Measurement

Question 1

What is your opinion on IPMS?

Answer 1

IPMS will be beneficial to the global surveying industry and will be a good tool for comparison of property globally

Question 2

Why was IPMS introduced?

Answer 2

To bring increased transparency globally and allow for investors to better compare like-for-like investments globally

Question 3

When would you use IPMS?

Answer 3

For measurement of offices and residential

Question 4

Are you aware of any updates to IPMS?

Answer 4

IPMS: All Buildings was published in January 2022. This will supersede all previously published IPMS standards for individual asset classes into one standard. AN updated version of RICS Property measurement guidance is expected and it will take into account IPMS: All Buildings

Question 5

When would you not use IPMS for measurement of offices?

Answer 5

It is mandatory for all RICS members to measure to IPMS when measuring an office property unless the client provides a written instruction to use an alternative. Members are expected to advise the client of the benefits of IPMS but it is understood that it is not suitable in all circumstances. Members should document the reason for departure.

Question 6

What tools do you use when measuring?

Answer 6

I use a disto laser and tape measure. When measuring land, I would use promap.

Question 7

How do you calibrate a disto laser?

Answer 7

The laser should be calibrated frequently by performing check measurements against a known distance, the results should be logged.
A disto should be calibrated by the manufacturer annually

Question 8

How do you decide what basis of measurement to use?

Answer 8

I am aware of the measurement basis commonly used for each asset class. I would refer to my clients instructions to confirm if any specific measurement basis have been requested. If for a job I was unclear, I would refer to the RICS code of measuring practice 2015 and the RICS Property measurement standard, 2018.

Question 9

What is the accuracy level of a disto?

Answer 9

Within 1.5mm and 200m

Question 10

How do you mitigate against laser measurement inconsistencies?

Answer 10

Regularly calibrate the disto

Question 11

What would you include and exclude for a NIA measurement?

Answer 11

Include - Kitchens, built-in cupboards, areas occupied by perimeter trunking
Exclude - Columns and pillars, WCs, plant and lift rooms, areas less than 1.5m

Question 12

(OFFICE, HACKNEY)
How did you select the basis of measurement?

Answer 12

This was an office property for valuation purposes, I therefore adopted IPMS 3 as the appropriate measurement basis.
I also measured to NIA because IPMS has not been fully adopted by the market yet and so NIA measurements would help to compare like-for-like when analysing comparable evidence

Question 13

(OFFICE, HACKNEY)
Why were the floor plans useful?

Answer 13

The floorplans help to visualise the property and allow for easy annotation of the measurements. It is also helpful to ensure that all areas have been measured.

Question 14

(OFFICE, HACKNEY)
How did you measure to IPMS 3?

Answer 14

I measured to the internal dominant face and included columns and pillars, areas below 1.5m. I excluded WCs, plant and lift rooms, cleaners cupboards

Question 15

(OFFICE, HACKENY)
Was there multiple occupiers on one floor?

If so how would you deal with this when measuring to IPMS3?

Answer 15

NO

The area would be taken to the midpoint of the partition wall between the tenancies.

Question 16

(OFFICE, HACKNEY)

Why did you measure to NIA as well as IPMS 3?

Answer 16

Because comparable evidence is often measured to NIA so it is good practice to dual-measure to ensure comparable evidence can be analysed on a like-for-like basis

Question 17

(OFFICE, HACKNEY)

How did you measure to NIA?

Answer 17

This office property had multiple tenants, there was 1 tenant per office floor.
I therefore measured the property on a floor by floor basis and excluded the common areas including stair wells, lifts, plant rooms. Because this was NIA, I excluded areas below 1.5mm columns and pillars and WCs. I included the kitchens and areas occupied by perimeter trunking.

Question 18

(OFFICE, HACKNEY)

What are the main differences between IPMS3 and NIA?

Answer 18

The main differences are that for IPMS, perimiter measurements are taken to the internal dominant face, there are no exclusions for areas below 1.5m and columns are included.

Question 19

(INDUSTRIAL, NORTHOLT)

Why did you calculate measurements on site?

Answer 19

To ensure that I had all the necessary measurements before leaving site and to ensure accuracy.

Question 20

(INDUSTRIAL, NORTHOLT)

How do you measure to GIA?

Answer 20

When measuring to GIA, I would;
Include columns, lift wells, mezzanines with permanent access, loading bays
Exclude canopies, fire escapes and covered ways

Question 21

(INDUSTRIAL, NORTHOLT)

How did you refer to eaves heights when reporting measurements in the repotrt?

Answer 21

The eaves height was not included in the written measurements. However, I did reference this in the report and it was a useful measurement when analysing comparable evidence

Question 22

(INDUSTRIAL, NORTHOLT)

Was there a canopy, how did you include that in your written measurements?

Answer 22

There was small canopy. I measure the area but did not include it in my GIA measurement, it was recorded but stated separately.

Question 23

(INDUSTRIAL, NORTHOLT)

Was there a mezzanine?

If there was a mezzanine how would you deal with this?

Answer 23

No

If there was a mezzanine, I would include this in my GIA measurement if there was permanent access.

Question 24

(INDUSTRIAL, NORTHOLT)

How did you measure the site coverage?

Answer 24

I used Promap to measure the site coverage.

Question 25

(INDUSTRIAL, NORTHOLT)

Why did you measure the site coverage?

Answer 25

This can be an important factor for an industrial occupier as they often have requirements for outside storage, space for lorries or vans.

Question 26

(INDUSTRIAL, NORTHOLT)

How do you measure land?

Answer 26

Promap or Trundlewheel

Question 27

How would you measure a retail property?

Answer 27

I would measure on an NIA basis.

Question 28

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