Measurement Flashcards
What are the main RICS Documents in relation to measurement ?
- RICS Code of Measuring Practice 6th Edition (Guidance Note), May 2015
- RICS Professional Statement Property Measurement 2nd Edition Jan 2018
What is RICS Code of Measuring Practice 6th Edition (Guidance Note) 2015 for?
- Measurement for all other building that does not include office and residential
What is RICS Property Measurement 2nd Edition (Professional Statement) 2018 for ?
- Adoption of the IPMS standards for office and residential
What is the purpose of IPMS?
- International Property Measurement Standards
- To provide consistency in global property market
- offer greater transparency
What does IPMS 3 include during measurement?
- Measurements should be taken to what is known as the ‘internal dominant face’ (the area within each vertical section [wall] that makes up the perimeter of the building/unit). This can include inside the window recess (to include inside glazing), as long as the glazing is 50% or more of the floor to ceiling height
- Pillars/Colum’s included within measurement
- Include areas under 1.5m in height (IMPS 3)
What is NIA and what is included and excluded within measurement?
- Net Internal Area
- The usable space within a building measured to the internal face of perimeter wall.
- Used for valuing and marketing Office and Retail
- Inclusions:
Entrance Halls
Kitchens
Storage
- Exclusions:
Common Areas
Toilets
Circulation areas
Fire escapes
Car parking
Areas less than 1.5m in height
What is GIA, what’s it used for and what is included and excluded?
- Gross Internal Area
- The entirety of space as measured from the inside face of the main external walls
- Used for valuing and marketing Resie and Industrial
- Inclusions:
Lift wells
Colum’s
Mezzanines with permeant access
- Exclusions:
Canopies
Fire Escapes/external stairs
What is GEA, what’s it used for and what is included and excluded?
- Gross External Area
- The entirety of the space contained within the main external envelope of the building, measured externally at each floor level
- Used for Town planning, rating and council tax and in some building cost estimation
- Inclusions:
Loading Bay
- Exclusions:
Canopies
Fire Escapes
Greenhouses
What are the types of measurement ?
- IPMS 1 - GEA (planning and building costs purposes)
- IPMS 2 - GIA (agency/valuation)
- IPMS 3 - NIA (agency/ valuation)
- GEA - Town Planning/ Rating buildings
How would you measure a shop?
By NIA taking appropriate measurements needed to calculate ITZA (Zoning)
Can you explain Zoning?
- Zoning is a standard method of measuring retail premises to calculate and compare their value. (Main purpose for Vals)
- retail premises are divided into zones each of a depth of 9.14 meters.
- Zone A first 9.14m (most valuable space)
- Zone B is halve of 9.14m and again to Zone C.
What scales would you use for maps?
- Room Plan 1:50
- Building Plan 1:100
- Location Pan 1:1,250 or 1:2,500
Does your firm use IPMS?
- No we do not carry out measurements using IMPS
- However we make this clear in our ToE’s and on Brochures.
What is the difference between IPMS and Standard Measurement Practice?
The biggest difference is the replacement of terminology. IPMS will include all measurements but will categories certain items so that they can be valued at a different rate (inclusions and exclusions)
Where would you use IPMS3 ? How does this differ from NIA ?
- Measuring an office
- Internal columns are now included whereas before they were not
- iincludes heights of 1.5m
Can you name some titles from the RICS Code of Measuring Practice 6th Edition?
ACT
- Introduction
- application references
- core definitions and diagrams
- technical definitions and diagrams
- special use definitions and diagrams application references
- core definitions and diagrams
- technical definitions and diagrams
- special use definitions and diagrams
What is the RICS Code of Measuring Practice 6th Edition 2015 for?
- The purpose of the code is to provide succinct, precise definitions for the accurate measurement of buildings and land.
- The correct calculation of the sizes, areas and volumes associated of buildings are provided on a common and consistent basis.
- Support surveyors undertaking property inspections for valuation, management, conveyancing, planning, taxation, sale, letting and acquisition to provide a common framework to measure buildings.
- The code contains a hierarchy of definitions: GEA, GIA, NIA.
How would measure as coombe room?
Measure as normal but exclude any space below 1.5m
What measurement do you use for land?
- For planning Hectares and Agency Acres.
- I use promap’s to measure land
What is a disto and how do you calibrate it?
- Laser tape measure
- Check accuracy against known measurement
- return to manufacturer annually for calibration
What are the IPMS standards ?
- Residential
IPMS 1 - External - GEA
IPMS 2 - GIA - IPMS 3 - Differentiation of the inclusions with the NIA
IPMS 3A-GEA
IPMS 3B-GIA (All resie)
IPMS 3C- EFA
- Offices
IPMS 1 - External - GEA
IPMS 2 - GIA
IPMS 3 - NIA
Where would you use IPMS1? How does this differ from GEA?
- Usually for planning reasons or building cost estimates. IPMS brings in standards to measure the wall up to the internal dominant face
Where would you use IPMS2? How does this differ from GIA?
- Intended to be the same as GIA but categorises different areas if they have lower heights, smaller floor areas, open atriums, balconies, lifts etc
Where would you use IPMS3 ? How does this differ from NIA?
- For offices. Internal columns are now included whereas before they were not in NIA.
What are the benefits of IMPS?
- Consistency
- Reduces Risk
- Accuracy
When would you not zone a retail property?
- Retail warehouse
- Department Store
- Supermarket
Do you know sq m to sq ft conversion?
10.7639
Are you aware of IPMS all buildings?
- yes brought in Jan 2023
- Will supersedes all previous published IPMS documents under IPMS Coalition to set one standard
- Property Measurement and Code of Practice still remain
How would you zone the 1st floor of a shop?
- Apply 10% of floor space
What is Return Frontage?
- When a property benefits from 2 frontages (corner units typically)
What are eaves heights?
- Height between floor and lowest point of roof
- Internal and External eaves
