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MRICS > Measurement > Flashcards

Measurement Flashcards

1
Q

Who publishes the IPMS?

A

The International Property Measurement Standards Coalition

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2
Q

RICS members and RICS regulated firms must consider the following parameters when evaluating the level of accuracy that could be expected from a measured survey:

A
  • Purpose
  • Client’s requirements
  • Building or site conditions
  • Time/cost
  • Ramifications if the level of accuracy is deemed insufficient?
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3
Q

When would you use NIA as a measurement basis?

A

Would typically defer to building surveyor or registered valuer. But this would likely come up when valuing rentable commerical space.

NIA has commonly been used to determine rentable or leasable areas in commercial properties.

I would be expecting the the use of IPMS 3 - office these days however.

Where a client had specifically requested NIA be used, I would expect dual reporting with both standards to be used

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4
Q

When would you use GIA as a measurement basis?

A

For space planning, facilities management, property valuation, marketing, and rent or lease negotiations, as it provides a consistent method for evaluating and comparing properties.

Would be used for properties where IPMS has not been adopted including Industrial.

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5
Q

When would you use GEA as a measurment basis?

A

GEA, or Gross External Area, is used primarily for property valuation and marketing. It measures the total area enclosed by a building’s external walls, providing a comprehensive assessment of a property’s size, and enables consistent comparisons across various properties.

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6
Q

Tell me about what’s included with GIA/NIA/GEA?

A

Gross Internal Area (GIA) measures a building’s total enclosed area within internal perimeter walls, including occupied spaces and common areas like corridors and stairwells.

Net Internal Area (NIA) represents a building’s usable area, excluding common spaces like stairwells and corridors.

GEA, or Gross External Area, is used primarily for property valuation and marketing. It measures the total area enclosed by a building’s external walls, providing a comprehensive assessment of a property’s size, and enables consistent comparisons across various properties.

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7
Q

What is IPMS 1? Where is it applied?

A

(formerly GEA)

Application:

Planning – basis of measurement for planning applications and approvals, site coverage, etc. (together with IPMS 3 – Office).

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8
Q

What is IPMS 2 - Office? Where is it applied?

A

formerly GIA

Application:

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

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8
Q

What is IPMS 2 - Residential ? Where is it applied?

A

formerly GIA

This is a valuation standard published by IPMSC that has been adopted by RICS.

Application:

I would typically work an experinced chartered buildibg surveyor or registered valuer when conducting measurement work. I would defer to them on correct application.

But J ubderstand it is used for costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

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9
Q

What is IPMS 3 – Office (formerly NIA) Where is it applied?

A

Caveat - If carrying out a project I would defer to building surveyor or valuer undertaking regular measurement work.

Answer- It is a globally adopted measurement standard for measuring office buildings, adopted by RICS.

Application:

Agency and valuation – a basis of measurement for valuation,
market analysis and marketing of offices for rental and capital
valuation.

Taxation – a basis of measurement for local taxation purposes,
where applicable.

Property and facilities management – a basis of measurement for calculating, together with component areas within IPMS 2 – Office, service charges in mixed-use buildings for the apportionment of occupiers’ liability.

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10
Q

What measurement basis would you use for office property?

A

This is not a field of work I work directly in - although I have a solid base of knowledge to be able to instruct others. I would always take the advice of a valuer or building surveyor who had experience in such matters.

For office properties, IPMS 3a - Office is the preferred measurement basis, ensuring global consistency. However, if required by local practices or specific situations, RICS surveyors might use traditional methods like Net Internal Area (NIA) for rentable areas, or Gross Internal Area (GIA) for space planning and facilities management.

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11
Q

What measurement basis would you use for industrial property?

A

This is not a field of work I work directly in - although I have a solid base of knowledge to be able to instruct others. I would always take the advice of a valuer or building surveyor who had strong experience in such matters.

I beleive that GIA is the correct method as IPMS 3 Industrial is yet to be implemented. I would refer to RICS Property Measurement for more info.

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12
Q

What measurement basis would you use for retail property?

A

This is not a field of work I work directly in - although I have a solid base of knowledge to be able to instruct others. I would always take the advice of a valuer or building surveyor who had experience in such matters.

I would not expect IPMS to be used as these are not yet adopted by RICS for retail or industrial.

An RICS surveyor might use Gross Internal Area (GIA) or Net Internal Area (NIA). GIA is used for space planning,

NIA is employed to determine rentable or leasable areas in commercial retail properties.

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13
Q

How does RICS Property Measurement differ from the old Code of Measuring Practice?

A
  1. IPMS adoption: It integrates global standards, improving consistency and transparency.
  2. Broader scope: It moves beyond UK-specific guidelines, addressing international markets.
  3. Enhanced clarity: It provides clearer, more structured guidelines for property professionals.
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14
Q

Why is accuracy important when you measure buildings?

A

Accuracy in RICS measurements is important for:

  1. Informed decisions: It enables better choices in property transactions and management.
  2. Fairness: It ensures equitable rental rates, lease terms, and property valuations.
  3. Comparability: It allows for transparent comparisons between properties.
  4. Space optimization: It aids in efficient space planning and facilities management.
  5. Compliance: It minimizes disputes and legal issues by adhering to professional guidelines.
  6. Trust: It fosters confidence among property professionals, clients, and stakeholders.
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15
Q

Tell me about how you use floor plans to facilitate measuring buildings?

A

(ANSWER NEEDS WORK!)

As the Managing Partner of a block management company this is not something I am involved with directly in my role.

In measuring up the common parts of a block of flats

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16
Q

How do you calibrate a laser measurer?

A

I do not carry out this function in my role. I would typically defer to a building surveyor for this.

As part of my learning through RICS I am aware that Leica, the manufacturer of the Laser ‘Disto’ provide a method, requiring use of a manual measurement compared against the ‘average deviation’ of 10 measurements to manually calibrate - If carrying out this function I would advise colleagues to refer to the Leica method.

17
Q

Why do you take check measurements?

A

Taking check measurements according to RICS is essential to:

  1. Ensure accuracy and reduce errors.
  2. Provide quality assurance and adhere to professional standards.
  3. Identify discrepancies between different sources of information.
  4. Mitigate risks, such as disputes or legal issues.
  5. Instill confidence in clients, stakeholders, and property professionals.
18
Q

Why do you take check measurements?

A

Taking check measurements according to RICS is essential to:

  1. Ensure accuracy and reduce errors.
  2. Provide quality assurance and adhere to professional standards.
  3. Identify discrepancies
  4. Mitigate risks, such as disputes
  5. Instil confidence

Ultimately, even small errors can have big negative consequences for client and surveyor

19
Q

Tell me about a strength and weakness of a measuring technique you have used.

A

I assisted with the measuring of two houses in Manchester for Valuation purposes using a Disto laser measurer.

Pros:

  1. Speed
  2. Accuracy
  3. Ease of use

Cons:

  1. Expensive compared to tape measure.
  2. Limitations in bright light.
  3. Surface reflectivity: Highly reflective or transparent surfaces
20
Q

When would you use a tape measure?

A

I would not typically carry out this function and would defer to a building surveyor or valuer to carry out the appropriate method. However, I am aware of the below:

  1. Short distances: For short distances, using a tape measure may be quicker and more convenient
  2. Bright light conditions: In bright sunlight or well-lit environments, laser beams can be difficult to see
  3. Measuring reflective or transparent surfaces
21
Q

When would you use a trundle wheel?

A

A trundle wheel is useful for:

  1. Long distances: Efficiently covering large areas.
  2. Rough terrain: Measuring uneven surfaces.
  3. Outdoor measurements: Ideal for sports fields, roads, and construction sites.
22
Q

What is a potential source of error when measuring?

A

Human error: Mistakes in reading or recording measurements, misalignments, or incorrect calculations can lead to inaccuracies.

Instrument error: Poorly calibrated or malfunctioning equipment can result in inaccurate measurements.

23
Q

What is IPMS?

A

IPMS is a global set of standards for consistent property measurement - now adopted by RICS.

Created by a coalition of professional organizations, IPMS ensures transparent, accurate, and comparable measurements across markets for various properties. It promotes better decision-making, minimizes disputes, and enhances trust in the property market.

24
Q

Why has IPMS been introduced

A

IPMS has been introduced to establish a standardized approach to measuring buildings and spaces, with the following objectives:

  1. Global consistency
  2. Accuracy and transparency
  3. Efficiency
  4. Regulatory compliance:
25
Q

Explain your understanding of IPMS All Buildings to me.

A

IPMS All Buildings brings together previously published IPMSC standards for individual asset classes by utilising the concepts and objectives contained in those specific versions of IPMS into one harmonised standard.

26
Q

What is dual reporting and when would you use it?

A

Dual reporting is where both the IPMS standards and original standards are used at the same time. IPMS is mandatory for residential and office buildings but dual reporting using the old standards such as GIA and NIA alongside IPMS can be done upon client request.

27
Q

What IPMS bases are you aware of and when would each of these used?

A

IPMS 1, which equates closely to the former GEA
(gross external area).

Planning – basis of measurement for planning applications and approvals

• IPMS 2 – Office, which equates closely to the former
GIA (gross internal area).

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

• IPMS 2 – Residential, which equates closely to the
former GIA (gross internal area) and net sales area
(NSA).

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

• IPMS 3 – Office, which equates somewhat to the
former NIA (net internal area).

Agency and valuation – a basis of measurement for valuation, market analysis and marketing of offices for rental and capital valuation.

• IPMS 3A – Residential, which equates somewhat to
the former GEA (gross external area).

Agency and valuation – a basis of measurement for valuation, market analysis and marketing of residential properties for rental and capital valuation.

• IPMS 3B – Residential, which equates somewhat to
the former GIA (gross internal area).

Agency and valuation – a basis of measurement for valuation, market analysis and marketing of residential properties for rental and capital valuation.

28
Q

How do the IPMS differ to their former Code equivalents?

A

Example - IPMS 3A Office vs RICS NIA (Office):

IPMS 3A includes a proportionate share of common areas (lobbies, stairwells, restrooms).

RICS NIA may not always include the proportionate share of common areas.

Differences can impact valuations, rental rates, and property management decisions.

IPMS aims to minimize discrepancies and improve transparency across markets.

29
Q

What are limited use areas and how do you report these?

A

Limited use areas:

  • Spaces with restricted functionality or usability
  • Include small or irregular spaces, low ceilings, or limited access
  • Typically identified separately but included in overall measurements
  • Treatment depends on specific IPMS standard being used

Reporting:

  1. Identify and document the limited use areas.
  2. Measure the areas separately.
  3. Include measurements in the overall calculation.
  4. Specify the IPMS standard being used.
  5. Note any restrictions or limitations in the property report.
30
Q

What is the internal dominant face?

A

Internal surface of a building’s external walls.

Used in IPMS 3 standards for measuring net internal area.

Ensures thickness of external walls is excluded from calculations.

Provides accurate representation of usable space.

31
Q

How has IPMS been incorporated into Property Measurement?

A

Incorporated through RICS Property Measurement Professional Statement.

RICS professionals required to follow IPMS standards.

Guidance provided for applying IPMS in various property types.

Promotes transition from RICS Code of Practice to IPMS for global consistency.

Retail & Industrial excluded for now

32
Q

What RICS guidance relates to the measurement of land?

A

RICS Land Measurement Professional Statement.
Provides standards and best practices for measuring land parcels.

33
Q

How do you deal with a situation where your client requests a different measurement standard to those contained within the RICS guidance?

A

Ensure working alongside appropriate surveyor - and seek advice.

My understanding would be:

  • Explain RICS guidance benefits.
  • Understand client’s reasons.
  • Offer RICS-compliant and alternative measurements.
  • Document requests and rationale.
  • Consult RICS or professionals if needed.
34
Q

What Is a suitable measurement tool for taking land measurements?

A

I would always refer to someone experienced in land measurement before moving forward.

I would use….a trundle wheel

35
Q

How can you ensure your measurements are accurate?

A

In my role: Work with a reputable surveyor

Be aware of the need to:

  • Use appropriate tools
  • Calibrate equipment
  • Follow RICS guidance
  • Double-check measurements
  • Maintain skillset through training
  • Document methodology
36
Q

How would you treat low or limited head height when measuring?

A

Would defer typically to a building surveyor or valuer

Would expect them to:

  • Determine applicable standard with refernce to IPMS/RICS - -Property Measurement
  • Check head height requirements
  • Measure vertical clearance
  • Assess space usability
  • Calculate area (if applicable)
  • Document measurements
  • Communicate with clients
37
Q

How would you measure using a scaled plan?

A

Would defer typically to a building surveyor or valuer

Would expect them to:

  1. Understand the scale
  2. Use appropriate tools
  3. Measure dimensions
  4. Convert to real-world dimensions
  5. Verify accuracy
  6. Document measurements
  7. Adhere to standards
38
Q

How would you adjust your comparable evidence if it was measured on a different basis to your subject property?

A

Would defer typically to a building surveyor or valuer

Would expect them to:

  1. Identify measurement standards
  2. Understand differences
  3. Obtain measurements (if possible)
  4. Calculate adjustments
  5. Document adjustments
  6. Apply adjustments
  7. Analyse adjusted comparables
  8. Communicate findings
39
Q

What is a tolerance level when measuring?

A

Tolerance Level in RICS Measurements:

  • Acceptable degree of deviation or margin of error
  • Ensures accuracy and reliability in measurements
  • Follows RICS Property Measurement and IPMS standards - which should always be referred to
  • Promotes consistency, comparability, and transparency
40
Q

How could you take measurements from Google Maps?
How reliable are these?

A

Would defer typically to a building surveyor or valuer - Would expect them to:

  • Use built-in measurement tools
  • Utilise Google Earth Pro which may be more accurate
  • Verify map scale
  • Cross-reference with other sources
  • Treat as a starting point
  • Conduct a site visit (if possible)
  • Adhere to RICS standards
  • Exercise caution and prioritize accuracy

Not very reliable - should always be seen as a temporary solution to use as an approximate starting point

41
Q

How do you ensure that you present your measurements clearly and coherently?

A

Work with a qualified and experienced valuer/building surveyor typically.

Would expect them to:

  1. Use consistent format
  2. Label measurements
  3. Organize data logically
  4. Include a summary table
  5. Use visuals - such as scaled floorplans/diagrams
  6. Specify measurement standard
  7. Explain deviations
  8. Highlight findings
  9. Maintain clarity
  10. Proofread

MRICS (14 decks)

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