Measurement Flashcards
Internal face
Brick/blockwork or plaster coat applied to brick/blockwork
Internal dominant face
The inside finished surface comprising more than 50% of the floor to ceiling height for each wall section
Standard/Common facilities
Parts of a building used in common that typically do not change over time including stairs, lifts, toilets, cleaners cupboards, plant rooms, fire refuge areas
Component
One of the main elements into which the floor area of a building can be divided
Eaves height
Clear height between the floor and the lowest point of the underside of the roof
Purpose/benefits of IPMS
Consistency and transparency globally
Reduced risk in facilitating international property transactions
Enable international occupiers/investors/ owners to benchmark their property assets
IPMS 1 Office
Used for measuring the area of a building externally - taken to the outer perimeter and reported on a floor by floor basis
IPMS 1 office inclusions and exclusions
Included:
Basements - assume same wall thickness as ground floor
Included but stated separately:
External balconies
Rooftop terraces
Excluded:
Patios and decks at ground level
External car parking
Equipment yards
IPMS 2 Office
Used for measuring the interior area in an office building - taken to the IDF and reported on a component by component basis for each floor area
IPMS 2 office inclusions and exclusions
Included:
Internal walls and columns
Enclosed walkways
Stated separately:
External balconies
Rooftop terraces
Excluded:
Patios and decks at ground level
External car parking
Equipment yards
IPMS 3 Office
For measuring floor areas in exclusive use excluding standards facilities and shared circulation areas. Reported on an occupier by occupier or floor by floor basis
IPMS 3 office inclusions and exclusions
Included:
All internal walls and columns within an occupants exclusive area
Measured to IDF
Half the area of a wall shared with an adjacent tenant
Kitchen if in exclusive use
Stated separately:
Balconies
Rooftop terraces
Excluded:
Standard facilities
Shared circulation areas
Main difference between NIA and IPMS 3 Office
IPMS includes:
Internal walls and columns
Areas with headroom less than 1.5m
Half the area of a wall shared with an adjacent tenant
External balconies and rooftop terraces (stated separately)
IPMS 1 Residential definition
Used for measuring the area of a building including external walls (reported on a component by component basis for each floor)
IPMS 1 Residential inclusions and exclusions
Included:
Walls
Columns
Enclosed walkways
Basement
Conservatory
Stated separately:
External balconies
Internal permanent mezzanines
Rooftop terraces
Garage
Excluded:
Fire escapes
External areas such as parking
Patios and decks at ground level
IPMS 2 Residential
Used for measuring the interior area of a residential building - taken to the IDF (reported on a component by component basis for each floor)
IPMS 2 Residential inclusions and exclusions
Included:
All areas within the IDF including internal walls and columns
Enclosed walkways
Conservatories
Basement
Stated separately:
External balconies
Permanent mezzanines
Rooftop terraces
Garages
Excluded:
External car parking
Patios and decks at ground level
IPMS 3 Residential definitions (exclusive use)
IPMS 3A - an external measurement of the area in exclusive occupation (GEA)
IPMS 3B - an internal measurement of the area in exclusive occupation including internal walls etc. (GIA)
IPMS 3C - an internal measurement of the area in exclusive occupation excluding internal walls etc. on a room by room basis (EFA)
IPMS 3A inclusions and exclusions
Including:
Measured to outer face of external wall
Half the area of shared wall for attached dwellings
To the finished surface of walls shared with common facilities for multi-unit dwellings
Conservatories
Basements
Stated separately:
Attics
Garages
Limited use areas
Excluded:
Patios
Unenclosed parking areas
Staircase openings
IPMS 3B inclusions and exclusions
Including:
Internal walls and columns
Measured to IDF and finished surface of shared walls
Conservatories
Basements
Stated separately:
Attics
Garages
Limited use areas
Excluded:
Patios
Unenclosed parking areas
Staircase openings
IPMS 3C inclusions and exclusions
Including:
Measured to IDF and finished surface of internal walls
Includes area occupied by non permanent walls
Conservatories
Basements
Stated separately:
Attics
Balconies
Garages
Limited use areas
Roof terraces
Excluded:
Internal walls and columns
Patios
Unenclosed parking areas
Staircase openings
GEA definition and use
Area of a building measured externally at each floor level
Used for town planning and reinstatement costs
GIA definition and use
Area of a building measured to the internal face of the perimeter walls at each floor level
Used for agency, valuation and build cost estimation
NIA definition and use
Useable area within a building measured to the internal face of the perimeter walls at each floor level
Used for agency and valuation
GEA inclusions and exclusions
Includes
Perimeter wall thickness
Internal walls and partitions
Lift/plant rooms
Loading bays
Areas with headroom less than 1.5m
Garages
Conservatories
Excluded:
External open sided balconies
Canopies
Open vehicle parking areas
Roof terraces
Greenhouses
GIA inclusions and exclusions
Included:
Areas occupied by internal walls and partitions
Stairwells and lift wells
Entrance halls
Corridors
Mezzanines with permanent access
Lift/plant rooms
Service accommodation e.g. toilets, changing rooms, cleaners rooms
Voids over stairwells
Areas with headroom less than 1.5m
Garages
Conservatories
Loading bays
Excludes:
Perimeter wall thickness
External balconies
Fire escapes
Canopies
Greenhouses
NIA inclusions and exclusions
Including:
Entrance halls in exclusive use
Kitchens
Built in cupboards occupying useable space
Areas occupied by non-structural walls
Excluding:
Entrance halls and circulation areas in common
Toilets, bathrooms, cleaner rooms and the like
Lift rooms, plant rooms other than those of a trade process nature
Stairwells and lift wells
Permanent circulation areas that are not useable space
Internal structural walls
Areas of headroom less than 1.5m
What would include and exclude when measuring an industrial unit?
Measured on a GIA basis including:
Office space within
Columns, lift wells
Loading bays
Toilets/bathrooms
Excluding:
External balconies
Fire escapes
Canopies
What is included and excluded from NSA
(Based on GIA)
Includes:
Internal walls
Basements
Hallways
Mezzanines
Internal walls/columns
Excludes:
Conservatories (stated separately) and garages (diff to GIA)
Areas with headroom less than 1.5m (diff to GIA)
Balconies
Terraces
What is the key difference between NSA and IPMS 3B?
IPMS 3B includes restricted headroom
states separately:
Roof terraces
External balconies
NSA includes:
Mezzanines (IPMS SS)
What is the key difference between NIA and IPMS 3 Office
IPMS includes:
Area of internal structural walls and columns
Areas with less than 1.5m headroom
Measured to IDF so can be to glazing or areas within window reveals
Half the area of a wall shared with an adjacent occupier
External open sided balconies and accessible roof terraces (stated separately in IPMS)
How far can a laser measure?
Up to 200m
Finished surface
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipe work
Clear height
The difference between the floor and the lowest hanging item on the ceiling e.g. sprinklers, lights etc.
Site depth
Measurement from the front to the rear boundaries
Mandatory requirements for reporting measurements
Provide the date undertaken
Provide member responsible
State the equipment used
Reference and scale and any plans used
Conversion factor and any rounding e.g. square metres to square feet
Measurements and calculations clearly documented
What would you include and exclude when measuring a retail unit?
NIA basis aka Retail Area
Including:
Thickness of the display window
Recessed shop front
Area occupied by partitioning part of tenant fit out
Excluding:
Ancillary areas
Areas with headroom less than 1.5m
Toilets
How would you determine the actual built width of a shop when tenant has full height partitioning?
Try to get behind partitioning
Scale from floor plans
Inspect the basement
What is zoning?
A technique used in valuation for analysing and comparing evidence. It is based on the principle that floor area at the front of the ground floor is worth more than at the rear. Measurements are taken on an NIA basis then the floor area is decreased in value by halving back in depths of 6.1m. Upper floors used as trading areas are typically apportioned a 10% of Zone A rate with a nominal rate on ancillary space
What is a rent ITZA
When zoning it is typical to half back the area and then apply the Zone A rent to the reduced floor area producing an ITZA rent
How do you account for return frontage when zoning?
An addition of up to 10% of the overall sales area value can be made but this will depend on the quality of the frontages and the benefit gained and market norm
How did you measure the residential apartments? What did you include and exclude?
Net Sales Area
Including:
Internal walls
Toilets and bathrooms
Excluding:
Roof terraces
Perimeter wall thickness
(Would have been areas of headroom less than 1.5m)
How did you measure the office in Cumbria? What did you include and exclude?
NIA
Included all useable space in sole occupation including kitchens and areas occupied by built in storage cupboards
Excluded stairwells, reception, building manager’s office, toilets, cleaner’s cupboards, pillars
What are examples of component areas
Hygiene areas
Circulation areas
Amenities
Living space
Workspace
What is Retail Area
The NIA of a shop
What if the length you are trying to measure is too long for the disto?
Measure to a fixed point and then take a second measurement and add the two. Then repeat in the other direction to check accuracy
What are the advantages and disadvantages of a laser measure?
Advantages:
Quick
More accurate than a tape measure
Disadvantages
Needs regular calibrate
Can be interfered with by light/mirrors
Struggles with long distances
