Measurement Flashcards
How do you adhere to the requirements of “Property measurement, 2018”?
PS, 2nd ed
Record:
- purpose, date, basis, method of measurement
- if not IPMS, reason for departure
- scale of plans used
- floor area schedule with relevant areas cross-referenced to floor plans
- unit of measurement, conversion factor (sqm to ft)
- name of RICS member and/or firm responsible
Accuracy:
- purpose, client requirements/expectations
- bdg/site conditions at time of survey
- time/cost elements involved
- ramifications if level of accuracy deemed insufficient?
Internal dominant face:
- finished surface more than 50% of floor to ceiling height for each IDF wall section,
if does not occur then finished surface IDF
Example component areas:
A - vertical penetrations (stairs, lift shafts)
B1 - external wall
B2 - internal structural
B3 - internet non-structural
C - technical services (plant rooms, maintenance rooms)
D - hygiene areas (toilets, cleaning cupboards, changing rooms)
E - circulation areas
F - amenities (cafes, fitness, prayer rooms)
G - living space (resi)
H - other areas (balconies, storage)
IPMS1: the sum of the areas of each floor level of a bdg measured to the outer perimeter of ext construction features, and reported on a floor by floor basis
IPMS 1 - GEA
IPMS2: the sum of the areas of each floor level of a bdg measured to the IDF and reported on a component-by-component basis for each floor of a bdg
IPMS 2 - Office (GIA)
IPMS 2 - Resi (GIA / Net Sales Area)
IPMS3: the floor area available on an exclusive basis to an occupier, but exc standard facilities and shared circulation areas, and calculated on an occupier-by-occupier or floor-by-floor basis for each bdg
IPMS 3 - Office (NIA)
IPMS 3A - Resi (GEA)
IPMS 3B - Resi (GIA)
IPMS 3C - Resi (Effective Floor Area)
What do you understand about “IPMS: All buildings, 2023”?
IPMS1 external measurements for whole/part bdg
IPMS2 internal measurements for whole/part bdg
IPMS 3.1 ext measurements exclusive occupation
IPMS 3.2 int measurements exclusive occupation
IPMS 4.1 4.2 int measurements for selected areas inc Internal Walls Columns exc Ext Walls Columns
Component areas optional but facilitate analysis of a bdg and can be used to convert to other standard
Where dual reporting is adopted, reconciliation between IPMS and the standard referred to must be appropriately referenced.
Internal Dominant Face (IDF) is the inside surface area comprising more than 50 per cent of the lowest 2.75m (9ft) measured vertically from the structural floor surface, or to the ceiling if lower, for each Wall Section. If such does not occur or if the Wall Section is not vertical, the Finished Surface is deemed to be the IDF.
IPMS 1 (GEA?)
IPMS 2 (GIA?)
IPMS 3.1 (GEA multi-occ bdg? exclusive to occupier measured externally)
IPMS 3.2 (NIA multi-occ bdg? exclusive to occupier measured internally)
IPMS 4.1 (GIA inc int walls columns?)
IPMS 4.2 (GIA exc walls columns?)
Effective from 15 January 2023, IPMS All Buildings replaces all previously published IPMS Asset Standards from this date.
However, requirements for the implementation of IPMS within markets is provided by the Coalition members, like the RICS, who are committed to incorporating IPMS All Buildings in the measurement standards issued to their members. Therefore, the RICS will now work to draft a new measurement standard to incorporate the concepts into RICS Property Measurement Standards and consult its members.
IPMS are sufficiently flexible to apply to different purposes such as:
* Analysis and Benchmarking
* Construction Cost Rates and Ratios
* Conversion between Measurement Standards
* Cost Allocation
* Insurance
* Planning and Architecture
* Property Development
* Property Financing
* Property Management
* Research
* Summary Costing
* Sustainability & Energy Efficiency
* Valuation/Transactions (incl: leasing and sales)
- Identify the purpose of the measurement; then
- Select the appropriate IPMS for that purpose; and then
- Apply the measurement practice for the selected IPMS.
Measurement Practice and Calculation:
1. Measurements and calculations should be in the unit of measurement commonly adopted in the relevant jurisdiction.
2. All measurements, with the exception of height, are to be taken horizontally.
3. IPMS measurement should be supported by computer-generated drawings if available but, where other drawings are used as a basis for measurement, annotated dimensions on drawings should be used in preference to a reliance on scaling alone.
4. Where possible, measurements should be independently verified on site.
5. Measurement and computing processes must be sufficiently accurate to satisfy the requirements and the purpose to which the measurement is to be used.
6. Buildings or selected areas are to be measured individually on a level by level basis.
7. When faced with situations not explicitly addressed by IPMS, the principles are to be extrapolated using a logical and consistent approach, based on these fundamental principles and supported by an explanation.
Reporting:
1. The principles of measurement and calculation along with the measurements reported must be clearly documented and the following stated:
▪ the use of the Building or part of the Building, if mixed use;
▪ the standard used, for example, IPMS 1, IPMS 2, IPMS 3.1, IPMS 3.2, IPMS 4.1 or IPMS 4.2;
▪ the method of measurement and the tools used;
▪ the unit of measurement;
▪ the date of the measurement; and
▪ whether the measurement has been verified on site and the way it was validated.
2. Buildings or selected areas are to be reported on a level by level basis.
3. Measurements may be required to be converted between imperial and metric, in which case the conversion factor must be stated.
4. IPMS adopt Level 0 as the ground level entrance. If there is more than one ground floor entrance, due for instance to a sloping site, Level 0 is the main ground level entrance. Floors above are described as Level 1, 2 and 3 etc. and floors below are described as Level -1, -2 and -3 etc.
5. Where dual reporting is adopted, reconciliation between IPMS and the standard referred to must be appropriately referenced. Consideration should be given to existing legally defined boundaries.
Component Areas:
A1 Notional Boundary
A2 External Structural Elements
A3 Inter-Surface Adjustment
A4 Internal Structural Elements
A5 Internal Non-Structural Elements
B1 Vertical Circulation Areas
B2 Vertical Technical Areas
C Technical Areas
D Sanitary Areas (Standard Facilities)
E Horizontal Circulation Areas (Standard Facilities)
F Primary Areas
G1 Amenity Areas
G2 Ancillary Areas
H1 Other Areas (General)
H2 Other Areas (Construction)
H3 Other Areas (Standard Facilities)
IPMS1:
The Floor Area measured to the external extent of the External Walls and to any Notional Boundaries, External Floor Areas or Sheltered Areas
Notional Boundary:
A non-physical line that forms part or all of a Boundary and is typically agreed as part of the measurement instruction or
defined by a legal document.
External Floor Area:
An external horizontal structure at any floor level of a Building with a Balustrade to the open sides, including generally
accessible balconies, colonnades (with Balustrade), rooftop terraces, external galleries and loggias but excluding
structures such as patios and terraces when not integral to the structural construction of the Building
Sheltered Area:
Any part of the Covered Area that is not fully enclosed where the permanent structural extension above provides effective
shelter
The following areas are included in IPMS 1 but, for completeness and clarity, must be itemised individually on a level by
level basis:
* Any area between a Notional Boundary and the external perimeter of External Walls;
* Sheltered Areas;
* External Floor Areas;
* Enclosed walkways or passages connecting separate Buildings;
* Enclosed rooftop plant such as mechanical, electrical and lift motor rooms;
* External stairs that lead to upper levels, excluding open framework fire escapes, which are excluded;
* Limited use area(s) not otherwise identified above.
IPMS2:
The Floor Area measured to the internal extent of the IDF and to any Notional Boundaries and External Floor Areas.
The following areas are included in IPMS 2, but for completeness and clarity must be itemised individually on a level by
level basis:
* Any area between a Notional Boundary and the Internal Dominant Face;
* External Floor Areas;
* Mezzanines;
* Enclosed walkways or passages connecting separate Buildings;
* Enclosed roof-top plant rooms such as mechanical, electrical and lift equipment rooms/elevator machine rooms;
* Limited use area(s) not otherwise identified above.
IPMS 3.1:
The Floor Area available on an exclusive basis to an occupier measured externally to any Notional Boundaries , External Walls, Demising Walls and including any External Floor Areas,
Sheltered Areas and Secondary Areas.
The following areas, if in exclusive occupation, are included in IPMS 3.1 but, for completeness and clarity, must be
itemised individually on a level by level basis:
* Sheltered Areas;
* External Floor Areas;
* Enclosed walkways or passages connecting separate Buildings, which form part of occupier’s area;
* Mezzanines;
* Vertical technical penetrations with openings equal to or greater than 0.1m2 and their surrounding Walls;
* Limited use area(s) not otherwise identified above.
IPMS 3.2:
The Floor Area available on an exclusive basis to an occupier measured internally to any Notional Boundaries, the Internal Dominant Face, Demising Walls and including any External Floor Areas, Sheltered Areas and Secondary Areas.
The following areas, if in exclusive occupation, are included in IPMS 3.2 but, for completeness and clarity, must be
itemised individually on a level by level basis:
* Sheltered Areas;
* External Floor Areas;
* Enclosed walkways or passages connecting separate Buildings, which form part of occupier’s exclusive area;
* Mezzanines;
* Vertical technical penetrations with openings equal to or greater than 0.1m2 and their surrounding Walls;
* Limited use area(s) not otherwise identified above.
IPMS 4.1:
The selected Floor Area in a Building measured to Finished Surfaces and to any Notional Boundaries,
External Floor Area and Sheltered Area including all Floor Area occupied by Walls and Columns.
The following areas, if included in IPMS 4.1, must be itemised individually on a level by level basis for purposes of
completeness and clarity:
* External Floor Areas;
* Sheltered Areas;
* Secondary Areas;
* Limited use areas;
* Stairs;
* Staircase openings;
* Lift shafts;
* Other vertical penetrations.
IPMS 4.2:
The selected Floor Area in a Building measured to Finished Surfaces and to any Notional Boundaries,
External Floor Area and Sheltered Area
but excluding (subtracting) all Floor Area occupied by Walls and Columns.
The following areas if included in IPMS 4.2, must be itemised individually for purposes of completeness and clarity:
* External Floor Areas;
* Sheltered Areas;
* Secondary Areas;
* Limited use areas;
* Stairs;
* Staircase openings;
* Lift shafts;
* Other vertical penetrations
How do you adhere to the requirements of “Code of measuring practice, 2015”?
GN, 6th ed
GEA = area of a bdg measured ext at each floor level
applications: bdg cost est (resi insurance), rating (houses), planning
GIA = area of a bdg measured to int face of the perimeter walls at each floor level
applications: estate agency and val/rating (ind/warehouses), prop man service charge, bdg cost estimation, new homes val
NIA = the usable area within a bdg measured to the in face of the perimeter walls at each floor level
applications: estate agency/val and rating (shops, offices, other business), prop man service charge
How do you measure to GEA?
GEA = area of a bdg measured ext at each floor level
inc:
- outbuildings share at least 1 wall with main bdg
- loading bays
- garages
- conservatories
- structural, rakes or stepped floor to be treated as a level floor measured horizontally (WHAT DOES THIS MEAN?)
- horizontal floors, whether acc or not, below structural, raked or stepped floors (WHAT DOES THIS MEAN?)
exc:
- external open-sided balconies & roof terraces
(inc but stated separately IPMS1)
- covered ways and fire escapes
- canopies
- open vehicle parking areas
- greenhouses, garden stores, fuel stores in resi
- voids over or under structural, raked or stepped floors (WHAT DOES THIS MEAN?)
(party walls shared ownership measured central line)
When do you measure to GEA?
GEA = area of a bdg measured ext at each floor level
applications:
bdg cost est (resi insurance)
rating (houses)
planning
How do you measure to GIA?
GIA = area of a bdg measured to int face of the perimeter walls at each floor level
inc:
- mezzanine with permanent access
- plant/tank rooms, fuel stores housed in covered structure of permanent nature i.e. brick whether or not above main roof level
- voids over stairwells and lift shafts on upper floors
- loading bays
- areas with headroom less than 1.5m
- garages
- conservatories
exc:
- perimeter wall thicknesses and ext projections
- external open-sided balconies & roof terraces
(inc but stated separately IPMS2)
- canopies
- greenhouses, garden stores, fuel stores in resi
- voids over or under structural, raked or stepped floors (WHAT DOES THIS MEAN?)
- pavement vaults (WHAT DOES THIS MEAN?)
- structural, rakes or stepped floor to be treated as a level floor measured horizontally (WHAT DOES THIS MEAN?)
- horizontal floors, whether acc or not, below structural, raked or stepped floors (WHAT DOES THIS MEAN?)
*separate bdg - necessary to identify what constitutes a separate bdg as GIA exc thickness of perimeter walls but inc thickness of all int walls
* internal face - means the brick/block work or plaster coat appliedm not the surface of internal linings installed by occupier
* level changes - the presence of steps or a change in floor level is to be notes
*eaves height
*see guidance on resi (sloping ceilings etc.)
When do you measure to GIA?
GIA = area of a bdg measured to int face of the perimeter walls at each floor level
applications:
estate agency and val/rating (ind/warehouses)
prop man service charge
bdg cost estimation
new homes val
How do you measure to NIA?
NIA = the usable area within a bdg measured to the in face of the perimeter walls at each floor level
inc:
- atria with clear height above, measured at base
- entrance halls
- kitchens
- built-in units, cupboards occupying usable areas
- ramps, sloping areas and steps within usable areas
- areas occupied by ventilation/heating grilles
- areas occupied by skirting and perimeter trunking
- areas occupied by non-structural walls subdividing accom in sole occupancy
- notional lift lobbies/fire corridors (WHAT DOES NOTIONAL MEAN?)
- pavement vaults (WHAT DOES THIS MEAN?)
(IPMS 3 inc: internal structural walls, walls enclosing exc areas, columns, piers, chimney breasts, other projections, vertical ducts, walls separating tenancies and the like WHAT DOES THIS MEAN?)
inc but stated separately: covered galleries and internal balconies, ext open-sided balconies and accessible rooftop terraces)
exc: entrance halls, atria, landings, balconies in common
- toilets, bathrooms, cleaners’ rooms
- lift rooms, plant rooms, tank rooms (other than of a trade process nature), fuel stores
- stairwells, lift wells, lift lobbies
- corridors in common
- permanent circulation areas, corridors associated with access but not usable areas
- areas under control of service or ext authorities e.g. meter cupboard)
- space occ by permanent, intermittent aircon, heating, cooling apparatus and ducting so far as substantially unusable
- space occ by permanent, intermittent air con, heating, cooling protruding 0.25m or more into usable area
- are with headroom less than 1.5m
- areas substantially unusable by dimension between opposite faces of less than 0.23m (WHAT DOES THIS MEAN?)
- vehicle parking areas (note no. and type of space)
*usable area = if can be used for any sensible purpose in connection with premises use
*advice = for RR/LR, exclusions not normally appropriate to exc; intended premises as demised rather than usable space converted by T
When do you measure to NIA?
NIA = the usable area within a bdg measured to the in face of the perimeter walls at each floor level
applications:
estate agency/val and rating (shops, offices, other business)
prop man service charge
How do you measure to IPMS 1?
GEA
IPMS1: the sum of the areas of each floor level of a bdg measured to the outer perimeter of ext construction features, and reported on a floor by floor basis
inc:
- external area of basement levels calc by extending the exterior plane of the perimeter walls at ground floor downwards, or by estimation of the wall thickness if the extent of the basement differs from the footprint of the bdg
measurements inc but stated separately:
- covered galleries (WHAT DOES THIS MEAN?)
- balconies (being ext to main structure of bdg)
- generally accessible rooftop terraces
exc:
- open light wells or upper level voids of an atrium (WHAT DOES THIS MEAN?)
- open ext stairways not integral part of structure e.g. open framework fire escape
- patios and decks and ground level, ext car parking, equipment yards, cooling equipment and refuse areas, other ground level areas not fully enclosed exc but may be measured and stated separately
How do you measure to IPMS 2 - Office?
GIA
IPMS2 Office: the sum of the areas of each floor level of a bdg measured to the IDF and reported on a component-by-component basis for each floor of a bdg
inc:
- all areas inc int walls, columns, enclosed walkways or passages between separate bdgs available for direct or indirect use
- covered void areas e.g. atria (only at lowest floor level)
measurements inc but stated separately:
- covered galleries
- balconies (being ext to main structure of bdg)
- generally accessible rooftop terraces
exc:
- open light wells
- upper level voids of an atrium
- patios and decks at ground-floor level not forming part of bdg structure
(WHAT DOES THIS MEAN?)
- ext car parking
- equipment yards, cooling equipment and refuse areas
(these and other ground-level areas not fully enclosed not inc but may be stated separately)
Internal dominant face:
- finished surface more than 50% of floor to ceiling height for each IDF wall section,
if does not occur then finished surface IDF
Example component areas:
A - vertical penetrations
B1 - external wall
B2 - internal structural
B3 - internal non-structural
C - technical services
D - hygiene areas
E - circulation areas
F - amenities
G - living space (resi)
H - other areas
How do you measure to IPMS 3 - Office?
NIA
IPMS3: the floor area available on an exclusive basis to an occupier, but exc standard facilities and shared circulation areas, and calculated on an occupier-by-occupier or floor-by-floor basis for each bdg
inc:
- all internal walls and columns within an occupant’s exc area
(floor area taking to IDF and, where common wall with adj tenant, to centre-line of common wall)
measurements inc but stated separately:
- balconies, covered galleries, rooftop terraces in exc use measured to inner face
exc:
- standard facilities (stairs, lifts, toilets, cleaners’ cupboards, plant rooms)
for a bdg in single occ has to be assumed multi-occ, floor by floor, to determine standard facilities
How do you measure to IPMS 2 - Resi?
GIA / NSA
IPMS2 Resi: sum of the areas of each floor level of a resi bdg measured to the IDF, which may be reported on a component-by-component basis for each floor of a bdg
inc:
- internal walls
- columns
- enclosed walkways/passages between separate bdgs
- covered void areas such as atria (only at lowest floor level)
measurements inc but stated separately:
- covered galleries
- balcones (being ext to main structure of bdg)
- internal catwalks
(WHAT DOES THIS MEAN?)
- internal permanent mezzanines
- internal loading bays
- verandas
- generally accessible rooftop terraces
exc:
- open light wells
- upper level voids of an atrium
- any ground level areas beyond ext wall i.e. sheltered areas
- ext car parking
- ext catwalks
- ext loading bays
(these and other ground level areas not fully enclosed exc but may be stated separately)
How do you measure to IPMS 3A - Resi?
IPMS 3A: an external measurement of the area in exclusive occupation (GEA)
detached dwellings:
to the outer face of the external wall
(level 0 may be the same as IPMS 1)
attached dwellings:
to the outer face of the external wall and
to the centre-line of shared walls
multi-unit dwellings:
to the outer face of the external wall and
to the centre-line of shared walls and
to the finished surface of walls with common faciliites
measurements inc but stated separately:
- attics, basements/cellars
- balconies and verandas in exc use
- garages
- limited use areas
measurements exc but may be stated separately:
- patios
- unenclosed parking areas (no of spaces)
- staircase openings (above level 0)
- voids where area inc enclosing wall (if one) greater than 0.25sqm (2.7sqft)
- vertical penetrations forming part of common facilities
(WHAT DOES THIS MEAN?)
How do you measure to IPMS 3B?
IPMS 3B: the area in exclusive occupation, inc the floor area occupied by internal walls and columns, measured to:
- the internal dominant face and
- the finished surface of shared walls
(GIA)
measurements inc but stated separately:
- attics, basements/cellars
- balconies and verandas in exc use
- garages
- limited use areas
exc but may be stated separately:
- patios
- unenclosed parking areas (no. spaces)
- staircase openings
- voids where area inc enclosing wall (if one) greater than 0.23sqm (2.7sqft)
- vertical penetrations that form part of common facilities
(WHAT DOES THIS MEAN?)
How do you measure to IPMS 3C?
IPMS 3C: can be used for measuring the area on a room by room basis
the area in exclusive occupation, excluding the floor area occupied by full-height, permanent, int walls and columns, measured to:
- the internal dominant face and
- the finished surface of all full-height internal walls
(fully glazed partitions are not regarded as permanent internal walls)
(Effective Floor Area)
measurements inc but stated separately:
- attics, basements/cellars
- balconies and verandas in exc use
- enclosed garages
- limited use areas
exc but may be stated separately:
- patios
- unenclosed parking areas (no. of spaces)
- staircase openings
- voids where area, inc enclosing wall (if one) greater than 0.25sqm (2.7sqft)
What is the difference between IPMS 1, 2 and 3 for residential buildings?
IPMS1 - Resi mainly for measuring whole resi bdgs externally
IPMS2 - Resi mainly for measuring whole resi bdgs internally
(can also be applied to entire bdg floors or ind dwellings if required)
IPMS3 deals with situation where necessary to measure a part (or whole) of a floor or bdg in exclusive use and not restricted solely to internal space reporting:
IPMS3A: an external measurement of the area in exclusive occupation (GEA)
IPMS3B: an int measurement inc internal walls etc (GIA)
IPMS3C: an int measurement exc int walls etc (EFA)
What is the difference between IPMS 3C - Resi and Effective Floor Area?
EFA historically used by VOA for measuring flats (but not houses) for council tax
similar to NIA with variations
very much a “usable area” or “carpet area”
differences:
- all hallways, landings and passages are excluded (regardless of whether enclosed by structural or non-structural partitions)
- cupboards opening off exc areas such as hallways
- areas covered by non-structural stud walls and partitions
IPMS3C deduct:
- areas with a headroom of less than 1.5m (5ft)
- bathrooms, showers, toilets
- permanent circulation areas, corridors, thresholds/recesses assoc with access, passages (regardless of whether enclosed by structural or non-structural partitions)
- space occupied by permanent air-con, heating or cooling apparatus or ducting
- cupboards opening off excluded areas such as hallways
- area of rooftop terraces
- area of balconies
What is the difference between IPMS 1 and GEA?
IPMS1 deduct:
- external open-sided balcony
- generally accessible rooftop areas
What is the difference between IPMS 2 - Office / IPMS 2 - Resi and GIA?
IPMS2 deduct:
- internal open-sided balcony/galleries
- external open-sided balconies
- in respect of the IDF, areas within window reveals where IDF taken to glazing
- generally accessible rooftop areas
What is the difference between IPMS 3 - Office and NIA?
IPMS3 deduct:
- in respect of the IDF, areas within window reveals where IDF taken to glazing
- the area of the internal structural walls, columns and piers within an occupant’s exclusive area, but not non-structural walls merely subdividing accom in single occupancy
- half the area of a wall with an adj tenant
- areas with a headroom of less than 1.5m (5ft)
- areas of external open-sided balconies
- internal balconies or galleries not in exclusive possession (EXC FROM BOTH?)
- area of internal open-sided balconies or galleries in single occupied floors
- area of rooftop terraces
What is the difference between NIA and IPMS 3 - Office in period/historic bdgs converted to office use?
likely to be higher proportion of int structural walls
NIA:
- measurements taken to internal face of perimeter walls, all structural walls excluded
- standard bdg facilities exc e.g. toilets, corridors, stairwells
- all space taken up by non-structural walls subdividing accom included
IPMS3 inc:
- area taken up by window reveals (e.g. in bay windows) regarded as limited use areas as glazed areas in each of vertical sections greater than 50%
- limited use areas stated separately???
- all int structural walls, although may be stated separately as limited use areas when making comparisons with NIA
How do you measure an industrial unit?
How do you measure an office?
How do you measure a shop?
How do you measure a community building?
How do you measure a residential property?
How do you measure development land?
“Land measurement for planning and development purposes”, 2021
GN, 1st
5 principal measurements:
Land ownership area (LOA) (new term, other 4 in regular use)
- area of land, measured on horizontal plane, held in single legal interest or title by 1 or more
Site area (SA)
- total land area for which development authorisation is sought, measured on horizontal
Net development area (NDA)
- extent of site area upon which 1 or more bdgs or other ops and ancillary space can be built, measured on horizontal plane
Plot ratio (PR)
- ratio of total development floor area to site area,
dev floor area may be measured as GEA or GIA (clearly state which)
Floor Area Ratio and Floor Space Ratio similar
Site coverage (SC)
- ratio of ground floor area (measured GEA) to site area
Plus:
- Floor area ratio (FAR)
- Floorspace ratio (FSR)
Other terms:
Density
- either gross or net, for resi schemes expressed in various ways e.g. dwellings per hectare/acre, rooms per hectare/acre, bedspaces per hectare/acre
- plot ratio/floor area ratio/floorspace ratio/site coverage expressions of density mostly for commerical premises
- always be expressed in terms of gross areas (based on site area) whereas net density can provide additional measure to assist with assessment of intensity of a development
Gross density
- measure inc all aspects of a site of any size inc housing, commercial space, roads, open and public realm, schools and grounds and other uses,
calculated using site area
Net density
- measure inc everything that is developed but excludes major roads, open and public realm, schools and grounds, commercial and community bdgs,
calculated using net development area
RICS members should:
* wherever feasible, carry out a physical inspection of the LOAs when advising on land measurements for planning and development purposes
* not normally give advice on the matter without having inspected the LOAs, unless the instruction is
clearly for desktop analysis (or there are other exceptional circumstances that prevent a site from being appraised in person)
* state when reporting:
– whether the land area has been inspected in person (and the level of inspection conducted)
– if no land inspection has been carried out, why and what the limitations of the advice are as a
result, and
– whether the official register of land ownership has been inspected (in the UK for example, this will
be up-to-date HM Land Registry office copy entries), and if so, any inconsistencies observed.
* be aware of the risk of offering advice where they have not carried out a site inspection, or have not had a report on title available, and should both caveat their advice accordingly and ensure that its limitations are clear to those entitled to rely on it.
RICS members will need to be aware that within the delineated legal site boundary there may also be legal burdens on the title that will have a limiting effect on the functional area and volume of space available for development. These burdens may include:
* leases and underleases
* wayleaves
* easements
* rights of way
* rights to light
* mineral rights and subsoil freehold interests, and
* covenants.
There will also be other restrictions, such as safeguarding directions, which are revealed through searches on title. While such burdens affecting land are typically revealed through the various forms of legal search, others may also be observable or suspected from a site inspection. The burdens may be revealed as time progresses and RICS members should make this possibility clear.
How do you calibrate a laser?
How do you measure using a tape?
How do you use software to measure e.g. CAD/GIS?
What allowance for measurement is acceptable?
Do you measure at lease renewal? Why?
Do you measure at rent review? Why?
What are standard scales for plans?
If a tenant installed a mezzanine in a retail unit, would you include this in your measurement at lease renewal / for service charge?
If a tenant installed a mezzanine in an industrial unit with landlord’s consent during the term, would you include this in your measurement for service charge?
If a tenant installed an additional WC, would you amend the measurement for lease renewal / service charge?
Industrial =
Retail =
Office =
When does IPMS: All Buildings come into force?
What questions should you ask when undertaking a measurement instruction?
Code of Measuring Practice, 2015:
What is the purpose of the measurement exercise?
What is being measured?
What are the site conditions at the time of
measurement?
What would be the ramifications should the level of accuracy be deemed insufficient for the purpose?
