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APC > Measurement > Flashcards

Measurement Flashcards

1
Q

Tell me about your understanding of RICS Property Measurement.

A

・RICS Property Measurement, 2018
・Introduces use of iPMS for measurement of offices and residential properties (replacing RICS Code of Measuring Practics, 2015)
・Members must advise clients on the benefits of IPMS
・Mandatory unless instructed otherwise by the client

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2
Q

When would you use NIA as a measurement basis?

A

・Retail
・Ageny, Rating, Valuation

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3
Q

When would you use GIA as a measurement basis?

A

・Industrial
・Supermarkets and department stores
・Agency, Rating, Valuation

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4
Q

When would you use GEA as a measurement basis?

A

・Planning, Council Tax, Building Reinstatement Costs, Cost Estimations

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5
Q

What measurement basis would you use for office property?

A

IPMS 3

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6
Q

What measurement basis would you use for industrial property?

A

GIA

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7
Q

What measurement basis would you use for retail property?

A

NIA

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8
Q

How does RICS Property Measurement differ from the old Code of Measuring Practice?

A

・Incorporates the iPMS in an attempt to standaride measurement internationally

・IPMS 1 ~ GEA
・IPMS 2 Office ~ GIA
・IPMS 2 Residential ~ GIA
・IPMS 3 Office ~ NIA

・IPMS 3A Residential ~ GEA
・IPMS 3B Residential ~ GIA
・IPMS 3C Residential ~ EFA (Effective Floor Area)

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9
Q

Why is accuracy important when you measure buildings?

A

Values can be based of floor areas so ethically important to get right

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10
Q

Tell me about how you use floor plans to facilitate measuring buildings?

A

・If scale plans, can be measured with a scale ruler
・If not, used for a basis for annotation when inspecting

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11
Q

How do you calibrate a laser measurer?

A

・Measure a known distance with a tape measure
・Take 3 measurements with the laser, take the average and calibrate accordingly

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12
Q

Why do you take check measurements?

A

・Section of a building may not be the uniform shape you think it is. Check measurements identifies this or allows you to take an average

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13
Q

Tell me about a strength and weakness of a measuring technique you have used.

A

Lasers:
+ Accurate, worjk well over large distances
- Doesn’t work well in sunlight, inaccurate through glass and can fail, requires batteries and therefore need to be careful

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14
Q

When would you use a tape measure?

A

Columns, tight, narrow areas too short for the laser

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15
Q

When would you use a trundle wheel?

A

Measuring large distances e.g. yards

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16
Q

What is a potential source of error when measuring?

A

・Accidentally measuring to the front / back of disto
・Not measuring to IDF

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17
Q

What is IPMS?

A

International Property Measurement Standards

18
Q

Which IPMS standards are adopted by RICS?

A

Office and Residential

19
Q

Explain your understanding of IPMS All Buildings to me.

A

・Effective January 2023
・Newest IPMS standard and covers all buildings rather than different asset classes
・Supersedes previous IPMSC publications
・Not adopted by RICS until Property Measurement 3rd Edn

20
Q

How do IPMS bases differ to their former Code equivalents?

A

Difference between IPMS 3 and NIA:
・Perimeter measurements taken to the IDF, not internal face
・Limited height areas, columns, windowfalls (where window is IDF) and covered galliers are to be included but listed as limited use areas
・For floors with multiple occupancy, measurement is taken to the midpoint of partition walls

21
Q

What are limited use areas and how do you report these?

A

・Areas incapable of legal or effective occupation
・Include in areas but report separately

22
Q

What is the internal dominant face?

A

Interior finishing surface comprising more than 50% of the floor to ceiling height

23
Q

How has IPMS been incorporated into Property Measurement?

A

Office and Residential

24
Q

What RICS guidance relates to the measurement of land?

A

RICS Guidance Note ‘Land measurement for planning and development purposes, 1st End (2019)

25
Q

How do you deal with a situation where your client requests a different measurement standard to those contained within the RICS guidance?

A

・Dual report
・Ask for their request in writing

26
Q

What Is a suitable measurement tool for taking land measurements?

A

・Edozo Maps (uses Land Reg plans)
・Trundle wheel

27
Q

How can you ensure your measurements are accurate?

A

・Take check measurements
・Ensure measuring to the correct surface - not to occupier’s fir-out or partition walls
・Get a colleague to assist where necessary
・Always get a qualified Surveyor to check and sign off calculations

28
Q

How would you treat low or limited head height when measuring?

A

IPMS 3 - include in limited use areas

29
Q

How would you measure using a scaled plan?

A

Use a scale ruler on the correct scale stated on the plan

30
Q

How would you adjust your comparable evidence if it was measured on a different basis to your subject property?

A

・Adopt a common measurement appropriate to the local area
・If NIA is prevailing practice, measure on IPMS 3 and NIA and compare using NIA

31
Q

What is a tolerance level when measuring?

A

・RICS Property Measurement, 2018
・ =/- 25mm on a scale of 1:100 (for agency, valuations)

32
Q

How could you take measurements from Google Maps?

A

Measuring tool - Edozo is better and more accurate

33
Q

How reliable are Google Maps measurements?

A

Not very - use Edozo and take measurement on site

34
Q

How do you ensure that you present your measurements clearly and coherently?

A

I undertook measurements and annotate on pre-provided floor plans

35
Q

Dingwall Road - what did you exclude from your NIA measurement?

A

I excluded columns and the WC’s from the NIA

35
Q

What did you use to measure the columns?

A

I used a tape measure

36
Q

How did you ensure your laser measurer was accurate?

A

Prior to leaving the office, I undertook a measurement I was aware of with a tape measure, and replicated that with the laser measure

37
Q

How did you ensure you were accurate during the measurement?

A

I double checked the measurements with the laser measure, I used common sense and ensured the laser was measuring from the end of the device

38
Q

Brighton Road - How did you determine the internal dominant face?

A

I determined 50% of the ceiling height which was glazing.

39
Q

Brighton Road - What did you include within IPMS 3 but not in NIA?

A

・Columns - but stated as limited use area
・Structural walls - stated as limited use area

40
Q

Brighton Road - What were your findings in difference in size between the two bases?

A

IPMS 3 was marginally bigger

APC (8 decks)

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