Measurement

Question 1

What is IPMS?

Answer 1

International property measurement standards

Question 2

What are the definitions of IPMS: Office buildings?

Answer 2

• IPMS 1: offices for planning and build costs (GEA)
• IPMS 2: offices for agency and valuation purposes (GIA)
• IPMS 3: for agency and valuation purposes (NIA)

Question 3

What is the IPMS 3 definition in relation to NIA?

Answer 3

IPMS 3 - measuring the occupation of floor areas in exclusive use measured to the internal dominant face of the wall on a floor by floor basis

• excludes shared or common facilities such as stairs, lifts, WCs
• included but stated separately are covered balconies, accessible roof terrace

Question 4

What is the main differences between IPMS and NIA?

Answer 4

• permitted measurements are taken to internal dominant face
• no exclusions for height less than 1.5m
• all columns included
• multi occupied floors, measurements taken to mid point

Question 5

What is internal dominant face (IPMS)?

Answer 5

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

Question 6

What is GEA? what is it used for?

Answer 6

Gross external area is the area of the building measured externally at each floor level

Used for planning, council tax
(Industrial, Warehouses etc.)

Question 7

What is gross internal area? What is it used for?

Answer 7

Gross internal area is the area of a building measures to the internal face of the perimeter wall at each floor level

Used for agency and valuation of industrial and warehouses, rating.

Question 8

What are inclusions and exclusions of GIA?

Answer 8

Includes - columns, lifts, mezzanine with permeant access, loading bays

Excludes - canopies, fire escapes, covered ways

** ancillary offices within unit are measured to GIA

Question 9

What is included and excluded in NIA for offices?

Answer 9

Included- kitchens, built in cupboards, ramps, areas with ventilation and heating grills, areas with skirting / trunking

Exclude - WCs, plant and lift rooms, stairwells, meter and service cupboards, areas less than 1.5m height

Question 10

What is the RICS Guidance note on measurement?

Answer 10

Code of measuring practice 2015

Question 11

What is the internal eaves height?

Answer 11

• clear height between floor and the lowest point of the underside of the roof (eaves)

Question 12

Name some measurement tools

Answer 12

• laser disto
• tape
• trundle wheel (land)
• software
• rod

Question 13

How often should lasers be calibrated?

Answer 13

Annually by manufacturer

Question 14

How do you check the accuracy of a measuring device?

Answer 14

Against a known distance

Question 15

What is the limitations of a laser disto?

Answer 15

• accurate up to 200m
• bright sunlight can distort

Question 16

How do you measure land?

Answer 16

• check boundary on site map (OS PLAN or land reg)
• calculate area on RLS
• trundle wheel could measure on site
• trigonometry or plain meter to calculate area
• plot ratio - size of site vs building footprint (GEA)

Question 17

What does IPMS state in relation to accuracy of measurement?

Answer 17

• measurers to state the degree of tolerance reported as a %
• IPMS recommends all measurements are supported by computer generated drawings and verified on site

Question 18

What is the RICS professional statement on measurement?

Answer 18

RICS Property measurement 2nd edition January 2018

Sets out
- Introduced IPMS aiming to avoid current inconsistent definitions and bring greater global transparency

• replaces references to the measurement of office and resi in COMP 2015
• encourages members to report on dual basis until embedded into market practice
• members must advise client of IPMS benefits (document if client would like to use NIA)

Question 19

What are the principals set out in the rics professional statement : rics property measurement January 2018 (incorporating IPMS)?

Answer 19

Mandatory when measuring office or resi to comply with following:

• date measurement undertaken
• state methodology adopted
• reference and scale plans provided
• state conversion factor and any rounding
• clear measurements and calculations
• retain record of RICS member responsible

Question 20

What are the advantages and disadvantages of IPMS?

Answer 20

Advantage - provides global consistency, more specifically to the landlord - there are more inclusions than NIA

Disadvantage to the tenant is that they are paying for areas they are less likely to use