Measurement Flashcards
What is IPMS?
International property measurement standards
What are the definitions of IPMS: Office buildings?
- 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)
What is the IPMS 3 definition in relation to NIA?
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
What is the main differences between IPMS and NIA?
- 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
What is internal dominant face (IPMS)?
Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section
What is GEA? what is it used for?
Gross external area is the area of the building measured externally at each floor level
Used for planning, council tax
(Industrial, Warehouses etc.)
What is gross internal area? What is it used for?
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.
What are inclusions and exclusions of GIA?
Includes - columns, lifts, mezzanine with permeant access, loading bays
Excludes - canopies, fire escapes, covered ways
** ancillary offices within unit are measured to GIA
What is included and excluded in NIA for offices?
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
What is the RICS Guidance note on measurement?
Code of measuring practice 2015
What is the internal eaves height?
- clear height between floor and the lowest point of the underside of the roof (eaves)
Name some measurement tools
- laser disto
- tape
- trundle wheel (land)
- software
- rod
How often should lasers be calibrated?
Annually by manufacturer
How do you check the accuracy of a measuring device?
Against a known distance
What is the limitations of a laser disto?
- accurate up to 200m
- bright sunlight can distort
How do you measure land?
- 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)
What does IPMS state in relation to accuracy of measurement?
- measurers to state the degree of tolerance reported as a %
- IPMS recommends all measurements are supported by computer generated drawings and verified on site
What is the RICS professional statement on measurement?
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)
What are the principals set out in the rics professional statement : rics property measurement January 2018 (incorporating IPMS)?
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
What are the advantages and disadvantages of IPMS?
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
