Measurement Flashcards
Purpose of RICS Property Measurement 2018
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.
What are the benefits and drawbacks of IPMS?
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.
WHat are the categories of IPMS?
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
Definition of IPMS 3?
A measurement of the available floor area in exclusive use. A measurement is taken to the internal dominant face.
How to measure IPMS 3?
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)
Whats included in IPMS 3
-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
Whats IPMS all buildings?
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.
When to use different measurement classifications?
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
RICS Code of Measuring Practice 2015
It is a guidance note that outlines the basis of measurements for all buildings/land with definitions.
What is GEA?
The area of the property measured externally.
What is GIA?
The measurement of a property from the internal face of the perimeter.
What is NIA
The net usable area with a building measured internally
What does GEA include/exclude
Includes
-perimeter wall thickness
-everything internally
Excludes
- canopies
-fire escapes
- garden stores
What does GIA include/exclude?
Includes
-Area occupied by wall and partitions
-entrance halls
-garages
-lifts
-toilets
excludes
-perimeter wall thickness
-canopies
-greenhouses
Whats included/excluded in NIA?
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
What are the differences between NIA and IPMS 3?
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)
What are the scales for properties
1:50 - Room
1:100 - building
1:25000 - location
Conversion units
1 acre - 0.4 ha
1m = 3.28f1t
1 Sq m = 10.764 sqft
ITZA = 20ft / 6.1m
Meas: What are the details within the RICS Prop measurement 2018?
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.
Meas: What are the details within the code of measuring practice 2015?
It is a guidance note that outlines the basis of measurements for all buildings/land with definitions.
It details GEA, GIA and NIA
Meas: What are the benefits of IPMS?
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
Meas: What properties should you measure on each basis?
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
Meas: What should be included/excluded in an IPMS measurement?
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
Meas: What should be included/excluded in an NIA measurement?
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
Meas: What should be included/excluded in an GIA measurement?
Includes
-Area occupied by wall and partitions
-entrance halls
-garages
-lifts
-toilets
excludes
-perimeter wall thickness
-canopies
-greenhouses
What should you measure GEA?
GEA - Land and town planning, Build costs for resi
Meas: Why do onsite measurements carry more weight?
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.
Meas: What measuring tools can be used and what are their limitations?
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)
Meas: How do you calibrate a disto?
Can calibrate against a a known distance or a rule.
Can adjust the mm manually.
Meas retail bristol : What is ITZA? How do you calculate it?
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.
Meas Office Bristol: What are the difference between IPMS and NIA?
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)
Where do you measure from when Zoning?
The building line. Beginning of floor surface of shop
