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(C) S2, 22 - RICSAPC Commercial Real Estate > Measurement > Flashcards

Measurement Flashcards

1
Q

What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?

A

RICS Property Measurement, 2018

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2
Q

What was the aim of RICS Property Measurement, 2018?

A

Establish consistencies in property measurement to be adopted by governments and industry on a global basis

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3
Q

Which IPMS measuring practices were adopted in RICS Property Measurement, 2018?

A

Offices and residential properties

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4
Q

What are RICS members encouraged to do until IPMS becomes embedded into market practice?

A

Report on a dual basis

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5
Q

When are RICS planning on implementing IPMS: Industrial Buildings 2018 and IPMS: Retail Buildings 2019?

A

No date has yet been given by the RICS

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6
Q

For what types of property is adoption of IPMS mandatory?

A

When reporting on residential and office space, unless the client provides a written instruction to use an alternative

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7
Q

What are the general principles of RICS Property Measurement, 2018?

A

All RICS members and RICS regulated firms must comply with the following requirements and retain the following information on file or in their report::

  • purpose of the measurement instruction
  • date of the measurement instruction
  • date of measurement
  • measurement standard adopted
  • if IPMS is not used, document the reason for departure
  • measurement methodology adopted (e.g. laser measurer or tape measure)
  • scale of any plans used
  • floor area schedule with relevant areas cross- referenced to floorplans
  • unit of measurement and conversion factor, if applicable (e.g. square feet to square metres) and
  • name of the RICS member and/or RICS regulated firm responsible for the instruction.
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8
Q

When did Property Measurement 2018 become effective?

A

1st May 2018

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9
Q

When is IPMS 1 - Offices used? What method of measurement does it most closely correspond to?

A

Planning – basis of measurement for planning applications and approvals, site coverage

GEA

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10
Q

When is IPMS 2 - Offices used? What method of measurement does it most closely correspond to?

A

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

GIA

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11
Q

When is IPMS 3 - Offices used? What method of measurement does it most closely correspond to?

A

Agency, valuation and taxation

NIA

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12
Q

What does IPMS 1 - Offices include and exclude?

A

Measures the area of a building including external walls on a floor-by-floor basis

Include but state separately:
• Covered galleries and balconies
• Generally accessible roof terraces

Exclude:
• Upper void of an atrium
• Open external stairwell
• Patios, refuse areas, external parking at ground level

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13
Q

What does IPMS 2 - Offices include and exclude?

A

the sum of the areas of each floor level of an office building measured to the internal dominant face and reported on a component-by-component basis for each floor of a building.

Include but state separately:
• Covered galleries and balconies
• Generally accessible roof terraces

Exclude:
• Upper void of an atrium
• Open external stairwell
• Patios, refuse areas, external parking at ground level

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14
Q

What does IPMS 3 - Offices include and exclude?

A

Measures the floor area of an office available on an exclusive basis to an occupier but excluding the standard facilities and shared circulation areas. Measured to the Internal Dominant Face

Include but state separately:
• Covered galleries and balconies and roof top terraces in exclusive use

Exclude:
• Standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WCs, cleaners’ cupboards, plant rooms etc.

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15
Q

What is the definition of the Internal Dominant Face?

A

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

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16
Q

What are the differences between IPMS 3 and NIA?

A

Perimeter measurements are taken to the ‘Internal Dominant Face’
• No exclusions for restricted height of less than 1.5m
• All columns are included
• Area occupied by the reveals of a window when measured and assessed as the IDF are included
• On floors with multiple occupants, the area is taken to the midpoint of the partition wall between tenancies
• Covered galleries and balconies for the exclusive use of one tenant are included and stated separately

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17
Q

What are the THREE IPMS standards for measuring residential buildings?

A
  • IPMS 1 - Residential: External
  • IPMS 2 - Residential (Internal): Internal area of the building
  • IMPS 3 - Residential (Occupier): the occupation of the building on an exclusive basis to an occupier
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18
Q

What are the THREE sub-areas of IPMS 3 Residential?

A
  • IPMS 3A: measurement to the outer face of the external wall and centre-line of shared walls
  • IPMS 3B: measurement of the area in exclusive occupation, including internal walls and columns, measured to the IDF
  • IPMS 3C: measurement of the area in exclusive occupation, excluding the walls and columns, measured to the IDF
19
Q

What document should you refer to when measuring retail and industrial property?

A

RICS guidance note Code of Measuring Practice, 2015

20
Q

When would you use GEA as a basis of measurement?

A
  • Town planning
  • Council tax valuations
  • Building cost estimates for houses
21
Q

When would you use GIA as a basis of measurement?

A
  1. Industrial/warehouses, retail warehouses and food stores:
    • Estate agency
    • Rating
    • Valuation
  2. Building cost estimates for commercial assets
  3. New homes valuations
  4. Property management
22
Q

When would you use NIA as a basis of measurement?

A

Shops/Offices:

  • Estate agency
  • Rating
  • Valuation
  • Property management
23
Q

When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?

A

Include:
• Columns
• Lift wells
• Mezzanines with permanent access
• Loading bay

Exclude:
• Canopies
• Fire escapes
• Covered ways

24
Q

On what basis would you measure ancillary office space contained within a warehouse?

A

GIA

25
Q

When measuring a shop unit that is fitted out with full height partitioning by the tenant, what are some of the methods you can use to estimate the actual built width of the shop?

A
  • Remove a ceiling tile
  • Try and get behind the partitioning
  • Inspect the basement or first floor to see actual built width
  • Scale from floor plans (having undertaken some on-site check measurements)
26
Q

What is included in a Net Internal Area (NIA) measurement?

A
  • Atria with clear height above and entrance halls if not used in common areas
  • Notional lift lobbies and notional fire corridors
  • Kitchens
  • Built-in cupboards and the like occupying usable area
  • Ramps, sloping areas and steps within the usable area and pavement vaults
  • Areas occupied by ventilation and heating grilles
  • Areas occupied by skirting and perimeter trunking
  • Area occupied by non-structural walls subdividing accommodation in sole occupancy
27
Q

What is excluded in a Net Internal Area (NIA) measurement?

A
  • WCs
  • Plant and lift rooms
  • Stairwells
  • Meter and service cupboards and service risers
  • Areas less than 1.5m in height
  • Cleaners rooms
  • Permanent circulation areas
  • Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if the space it occupies is rendered substantially unusable or it protrudes more 0.25m or more into a usable area
  • Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m
  • Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable
28
Q

What is the internal eaves height?

A

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

29
Q

What is the site depth?

A

The measurement from the front to rear boundaries

30
Q

What is the built depth?

A

The maximum external measurement from the front to rear walls

31
Q

What is the gross frontage for a shop?

A

The overall external measurement in a straight line across the front of the building from the outside of the external wall or the centre line of the party walls

32
Q

What is the net frontage for a shop?

A

The overall frontage of the shop line measured between the internal face of the external walls

33
Q

What is the difference between plot ratio and site cover?

A

Plot ratio: gross floor area of the property divided by the site area
Site cover: the building footprint expressed a percentage of the site area

34
Q

What could be used to measure the boundaries whilst on site?

A

Trundle wheel

35
Q

How accurate do measurements have to be?

A

Table of Tolerances are set out in Appendix A of Property Measurement 2018
When carrying out measured building surveys, net area surveys and valuation surveys, an accuracy of ±25mm is required

36
Q

What is a commonly used scale for a building plan?

A

1:100

37
Q

What is a commonly used scale for a street plan?

A

1:1250

38
Q

What is a commonly used scale for a street/location plan?

A

1:1250

39
Q

What is a commonly used scale for a location plan?

A

1:2500

40
Q

What is a commonly used scale for a road map?

A

1:50,000

41
Q

What are commonly used measuring tools?

A
  • Tape measure
  • Rod
  • Laser device
  • Trundle wheel (used for measuring land)
42
Q

How do you check the accuracy of your laser measuring device?

A

Check a known distance and record the measurements in a log

Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate

43
Q

How do you measure land?

A

Check the boundaries accurately on site with an OS plan and/or land registry title document, prior to calculating the area using Promap. You could also use a trundle wheel onsite.

(C) S2, 22 - RICSAPC Commercial Real Estate (21 decks)

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