Measurement Flashcards

1
Q

What is a dumpy level set used for? What instruments form the set?

A

Obtaining different levels in an environment - consists of optical level / theodolite, staff, tripod

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2
Q

What are the pros and cons of a laser measurer?

A

Accurate, light, straight, time efficient

Costly, delicate, difficult to use outside / long distances, misreading, calibrate every 12 months with company

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3
Q

What are the pros and cons of a dumpy level set?

A

Simple to use, lower cost, accurate, compensator instrument that adjusts line of sight.

Requires good lighting, human error in calculations, cannot be used in earth boring situations, can become inaccurate, vertical angles cant be measured, requires regular servicing and two peg test

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4
Q

How do you prepare for a measured survey?

A

Check equipment - laser and tape measurer measure known distance and dumpy level set undertake two peg test

Review area, drawings and desktop study.

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5
Q

What should be included within a measurement report?

A

Any report must state the purpose of the measurement instruction, date of instruction and measurement, measurement standard, why IPMS wasn’t used, measurement methodology, scale of plans, floor area component schedule, unit of measurement and member / firm name.

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6
Q

What guidance do you refer to for a measured survey?

A

RICS Property Measurement 2018 2nd Ed

Code of Measuring Practice 2015 6th Ed

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7
Q

For what type of activities may lead to a measured survey being required?

A

Check compliance
Property management
Valuations
Ratings
Town Planning
Insurance

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8
Q

What is the process of a measured survey once you are on site?

A

Check measuring devices, review dwgs and sketch plan. Undertake measurements then mark up, return to office and produce cad dwg. Measure areas on cad thereafter and produce report accordingly.

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9
Q

How do you measure angles on site?

A

Trigonometry after forming a right angled triangle.

Complex measurements may require a total station.

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10
Q

When should you still use the Code of Measuring Practise?

A

Buildings that are not residential or office (retail and industrial).

For residential or office if there is a specific reason to divert from ipms then this should be stated within the report.

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11
Q

Define what GEA, GIA and NIA is?

A

GIA - measured to the internal face of the perimeter walls at each floor.
GEA - measured externally at each floor.
NIA - Usable area measured to internal face at each floor.

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12
Q

What does IPMS stand for? Why was IPMS introduced?

A

International Property Measurement Standards

Professionals around the world working together to implement international standards for consistent methodology for measuring buildings.

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13
Q

Name some key changes under IPMS?

A
  • Internal Dominant Face
  • Component Schedule
  • Limited Use Areas
  • Areas now included but stated separately
  • IPMS 1/2/3 instead of GEA, GIA and NIA
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14
Q

How do you determine how accurate a measured survey should be?

A

Depends on the purpose, client expectations, site conditions, time / cost, any ramifications.

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15
Q

What are the different measuring standards under IPMS and what do they mean?

A

IPMS1 - area of building including external walls, is formerly GEA. Include but separately state balconies, galleries (internal), sheltered areas, rooftop terraces, mezzanines.

IPMS 2 - is internal area of a building measured to internal dominant face similar to IPMS 1 but includes area within window reveals if over 50% in height, is formerly GIA.

IPMS 3 - is where it is necessary to measure a part of a building in exclusive use, is formerly NIA. Residential- 3A is the area in exclusive occupation measured to the outer face of the external wall. 3B is the area in exclusive occupation including internal walls and columns measured to the internal dominant face. 3C is the area is used for measuring the area on a room by room basis and is measured to the internal dominant face.

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16
Q

What are limited use areas? How should these be measured?

A

Areas incapable of effective accommodation due to legislation and should be measured separately.

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17
Q

What are component areas? What are the typical different areas?

A

Elements into which a floor can be divided.
A - Vertical Penetrations
B - Structural Elements
C - Technical Services
D - Hygiene Areas
E - Circulation Areas.
F - Amenities.
G - Living Space.
H - Other Areas

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18
Q

What sectors does the IPMS split the standards into? Under which should IPMS currently be followed?

A

Office / Residential / Retail / Industrial

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19
Q

What are key differences between GIA and IPMS2?

A
  • Internal dominant face where window reveals may be measured
  • Component schedule to denote the different areas
  • Limited use areas included and stated separately
  • Balconies and roof terraces included and stated separately
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20
Q

Why did you follow the code of measuring practise for your Machine Store survey? What did you include in your report given this guidance was followed?

A

I was measuring retail units and IPMS currently only applies to office and residential. I therefore included a statement in my report that IPMS was not followed and the reasoning why.

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21
Q

Talk me through your Machine Store survey? How did you determine the different areas and how was this presented to the client?

A
  • Attended site
  • Checked calibration
  • Undertook measurements
  • Marked up dwg
  • Produced CAD dwg
  • Produced report, presented the different areas, comparison to accommodation schedule and appended dwgs
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22
Q

What was the purpose of the Machine Store Survey?

A

To obtain measurements to check they were in accordance with the original accommodation schedule, this would then be confirmed to the purchaser’s surveyor.

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23
Q

What was the purpose of the Wolvercote Road survey? Why was IPMS2 required?

A

Check the measurements against the original accommodation schedule and report to the purchaser’s surveyor

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24
Q

For Appleford Court, what equipment did you use to undertake the external measurements?

A

A tape measure and pencil and paper

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25
Q

For Appleford Court, how did you confirm the variation? Was this a relevant event or matter?

A

I confirmed the variation through an email followed by issuing a contract instruction to all parties. The measurement was a relevant matter as it is an additional instruction however it did not cause any delays.

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26
Q

What are the different IPMS definitions for residential and office?

A
  • IPMS 1 Office: IPMS 1 is used for measuring the area of a building including external walls. In some markets it can be used by parties for planning purposes or the summary costing of development proposals.
  • IPMS 2 Office: the sum of the areas of each floor level of an office building measured to the internal dominant face (see [3.2.3]) and reported on a component-by-component basis for each floor of a building.
  • IPMS 3 - Office: The floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas, and calculated on an occupier-by-occupier or floor-by-floor basis for each building. Standard facilities are those parts of a building providing shared or common facilities that typically do not change over time, including, for example, stairs, escalators, lifts/elevators and motor rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge areas and maintenance rooms. The floor area is taken to the internal dominant face and, where there is a common wall with an adjacent tenant, to the centre-line of the common wall.
  • IPMS 1 - Residential: The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, which may be reported on a component basis for each floor of a building.
  • IPMS 2 - Residential: The sum of the areas of each floor level of a residential building measured to the internal dominant face, which may be reported on a component-by-component basis for each floor of a building.
  • IPMS 3 - Residential: The floor area available on an exclusive basis to an occupier. In a multi-occupied building each unit would have its own IPMS 3 measurement. Depending on the variation used (IPMS 3A, 3B or 3C – Residential), the measurements for IPMS 3 – Residential may need be taken to the outer face or the internal dominant face of the external wall, while other walls would be measured to the finished surface or the centre-line.
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27
Q

What is included in GIFA? How does this differ to GEA and NIA?

A

Gross External Area is the area of a building measured externally at each floor level.
Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level.
Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor level.

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28
Q

How did you undertake measurements for the Machine Store project?

A
  • Using a Disto
  • Noted measurements taken on a dwg
  • Used trigonometry where required.
29
Q

How did you know that the measurements undertaken for the Machine Store project were within a 2% tolerance?

A

I drew the measurements on cad and measured the area. I then reviewed the accommodation schedule and determine through a percentage calculation whether it was within 2%.

30
Q

List different equipment required for undertaking measurement surveys?

A

Disto, measuring tape, pen, pencil, paper, drawings.

31
Q

What are the limitations of measurement equipment? How do you check this equipment?

A

Tape measurer - only certain distance, two people, can’t be used well in dark, human error readings.

Laser measurer - can’t be used outside, human error, calibration issues, batteries, may require two people.

Check a known measurement, may need to recalibrate device by accredited company.

32
Q

Talk me through the process of conducting a measurement survey?

A
  • Equipment, risk assessments, PPE, calendar, etc
  • Sketch area or mark up on dwgs
  • Undertake measurements using laser or tape measurer and use trigonometry or triangulation if required
  • Draw up area on cad and measure area.
  • Produce report
33
Q

Why may a measurement survey be required?

A
  • Insurance purposes
  • Check areas in accordance with contract
  • Maintenance purposes
  • Property marketing
  • Update records
  • Valuation
34
Q

What are the RICS guidance notes for measurement? What are the main differences between these documents?

A
  • Property Measurement 2nd Ed 2018 which is mandatory for office and residential
  • Code of Measuring Practise 6th Ed 2015 which still applies for retail and industrial.
  • IPMS replace GEA, GIA and NIA, slight alterations depending on building use, internal dominant face, limited use area, component area schedule.
35
Q

What measurements are included in the IPMS definitions? Why were these definitions introduced?

A

IPMS 1, IPMS 2 and IPMS 3 and for Residential 3a, 3b and 3c. Definitions were introduced to provide an internationally consistent and accurate approach to measurement.

36
Q

Identify the different sections of a measurement report?

A
  • introduction
  • description
  • inspection
  • component area schedule
  • conclusion
  • floor areas
  • RICS member and firm signature
37
Q

For Appleford Court, what did you undertake your measurement in accordance with?

A

It was externally so I measured as usual but not in accordance with RICS Property Measurement or Code of Measuring Practise.

38
Q

For Appleford Court, how would you deal with a variation?

A
  • Explain to client why it is required.
  • I would obtain a cost from the contractor and analyse whether it is reasonable.
  • I would issue this to the client and request instruction to proceed.
  • Once this is achieved I would confirm to the contractor to proceed and issue a formal contract instruction.
39
Q

Why was the area of returfing originally not seen?

A

Approximately 25m2, it was because the client had originally confirmed they did not want it returfed but decided to in the end as returfing had occurred to other areas.

40
Q

For Machine Store, why did you measure under GIFA?

A

It was for retail measurements, a property measurement standard had not yet been issued for retail measurements and therefore I used the code of measuring practice.

41
Q

What were the key differences between the Machine Store measurements and the Wolvercote Road measurements?

A

IPMS 2 v GIFA

Window reveals to internal dominant face vs excluded.

Balconies included and stated separately vs excluded.

Rooftop terraces, verandas included and stated separately vs excluded.

42
Q

For the Machine Store project, what did you include in your report?

A
  • purpose of the measurement instruction
  • date of the measurement instruction
  • date of measurement
  • measurement standard adopted
  • if IPMS is not used, document the reason for departure
  • measurement methodology adopted (e.g. laser measurer or tape measure)
  • scale of any plans used
  • floor area schedule with relevant areas cross- referenced to floorplans
  • unit of measurement and conversion factor, if applicable (e.g. square feet to square metres) and
  • name of the RICS member and/or RICS regulated firm responsible for the instruction.
43
Q

For Wolvercote Road, describe the measures you took to comply with IPMS2?

A
  • Measured to the internal dominant face of the perimeter walls.
  • Measured any areas which I had to include but state separately, such as balconies.
  • Measured areas in accordance with component schedule.
  • Produced report as per property measurement statement.
44
Q

For Wolvercote Road, what did you include in your component schedule?

A

Vertical Penetrations
Structural Walls
Hygiene Areas
Circulation Areas
Living Areas
Other Areas

45
Q

For Wolvercote Road, why did you use IPMS2? What was the purpose of the survey?

A

It was residential housing. The purpose of the survey was to check measurements taken were in accordance with the accommodation schedule and to confirm to the purchaser’s surveyor.

46
Q

For Wolvercote Road, how did you undertake the measurements?

A

Using laser measurer and tape measurer.

I attended site with plans and marked them with the readings I had taken.

47
Q

What is the internal dominant face?

A

The internal dominant face (IDF) is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section. If such does not occur, then the finished surface is deemed to be the IDF.

48
Q

What is a two peg test?

A

Stand between point A and B and take measurement, subtract one from the other. Move closer to peg A and repeat, subtract one from the other and compare.

49
Q

What are the pros and cons of a tape measurer?

A

Compact, cheap and can be used in dark

Requires two people, only certain distance, human error

50
Q

What is the Code of Measuring Practise? What are the measurements?

A

Provides succinct definitions for accurate measurement of buildings.

GEA - area of a building measured externally at each floor level. Doesnt include canopies, greenhouses, roof terraces, open balconies and open car park spaces.

GIA - area of building measured to the internal face of the perimeter walls at each floor level. Doesnt include canopies, greenhouses, roof terraces, open balconies and open car park spaces AND perimeter wall thickness.

NIA - usable area within a building measured to the internal walls at each floor level. Doesn’t include common areas, wcs, bathrooms, cleaners room, lift/plant room, stairwells, meter cupboards, internal structural walls and projections, headroom less than 1.5m, vehicle parking areas, areas unusable due to heating or cooling apparatus.

51
Q

What is a dumpy level set?

A

Staff, tripod, optical level

Determines the height of one level in comparison to another

52
Q

What is IPMS 2, what other IMPS levels are there? Why did you use IPMS2 for Wolvercote Road?

A
  • IPMS 1 The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, which may be reported on a component basis for each floor of a building.
  • IPMS2 The sum of the areas of each floor level of a residential building measured to the internal dominant face, which may be reported on a componentby-component basis for each floor of a building.
  • IPMS3 The floor area available on an exclusive basis to an occupier.

I used IPMS2 for Wolvercote Road because it was requested by the client who required the IPMS2 measurements to meet a planning condition, as they had to provide the same IPMS2 areas as the buildings had that they were demolishing.

53
Q

What are the limitations when using plans and drawings for measurement?

A
  • Drawing areas may not be completely accurate and therefore cannot give a guarantee of precision.
  • On site alterations may have taken place not subsequently recorded.
  • May not be able to determine things as well on dwgs compared to on site, for example identifying limited use areas and the internal dominant face.
54
Q

Provide examples of times when you have undertaken necessary calculations to calculate measurements?

A

For the machine store there was an angled part and I therefore created a right angled triangle and used trigonometry to determine the exact angle as I could measure all of the sides.

55
Q

What are the different sections included in the property measurement statement? What is the year and edition?

A

2nd Ed 2018
- Application of professional statement
- Technical Definitions
- IPMS Office
- IPMS Residential
- Appendix A Tolerances
- Appendix B Further information

56
Q

How often should you calibrate a disto?

A

Every 12 months at least.

57
Q

What was the agreed tolerance for the Wolvercote measured survey and why?

A

25mm tolerance as per the property measurement statement for measured surveys, appropriate for nature and scale of survey.

58
Q

What is IPMS 4?

A

The measurement of a selected floor area.
IPMS 4A – a selected measured Floor Area which includes internal Walls and Columns
IPMS 4B - a selected measured Floor Area which excludes internal Walls and Columns

59
Q

What scale is a location plan?

A

1:1250

60
Q

What is the ground level if measuring in accordance with IPMS?

A

To provide consistency in IPMS, the primary ground level has been designated Level 0 (ground floor), with the levels above as Level 1, 2, 3 etc. and levels below the primary ground level as Level –1, –2, –3, etc.

61
Q

Name some different sections from the code of measuring practice and property measurement statement?

A

Code of measuring practice - introduction, core definitions and diagrams, technical definitions and diagrams, spatial use definitions and diagrams.

Property Measurement - Application, technical definitions, IPMS office building, IPMS residential building, appendix A tolerances and appendix B further information.

62
Q

When should GEA be used for measurement?

A

RCA, council tax, planning.

63
Q

Name guidance relating to undertaking a measured survey?

A

Measured surveys of land, buildings and utilities 3rd Ed 2014

64
Q

What recent documentation has been published for IPMS?

A

International Property Measurement Standards: All Buildings by the IPMS Coalition 2023

65
Q

How can you undertake a measurement if you are not on site?

A
  • Scale rule and dwgs
  • Cost X system
  • Desktop study and google
66
Q

What was the purpose and methodology of the Wolvercote Road project?

A
  • Purpose: Undertake measurements for planning as areas would need to be reinstated by client after being knocked down.
  • Attended site with a laser measurer, undertook measurements, returned to site drew on CAD then measured areas.
66
Q

What was the purpose and methodology of the Wolvercote Road project?

A
  • Purpose: Undertake measurements for planning as areas would need to be reinstated by client after being knocked down.
  • Attended site with a laser measurer, undertook measurements, returned to site drew on CAD then measured areas.
67
Q

For the Machine Store, what was the purpose of the survey? Why did you proceed with GIFA?

A
  • It was to confirm the contractor had constructed in accordance with the accommodation schedule.
  • I proceeded with GIFA because retail units at the time were still to be measured in GIFA in accordance with the RICS Property Measurement practise statement and the instructions received were to check the measured GIFAs was in accordance with the original GIFA accommodation schedule.