Measurement

Question 1

What is the difference between plot ratio and site cover?

Answer 1

Plot ratio : Gross floor area
Site cover - Building footprint

Question 2

What is the shop depth?

Answer 2

From the frontage to the rear including thickness of display window

Question 3

What legislation refers to measurement?

Answer 3

RICS Professional Statement: RICS Property Measurement 2nd Edition (2018)

RICS Guidance Note: Code of Measuring Practice 6th edition (2015)

Question 4

What do they set out:

Answer 4

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

Question 5

What are bases of measurement outlined in Code of Measuring Practice?

Answer 5

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

Question 6

Difference between GIA and GEA?

Answer 6

GEA is measured to the outside face of the external wall. Planning and build costing

Question 7

What are the aims of IPMS

Answer 7

to iron out inconsistencies, provide a one stop shop for measurement, intended to become mandatory and adopted by govts and industries

Question 8

Who leads the RICS Property Measurement standards?

Answer 8

Te International Property Measurements Standards Council (IPMSC)

Question 9

Difference between IPMS 3 and NIA?

Answer 9

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

Question 10

why did you measure from slab to slab

Answer 10

As the property was period nature, it did not have a CAT A, institutional fit out

Question 11

Why was there variation throughout your Marylebone building?

Answer 11

Period property, older features, not purpose built as offices originally

Question 12

why did you use building drawings to validate measurement?

Answer 12

Reporting to client, wanted to ensure that measurements were correct. Included the plans in my report

Question 13

What document from the RICS details our adoption of IMPS?

Answer 13

Professional Statement: RICS Property Measurement (Incorporating IPMS), January 2018

Question 14

When would you use NIA as a measurement basis?

Answer 14

For example, I have used NIA when measuring a retail premise on a high street.

Question 15

When would you use GIA as a measurement basis?

Answer 15

For example, I have used GIA when measuring an industrial premise.

Question 16

When would you use GEA as a measurement basis?

Answer 16

Use it for potential planning application purposes of a new development.

Question 17

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

Answer 17

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

Question 18

Why is accuracy important when you measure buildings

Answer 18

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.

Question 19

What is a potential source of error when measuring?

Answer 19

The laser measure is not calibrated.
Human error – reading the measurement incorrectly

Question 20

What is the internal dominant face?

Answer 20

The internal dominant face is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.

Question 21

What RICS guidance relates to the measurement of land?

Answer 21

Land Measurement for planning and development purposes May 2021

Question 22

What are the differences between NIA and GEA?

Answer 22

NIA – excludes external walls, columns and service accommodation.

GEA – includes all of the property including external walls

Question 23

How would you measure a development site (open field)?

Answer 23

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.

Question 24

What is included in GEA?

Answer 24

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

Question 25

What is included in GIA?

Answer 25

• 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