Measurement Flashcards
What is IPMS and why was it introduced ?
International Property Measurement Standards, introduced in RICS Property Measurement 2018 to improve global transparency in measuring and remove inconsistencies
Why is accuracy important when measuring?
To ensure that there are no errors in the later purpose for which you are measuring for
Why did you measure using GIA at Unit BA the Paddocks
as this was in line and advised by the Code of Measuring Practice 2015
Can you talk me through what GIA includes and excludes?
Includes: everything within the building to the internal face of the perimeter wall, such as internal walls and columns, areas under 1.5m in height, stairwells, mezzanine areas with permanent access
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Exclude: perimeter wall thickness, canopies and covered ways and external fire escapes
You confirmd that the measurement at Unit BA the Paddocks was within 1%, is there a standard tolerance within RICS?
No
it is based on the difficulty of measuring, site specific conditions and the purpose for which you are measuring.
E.g a greater margin of error is accpeting in measuring an out of town car park than a london office
Why did you measure the Riverbridge office in NIA?
As it was requested by my Client and also comparables were in NIA
What is included and excluded in NIA?
Include: All useable area, atria with clear height above (at lowest level), entrance halls, notional lift lobbies, kitchen stationary cupboards
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Exclude: Toilets, columns and internal walls, plant and lift rooms, stairwells, cleaner cupboards, areas under 1.5m in height, continuous heating across perimter wall, protrusions over 0.25m
What is the difference between NIA and IPMS 3?
- All internal walls and columns included in IPMS 3 Office, but excluded in NIA
- Are under 1.5m in height included but stated seperately in IPMS 3 office, but excluded in NIA
- Areas occupied by the reveals of windows included in IPMS 3 Office (internal dominant face)
- Balconies and roof terrace with exclusive use included in IPMS 3 Office
- Enclosed walkways in exclusive use included in IPMS 3 Office
If you were to measure a retail building what measurement approach would you adopt?
NIA
If you were to measure an ancillary office in industrial, what would you measure it to?
GIA
When would you use zoning?
For retail space frontage to depth ratio
What professional statement do we adhere to when measuring a property?
I am aware of the professional statement RICS Property Measurement 2nd Edition (2018) and understand how this incorporates the International Property Measurement Standards.
What is IPMS 3 used for?
Office (formerly NIA) Agency and valuation – a basis of measurement for valuation, market analysis and marketing of offices for rental and capital.
How often do you calibrate your laser measure?
annually by sending back to manufacturer
Is zoning a method of measurement?
No it is a technique and method of valuation analysis
Do you always use a depth of 6.1m?
No, oxford street, bond street and scotland have depths of 30ft
Thinking about the measurement you carried out at x offices, can you talk me through how you measured to IPMS 3?
How does this differ from NIA?
Would you measure from the skirting board?
No, measure to the internal dominant face of the perimeter wall or the internal face of the perimeter wall
- What would you exclude from the measurement of an industrial unit- say for example the unit you measured at The Paddocks, Cambridge
Perimeter wall thickness, external balconies, external fire escapes, canopies, greengrocers, garden stores.
Do you exclude or include a plant room when measuring an industrial unit on GIA? What if it is on the roof/
Include plant room even if it is above the main roof level
What info must be included on all plans?
Compass pointing north and scale.
Are you aware of any updates concerning IPMS for industrial and retail buildings?
IPMS have also released two further standards for Industrial and Retail Buildings. These have not yet been adopted by RICS in technical guidance (i.e., a future 3rd Edition of Property Measurement) so they are not yet of mandatory application.
IPMS Retail Buildings was published in September 2019, whilst IPMS Industrial Buildings was published earlier in January 2018. Neither have been incorporated to date by RICS in an updated edition of Property Measurement.
What properties does RICS property Measurement apply to?
Office and residential
Why was IPMS introduced?
Improve global transparency in measurement
Reduce risk when comparing property
Benchmarking across different properties
What are component areas under IPMS?
The extent at ground level of the area of a Building covered by one or more roofs, the perimeter of which (sometimes referred to as the drip line) is the outermost structural extension, exclusive of ornamental overhangs
What do you include in your measurement report?
