Measurement

Question 1

What is IPMS and why was it introduced ?

Answer 1

International Property Measurement Standards, introduced in RICS Property Measurement 2018 to improve global transparency in measuring and remove inconsistencies

Question 2

Why is accuracy important when measuring?

Answer 2

To ensure that there are no errors in the later purpose for which you are measuring for

Question 3

Why did you measure using GIA at Unit BA the Paddocks

Answer 3

as this was in line and advised by the Code of Measuring Practice 2015

Question 4

Can you talk me through what GIA includes and excludes?

Answer 4

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
()
Exclude: perimeter wall thickness, canopies and covered ways and external fire escapes

Question 5

You confirmd that the measurement at Unit BA the Paddocks was within 1%, is there a standard tolerance within RICS?

Answer 5

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

Question 6

Why did you measure the Riverbridge office in NIA?

Answer 6

As it was requested by my Client and also comparables were in NIA

Question 7

What is included and excluded in NIA?

Answer 7

Include: All useable area, atria with clear height above (at lowest level), entrance halls, notional lift lobbies, kitchen stationary cupboards
()
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

Question 8

What is the difference between NIA and IPMS 3?

Answer 8

• 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

Question 9

If you were to measure a retail building what measurement approach would you adopt?

Answer 9

NIA

Question 10

If you were to measure an ancillary office in industrial, what would you measure it to?

Answer 10

GIA

Question 11

When would you use zoning?

Answer 11

For retail space frontage to depth ratio

Question 12

What professional statement do we adhere to when measuring a property?

Answer 12

I am aware of the professional statement RICS Property Measurement 2nd Edition (2018) and understand how this incorporates the International Property Measurement Standards.

Question 13

What is IPMS 3 used for?

Answer 13

Office (formerly NIA) Agency and valuation – a basis of measurement for valuation, market analysis and marketing of offices for rental and capital.

Question 14

How often do you calibrate your laser measure?

Answer 14

annually by sending back to manufacturer

Question 15

Is zoning a method of measurement?

Answer 15

No it is a technique and method of valuation analysis

Question 16

Do you always use a depth of 6.1m?

Answer 16

No, oxford street, bond street and scotland have depths of 30ft

Question 17

Thinking about the measurement you carried out at x offices, can you talk me through how you measured to IPMS 3?

Question 18

How does this differ from NIA?

Question 19

Would you measure from the skirting board?

Answer 19

No, measure to the internal dominant face of the perimeter wall or the internal face of the perimeter wall

Question 20

9. What would you exclude from the measurement of an industrial unit- say for example the unit you measured at The Paddocks, Cambridge

Answer 20

Perimeter wall thickness, external balconies, external fire escapes, canopies, greengrocers, garden stores.

Question 21

Do you exclude or include a plant room when measuring an industrial unit on GIA? What if it is on the roof/

Answer 21

Include plant room even if it is above the main roof level

Question 22

What info must be included on all plans?

Answer 22

Compass pointing north and scale.

Question 23

Are you aware of any updates concerning IPMS for industrial and retail buildings?

Answer 23

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.

Question 24

What properties does RICS property Measurement apply to?

Answer 24

Office and residential

Question 25

Why was IPMS introduced?

Answer 25

Improve global transparency in measurement
Reduce risk when comparing property
Benchmarking across different properties

Question 26

What are component areas under IPMS?

Answer 26

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

Question 27

What do you include in your measurement report?