Measurement Flashcards
11-13 Upper Brook Street
When undertaking a market appraisal of a retail unit, I used a laser measure to calculate the Net Internal Area (NIA). The previous occupier had erected non-structural partitioning to create small rear store on a split level. At the rear of the property was a storeroom and further kitchenette formed by structural partitioning. I included the stud partitioned space in the retail area of the shop but noted its presence and the change in floor level and calculated the Zone A using excel
Trinder House Free Street
I measured this industrial unit to Gross Internal Area (GIA). I measured the area of the building to the internal face of the perimeter walls at each floor level using a laser measure and scale plans. I cross checked my dimensions against a target wall measured using a steel tape measure
am aware of the various tools required for measurement, such as a laser measure, tape and digital mapping software. I understand their limitations. I calibrate my electronic laser to maintain its accuracy and I cross-check my measurements.
I adhere to the RICS Professional Statement, ‘Property Measurement, 2nd Edition’ (January 2018). I have an understanding of International Property Measurement Standards (IPMS) as a global standard of measurement. I have attended training on GIS Gazetter software and understand the benefits of accurate site and location maps when reporting to clients.
What is IPMS?
IPMS standard is the collaborative effort of professional and nonprofit organisations from around the world. These organisations convened for the first time at a meeting hosted by the World Bank in Washington on 01-2 May 2013, each putting forward a representative to join the IPMS Board of Trustees.
Collectively, these organisations (otherwise referred to as the International Property Measurement Standards Coalition, or IPMSC) have agreed to create and implement a single, shared standard for measuring property. The first phase of the project was to develop an international standard for measuring offices “IPMS for Offices”
Which IPMS standards are adopted by RICS?
RICS has adopted the IPMS standards for Office Buildings and Residential buildings. The RICS Property Measurement (2nd Edition) incorporates these standards and they are of mandatory application when measuring these types of buildings. The document reflecting the IPMS standards will be updated over time to comply with other IPMS standards, including industrial, retail and mixed use, as they are published.
Explain your understanding of IPMS All Buildings to me.
IPMS All Buildings is an international standard for measuring buildings that is designed to replace asset-specific versions and support international collaboration 1. It is a culmination of work by the International Property Measurement Standards Coalition (IPMSC) over the past ten years 1. The coalition brought together built environment organizations from around the world to help align measurement practices in a global investment environment 1. The standard is applicable to all types of buildings, independent of their use or occupation 2. It provides guidance on best practices in property measurement and is sufficiently flexible to apply to different purposes such as analysis and benchmarking, construction cost rates and ratios, conversion between measurement standards, cost allocation, insurance planning, and architecture 2.
The IPMS All Buildings standard is a high-level, overarching standard that offers the flexibility to measure part of a building or the whole thing before allocating it into separate components 3. It replaces the previous asset-specific standards, making it more user-friendly and enabling easier comparison between buildings 1. The standard includes external and internal measurements for a whole or part of a building, external and internal measurements required for exclusive occupation, internal measurements required for selected areas including internal walls and columns and excluding walls and columns respectively 1. The use of component areas is optional; however, they enable analysis of a building and can also be used to convert between IPMS and other standards 1.
What is dual reporting and when would you use it?
Dual reporting is reporting on IPMS and NIA for offices. This is helpful when analysing evidence which uses each method of measurement to compare like for like.
What IPMS bases are you aware of and when would each of these used?
The International Property Measurement Standards (IPMS) are a set of standards for measuring property developed by a group of more than 80 professional and not-for-profit organizations1. The IPMS for industrial, office, residential, and retail buildings have been drafted by the independent Standards Setting Committee and establish a consistent methodology for measuring buildings around the world1. The IPMS bases include:
IPMS 1: Floor area measured to the external extent of the external walls and to any external floor areas, sheltered areas, and notional boundaries.
IPMS 2: Floor area measured to the internal extent of the internal dominant face and any notional boundaries and external floor areas.
IPMS 3 uses the term ‘useable floor area’ meaning space for the exclusive use of an occupier
How do they differ to their former Code equivalents?
The International Property Measurement Standards (IPMS) and the Net Internal Area (NIA) are two different methods of measuring the floor area of an office space .
IPMS 3 is the basis of measurement for valuation and the marketing of offices, which replaced the NIA basis of measurement from 1 January 2016 1. IPMS 3 uses the term ‘useable floor area’ meaning space for the exclusive use of an occupier. IPMS 3 reports on:
Useable floor area (previously NIA)
Limited floor area (additional areas that need measuring, but don’t make up any of the useable floor area used for rent calculation) and
Office total (total of limited use area plus useable floor area)
Examples of limited floor area that must now be measured include balconies/rooftop terraces, internal structural walls, columns, common walls, walkways, shared circulation areas and areas less than 1.5m in height 1.
NIA is a method of measuring the internal usable area of an office space. It includes all areas within the perimeter of a building that are available exclusively to an occupier. However, it excludes common areas such as staircases, lifts, and corridors 2.
In summary, IPMS 3 is a more comprehensive method of measuring office space than NIA. It includes additional areas that were not previously measured under NIA and provides a more accurate representation of the total floor area
What are limited use areas and how do you report these?
Limited floor area (additional areas that need measuring, but don’t make up any of the useable floor area used for rent calculation)
Examples of limited floor area that must now be measured include balconies/rooftop terraces, internal structural walls, columns, common walls, walkways, shared circulation areas and areas less than 1.5m in height
What is the internal dominant face?
Internal Dominant Face (IDF) refers to the inside finished surface that comprises more than 50% of the floor-to-ceiling height for each wall section. If the IDF cannot be identified or there is only one surface, then the finished surface is deemed to be the IDF. The IDF includes covered galleries and balconies in the measurement and reporting.
How has IPMS been incorporated into Property Measurement?
Effective from the 1st May 2018, the RICS Property Measurement 2nd Edition mandates the way both office and residential space is to be measured. It incorporates the next in the suite of International Property Measurement Standards: Residential Buildings, as well as the IPMS: Office Buildings published in November 2014
Talk me through the training you attended on GIS Gazetter software.
How do you ensure that you present your measurements clearly and coherently?
When measuring 11-13 Upper Brook Street, what obstructions did you encounter?
The property has step up through the centre
