Measurement Flashcards
1
Q
What are key RICS documents regarding measurement?
A
- RICS Property Measurement 2nd Edition 2018
- RICS Code of Measuring Practice 6th Edition 2015
2
Q
When was RICS Professional Statement 2nd Edition 2018 effective from?
A
1 May 2018
3
Q
GEA
A
Gross External Area
The area of a building measured externally at each floor level
4
Q
GIA
A
Gross Internal Area
The area of a building measured to the internal face of the perimeter wall at each floor level
5
Q
NIA
A
Net Internal Area
The useable area of a building measured to the internal dominant face of the perimeter wall at each floor level
6
Q
IPMS
A
International Property Measurement Standards
Published by International Property Measurement Standards Coalition 15 Jan 2023
7
Q
Benefits of IPMS?
A
- worldwide consistency
- increased transparency
- easier portfolio benchmarking
- facilitates international trade in property
8
Q
Component Area in IPMS
A
One of the main elements into which the floor area can be divided
There’s A, B1, B2, B3, C, D, E, F, G, H
9
Q
If a component area is multifunctional in use, what should it be stated as?
A
State according to principle use
10
Q
What properties does IPMS currently apply to?
A
All buildings, regardless of their use or occupation
Used to be Offices and Residential as per Property Management 2018 but this needs updating
11
Q
Dual Reporting
A
Reporting in terms of IPMS and another basis
Can only do this with good reason, EG all comparable evidence is NIA/GIA/GEA so need to compare like with like
12
Q
When should dual reporting be adopted
A
When there is not enough comparable evidence using the same basis, so the client requests another standard is used as well
13
Q
Benefit of dual reporting?
A
Facilitates comparative analysis both locally and globally
14
Q
IPMS 1
A
The sum of the area of each floor level of the building measured to the outer perimeter of external construction features and reported on a floor-by-floor basis
15
Q
What measurements are included but stated separately in IPMS 1?
A
- internal balconies
- external balconies
- accessible rooftop terraces
16
Q
What areas are excluded in IPMS 1?
A
- external car parking
- external stairways
- open light wells
- patios
17
Q
Why did RICS change from Code of Measuring to Property Measurement?
A
Provides a globally consistent measurement practice
18
Q
Difference between IPMS 1 and GEA?
A
- internal balconies included in GEA, stated separately in IPMS 1
- external balconies excluded in GEA, stated separately in IPMS 1
- accessible rooftops are excluded in GEA, stated separately in IPMS 1
19
Q
IPMS 2
A
The sum of the area of each floor level of an office building measured to the Internal Dominant Face and reported on a Component-by-Component basis
20
Q
What measurements are included but stated separately in IPMS 2?
A
- internal balconies
- accessible rooftop terraces
21
Q
What areas are excluded in IPMS 2?
A
- external car parking
- external stairways
- open light wells
- patios
22
Q
Difference between IPMS 2 and GIA?
A
- internal balconies are included GIA, stated separately in IPMS 2
- external balconies are excluded GIA, stated separately in IPMS 2
- accessible rooftop terraces are excluded GIA, stated separately IPMS 2
- areas occupied by reveals of windows at internal dominant face are excluded in GIA but included in IPMS 2
23
Q
IPMS 3
A
The Floor Area available on an exclusive basis to an occupier, but excluding Standard Facilities, and calculated on an occupier-by- occupier basis
24
Q
Standard Facilities
A
Areas of a building that provide shared facilities and typically do not change over time
EG stairs, lifts, toilets, cleaner cupboards, plant rooms
25
What is included in IPMS 3?
- internal walls and columns
- half the common wall as measured to centre line when there is adjacent wall
26
What measurements are included but stated separately in IPMS 3?
- internal balconies
- accessible rooftop terraces
- areas under 1.5m
27
What areas are excluded in IPMS 3?
Standard facilities
28
Difference between IPMS 3 and NIA?
- internal walls and columns are excluded NIA, and included IPMS 3
- common walls measured to dominant face in NIA, and to centre line in IPMS 3
- enclosed walkways/passages excluded NIA and included IPMS 3
29
Limited Use Areas
- certain areas in building that cannot be legally or effectively occupied due to legislation
- vary between markets
- not specified by RICS but examples include limited light / restricted height
30
Internal dominant face
Inside finished surface of a wall
31
What does GEA include?
- perimeter wall thickness
- external projections
- columns
- balconies
- plant rooms
- areas under 1.5m
32
What does GEA exclude?
- external balconies
- external car parks
- external stairs
33
What is GEA used for?
- town planning
- rating and council tax
- building cost estimation
34
What does GIA include?
- columns
- internal balconies
- plant rooms
- loading bays
- areas under 1.5m
35
What does GIA exclude?
- perimeter wall thickness
- external projections
- external balconies
- external car parks
- external stairs
36
What is GIA used for?
- rating
- building cost estimation
- estate agency and valuation
- property management
37
What does NIA include?
- atria and entrance halls
- kitchens
- areas with ventilation / heating grills
- areas occupied by skirting / perimeter trimming
38
What does NIA exclude?
- perimeter wall thickness
- external projections
- external balconies
- external car parking
- external stairs
- areas under 1.5m
- lift rooms, plant rooms, toilets, cleaner cupboards
39
What is NIA used for?
- rating
- property management
- estate agency and valuation for shops, supermarkets and business use
40
Main reasons for property measurement
- valuation
- purchase and sale
- leasing and letting
- RCAs
- business rates
- property management
41
Retail Area
The NIA of a shop
42
Storage Area
area not part of retail area as only used for storage
43
Ancillary Area
area capable of beneficial use but not included as retail area or storage area
EG cleaners room
44
Gross Frontage
external measurement in a straight line across the front of the building
45
Net Frontage
external measurement in a straight line between internal faces of external walls
46
Shop Width
Internal width between inside faces of external walls
47
Shop Depth
Measurement from display window to rear of retail unit
48
Why is accurate measurement so important?
- market value determined by floor areas
- 3rd parties rely on floor area to make financial decisions
- helps create transparent property market
49
Equipment for Measurement
- laser measurer
- trundle wheel
- measuring tape
- ruler
- digital mapping
- knitting needle / kebab stick
50
What information must be kept on file and included in the measurement report?
- use of building (or part that is being measured if mixed use)
- IPMS standard (1/2/3.1/3.2/4.1/4.2)
- methodology
- tools used
- unit
- date
- scale of any plans used
- floor area
- whether measurement has been validated on site (new to IPMS All)
- name of RICS member who measured
51
What must RICS members/firms consider when evaluating the level of accuracy that is achievable and acceptable?
- purpose
- client requirements and expectations
- building conditions
- ramifications if insufficient
52
What unit of measurement does RICS prescribe?
None
Members should adopt metric (U.K.) but imperial units can be used as well
53
Convert Sq Ft to Sq M
divide 1 Sq Ft by 10.764
54
Convert Acre to Hectare
1 Acre = 0.40 Hectare
55
Basis of Measurement for shops
NIA
56
Is IPMS mandatory for office and residential?
Yes
57
Are you permitted to depart from IPMS?
Yes, if agreed with client if all comparable evidence is in GEA/GIA/NIA
58
What scale is a Land Registry Plan?
1:1250
59
How do you measure a pitched roof?
From ground to lowest point of the roof
60
Code of Measuring Practice 6th Edition 2015
- defines GEA, GIA and NIA
- provides worked examples
- intended for U.K. use only
61
Property Measurement 2018
- Professional Statement: Aim and Scope of Standards
- IPMS: Office and Residential
Note: Code of Measuring Practice is now separate document
62
What determines the type of measurement?
The purpose (not the building type)
63
New Retail IPMS
IPMS 1
IPMS 2
IPMS 3A, 3B and 3C (3A most common)
Change depending on size and use of occupier (EG warehouse vs supermarket vs standard shop determines IPMS3 type)
64
New Industrial IPMS
IPMS 1
IPMS 2
IPMS 3A and 3B
IPMS depends on whether let in exclusive occupation, on an estate etc
65
Principles of measurement
- fair and reasonable representation of area (cannot be tweaked)
- capable of being measured
- objectively verifiable
- all measurements except height taken horizontally
- clearly documented (IPMS standard used, method, tools, unit and date)
Note: state how measurement was taken EG Pro Map software, hand drawings, laser in person
66
What do you believe to be an acceptable tolerance, as a percentage, when measuring property?
Depends on site specific conditions EG bigger space = more hazards = larger tolerance may be permitted
For warehouse, +/- 10% would be good
Note: also depends on equipment used
67
Would you zone a restaurant or measure it on overall basis?
Depends on comparables
Overall - assumes front and back of restaurant are equally valuable
Zone - first 6.10m/20ft more valuable
68
Data Capture Limitations
Laser - needs calibrating (send to manufacturer), can’t measure against glass/mirror (could get someone to hold paper), distorted by sun, batteries could run out, could make human error
Tape/Ruler - could be stretched, could make human error
Trundle Wheel - notoriously inaccurate, could make human error
ProMap (measure land very accurately) - doesn’t consider contour/elevation so assumes site completely flat
Knitting Needle / Kebab Stick - used to measure beyond tenant fit out, could make human error
69
Why is measurement the foundation of real estate?
Used for:
- costing developments, refurbishment, construction
- comparable analysis
- valuation - rental and capital values
- taxation - business rates
- insurance
70
IPMS Coalition
- 80 professional organisations from around the world
- began in 2013
- RICS is a core member
- due advice on Property Measurement (a 3rd edition will be published)
71
IPMS All Buildings
- published 15 Jan 2023 by IPMS Coalition
- just one standard to get to grips with
- applies to all buildings regardless of use or occupation
- shorter and clearer than old versions
- aims to simplify measuring practices
72
International Standard
something that has been agreed at international level - owned by IPMSC (not just one organisation) and progressions organisations subscribe to the shared international standard and commit to using it
73
What is the change to IPMS?
- used to be IPMS offices and residential
- now have IPMS all buildings (independent of use or occupation)
- supersedes all previously published IPMS standards
- just one harmonised standard now
74
Benefits of IPMS All Buildings
- provides confidence and consistency
- provides transparency to all property users, regardless of where they are located
- allows international benchmarking
75
When is IPMS All Buildings effective from?
15 Jan 2023
76
IPMS 2023 measurement and calculation practices
- use unit of measurement commonly used in that location
- measure horizontally (except height)
- support from computer generated drawings preferable / other drawings
- independently verify measurements on site where possible
- be accurate for purpose
- measure on level by level basis
77
What should be used in IPMS rather than a plan with a scale?
- computer generated plan EG ProMap
- annotated drawings (do not use scale alone)
78
How can floor areas be established?
- computer generated drawings
- other drawings
- laser or tape measurer
79
Why are some items included but stated separately in IPMS?
Those items actually have a value, just a different rate per Sq Ft figure.
not the same as the office space but still a value nonetheless
80
IPMS 4
Used to measure selected parts within a building EG air conditioned vs non air conditioned space, the size of a wing in a hospital, or the area require is given an ideal density of occupiers
81
Appropriate tolerance when measuring?
- depends what is being measured
- depends on site conditions and circumstances
- +/- 1% to 10%
- small, easy room has less tolerance
- large, outdoor car park has more
