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APC > Measurement > Flashcards

Measurement Flashcards

1
Q

Why were the International Property Measurement Standards brought in?

A

RICS Professional Statement: RICS Property Measurement (2nd Ed.) 2018 incorporating the international property measurement standards.

  • Introduced mandatory IPMS and practices to avoid inconsistent definitions of measurements in different countries, aims to bring global transparency.
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2
Q

Do you always have to use IPMS?

A
  • Yes, all office and resi should be measured this way unless specified by the client.
  • or if that is the market standard
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3
Q

What are some rules that you need to comply with under RICS Professional Statement: RICS Property Measurement (2nd Ed.) 2018 incorporating the international property measurement standards ?

A
  • Provide a date of measurement
  • State methodology
  • Advise client on the benefit of IMPS
  • State conversion factor – imperial/ metric.
  • Scale on any plans
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4
Q

What is IPMS 1, and when do you use this?

A
  • For offices
  • For planning or building cost purposes
  • (GEA) Gross External Area
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5
Q

What is IPMS 2, and when do you use this?

A
  • For offices
  • For agency purposes and valuation purposes
  • (GIA) Gross Internal Area
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6
Q

What is IPMS 3, and when do you use this?

A
  • For offices
  • Agency and valuation purposes
  • (NIA) Net Internal Area
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7
Q

How would you measure in IPMS 1?

A
  • Its used for measuring the external area of a building including external walls on a floor by floor basis.
  • Measurements to include but stated separately are:
     Covered galleries
     Balconies
     Generally acsessible roof terraces.
    (GEA did not include galleries and balconies)
  • Excluded from the measurements:
     Upper void levels of an atrium
     Open external stairwells
     Patios, reuse areas, external parking and ground level.
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8
Q

How would you measure in IPMS 2?

A
  • Used for measuring the interior of an office to include all areas available for direct use, measured to the IDF of the wall on a floor by floor basis in component areas. (
  • Areas can also be detailed on a component by component basis.
  • Measurements included but stated separately are:
     Covered galleries and balconies
     Generally accessible roof terraces.
  • Exclusions include:
     Open light wells and upper level voids of an atrium
     Patio and decks at ground floor level
     External parking and equipment yards cooling equipment and refuse areas
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9
Q

What is the Internal Dominant Face (IDF)?

A
  • Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF section.
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10
Q

How would you measure in IPMS 3?

A
  • Used for measuring the occupation of floor areas in exclusive use using the same assumptions as IPMS2 (see above)
  • Measured to the IDF on a floor by floor basis.
  • Floor areas must be available on an exclusive basis to an occupier.
  • Excludes standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WCs, plant rooms etc.
  • Measurements included but stated separately:
     Covered galleries and balconies
     Generally accessible roof terraces.
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11
Q

You measured an office in Theale on an IPMS3 basis, how would you have measured differently if measuring on NIA basis?

(IE what are the differences between IPMS3)

A
  • Main differences include: (in IMPS3)
     Perimeter measurements are taken to the IDF
     No exclusions for restricted height of less than 1.5m IMPS3
     All columns are included in IPMS3
     Area occupied by the reveals when measured and assessed as the IDF are included.
     On a floor with multiple occupiers the area is taken to the mid -point of the partition wall between tenancies.
     Covered galleries and balconies for the exclusive use of one tenant are included and stated separately.
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12
Q

IPMS for residential buildings

A
  • IPMS 1 External
  • IPMS 2 resi internal – interior of a building
  • IMPS 3 resi occupier – exclusive to an occupier
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13
Q

How is IPMS 3 residential broken down?

A
  • IPMS 3A – measurement to the outer face of an external wall and centre line of shared walls.
  • IPMS 3B – measurement of exclusive occupation area, including internal walls and columns, measured to the IDF and finished surfaces.
  • IPMS 3C – measurement of the area of exclusive occupation, excluding the walls and columns measured to the IDF and finished surface.
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14
Q

What is IPMS All Buildings 2023?

A
  • RICS is yet to adopt this.
  • New measurement standard for all buildings.
  • Consistent methodology for all asset classes.
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15
Q

RICS Code of measuring practice, 2015 is still the best practice documents for which assets?

A
  • Shops
  • Industrial
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16
Q

What basis of measurement would you use to measure a warehouse? Are there any other measurements you would take? (eaves)

A

Measure industrial in GIA (Gross Internal Area)
* Includes:
 Columns, lift well, mezzanines with permanent access and loading bays
* Excludes:
 Canopies, fire escapes and covered ways
* Ancillary offices within the unit are measured in GIA

17
Q

What basis of measurement would you use to measure a retail unit / shop? And how would you measure the shop if it was fitted with a full height partition by the tenant?

A
  • Measure in NIA (Net Internal Area)
  • Try and estimate the actual built width of the shop by doing:
     Remove the ceiling tile
     Try and get behind the portioning (spot any gaps and holes)
     Inspect the basement or first floor to see the actual built width.
     Scale from floor plans (having undertaken some on site check measurements)
     Take sufficient on-site measurement to calculate ITZA measurement.
18
Q

How do you measure an office on an NIA basis?

A
  • You measure to include:
     Atria with clear height above and entrance halls if not used in common areas.
     Notional lift lobbies (incl. within the office) and notional fire corridors.
     Kitchens
     Built in cupboards in the occupying usable area
     Ramps, sloping areas and steps within the usable areas , and stated separately pavement vaults.
     Areas occupied by ventilation and heating grilles
     Areas occupied by skirting and perimeter trunking.
     Areas occupied by non- structural walls subdividing accommodation in sole occupancy.
  • You exclude:
     WCS
     Plants
     Stairwells
     Areas less than 1.5m in height
     Permanent circulation areas,
     Cleaners rooms
     Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable.
19
Q

What is an internal eaves height?

A
  • The clear height between the floor and the lowest point on the underside of the roof. Eg. At the eaves
20
Q

Define site depth?

A
  • The measurement from the front to the rear boundaries
21
Q

Define shop depth?

A
  • The measurement from the notional display window to the rear of the retail area, including the thickness of the display window.
22
Q

What is built depth?

A
  • The maximum external measurement from the front to rear walls.
23
Q

What is Gross Frontage?

A
  • The overall external measurement in a straight line across the front of a building from the outside of the external walls or the centre of line of the party walls.
24
Q

What is net frontage?

A
  • The overall frontage of the shop line measured between the IDF of the external walls.
25
Q

How would you measure a piece of land?

A
  • Check the boundaries accurately on site with an OS plan / land reg title doc before calculating the area using promap.
  • Trundle wheel could also be used on site.
  • Use mathematical trigonometery or a planimeter for the calculation of a site area.
  • A plot ratio between the sze of the site and the building footprint (GEA) - also known as site cover.
26
Q

1 acre is = ____ hectare

A
  • 1 acre = 0.4046 hectare
27
Q

How would you convert Sq M to Sq Ft?

A
  • 1 sqm = 10.7639
28
Q

Any thing you do to confirm / disclaim accuracy?

A
  • IMPS states that you need to state the degree of tolerance reported as a %
  • IPMS also recommends that all measurements are supported by computer generated drawings and verified on site.
29
Q

What is a building line?

A
  • This is a line within, or coinciding with, the property line beyond which it is illegal to build.
30
Q

What is a scale?

A
  • It is a ratio of the length in a drawing to the length of the real thing.
31
Q

Whats a common scale for a street location map?

A
  • 1: 1250
32
Q

You have measured using a disto, how do you ensure this is accurate? What other measuring equipment can be used?

A
  • Tape, rod, laser, software.
33
Q

Whats a common scale for a building plans ?

A
  • 1: 100
34
Q

Whats a common scale for location plan?

A
  • 1:2500
35
Q

Scale for room plan

A
  • 1:50

APC (12 decks)

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