Measurement Flashcards
What are the main RICS Document in relation to measurement?
“RICS Property Measurement - PS - V2 - Jan 2018
Adoption of the IPMS standards for office and residential, others will be added as they are published and updated.
Internal dominant face, the surface comprising more than 50% of the floor to ceiling
RICS Code of measuring practice - GN - V6 - May 2015
Measurement for all other building that does not include office and residential.”
IPMS, All Buildings Jan 2023: IPMS All Buildings supersedes all 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. IPMS All Buildings is applicable to
all types of Buildings independent of their use or their occupation.
What are the IPMS standards?
“Residential
IPMS 1 - External - GEA
IPMS 2 - GIA
IPMS 3 - Differentiation of the inclusions with the net internal area
IPMS 3A - NIA (Measurement to the outer face of the External Wall and centre line of shared walls)
IPMS 3B - (measurement of the area of exclusive occupation, including internal walls and columns, measured to the IDC and finished service
IPMS 3C - (measurement of the area of exclusive occupation, excluding walls and columns) measured to internal dominant face and finished surface
Offices
IPMS 1 - External - GEA (Planning and Building Purposes)
IPMS 2 - GIA (Agency & Val)
IPMS 3 - NIA (Agency & Val)
“What type of measurement is used for an internal commercial unit?
GIA
“A client shows you 1:1250 scale plan.
What would 1mm on a plan represent in real life?”
1.25M
“What are the issues with land registry plans with identifying boundaries?”
“The quality, photo copies and the thickness of lines dependent on the scales”
How often is a total station calibrated ?
3-6 months
Can you name some titles from the RICS code of measuring practice 6th edition.?
1) Introduction
2) application references
3) core definitions and diagrams
4) technical definitions and diagrams
5) special use definitions and diagrams application references
6) core definitions and diagrams
7) technical definitions and diagrams
8) special use definitions and diagrams”
What is the status of the doc (RICS code of measuring practice ) ?
“Guidance note
Light blue
Recommended best practice”
What does the RICS code of measuring practice do?
Provides precise definitions to ensure common and consistent approach to measurement
How often should your laser measure be calibrated ?
“Prior to use
Every 12 months
If gaining incorrect measurements”
What are the tolerances of your equipment ?
This would depend on the equipment and the range.
“What is the international property measurements standards IPMS ?”
“The International Property Measurement Standards Coalition (IPMSC) is a group of more than 80 professional and not-for-profit organizations from around the world, working together to develop and implement international standards for measuring property.
At present, the way property assets – such as homes, offices or shopping centers – are measured varies dramatically. For example, in some parts of the world it is established practice to include common space (lift shafts; communal hallways etc.) in floor area measurements; in others off-site parking might be included or even swimming pools.”
“Can you give me some example of inclusion and exclusion for GEA ?”
“Inclusion
* Wall thickness
* Column’s piers and lift spaces
* Internal balcony’s
* Garages
* Loading bays
Exclusions
* Greenhouses
* Canopies
* Fire escapes”
“Can you give me some example of inclusion and exclusion for GIA ?”
“Inclusions
* Garages
* Conservatories
* Entrance halls
* Internal walls
* Service accommodation such as toilets
Exclusions
* Perimeter wall thicknesses
* Fire escapes”
“Can you give me some example of inclusion and exclusion for NIA – net internal area the useable internal area”
“Inclusions
* Entrance halls
* kitchens
Exclusions
* Common areas
* Toilets
* Shared access
* Circulation spaces
* Fire escapes
* Vehicle parking”
What is IPMS
“International property measurement standards. This is a group of more than 80 professional and not for profit organisation from
around the globe, working together to develop and implement international standard for measuring property.”
Under GIA what is usable area ?
An area is useable if it can be used for any sociable purpose in connection with the premises are used for .
When should GEA be used ?
Town planning, rating and council tax and in some building cost estimation
What is excused from GEA ?
“Exclusions
* Greenhouses
* Canopies
* Fire escapes”
What are the advantages of using laser scanners in old buildings ?
Provides a point cloud data that can be reviewed and higher accuracy
What’s IPMS 1 2 and 3?
“IPMS 1, which equates closely to the former GEA (gross external area).
IPMS 2 – Office, which equates closely to the former GIA (gross internal area).
IPMS 2 – Residential, which equates closely to the former GIA (gross internal area) and net sales area
IPMS 3 – Office, which equates somewhat to the former NIA (net internal area).
IPMS 3A – Residential, which equates somewhat to the former GEA (gross external area).
IPMS 3B – Residential, which equates somewhat to the former GIA (gross internal area).
IPMS 3C – Residential, which equates somewhat to the former EFA (effective floor area).”
Do you use a disto ?
Yes, when suitable
How often is it calibrated (Disto) ?
Prior to every measure, with a known distance to check.
“What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?”
RICS Property Measurement, 2018
What was the aim of RICS Property Measurement, 2018?
“To establish consistencies in property measurement to be adopted
by governments and industry on a global basis”
“Which IPMS measuring practices were adopted in
RICS Property Measurement, 2018?”
Offices and residential properties
“What are RICS members encouraged to do until IPMS becomes embedded into market practice?”
Report on a dual basis
“When are RICS planning on implementing IPMS:
Industrial Buildings 2018 and IPMS: Retail Buildings 2019?”
No date has yet been given by the RICS
or what types of property is adoption of IPMS mandatory?
“When reporting on residential and office space, unless the client provides a written instruction to use an alternative”
“What are the general principles of
RICS Property Measurement, 2018?”
1) Advise clients of the benefits of using IMPS
2) Document the reason for not using IMPS
3) Must provide a date when the measurements are undertaken
4) State the measuring methodology adopted
5) Provide the reference and scale of any plans used
6) State the conversion factor from metric / imperial and any rounding
7) Measurements and calculations must be clearly documented”
When did Property Measurement 2018 become effective?
1st May 2018
“When is IPMS 1 - Offices used?
What method of measurement does it most closely correspond to?”
“Planning or building cost purposes
GEA”
“When is IPMS 2 - Offices used? What method of measurement does it most closely correspond to?”
“Agency and valuation purposes
GIA”
What are the differences between IPMS 3 and NIA?
“Perimeter measurements are taken to the ‘Internal Dominant Face’
No exclusions for restricted height of less than 1.5m
All columns are included
Area occupied by the reveals of a window when measured and assessed as the IDF are included
On floors with multiple occupants, the area is taken to the midpoint of the partition wall between tenancies
Covered galleries and balconies for the exclusive use of one tenant are included and stated separately”
“What document should you refer to when measuring retail and industrial property?”
RICS Code of measuring practice, 2015
When would you use GEA as a basis of measurement?
“Town planning
Council tax valuations
Building cost estimates for houses”
When would you use GIA as a basis of measurement?
“Industrial/warehouses, retail warehouses and food stores:
* Estate agency
* Rating
* Valuation
Building cost estimates for commercial assets
New homes valuations”
When would you use NIA as a basis of measurement?
“Shops/Offices:
* Estate agency
* Rating
* Valuation”
When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?
“Include:
* Columns
* Lift wells
* Mezzanines with permanent access
* Loading bay
Exclude:
* Canopies
* Fire escapes
* Covered ways”
“On what basis would you measure ancillary office space contained within a warehouse”
GIA
“When measuring a shop unit that is fitted out with full height partitioning by the tenant, what are some of the methods you can use to estimate the actual built width of the shop?”
“Remove a ceiling tile
Try and get behind the partitioning
Inspect the basement or first floor to see actual built width
Scale from floor plans (having undertaken some on site check measurements)”
What is included in a Net Internal Area (NIA) measurement?
“Atria with clear height above and entrance halls if not used in common areas
Notional lift lobbies and notional fire corridors
Kitchens
Built in cupboards and the like occupying usable area
Ramps, sloping areas and steps within the usable area and pavement vaults
Areas occupied by ventilation and heating grilles
Areas occupied by skirting and perimeter trunking
Area occupied by non-structural walls subdividing accommodation in sole occupancy”
What is excluded in a Net Internal Area (NIA) measurement?
“WCs
Plant and lift rooms
Stairwells
Meter and service
cupboards and service risers
Areas less than 1.5m in height
Cleaners rooms
Permanent circulation areas
Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if the space it occupies is rendered substantially unusable or it protrudes more 0.25m or more into a usable area
Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m
Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable”
What is the internal eaves height?
The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves
What is the site depth?
The measurement from the front to rear boundaries
What is the shop depth?
“The measurement from the notional window display to the rear of the retail area,
including the thickness of the display window”
What is the built depth?
The maximum external measurement from the front to rear walls
What is the gross frontage for a shop?
“The overall external measurement in a straight line across the front of
the building from the outside of the external wall or the centre line of the party walls”
What is the net frontage for a shop?
“The overall frontage of the shop line measured between the
internal face of the external walls”
What is the difference between plot ratio and site cover?
“Plot ratio: gross floor area of the property divided by the site area
Site cover: the building footprint expressed a percentage of the site area”
“What should be done before calculating the site area on Promap?”
“Check the boundaries on site with an OS plan
and/or Land Registry title document”
What could be used to measure the boundaries whilst on site?
Trundle wheel
How accurate do measurements have to be?
“Table of Tolerances are set out in Appendix A of Property Measurement 2018
When carrying out measured building surveys, net area surveys and valuation surveys, an accuracy of ±25mm is required”
What is the building line?
“The line within, or coinciding with, the property line, beyond which it is illegal to build
“
What is a commonly used scale for a building plan?
(1:100)
What is a commonly used scale for a street plan?
(1:1250)
What is a commonly used scale for a location plan?
1:2500)
What is a commonly used scale for a road map?
(1:50000)
What are commonly used measuring tools?
“Tape measure
Rod
Laser device
Trundle wheel (used for measuring land)”
ow do you check the accuracy of your laser measuring device?
“Check a known distance and record the measurements in a log
Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate”
What are the different method of measurements
Office- IPMS 1, IPMS 2, IPMS 3
Residential: IPMS 1, IPMS 2, IPMS3, IPMS3A, IPMS3B, IPMS3C
What document would you reply on to measure industrial areas ?
Code of measurement practice 2015
hat type of measurement would you use when working out a site value ?
Gross internal Area
Which sectors does IPMS apply to
Residential and Office
What is the difference between GEA and GIA
GEA measures the perimeter of a building
GIA measures to the Internal dominant face within a building
How did you measure a site/piece of land?
Using a trundle wheel in Meters, Hectares and Acre
What is a scale ?
A scale allows measurements to be taken from a paper plan & converted into real time measurements of a property or site. It is the relationship between a measurement on a paper plan or map and the corresponding distance on the ground
What is an internal dominant face
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
Acres to Hectares?
hectare = 2.47105381 acres
How accurate must your measurement be ?
hould be between+/- 1% to +-10% may be expected depending on the type of property being measured. A greater margin of error is appropriate for a plot of land vs an office or residential.
What must be included in a measurement report ?
Provide a date of the measurement
State the measurement methodology
Provide reference and scale of any plans used
Stating conversion factors used to covert imperial to metric and any rounding.
What is the difference between ipms 1 and GEA ?
IPMS 1 = GEA + External balconies + roof terraces
GEA = IPMS 1 - External balconies - rooftop terraces
What is the difference between IPMS 2 and GIA
GIA = IPMS 2 - limited use area 1 - internal balconies - roof terraces
IPMS 2 = GIA + limited use areas + internal balconies + roof terraces
hat is the the difference between IPMS 3 and NIA
nIA = IPMS 3 - limited use area - limited use area 2 - half of common walls - structural Collums - external balconies - roof terraces
IPMS 3 includes limited use areas common walls collums and external balconies
How big is a hectare
10,000 sqm
how big is an acre
4046.86 ssqm
What is the update on the IPMS retail, industrial and mixed use ?
Undergoing consultation on IPMS industrial, retail and mixed
What is the difference between IPMS 1 and GEA ?
Comparable, however balconies and roof terraces will be included.
How would you deal with measuring a parcel or land or site ?
Land registry red line
Measure on Pro-map
Instruct land surveyor or topographical firm to measure site
What is ITZA?
n terms of Zone A – method of measuring and comparing retail units.
Zones are valued ITZA – halving back from Zone A.
What is zoning and how would you calculate?
oning is a method used to compare retail units.
I would calculate by splitting the retail asset into zones.
Zone A is the highest value area and a depth of 6.1m back from the shop window frontage.
Zone B a further 6.1m back and so on.
Beyond Zone C typically would be ancillary space and storag
What is the conversion from sq ft to sqm?
1 sqm = 10.764 sq ft
What are limited space areas?
Area with restricted space with would affect use, such as limited height.
