Measurement

Question 1

In which year was the Property Measurement Professional Statement, 2nd Edition published?

Answer 1

2018

Question 2

Is the adoption of the RICS Property Measurement, 2nd Edition 2018 mandatory for all practitioners?

Answer 2

RICS members are expected to advise their client or employer on the benefits of using IPMS. However, it is understood that IPMS is not suitable in all circumstances and in these circumstances RICS members must document the reason for departure

Question 3

What 10 pieces of information must firms retain in order to correctly apply the standards set out in RICS Measurement Standards 2018?

Answer 3

1. Purpose of the measurement instruction
2. Date of the measurement instruction
3. Date of measurement
4. Measurement standard adopted
5. If IPMS is not used, document the reason for departure
6. Measurement methodology adopted (e.g. laser measurer or tape measure)
7. Scale of any plans used
8. Floor area schedule with relevant areas cross referenced to floorplans
9. Unit of measurement and conversion factor, if applicable (e.g. square feet to square metres) and
10. Name of the RICS member and/or RICS regulated firm responsible for the instruction

Question 4

Summarise the three IPMS classifications relevant to residential practices

Answer 4

IPMS 1 - The definition of IPMS 1 is the same for all property types and equates closely with gross external area (GEA)

IPMS 2: Residential - IPMS 2 – Residential is used to measure the interior area of a residential building and allows direct comparisons between buildings. IPMS 2 equates closely to gross internal area (GIA).

IPMS 3: Residential - The floor area available on an exclusive basis to an occupier. There are three variations of IPMS3 for residential buildings and care should be taken to ensure that the most relevant is chosen and that it is clear which version is being applied.

Question 5

Define IPMS 1

Answer 5

The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features and reported on a floor-by-floor basis.

The definition of IPMS 1 is the same for all property types and equates closely with gross external area (GEA)

Question 6

Define IPMS 2 - Residential

Answer 6

IPMS 2: Residential - The sum of the areas of each floor level of a residential building measured to the internal dominant face, which may be reported on a component-by component basis for each floor of a building.

IPMS 2 – Residential is used to measure the interior area of a residential building and allows direct comparisons between buildings. IPMS 2 equates closely to gross internal area (GIA).

This is the measurement of a whole demise (not single occupier)

Note – IMPS 2 Commercial follows the same rules

Question 7

Define IPMS 3A

Answer 7

The area available on an exclusive basis measured to the outer face of the external wall or to the centreline of walls between shared occupants.

IPMS 3A – Residential equates approximately to Gross External Area (GEA).

Question 8

Define IPMS 3B

Answer 8

The area available on an exclusive basis measured to the internal dominant face of perimeter walls including the floor area occupied by internal walls and columns.

IPMS 3B – Residential equates approximately to Gross Internal Area (GIA).

Question 9

Define IPMS 3C

Answer 9

Same as 3b but EXCLUDING internal walls and columns

Question 10

What is the definition of ‘Internal Dominant Face’ provided within the RICS Property Measurement Standards?

Answer 10

‘The internal dominant face (IDF) is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section. If such does not occur, then the finished surface is deemed to be the IDF’

Question 11

List areas that are included but stated separately under IMPS 1

Answer 11

• covered galleries
• balconies (being external to the main structure of the building)
• verandas
• internal permanent mezzanines
• generally accessible rooftop terraces

Question 12

List areas that are excluded under IMPS 1

Answer 12

• Temporary mezzanines
• Open external stairways that are not an integral part of the structure, e.g. an open framework fire escape
• External areas such as external vehicle parking

Question 13

List areas that are included but stated separately under IPMS 3B

Answer 13

Attics, basements/cellars
Balconies and Verandas in exclusive use
Enclosed garages
Limited use areas

Question 14

List areas that are included but stated separately under IPMS 3B

Answer 14

Attics, basements/cellars
Balconies and Verandas in exclusive use
Enclosed garages
Limited use areas

Question 15

List areas that are excluded but can be stated separately under IPMS 3B

Answer 15

• Patios
• Unenclosed parking areas
• Staircase openings