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APC > Measurement > Flashcards

Measurement Flashcards

1
Q

What is the standard size of a brick?

A

215mm x 102.5mm x 65mm

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2
Q

What is the standard thickness of a cavity wall?

A

Approx. 300mm (100mm brick then 100mm cavity then 100mm brick

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3
Q

What is the standard thickness of a solid stone wall?

A

Approx. 600mm

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4
Q

When did IPMS/Property Measurement 2nd Edition take effect?

A

1st May 2018, issued in January 2018

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5
Q

What property does Property Measurement 2nd Edition cover?

A

Office and Residential

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6
Q

How would you measure a retail unit?

A

Using the reduced floor area principal (ITZA – In terms of Zone A) as per Code of Measuring Practice 6th Edition
For example – A shop unit measures 30m deep by 10m wide.
Zone A equates to the first 9.15m and has a weighting of 1 so (9.15 x 10) x 1 = 91.5sqm
Zone B equates to the next 9.15m and has a weighting of 0.5 so (9.15 x 10) x 0.5 = 45.75sqm
In this example the remaining 11.7m are back of shop storage and carries a weighting of 0.1 so (11.7 x 10) x 0.1 = 11.7sqm.
So although the shop has a Net Internal Area of 300sqm, the Reduced Floor Area (ITZA) is 148.95sqm (91.5+45.75+11.7)

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7
Q

How would you measure an office?

A

Using Property Measurement 2nd Edition – IPMS 2 (Broadly corresponds to GIA)

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8
Q

How would you measure a plot of land?

A
  • OS Map software such as ProMap
  • Measuring Wheel
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9
Q

How does a distometer work?

A

It bounces a laser of a target and measures how long it takes for the laser to return.

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10
Q

How would you measure odd shaped dwellings i.e. turrets, strange angles?

A

Circles = Pi x r2 , Triangles = Pythagoras theorem

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11
Q

What measurements would you take for the EPC of a property?

A
  • Gross Internal Area
  • External walls
  • Unheated corridor
  • Ceiling heights
  • Insulation depth
  • Glazing thickness
  • Party walls
  • Wall thickness
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12
Q

How did you measure the wall thickness?

A

A tape measure at a reveal i.e. window or door

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13
Q

How do you calculate the external area when measuring internally?

A

As a rule of thumb a multiplier can be used e.g. 1.5x for cavity construction or 1.2x for solid stone construction.

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14
Q

What have you measured recently?

A
  • A flat that had a recessed balcony. I measured according to IPMS 3B – balcony area was included but stated separately.
  • An end-terraced house with a garage. I measured according to IPMS 3B – Garage area was included but stated separately.
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15
Q

What was the previous guidance for residential properties?

A

Code of Measuring Practice 6th Edition

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16
Q

What is GEA according to COMP?

A

The area of a building measured externally at each level

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17
Q

What is GIA according to COMP?

A

The area of a building measured to the internal face of the perimeter walls at each level

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18
Q

What is NIA according to COMP?

A

The usable area within a building measured to the internal face of the perimeter walls at each level of a building.

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19
Q

What method would an estate agent use when referring to COMP?

A

EFA – Effective Floor Area: room by room basis internally

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20
Q

What is GEA used for?

A

Rating/council tax, building cost estimation, industrial

21
Q

What is GIA used for?

A

Building cost estimation, valuation of new homes, estate agency valuation, industrial

22
Q

What is NIA used for?

A

Estate agency for office, shops etc., property management.

23
Q

How should measurement be documented within a report?

A
  • Date of measurement
  • Methodology adopted e.g. GIA, IPMS 3B etc.
  • If IPMS not used reasons as to why should be stated.
  • Date of instruction
  • Reason for instruction
24
Q

What does IPMS stand for?

A

International Property Measurement Standards

25
Q

What techniques are used for IPMS Residential?

A
  • IPMS 1 – GEA of whole level
  • IPMS 2 – GIA of whole level
  • IPMS 3A – GEA of individual dwelling
  • IPMS 3B – GIA of individual dwelling
  • IPMS 3C – EFA of individual dwelling
26
Q

What is included in IPMS 1?

A
  • Balconies
  • External walls
  • Columns
  • Enclosed walkways
  • Mezzanines
  • Areas where ceiling height is under 1.5m
  • Internal walls
  • Garages
  • Basements
27
Q

What is included in IPMS 2 measurements?

A
  • Internal walls
  • Areas where ceiling height is below 1.5m
  • Basements
  • Mezzanines
  • Enclosed walkways
  • Areas occupied by the reveal of windows when assumed to be the internal dominant face.
28
Q

What is the internal dominant face?

A

The dominant surface of an internal wall (>=50%), including windows etc.

29
Q

What is the definition of IPMS 1 Residential?

A

The sum of each floor level of a building measured to the outer perimeter of exterior construction features and which may be reported on a component basis for each floor level of a building.

30
Q

What is the definition of IPMS 2 Residential?

A

The sum of each floor areas of a residential building measured to the internal dominant face and which may be reported on a component by component basis for each floor area of a building.

31
Q

What is the definition of IPMS 3 Residential?

A

The floor area available on an exclusive basis to an occupier.

32
Q

What measurement method do you use most often?

A

IPMS 3B and GIA due to comparable evidence.

33
Q

What is included in IPMS 3B measurements?

A
  • Internal walls
  • Areas where ceiling height is under 1.5m (stated separately also)
  • Areas of window reveals where deemed internal dominant face
  • Mezzanines
  • Enclosed walkways
  • Basement
34
Q

What is excluded in IPMS 3B measurements?

A
  • External walls
  • Voids
  • Areas of stairwells at upper levels
  • Open light wells
  • Open external stairwells
  • Patios
  • Attics
35
Q

What is ICMS?

A

International Construction Measurement Standards. As far as I am aware it is used in civil engineering projects.

36
Q

When marketing a property, what aspects would need to be considered when deciding if an area requires to be called a basement?

A
  • Is it below ground level?
  • What is the extent of natural light?
  • Is there restricted height?
37
Q

What clarification notes do you put in your reports regarding the measurements undertaken?

A

That they were in line with RICS property measurement standards and that they are approximate.

38
Q

How did you clarify your measurements were correct?

A
  • I double check
  • If the property has previously sold I can also check previous reports/schedules
39
Q

When measuring what are you governed by?

A

RICS code of measuring practise
The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement of building and land.
The correct calculation of the sizes, areas and volumes associated of buildings are provided on a common and consistent basis.
This is to support surveyors undertaking property inspections for valuation, management, conveyancing, planning, taxation, sale, letting and acquisition to provide a common framework to measure buildings.
The code contains a hierarchy of definitions with core definitions being-
GEA
GIA
NIA

40
Q

What is the definition of GEA?

A

Gross External Area
The entirety of the space contained within the main external envelope of the building.
Measured externally at each floor level.
Rating, council tax banding, town planning, building cost estimation.
Exclusions -
Canopies.
External Balconies.
Fire escapes
Garden store etc
Voids over/ under structural, raked or stepped floors.

41
Q

What is the definition of GIA?

A

Gross Internal Area –
The entirety of space as measured from the inside face of the main external walls.
Marketing and valuation of industrial and factory properties, retail warehouses, department stores, superstores; often used in rating and property management/ service charges and build cost estimation/insurance valuations.
Exclusions –
Canopies
External walls
External Balconies
External Fire Escapes
Garden stores etc
External projection
Voids over/under structure.

42
Q

What is the definition of NIA?

A

Net Internal Area-
The useable space within a building measured to the face of the main external walls.
Marketing and valuation of retail and office accommodation, rating of hereditaments and property management.
Inclusions –
Atria with clear height above
Entrance halls
Ramps lightweight construction to false floors
Pavement vaults
Built in cupboards
Kitchens

43
Q

What are the New Rules of Measurement?

A

Planning provide a structured basis for measuring building works and a consistent.
Approach for dealing with other components of an order of cost estimate or elemental cost plan.

44
Q

What would you expect the percentage of NIA to GIA / GEA to be?

A

It depends on the type of project being undertaken (school, hospital, office etc..)
If it were an office building I would expect the NIA to GIA to be in the region of 70-85%.
Where 70% is not good and 85% is excellent.

45
Q

What is building Information Modelling?

A

BIM – is the holistic process of creating and managing information for a built asset. Based on an intelligent model and enabled by a cloud platform, BIM integrates structured, multi-disciplinary data to produce a digital representation of an asset across its lifecycle, from planning and design to construction and operations.

46
Q

When reporting on defectives what are the different categories?

A

Cat 1 – No immediate action or repair needed – no immediate repairs are required. Normal maintenance must not be treated as a repair for the purpose of the single survey.
Cat 2 – Repairs or replacements requiring future attention, but estimates are still advised – This rating is used when repairs are required when the defect is not considered to be serious or urgent.
Cat 3 – Urgent repairs or replacement are needed now – To be used where if a defect is unattended it can cause problems to other parts of the property or may be a safety hazard. This rating must be used where the defect is of serious nature or where immediate repairs are required. A serious defect is one, which is likely to, comprise the structural integrity of the property; and/or compromise the intended function of the building element; and/or seriously affect the health and/or safety of the occupiers.

47
Q

What information would you typically look to obtain from a seller/ occupier?

A

How long the seller has lived in the property.
Structural alterations undertaken with approximate dates, planning permissions and building regulations approvals etc
Known defects and problems
The age of service installations and maintenance records for boilers.
Drainage – private and boundaries.

48
Q

What would be included within your terms of engagement for undertaking an inspection?

A

The service being provided for example the standard RICS building survey service unless extra services are agreed.
Details of the surveyor including RICS membership status, experience and qualifications.
Procedures prior to the inspection
Terms of payment
Cancelling the appointment
Liability
Complaints handling procedures

APC (17 decks)

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