Measurement Flashcards
What is the difference between plot ratio and site cover?
Plot ratio : Gross floor area
Site cover - Building footprint
What is the shop depth?
From the frontage to the rear including thickness of display window
What legislation refers to measurement?
RICS Professional Statement: RICS Property Measurement 2nd Edition (2018)
RICS Guidance Note: Code of Measuring Practice 6th edition (2015)
What do they set out:
PS RICS Property Measurement 2nd edition - IPMS Jan 2018 to iron out inconsistencies in property measurement. replaces property measurement for office and indsutrial to IPMS
RICS Guidance Note: Code of Measuring Practice 6th edition (2015) - best practice doc for everything except office and resi
What are bases of measurement outlined in Code of Measuring Practice?
GEA - town planning, council tax valuations, build cost estimates for housing
GIA - estate agency, rating, build cost estimates for commercial assts and valuation of warejpises and food stores. 2-3% deduction from GEA
NIA - as above but for shops. approx 15% deduction from GIA
Difference between GIA and GEA?
GEA is measured to the outside face of the external wall. Planning and build costing
What are the aims of IPMS
to iron out inconsistencies, provide a one stop shop for measurement, intended to become mandatory and adopted by govts and industries
Who leads the RICS Property Measurement standards?
Te International Property Measurements Standards Council (IPMSC)
Difference between IPMS 3 and NIA?
IPMS 3 includes columns, measure to IDF, includes covered galleries and balconies for exclusive use of one tenant are included, no exclusions for height below 1.5M, area taken to midpoint of partition wall
why did you measure from slab to slab
As the property was period nature, it did not have a CAT A, institutional fit out
Why was there variation throughout your Marylebone building?
Period property, older features, not purpose built as offices originally
why did you use building drawings to validate measurement?
Reporting to client, wanted to ensure that measurements were correct. Included the plans in my report
What document from the RICS details our adoption of IMPS?
Professional Statement: RICS Property Measurement (Incorporating IPMS), January 2018
When would you use NIA as a measurement basis?
For example, I have used NIA when measuring a retail premise on a high street.
When would you use GIA as a measurement basis?
For example, I have used GIA when measuring an industrial premise.
When would you use GEA as a measurement basis?
Use it for potential planning application purposes of a new development.
Tell me about what is included in NIA/GIA/GEA?
NIA
* Perimeter skirting
* Kitchens
* Built in cupboards
* Partition walls
GIA
* Columns, piers etc
* Stairs
* Service accommodation
GEA
* Perimeter wall thickness
* Areas occupied by internal walls
* Columns, piers, stairs etc
Why is accuracy important when you measure buildings
Measurements need to be accurate because other people rely on your measurements for example valuation purposes.
Also, under the Misrepresentation Act 1967 you are required to present accurate information in property particulars.
What is a potential source of error when measuring?
The laser measure is not calibrated.
Human error – reading the measurement incorrectly
What is the internal dominant face?
The internal dominant face is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.
What RICS guidance relates to the measurement of land?
Land Measurement for planning and development purposes May 2021
What are the differences between NIA and GEA?
NIA – excludes external walls, columns and service accommodation.
GEA – includes all of the property including external walls
How would you measure a development site (open field)?
I would undertake a site inspection and walk the boundaries of the site taking notes and using a copy of an OS plan.
I would then calculate on my return to the office the area of the site on Promap.
What is included in GEA?
o Perimeter wall thickness
o Areas occupied by internal walls
o Columns, piers, chimney breasts, stairwells
o Atria and entrance halls with clear height above at base level only
o Mezzanine with permanent access
o Lift rooms, plant rooms, fuel stores
o Loading bays
o Areas with headroom less than 1.5m
o Garages
* Excluded:
o Open-sided balconies
o Covered walkways
o Fire escapes
o Canopies
o Open vehicle parking, roof terraces
What is included in GIA?
- Included:
o Areas occupied by internal walls
o Columns, piers, chimney breasts, stairwells
o Atria and entrance halls with clear height above at base level only
o Internal open sided balconies and walkways
o Mezzanine floors with permanent access
o Lift rooms, plant rooms etc.
o Areas with headroom less than 1.5m
o Loading bays
o Garages - Excluded:
o Perimeter wall thickness
o External open sided balconies, covered walkways and fire escapes
o Canopies
