Measurement Flashcards
Tell me about your understanding of RICS Property Measurement.
RICS Property Measurement is a professional statement which reflects the IPMS standards and includes the application of the IPMS in practice , technical definitions and IPMS for residential and office buildings.
When would you use NIA as a measurement basis?
Agency and valuation – a basis of measurement for valuation,
market analysis and marketing of offices for rental and capital valuation.
Property and facilities management – a basis of measurement for calculating service charges in mixed-use buildings for the apportionment of occupiers’ liability.
When would you use GIA as a measurement basis?
Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.
When would you use GEA as a measurement basis?
Planning – basis of measurement for planning applications and approvals, site coverage, etc.
Tell me about what is included in NIA/GIA/GEA?
NIA includes kitchens, notional lift lobbies and fire corridors, area occupied by demountable partitioning
GIA includes columns, lift wells, mezzanines with permanent access, loading bays, ancillary office
GEA includes external walls, measures around outside of building
What measurement basis would you use for office property?
For planning purposes I would use IPMS 1 (universal)
For basis of calculating building costs and reinstatement costs I would use IPMS 2
For agency, valuation, taxation or property management I would use IPMS 3
What measurement basis would you use for retail property?
IPMS 1 – External - typically used for planning purposes
IPMS 2 – Retail (Internal) – typically used for providing data on the use of space or for benchmarking
IPMS 3A, B and C – Retail (Occupier) – typically used for transactional and cost allocation purposes
What measurement basis would you use for industrial property?
IPMS 1 – External – typically used for planning purposes
IPMS 2 – Industrial (Internal) – typically used for providing data on the use of space or for benchmarking
IPMS 3A – Industrial (External: Exclusive Occupation) and IPMS 3B – Industrial (Internal: Exclusive Occupation) – typically used for sale and leasing purposes
How does RICS Property Measurement differ from the old Code of Measuring Practice?
RICS Property Measurement incorporates IPMS measurement of office and residential buildings.
Why is accuracy important when you measure buildings?
Basis for comparison
Consistency and accuracy
Usable space - service charge
How do you calibrate a laser measurer?
LEICA guidance:
establish a constant baseline (with an accurate steel tape)
take at least 10 measurements from a fixed point
average the measured values to determine systematic deviation from the baseline
calculate standard deviation
calculate the typical accuracy by adding systematic deviation to double of standard deviation
Why do you take check measurements?
to ensure consistency with the floor plans
What is a potential source of error when measuring?
Lasers do not work well in bright sunlight, as it can be hard to see the laser beam. Using a long tape measure can overcome the issue or by shadowing the target area
When using a laser to measure to a dark surface, the measuring time can increase leading to inaccurate measurements. Taking a sheet of A4 white paper to site can be used as a measuring target
Steel tape measures may not be long enough for certain distances
Measuring software may be less accurate given that it is hard to pinpoint the exact boundaries or surfaces to measure to online
What is IPMS?
International Property Measurement Standards - coalition of over 80 professional organizations that publish standards on office, residential, industrial, retail and all building classes measurement
Why has IPMS been introduced?
to ensure that property assets are measured in a consistent way, creating a more transparent marketplace, greater public trust, stronger investor confidence, and increased market stability.
Which IPMS standards are adopted by RICS?
IPMS office and residential
What is dual reporting and when would you use it?
Code of Measuring Practice + IPMS
sales
valuation reports
What IPMS bases are you aware of and when would each of these used?
IPMS 1 - planning, summary costing of development proposals
IPMS 2 - residential & office
building costs and reinstatement costs
IPMS 3 - office
IPMS 3A, B, - residential
agency, valuation, taxation, property management
What are limited use areas and how do you report these?
Areas in buildings that are incapable of legal of effective occupation due to local or national legislation.
Such areas and their limitations are to be identified, measured and stated separately within IPMS reported areas.
for example;
areas with limited heights <1.5 meters, exclude and report separately
What is the internal dominant face?
inside finished surface comprising more than 50% of the floor to ceiling height for each internal dominant face wall section. If such does not occur, then the finished surface is deemed to be the IDF.
What RICS guidance relates to the measurement of land?
Land measurement
for planning and
development purposes
RICS PROFESSIONAL STANDARD
Global
1st edition, May 2021
Effective from 7 August 2021
What Is a suitable measurement tool for taking land measurements?
When measuring land, tools such as a trundle wheel are used. Mapping software, such as Google Maps, could also be used to cross check site areas.
How would you treat low or limited head height when measuring?
Considered as Limited Use Areas - exclude and report separately
When parts of a building with restricted height need to be separately identified, the clearance height is to be stated
What is a tolerance level when measuring?
+/- 2%
How do you ensure that you present your measurements clearly and coherently?
Report the following information:
-purpose of the measurement instruction
-date of the measurement instruction
-date of measurement
-measurement standard adopted
-if IPMS is not used, document the reason fir departure
-measurement methodology adopted (e.g., laser measurer or tape measure)
-scale of any plans used
-floor area schedule with relevant areas cross-referenced to floorplans
-unit of measurement
-name of the RICS member and regulated firm responsible for the isntruction
Why did you use IPMS3 and how did that impact on your measurement?
IPMS 3 is used for valuation purposes
I included internal columns
How did you determine the IDF in this measurement?
In this particular case, the finished surface was deemed as the internal dominant face
How did you determine what was common and what wasn’t?
These were standard facilities shared among the floor and shared circulation areas
