Measurement Flashcards
In relation Measurement, what professional statement was released in January 2018.
RICS Professional Statement: RIC’s Property Measurement (2nd Edition) January 2019 (incorporating the international property measure standards)
What did the RIC’s Property Management (2nd Edition) look to do?
RICS looked to incorporate mandatory IPMS and practices:
- to avoid inconsistent definitions of measurement across countries
- bring global transparency
When did IPMS come into force and what RICS did it replace?
1st May 2018 following its first edition in 2016
it replaces reference to measurement in ‘Code of Measuring Practice 2015’
Members should advise clients on the benefits of IPMS and it is mandatory IPMS is used for resi and commercial.
What are the general principles of measurement for RICS members?
- Provide a date when measurement taken
- state measuring methodology used
- provide the reference and scale of plans used
- state the conversion factor from metric
- the measurement and calcs need to be clearly stated
- keep record of RICS member who carried out measurement
IMPS for residential buildings came into effect in 1st May 2018 - how is the standard broken down?
IPMS 1 - The definition of IPMS 1 is the same for all property types and equates closely with gross external area (GEA)
IPMS 2: Residential - IPMS 2 – Residential is used to measure the interior area of a residential building and allows direct comparisons between buildings. IPMS 2 equates closely to gross internal area (GIA).
IPMS 3: Residential - The floor area available on an exclusive basis to an occupier. There are three variations of IPMS3 for residential buildings and care should be taken to ensure that the most relevant is chosen and that it is clear which version is being applied.
IPMS 3 Residential is broken down into three sections, please expand?
IPMS 3A - measurement to the outer face of the external wall and center line of shared walls
IMPS 3B - Measurement of the area in exclusive occupation, including internal walls and columns, measured to the internal dominant face and finished surface
IMPS 3C - measurement of the area in exclusive occupation, excluding the walls and columns, measured to the internal dominant face and finished surface
How do you measure in relation to IMPS 3B?
IMPS 3B - Measurement of the area in exclusive occupation, including internal walls and columns, measured to the internal dominant face and finished surface
Definition of ‘Finished Wall’
The wall surface directly above the horizontal wallfloor junction ignoring skirting boards cable trunking heating and cooling units and pipework.
Definition of ‘Internal Dominant Face’
The internal finish comprising more than 50 per cent of the floor-to-ceiling height for each external wall section; if this does not occur the finished surface is deemed to be the IDF
What was the aim of Code of Measuring Practice May 2015?
The purpose of the Code is to provide precise definitions to permit the accurate measurement of buildings and land.
This is only best practice guide.
GIA and example
Gross internal area
area of a building measured to internal face of perimeter walls on each floor - estate agency
Why do we use in IMPS 3B
We need to measure the area in occupation, as is this normally the landlords responsibility to maintain the structure of the building.
NIA and example
Net Internal Area
useable area within a building measured to the internal face on perimeter walls at each floor - shops
GEA and example
Gross external area
area building of externally at each floor - town planning
What is a ‘limited use area’?
‘Limited use areas allow members and users to quantify
separately those areas in the relevant IPMS total, such as
areas with limited height, where special consideration may
need to be applied for valuation, leasing or other purposes’
There is no determined definition - but it is common practice to exclude or treat differently areas below 1.5m (clearance height should always be noted)
What is a Finished Surface?
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards
Definition of Internal Dominant Face Wall Section?
Each internal finish of a section of an external wall, ignoring the existence of any columns, that either recessed from or protrudes from its adjacent section
Definition of Internal Dominant Face?
is the inside surface area comprising more than 50 per cent of the lowest 2.75 metres measured vertically from the structural floor surface, or to the ceiling if lower, for each Wall Section.
What is a collective enfranchisement?
The process by which leaseholders buy the freehold of their property from their freeholder/landlord
What is a canted bay window?
Flat front with angled sides
Can you name other types bay windows?
Answer
- Box Bay window
- Oriel Bay window
- Circle Bay Window
What calculation did use to measure the bay window?
(Longest width + shortest width /2) * the depth
What 10 pieces of information must firms retain in order to correctly apply the standards set out in RICS Measurement Standards 2018?
- Purpose of the measurement instruction
- Date of the measurement instruction
- Date of measurement
- Measurement standard adopted
- If IPMS is not used, document the reason for departure
- Measurement methodology adopted (e.g. laser measurer or tape measure)
7.Scale of any plans used - Floor area schedule with relevant areas cross referenced to floorplans
- Unit of measurement and conversion factor, if applicable (e.g. square feet to square metres) and
- Name of the RICS member and/or RICS regulated firm responsible for the instruction
List areas that are included but stated separately under IMPS 1
covered galleries
balconies (being external to the main structure of the building)
verandas
internal permanent mezzanines
generally accessible rooftop terraces
List areas that are excluded under IMPS 1
- Temporary mezzanines
- Open external stairways that are not an integral part of the structure, e.g. an open framework fire escape
- External areas such as external vehicle parking
List areas that are included but stated separately under IPMS 3B
Attics, basements/cellars
Balconies and Verandas in exclusive use
Enclosed garages
Limited use areas
List areas that are excluded but can be stated separately under IPMS 3B
Patios
Unenclosed parking areas
Staircase openings
