas (AA)?

A

NIA not included in RA and StoA but capable of beneficial use

52
Q

What is gross frontage (GF)?

A

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

53
Q

What is net frontage (NF)?

A

The overall external frontage on the shop line measured between the internal face of the external walls, or the internal face of support columns
Includes: display window frame and shop entrance
Excludes: recesses, doorways or access to other accommodation

54
Q

What is shop width (SW)?

A

Internal width between inside faces of external walls at the front of the shop or other point of reference

55
Q

What is shop depth (SD)?

A

Measurement from the notional display window to the rear of the retail area

56
Q

Why is accurate measurement so important?

A

Key metric for all use classes of property
Market value is invariably a function of floor area
Third parties may rely on measurements and make financial decisions based off them – legal liability
Helps create a transparent, stable property market

57
Q

What equipment can be used for property measurement?

A

Laser measurer
Trundle wheel
Measuring tape
Tape measure
Measuring rod
Your feet
Digital mapping
Scale rulers

58
Q

When reporting a property’s measurement, what information must be kept on file or in the measurement report?
10

A

Purpose of the measurement instruction
Date of the measurement instruction
Date of measurement
Measurement standard adopted
Reason from departure from IPMS if applicable
Measurement methodology
Scale of any plans used
Floor area schedule with relevant areas cross referenced to floorplans
Unit of measurement and conversion factor, if applicable
Name of RICS member or regulated firm responsible for the instruction

59
Q

What is zoning?

A

Common to calculate the measurements of a retail unit using the zoning method
Principle is that the front of the shop is most valuable
Zones of 6.1m, each 50% less valuable than the last
ITZA – which is then rentalised

60
Q

What must RICS members and regulated firms must consider when evaluating the level of accuracy that could be expected from a measured survey that is both achievable and acceptable?

A

What is the purpose of the measurement exercise?
What are the client’s requirements and expectations in terms of accuracy and confidence in measurement?
What are the building or site conditions at the time of survey that would influence how measurements are undertaken?
What are the time/cost elements involved in the measurement and reporting?
What would be the ramifications if the level of accuracy is deemed insufficient for the purpose?

61
Q

What unit of measurement does the RICS prescribe for RICS members and regulated firms?

A

The Professional Statement does not prescribe a specific unit of measurement. Members and regulated firms should adopt metric or imperial units in accordance with the generally accepted unit for the market or the legal requirements of their jurisdiction

62
Q

What is the approximate conversion of a sq ft to a m²?

A

1 sq ft ≈ 0.09 m²

63
Q

What is the approximate conversion of a acre to a hectare?

A

1 acre ≈ 0.4 hectare

APC - Commerical (10 decks)

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