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Measurement > Measurement > Flashcards

Measurement Flashcards

1
Q

What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?

A

RICS Property Measurement, 2018

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2
Q

What was the aim of RICS Property Measurement, 2018?

A

Establish consistencies in property measurement to be adopted by governments and industry on a global basis.

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3
Q

Which IPMS measuring practices were adopted in RICS Property Measurement, 2018?

A

Offices and residential properties

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4
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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5
Q

What are the benefits of IPMS?

A

Measurement variations currently sit at 24% causing inconsistency

Increased transparency

Consistent language for measurement worldwide

Reduces risks, facilitating international trade property

Easier property portfolio benchmarking

Greater credibility for valuation worldwide

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6
Q

When are RICS planning on implementing IPMS: Industrial Buildings 2018 and IPMS: Retail Buildings 2019?

A

No date has yet been given by the RICS

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7
Q

For what types of property is adoption of IPMS mandatory?

A

When reporting on residential and office space, unless the client provides a written instruction to use an alternative

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8
Q

What are the general principles of RICS Property Measurement, 2018?

A
  • Advise clients of the benefits of using IPMS
  • Document the reason for not using IPMS
  • 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
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9
Q

When did Property Measurement 2018 become effective?

A

1st May 2018

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10
Q

When is IPMS 1 - Offices used? What method of measurement does it most closely correspond to?

A

Planning or building cost purposes
GEA

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11
Q

When is IPMS 2 - Offices used? What method of measurement does it most closely correspond to?

A

Agency and valuation purposes
GIA

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12
Q

When is IPMS 3 - Offices used? What method of measurement does it most closely correspond to?

A

Agency and valuation purposes
NIA

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13
Q

What does IPMS 1 - Offices include and exclude?

A
  • Used for measuring the area of a building including external walls.
  • The sum of the areas measured to the outer perimeter.
  • Reported on a floor-by-floor basis.

Include but state separately:
* Covered galleries (Internal balcony)
* Balconies (External structure)
* Generally accessible roof terraces

Exclude:
* Open light wells & upper level atrium (Lloyds Insurance building)
* External stairways (New York Stairs)
* Patios / decks / external car parking / yards / refuse / cooling equipment

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14
Q

What does IPMS 2 - Offices include and exclude?

A
  • The sum of the areas of each floor level of an office building measured to the internal dominant face.
  • Used for measuring the interior area and categorising the use of space in an office building.
  • Provides data on the efficient use of space on a component by component basis.
  • Measured to the Internal Dominant Face > 50%

Include but state separately:
* Covered galleries (Internal balcony)
* Balconies (External Structure)
* Generally accessible roof terraces

Exclude:
* Open light wells & upper level atrium (Lloyds Insurance building)
* External stairways (New York Stairs)
* Patios / decks / external car parking / yards / refuse / cooling equipment

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15
Q

What does IPMS 3 - Offices include and exclude?

A
  • The floor area available on an exclusive basis to an occupier
  • Excludes standard facilities and shared circulation areas
  • Calculated on an occupier-by-occupier or floor-by-floor basis for each building
  • Measured to the Internal Dominant Face > 50%
    *Where there is a common wall - measure to the centre-line of the common wall – For IPMS the floor area is taken from the midpoint

Include but state separately:
* Covered galleries (Internal balcony)
* Balconies (External Structure)
* Generally accessible roof terraces
* Measured on an exclusive basis to their inner face and stated separately

Exclude:
* Open light wells & upper level atrium (Lloyds Insurance building)
* External stairways (New York Stairs)
* Patios / decks / external car parking / yards / refuse / cooling equipment
* Standard facilities or common facilities - stairs, escalators, lifts/elevators and motor rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge areas and maintenance rooms

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16
Q

What is the definition of the Internal Dominant Face?

A

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

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17
Q

What are the differences between IPMS 3 and NIA?

A

IPMS:
* Perimeter measurements are taken to the ‘Internal Dominant Face’
* Area occupied by the reveals of a window when measured and assessed as the IDF are included
* Areas with restricted height of less than 1.5m are included
* All columns are included
* On floors with multiple occupants, the area from the midpoint of the partition wall is included
* Covered galleries and balconies for the exclusive use of one tenant are included and stated separately

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18
Q

What are the THREE IPMS standards for measuring residential buildings?

A
  • IPMS 1 - Residential: External
  • IPMS 2 - Residential (Internal): Internal area of the building
  • IPMS 3 - Residential (Occupier): the occupation of the building on an exclusive basis to an occupier
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19
Q

What are the THREE sub areas of IPMS 3 Residential?

A
  • 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
20
Q

What document should you refer to when measuring retail and industrial property?

A

RICS Code of measuring practice, 2015

21
Q

When would you use GEA as a basis of measurement?

A
  • Town planning
  • Council tax valuations
  • Building cost estimates for houses
22
Q

When would you use GIA as a basis of measurement?

A
  • Industrial/warehouses, retail warehouses and food stores:
  • Estate agency
  • Rating
  • Valuation
  • Building cost estimates for commercial assets
  • New homes valuations
23
Q

When would you use NIA as a basis of measurement?

A

Shops/Offices:
* Estate agency
* Rating
* Valuation

24
Q

When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?

A

Include:
* Columns
* Lift wells
* Mezzanines with permanent access
* Loading bay

Exclude:
* Canopies
* Fire escapes
* Covered ways

25
Q

On what basis would you measure ancillary office space contained within a warehouse

A

GIA

26
Q

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?

A
  • 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)
27
Q

What is included in a Net Internal Area (NIA) measurement?

A
  • 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
28
Q

What is excluded in a Net Internal Area (NIA) measurement?

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 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
29
Q

What is the 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

30
Q

What is the site depth?

A

The measurement from the front to rear boundaries

31
Q

What is the shop depth?

A

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

32
Q

What is the built depth?

A

The maximum external measurement from the front to rear walls

33
Q

What is the gross frontage for a shop?

A

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

34
Q

What is the net frontage for a shop?

A

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

35
Q

What is the difference between plot ratio and site cover?

A

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

36
Q

What should be done before calculating the site area on Promap?

A

Check the boundaries on site with an OS plan and / or Land Registry title document

37
Q

What could be used to measure the boundaries whilst on site?

A

Trundle wheel

38
Q

How accurate do measurements have to be?

A

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

39
Q

What is the building line?

A

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

40
Q

What is a commonly used scale for a building plan?

A

1:100

41
Q

What is a commonly used scale for a street plan?

A

1:1250

42
Q

What is a commonly used scale for a location plan?

A

1:2500

43
Q

What is a commonly used scale for a road map?

A

1:50000

44
Q

What are commonly used measuring tools?

A
  • Tape measure
  • Rod
  • Laser device
  • Trundle wheel (used for measuring land)
45
Q

How do you check the accuracy of your laser measuring device?

A
  • 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
46
Q

What basis of measurement is used for Building reinstatement costs?

A

GIA

47
Q

What difficulties can arise when measuring a shop and how can these be overcome?

A
  • Often a lot of tenant fit out – can be difficult to gauge true width of the shop
  • Can remove ceiling tile
  • Get behind partition
  • Scale from floor plans
  • Measurements should be taken to glazed frontage unless element of the structure prevent the space from being used

Measurement (3 decks)

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