Measurement

Question 1

Purpose of RICS Property Measurement 2018

Answer 1

Mandatory Pro Standard to ensure consistency, transparency with property measurement.

This document also outlines the application of IPMS, how to use them and reasoning behind implementing one reporting standard.

Must inform clients of the benefits of IPMS.

Question 2

What are the benefits and drawbacks of IPMS?

Answer 2

Positive;

Universal measurement standard
Cross border tool that enables better comparison for multi-national firms
Reduces risk for these firms

Negative
Increase the area within a property therefore the amount an occupier would have to pay.

Question 3

WHat are the categories of IPMS?

Answer 3

For offices there is:

IPMS 1 - Closely follows GEA and can be used for town planning
IPMS 2 - Closely follows GIA and can be used for costings such a build costs
IPMS 3 - Closely follows NIA and is used for agency and valuation purposes

Question 4

Definition of IPMS 3?

Answer 4

A measurement of the available floor area in exclusive use. A measurement is taken to the internal dominant face.

Question 5

How to measure IPMS 3?

Answer 5

The Floor Area available on an exclusive basis to an occupier, measured to the internal dominant face.

Measure the usable floor area and limited use space is included at a lower rate and includes;
areas less than 1.5m
balconies and terraces (stated separately)

there are now three parts to measurements that need reporting…
· Useable floor area (previously NIA)
· Limited floor area (additional areas that need measuring, yet do not make up any of the useable floor area)
· Office total (total of limited use area plus useable floor area)

Question 6

Whats included in IPMS 3

Answer 6

-Measurement taken to the internal dominant face. This represents over 50% of the wall area and is measured vertically.
-Includes recess’ in windows
-dividing walls with adjacent tenant measure to the midpoint
-columns
- Areas less than 1.5m in height

Question 7

Whats IPMS all buildings?

Answer 7

Yet to be adopted by the RICS but is a new form of mandatory measurement document.

Aims to establish consistent methodology for measuring all buildings.

Set top replace and make all previous publications obsolete.

Question 8

When to use different measurement classifications?

Answer 8

IPMS
Offices and Residential

NIA - Shops, retails (15% less than GIA)
GIA - Industrial, Reinstalment cost (GIA 2-3% from GEA)
GEA - Land and town planning, Build costs for resi

Question 9

RICS Code of Measuring Practice 2015

Answer 9

It is a guidance note that outlines the basis of measurements for all buildings/land with definitions.

Question 10

What is GEA?

Answer 10

The area of the property measured externally.

Question 11

What is GIA?

Answer 11

The measurement of a property from the internal face of the perimeter.

Question 12

What is NIA

Answer 12

The net usable area with a building measured internally

Question 13

What does GEA include/exclude

Answer 13

Includes
-perimeter wall thickness
-everything internally

Excludes
- canopies
-fire escapes
- garden stores

Question 14

What does GIA include/exclude?

Answer 14

Includes
-Area occupied by wall and partitions
-entrance halls
-garages
-lifts
-toilets

excludes
-perimeter wall thickness
-canopies
-greenhouses

Question 15

Whats included/excluded in NIA?

Answer 15

Included
-entrance halls
-kitchens
-areas occupied by non-structural wall
-built in units

excluded
-areas less than 1.5m height
-common areas
-toilets
-lifts/plant rooms
-stairwells
-internal structural walls

Question 16

What are the differences between NIA and IPMS 3?

Answer 16

Inc. IPMS but not in NIA

-Columns
-areas under 1.5m in height
-rooftops and terraces
-window recesses
-common walls with adjacent occupier (measured to the midpoint)

Question 17

What are the scales for properties

Answer 17

1:50 - Room
1:100 - building
1:25000 - location

Question 18

Conversion units

Answer 18

1 acre - 0.4 ha
1m = 3.28f1t
1 Sq m = 10.764 sqft
ITZA = 20ft / 6.1m

Question 19

Meas: What are the details within the RICS Prop measurement 2018?

Answer 19

Mandatory Pro Standard to ensure consistency, transparency with property measurement.

This document also outlines the application of IPMS, how to use them and reasoning behind implementing one reporting standard.

Must inform clients of the benefits of IPMS.

Question 20

Meas: What are the details within the code of measuring practice 2015?

Answer 20

It is a guidance note that outlines the basis of measurements for all buildings/land with definitions.

It details GEA, GIA and NIA

Question 21

Meas: What are the benefits of IPMS?

Answer 21

Universal measurement standard

Cross border tool that enables better comparison for multi-national firms

Reduces risk for these firms

provide a mechanism for benchmarking property measurement information across international markets.

enable all occupiers, investors, and owners the ability to benchmark their property assets without needing to spend significant sums of money

Question 22

Meas: What properties should you measure on each basis?

Answer 22

IPMS
Offices and Residential

NIA - Shops, retails (15% less than GIA)
GIA - Industrial, Reinstalment cost (GIA 2-3% from GEA)
GEA - Land and town planning, Build costs for resi

Question 23

Meas: What should be included/excluded in an IPMS measurement?

Answer 23

Inc. IPMS but not in NIA

-Columns
-areas under 1.5m in height
-rooftops and terraces
-window recesses
-common walls with adjacent occupier (measured to the midpoint)

Excluded:
external floor areas,
sheltered areas
ancillary areas

Question 24

Meas: What should be included/excluded in an NIA measurement?

Answer 24

Included
-entrance halls
-kitchens
-areas occupied by non-structural wall
-built in units

excluded
-areas less than 1.5m height
-columns
-common areas
-toilets
-lifts/plant rooms
-stairwells
-internal structural walls

Question 25

Meas: What should be included/excluded in an GIA measurement?

Answer 25

Includes
-Area occupied by wall and partitions
-entrance halls
-garages
-lifts
-toilets

excludes
-perimeter wall thickness
-canopies
-greenhouses

Question 26

What should you measure GEA?

Answer 26

GEA - Land and town planning, Build costs for resi

Question 27

Meas: Why do onsite measurements carry more weight?

Answer 27

Because you are not reliant on older or measurements or ones derived from the VOA website. You measurements would be the most up to date.

Question 28

Meas: What measuring tools can be used and what are their limitations?

Answer 28

Disto:
+Very accurate
- not great outdoors and can lose laser in the light

Online mapping:
+Great for larger properties, can work of the land reg titles
-Aerial imaging can be out of date.

Trundle wheel.
+does not rely on batteries and easy to operate
-accuracy and often only shows one measurement. (metres)

Question 29

Meas: How do you calibrate a disto?

Answer 29

Can calibrate against a a known distance or a rule.

Can adjust the mm manually.

Question 30

Meas retail bristol : What is ITZA? How do you calculate it?

Answer 30

Zoning is a valuation technique and comparison tool used to compare retail units of different sizes and layouts with greater value placed on the shop frontage.

The value decreases every 6.1m (20ft) back from the shop frontage which is zone A. You measure from the building line when the shop floor starts.

The value halfbacks every time until you reach a solid wall with the rest of the property is remainder value.

Your values is based on the comparable evidence.

Question 31

Meas Office Bristol: What are the difference between IPMS and NIA?

Answer 31

IPMS 3 represents the largest figure.

-Columns
-areas under 1.5m in height
-rooftops and terraces
-window recesses
-common walls with adjacent occupier (measured to the midpoint)

Question 32

Where do you measure from when Zoning?

Answer 32

The building line. Beginning of floor surface of shop