Measurement Flashcards
You are asked to measure a very complex building with an unusual layout, how do you approach your measurement to ensure it is accurate?
- Draw a plan / follow a plan prepared by the building if they have one (e.g. fire risk assessment plan etc cross reference this with my own drawing
- use a range of different methods of measurement, e.g. lasers, tapes depending on the area.
What would you do if a building was too complex, beyond your ability to measure?
Advise the client to appoint a surveyor experienced in undertaking measured surveys.
If you’re measuring a shop with a shielded zone B, how would you deal with it?
If for example Zone B was shielded by a wall with an archway through it, I would see how that compares with other comparables, e.g. whether transactions of other shops in the area have something similar, if not make an adjustment to reflect that the area can’t be seen from the shop frontage.
Explain what the IPMS standard bought in.
- Establishes a consistent methodology for measuring buildings around the world, creating more transparency in the marketplace, greater public trust, stronger investor confidence and increased market stability.
When would you use NIA and GIA?
GIA = measurement of industrial premises, food superstores, department stores, leisure uses (although some areas, e.g. kitchen areas, public seating areas etc should be stated separately).
NIA = measurement of retail
Explain what ITZA is as a measuring methodology and when would you use this?
In terms of Zone A
methodology for retail premises
Work 6.1m back from the shop frontage
First 6.1m is most valuable
Next 6.1m is Zone B which is half the vale us Zone A
Zone C is a quarter of the value of Zone A
Explain when you would use the RICS Code of Measuring Practice.
- Applies to all building classes except offices and residential buildings which IPMS must be used in accordance with RICS property measurement (2nd Edition).
- If for example you were measuring a retail property.
What is the difference between GEA, GIA and NIA?
GEA = area of a building measured externally at each floor level. Includes the thickness of your walls etc but excludes open sided balconies, canopies and open area parking areas such as roof terraces
GIA = area of a building measured to the internal face of the perimeter walls at each floor level. Includes areas occupied by internal walls and partitions, lift rooms, plant rooms and toilets. Excludes perimeter wall thickness, open sided balconies and canopies.
NIA = usable area within a building measured to the internal face of the perimeter walls at each floor
level. Includes kitchens, areas occupied by non-structural walls, excludes stairwells, lift-wells and permanent lift lobbies, toilets, plant rooms etc.
Explain when you would use RICS property measurement (2nd Edition)
Professional statement - applies to all buildings, however, IPMS is mandatory for office and residential. Where IPMS is not suitable RICS members must document the reason for departure.
What is the difference between IPMS 1, IPMS 2 and IPMS 3?
IPMS 1 = equates closely to the former GEA (used for planning applications)
!PMS 2 = equates closely to the former GIA (used to calculate reinstatement costs)
!PMS 3 = equates somewhat to the former NIA (used for agency and valuation).
What is the internal dominant face?
The internal finish comprising more than 50% of the floor to ceiling height for each IDF Wall Section.
What are the different uses of IPMS 1, 2, 3.1, 3.2, 4.1 and 4.2 detailed in the International Property Measurement Standards: All Buildings?
IPMS 1 and IPMS 2 are external and internal measurements respectively for the whole or part of a Building.
IPMS 3.1 and IPMS 3.2 are external and internal measurements respectively required for exclusive occupation.
IPMS 4.1 and IPMS 4.2 are internal measurements required for selected areas respectively including Internal Walls and Columns and excluding External Walls and Columns.
What are the mandatory requirements of the application of the RICS Professional Statement: Property Measurement 2nd Edition?
All RICS members and RICS regulated firms involved with work that includes the measurement of buildings must comply with the following requirements and retain the following information on file or in their report:
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.
What are the mandatory requirements in relation to the Use of IPMS under the RICS Professional Statement: Property Measurement 2nd Edition?
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.
Adopting IPMS terms when calculating or reporting the area of office and residential floor space on an IPMS basis is mandatory.
What are the mandatory requirements in relation to the accuracy of measurements under the RICS Professional Statement: Property Measurement 2nd Edition?
RICS members and RICS regulated firms must consider the following parameters when evaluating the level of accuracy that could be expected from a measured
survey and one that is both achievable and acceptable:
1. What is the purpose of the measurement exercise?
2. What are the client’s requirements and expectations in terms of accuracy and confidence in measurement?
3. What are the building or site conditions at the time of survey that would influence how measurements are undertaken?
4. What are the time/cost elements involved in the measurement and reporting?
5. What would be the ramifications if the level of accuracy is deemed insufficient for the purpose?
