Measurement

Question 1

Explain the:

GN Code of Measuring Practice 2015

PS Property Measurement 2018

Question 2

How would you describe NIA

Answer 2

Net Internal Area

net effective area that you would measure in a building

NIA is used for certain asset classes wrt valuation (as opposed to construction)

Question 3

How would you describe GIA

Answer 3

GIA is used for all asset classes for construction

Question 4

GEA

Answer 4

GEA

Question 5

Explain zoning

Answer 5

A valuation technique which considers the front side of the retail unit to be more valuable than parts at the back

(show examples of zoning)

Question 6

Office content within a warehouse building

Answer 6

Generally 10%

Question 7

Under GIA, how do you deal with a mezzanine?

Answer 7

If it’s got permanent access, you include it in GIA

If it’s got a rope access or a lean to, you do not include it

Question 8

What are the typical measurements to take in an industrial unit?

Answer 8

• Size of loading doors
• eaves height
• floor loading capacity

Question 9

Explain IPMS

Answer 9

IPMS mandatory currently to resi and office

Benefits of IPMS: produce consistency of comparing assets around the world

Question 10

Key features of measuring office unit to IPMS?

Answer 10

IPMS 3 is MANDATORY to record it

If client doesnt want it, you don’t have to include it in report BUT you have to

Internal dominant face (face that occupies 50% of that wall area)

Question 11

Particularities of IMPS in multi let floor?

Question 12

Key features of measuring office unit to IPMS?

Answer 12

IPMS 3 is MANDATORY to record it

If client doesn’t want it, you don’t have to include it in report BUT you have to have measured it + promote the benefits of it to client

Internal dominant face (face that occupies 50% of that wall area)

Question 13

IMPS All Buildings 2023

Answer 13

Will lead to a new Property Measurement PS to make mandatory IMPS for all asset classes

Question 14

What are the tools of measurement

Answer 14

• Laser
• Measuring tape
• Trundle wheels (as a check post measuring on website)

Question 15

How do you ensure your laser measurer is calibrated?

Answer 15

You measure a known distance

Question 16

What is the tolerance for measurement distance?

Question 17

What is the equivalent of IPMS to UK standards, for office?

Answer 17

• IPMS 1, which equates closely to the former GEA. Measures the area of a building including external walls (used for planning purposes or the summary costing of development proposals).
• IPMS 2 – Office, which equates closely to the former GIA.
  Measures the interior area e.g. excludes open-light wells and external car parking
  Differences: balconies, rooftop terraces are included in IPMS2 but stated separately (excluded in GIA)
• IPMS 3 – Office, which equates somewhat to the
  former NIA (net internal area).
  Measures the occupation of floor areas in exclusive use. Useful for agents and occupiers, facility managers, property managers, etc

Question 18

What do you know about IPMS 3?

Answer 18

As stated in P/S Property Measurement 2018

IPMS 3 (Office) equates to former NIA

• It measures the occupation of floor areas in exclusive use. Useful for agents and occupiers, facility managers, property managers, etc
• All internal walls and columns within an occupant’s exclusive area are included within IPMS3. 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.
• Balconies, covered galleries, and roof top terraces in exclusive use are to be measured to their inner face and their areas stated separately.

Question 19

What is ITZA

Answer 19

ITZA = ‘area in terms of Zone A’.

‘Zoning’ is a measuring methodology for comparing shops of different sizes and layouts.

Each zone is usually 6m deep.

Question 20

What basis of measurement do you use to measure Build Costs

Answer 20

GEA

Question 21

What is different between IPMS 3 and NIA

Answer 21

IPMS3:
Measures to internal dominant face of the wall
Includes columns and areas under 1.5m ceiling height
Goes to glazing if window is >50% of ceiling height
Includes external areas in exclusive use such as balconies, roof terraces
Goes to middle of partition on wall between two users

NIA:
Includes areas covered by skirting board
Goes to glazing if window is in full height