Measurement Flashcards
Why were the International Property Measurement Standards brought in?
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.
Do you always have to use IPMS?
- Yes, all office and resi should be measured this way unless specified by the client.
- or if that is the market standard
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 ?
- Provide a date of measurement
- State methodology
- Advise client on the benefit of IMPS
- State conversion factor – imperial/ metric.
- Scale on any plans
What is IPMS 1, and when do you use this?
- For offices
- For planning or building cost purposes
- (GEA) Gross External Area
What is IPMS 2, and when do you use this?
- For offices
- For agency purposes and valuation purposes
- (GIA) Gross Internal Area
What is IPMS 3, and when do you use this?
- For offices
- Agency and valuation purposes
- (NIA) Net Internal Area
How would you measure in IPMS 1?
- 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.
How would you measure in IPMS 2?
- 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
What is the Internal Dominant Face (IDF)?
- Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF section.
How would you measure in IPMS 3?
- 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.
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)
- 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.
IPMS for residential buildings
- IPMS 1 External
- IPMS 2 resi internal – interior of a building
- IMPS 3 resi occupier – exclusive to an occupier
How is IPMS 3 residential broken down?
- 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.
What is IPMS All Buildings 2023?
- RICS is yet to adopt this.
- New measurement standard for all buildings.
- Consistent methodology for all asset classes.
RICS Code of measuring practice, 2015 is still the best practice documents for which assets?
- Shops
- Industrial
What basis of measurement would you use to measure a warehouse? Are there any other measurements you would take? (eaves)
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
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?
- 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.
How do you measure an office on an NIA basis?
- 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.
What is an internal eaves height?
- The clear height between the floor and the lowest point on the underside of the roof. Eg. At the eaves
Define site depth?
- The measurement from the front to the rear boundaries
Define shop depth?
- The measurement from the notional display window to the rear of the retail area, including the thickness of the display window.
What is built depth?
- The maximum external measurement from the front to rear walls.
What is Gross Frontage?
- 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.
What is net frontage?
- The overall frontage of the shop line measured between the IDF of the external walls.
How would you measure a piece of land?
- 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.
1 acre is = ____ hectare
- 1 acre = 0.4046 hectare
How would you convert Sq M to Sq Ft?
- 1 sqm = 10.7639
Any thing you do to confirm / disclaim accuracy?
- 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.
What is a building line?
- This is a line within, or coinciding with, the property line beyond which it is illegal to build.
What is a scale?
- It is a ratio of the length in a drawing to the length of the real thing.
Whats a common scale for a street location map?
- 1: 1250
You have measured using a disto, how do you ensure this is accurate? What other measuring equipment can be used?
- Tape, rod, laser, software.
Whats a common scale for a building plans ?
- 1: 100
Whats a common scale for location plan?
- 1:2500
Scale for room plan
- 1:50
