Measurement

Question 1

What are the Professional Statements and Guidance Notes relating to measurement?

Answer 1

RICS Property Measurement (2nd edition), 2018

RICS Property Measurement 2018

RICS Code of Measuring Practice (6th edition) 2015

Question 2

What is the purpose of the RICS Property Measurement (2nd edition) 2018?

Answer 2

Introduce the International Property Measurement Standards (IPMS) and aim to avoid current inconsistent definitions of measurement

Question 3

What are the mandatory requirements when measuring office and residential buildings?

Answer 3

1. Date of measurements
2. Measuring method
3. Reference and scale of any plans
4. Conversion factor from metric/imperial
5. Measurements and calculations must be clearly documented
6. Retain records of the RICS member responsible

Question 4

What are the definitions of IPMS in office buildings?

Answer 4

IPMS 1 - for planning or building cost purposes (GEA)

IPMS 2 - for agency and valuation purposes (GIA)

IMPS 3 - also for agency and valuation purposes (NIA)

IPMS 4 - selected floor areas

Question 5

What id the difference between IPMS3 and NIA?

Answer 5

1. Perimeter measurements are taken to the ‘Initial Dominant Face’
2. No exclusions for restricted height of less than 1.5m
3. All columns are included
4. Area occupied by the reveals of a window when measured and assessed as the internal dominant face are included
5. On floors with multiple occupiers, the area is taken to the midpoint of the partition wall between tenancies
6. Covered galleries and balconies for the exclusive use of one tenant are included and stated separately

Question 6

Why would you use NIA?

Answer 6

Estate agency, rating building cost estimation for shops

Question 7

What needs to be considered when measuring a shop unit fitted out with full height partitioning?

Answer 7

1. Remove the ceiling tile
2. Try and get behind the partitioning
3. Inspect the basement or first floor to see actual built width
4. Scale from floor plans
5. Take sufficient on-site measurements to calculate the ITZA measurement

Question 8

Define internal eaves height.

Answer 8

The clear height between the floor and the lowest point on the underside of the roof

Question 9

Define side depth.

Answer 9

The measurement from the front to rear boundaries

Question 10

Define shop depth.

Answer 10

The measurement from the notional display window to the rear of the retail area, including the thickness of the display window

Question 11

Define built depth.

Answer 11

The maximum external measurement from the front to rear walls

Question 12

Define gross frontage.

Answer 12

The overall external measurement in a straight line across the front of the building from the outside of the external walls or the centre line of the party walls

Question 13

Define net frontage.

Answer 13

The overall frontage of the shop line measured between the internal face of the external walls

Question 14

When would you use NIA as a measurement basis?

Answer 14

Estate Agency and Valuation: Shops, supermarkets, offices, business use

Rating: Rating of shops, supermarkets, offices

Property management; calculation of service charge apportionment

Question 15

What is NIA and what is included?

Answer 15

Net Internal Area

The useable area within a building measured to the internal face of the perimeter walls at each floor level

Includes: atria with clear height above, entrance halls, notional lift lobbies

Question 16

What is GIA and what does it include?

Answer 16

Gross Internal Area

The are of a building measured to the internal face of the perimeter wall at each floor level

Includes:

1. Areas with headroom of less than 1.5m
2. Areas occupied by internal walls and partitions
3. Columns, stairwells, lift wells, lift rooms, plant rooms, fuel rooms
4. Mezzanine areas with permanent access

Question 17

What is GEA and what does it include?

Answer 17

Gross External Area

The area of a building measured externally at each floor level

Includes:

1. Perimeter wall thickness and external elevations
2. Areas occupied by internal walls and partitions
3. Columns, stair wells, lift wells lift rooms, plant rooms
4. Mezzanine areas with permanent access

Question 18

When would you use GEA?

Answer 18

1. Town planning
2. Rating and council tax
3. Building cost estimation

Question 19

What is IPMS?

Answer 19

International Property Measurement Standards

Question 20

What is the internal dominant face?

Answer 20

The inside finish surface comprising 50% or more of the surface area for each vertical section forming an internal perimeter

Question 21

What is shop width?

Answer 21

Internal width between inside faces of external walls at the front of the shop or other point of reference

Question 22

Define NIA.

Answer 22

Is the usable area within a building measured to the internal face of the perimeter walls at each floor level.