Measurement Flashcards
RICS guidance in this area?
RICS Property Measurement Professional Statement 2018
Code of Measuring Practice 2015
Types of measurement tools?
- Tape measure
- Laser
- Software
- Trundle wheel
Advantages and disadvantages of laser device?
+ accurate from 1.5mm to 200m
+ good for measuring long units e.g industrial
- bright light can distort laser
How do you calibrate a laser?
- Measure easy measurement and compare with tape measure.
- Disto on tripod and measure 10 times from baseline point.
- Average the values measured.
AY sends off lasers to manufacturer annually to be calibrated.
What scale would you use for a:
Building plan?
Situation/ location plan?
Wider location plan?
Building plan - 1:100
Situation/ location plan - 1:5,000
Wider location plan - 1:250,000
What should be shown on a plan?
Compass arrow pointing North
Aim of RICS Property Measurement Professional Statement 2018?
- Avoid current inconsistent definitions of measurement in different countries and bring greater global transparency.
- Document introduces mandatory international property measurement standards.
What properties is IPMS applicable to?
Currently office and residential
Benefits of IPMS to be told to client?
- Better global consistency in measurement practice/ definitions.
- Increased global transparency.
- Easier portfolio benchmarking.
- Greater credibility for valuation professionals.
What are the general principles of measurement and calculation in RICS Professional Statement?
- Provide date when measurements taken
- State methodology used
- State scale of plans used
- State conversion factor between metric and imperial
- Measurements and calculations clearly documented
- Note RICS member responsible for measuring
What is IPMS 1?
- Formerly GEA.
- Used for town planning/ build cost purposes.
- Measure of whole building including external walls.
- Inclusions (but stated separately): covered galleries, balconies, generally accessible roof terraces.
- Exclusions: upper void level of atrium, patios, refuse area, parking.
What is IPMS 2 Office?
- Formerly GIA.
- Used for agency and valuation purposes.
- Measuring interior of an office including all areas available for direct use, measured to INTERNAL DOMINANT FACE.
- Same as IPMS 1 but excludes external walls.
What is IPMS 3 Office?
- Formerly NIA.
- Used for agency and valuation purposes.
- Used to measure occupation of floor areas in exclusive use, measured to IDF.
- Inclusions: internal walls and columns/ taken to centre line of common wall shared with adjacent occupier.
- Exclusions: Standard facilities that are shared/ common areas
What is Internal Dominant Face (IDF)?
Inside finished surface comprising more than 50% of floor to ceiling height for each IDF wall section.
Difference between IPMS 3 Office and NIA?
- IPMS taken to IDF.
- IPMS includes limited height areas below 1.5m.
- IPMS includes all columns.
- IPMS includes areas occupied by reveals of windows when assessed as IDF.
NIA excludes all of the above and does not measure to centre line.
Which property type was first to be IPMS?
Office
Aim of Code of Measuring Practice 2015?
- Best practice for all measurement, except office and resi.
- Provides definitions to ensure consistent approach.
Basis of measurement and when used?
GEA - town planning/ council tax vals/ building cost estimates for houses.
GIA - agency/ vals/ rating/ building cost estimated for commercial.
NIA - same as GIA.
When is GEA used?
town planning/ council tax vals/ building cost estimates for houses
When is GIA used?
- Industrial
- Warehouses
- Retail warehouses
When is NIA used?
- Retail shops
- Offices
Inclusions and exclusions on GIA?
Measured to internal face of perimeter walls
Includes:
Columns/ internal walls/ lift wells/ loading bays/ mezz (with permanent access)
Excludes:
Canopies (stated separately)
Fire escapes/ covered ways
ANCILLARY OFFICES MEASURED ON GIA
Inclusions and exclusions for NIA?
Useable area within a building measured to internal face of perimeter walls
Includes:
Internal non-structural walls that forms part of the exclusive occupation area
Excludes:
Shared facilities/ columns/ internal walls separately exclusive use areas/ stairwells/ limited use areas below 1.5m
Measurement accuracy?
+/- 1% to +/- 10%
Depends on property size and use.
Why do you compare with the VOA? Could they be inaccurate?
They measure in accordance with the RICS documentation.
Publicly accessible measurements used to determine the RV, therefore good level of accuracy.
Usually compare to other measurements too if available, but know that VOA measure in same accordance as my own.
