Measurement

Question 1

Tell me about your understanding of RICS Property Measurement.

Answer 1

RICS Code of Measuring Practice 6th Edition- 2018- Outlines how property measurements are to be undertaken and provides definitions to the different measurement basis. Incorporates IPMS

Question 2

When would you use NIA as a measurement basis?

Answer 2

NIA is used for estate agency and valuation, rating of shops, shop rents, supermarkets, offices, etc, property management service charge

I would use NIA when undertaking the comparable method of valuation (or measuring floor plans to understand the total area to use in the valuation

Question 3

When would you use GIA as a measurement basis?

Answer 3

Example: Used for Building Cost estimation, Estate Agency and Valuation, Industrial, warehouses (big)

Question 4

When would you use GEA as a measurement basis?

Answer 4

Example- Used in Town Planning for measurement of planning applications

Question 5

Tell me about what is included in NIA/GIA/GEA?

Answer 5

GEA - Area of a building measured externally at each floor level. (All of the property)

GIA - Area of a building measured to the internal face of the perimeter walls at each floor level

NIA - Usable area within a building measured to the internal face of the perimeter walls at each floor

Question 6

What measurement basis would you use for office property?

Answer 6

IPMS 3 (NIA)

Question 7

What measurement basis would you use for industrial property?

Answer 7

IPMS 2 (GIA)

Question 8

What measurement basis would you use for retail property

Answer 8

IPMS 3 (NIA) (check slides)

Question 9

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

Answer 9

Now includes IPMS for measuring office and residential

Question 10

How do you calibrate a laser measurer?

Answer 10

It is possible to check typical accuracy and calibration for a laser disto by following the Leica guidance. This involves establishing a constant baseline, taking at least 10 measurements from a fixed point and carrying out a number of calculations. These results should also be recorded in a log.

It is also possible to send the laser disto away for re-calibration. Typically lasers become inaccurate after being dropped and may show an error (e.g. 256) when they become inaccurate.

Question 11

Why do you take check measurements?

Answer 11

Measuring software may be less accurate given that it is hard to pinpoint the exact boundaries or surfaces to measure to online. Photocopied scaled plans can be distorted which will affect the scale of the plan. This can be overcome by using check measurements to confirm the accuracy of the scale specified on the plan.

Question 12

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

Answer 12

Used promap for site boundaries

• can measure a large area quickly which is inaccessible

but

• difficult to assess exactly where the legal boundary is on a map

Question 13

When would you use a tape measure?

Answer 13

They are typically used for measuring narrow or complex areas, or where it is not possible to use a laser (e.g. bright sunlight).

Question 14

When would you use a trundle wheel?

Answer 14

When measuring land, other tools may be better suited, such as a trundle wheel

Question 15

What is a potential source of error when measuring?

Answer 15

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

Lasers may be inaccurate when measuring to colourless liquids, glass, styrofoam, permeable or high gloss surfaces

Cloth tape measures can be inaccurate if not fully stretched or if they are over-stretched

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

Photocopied scaled plans can be distorted which will affect the scale of the plan. This can be overcome by using check measurements to confirm the accuracy of the scale specified on the plan

Question 16

What is IPMS?

Answer 16

International Property Measurement Standards - developed by a group of more than 80 professional and not-for-profit organisations, working together to implement international standards for measuring property.

Question 17

Why has IPMS been introduced?

Answer 17

Consistent method
Transparent market place
Greater public trust
Stronger investor confidence
Increased market stability

Question 18

Which IPMS standards are adopted by RICS

Answer 18

Check

Question 19

Explain your understanding of IPMS All Buildings to me.

Answer 19

IPMS All Buildings is the newest International Measurement Standard covering all buildings, unlike its predecessors which related to specific asset classes only.

Effective from 15 January 2023, IPMS All Buildings replaces all previously published IPMS Asset Standards from this date.

The RICS will now work to draft a new measurement standard to incorporate the concepts into RICS Property Measurement Standards and consult its members.

Question 20

What is dual reporting and when would you use it?

Answer 20

A key part of adopting and using IPMS: All Buildings is to report the measurements alongside the area calculated to an existing standard; this is referred to as dual reporting.

Those preparing the report should reconcile the IPMS measurement with that calculated using the other standard, and the latter must be appropriately cited.

Question 21

What IPMS bases are you aware of and when would each of these used?

Answer 21

IPMS 1 - formerly GEA (town planning for measurment of planning applications)
IPMS 2 - formerly GIA (Build cost estimation)
IPMS 3 - formerly NIA (Valuation, estate agency, shops and supermarkets)

Question 22

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

Answer 22

IPMS does not specify what a limited use area is, as that
differs from market to market.

Could be: limited height, limited sunlight

Such areas and their limitations are to be identified, measured and stated separately within IPMS reported
areas

Question 23

What is the internal dominant face?

Answer 23

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.

Question 24

How has IPMS been incorporated into Property Measurement?

Answer 24

The RICS Property Measurement 2nd Edition, which now incorporates the International Property Measurement Standards (IPMS) for both office and residential property

RICS is now drafting a new measurement standard which will seek to incorporate the IPMS All Buildings

Question 25

What RICS guidance relates to the measurement of land?

Answer 25

RICS Professional Standard - Land measurement for planning and development purposes,

May 2021 - Guidance Note
Reissued 2023 as a professional standard

Question 26

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

Answer 26

Check

Question 27

What Is a suitable measurement tool for taking land measurements?

Answer 27

trundle wheel or promap

Question 28

How can you ensure your measurements are accurate?

Answer 28

Cross check with promap

Question 29

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

Answer 29

IPMS does not specify what a limited use area is, as that
differs from market to market.

Could be: limited height, limited sunlight

Such areas and their limitations are to be identified, measured and stated separately within IPMS reported
areas

Question 30

How would you measure using a scaled plan?

Answer 30

Use ReVu - calibrate scale bar and take measurements

Can then crosscheck these floorplans with onsite measurements using a laser or tape measure

Question 31

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

Answer 31

RICS Professional Standard - Comparable Evidence in Real Estate Valuation (2019)

A common measurement standard is required to enable properties being used as evidence
to be compared on a pro-rata basis.

It is essential that the valuer applies the same method of measurement to the real estate
being valued and the comparable evidence. RICS members are required to use the
appropriate standard for the type of real estate subject to valuation

Question 32

What is a tolerance level when measuring?

Answer 32

In terms of measurement, the difference between the maximum and minimum dimensions of permissible errors is called the “tolerance.”

Question 33

How could you take measurements from Google Maps?

Answer 33

Can use the measure function to measure a certain distance.

Question 34

What software programmes can be used to measure land and property for appraisal purposes?

Answer 34

Promap
Revu for floorplans

Question 35

What is a ‘to scale’ drawing?

Answer 35

A drawing that shows a real object with accurate sizes reduced or enlarged by a certain amount (called the scale)

Question 36

What drawing scales have you encountered on projects?

Answer 36

Scale bar on floor plans which have allowed the QS to take their facade measurments etc

Question 37

What is a net:gross ratio?

Answer 37

shows the efficiency of a building by comparing the usable area against the overall area.

Net area / gross area