Measurement Flashcards
RICS Professional Statement: RICS Property Measurement (2nd Edition) January 2018 (inc. IPMS)
Global led RICS initiative introduced mandatory IPMS to avoid inconsistent definitions in different countries and bring global transparency. Led by the IPMS Council (IPMSC). General principles:
* State date taken, methodology and conversion factor.
* Measurements/calcs clearly documented.
* Advise client on benefits of IPMS and why not used.
* Adopting for resi and office is mandatory.
Types of Measurement RICS Code of Measuring Practice 2015
- GEA – Town Planning, council tax, building cost estimates (resi)
- GIA – Estate agency, rating, building cost estimation (commercial), valuation – industrial, retail warehouses, food stores and new homes (2-3% discount from GEA)
- NIA – as above but for shops and offices (15% discount from GIA)
Types of Measurement (Office)
IPMS 1 – GEA – Included but separately stated: galleries, balconies, roof terraces.
IPMS 2 – GIA – Includes all areas available for direct use, measured to the Internal Dominant Face (IDF) of the wall.
IDF – inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.
IPMS 3 – NIA – occupation of floor areas in exclusive use. Same as IPMS2. Excludes WCs, plant rooms etc. Included but stated separately: Covered galleries and balconies, accessible roof terraces.
IMPS3 vs NIA
IPMS:
* Measure to Internal Dominant Face (IDF).
* No exclusions for restricted height of less than 1.5m.
* All columns included.
* On multiple occupied floors, measurement taken from the midpoint of the partition wall.
* Covered galleries, balconies & roof terraces for exclusive use of one tenant – included but noted separately.
IPMS3 Residential Buildings May 2018
IPMS1 – External
IPMS2 – Residential (Internal) – internal area of building.
IPMS3 – Residential (Occupier) – exclusive to an occupier.
IPMS3a – Outer face of external wall and centerline of shared walls.
IPMS3b – Exclusive occupation inc. internal walls/columns to IDF.
IPMS3c – Exclusive occupation ex. internal walls/columns to IDF.
Will no longer be relevant when IPMS All Buildings 2023 is adopted.
IPMS All Buildings 2023
Yet to be adopted – aims to establish consistent methodology for measuring all types of buildings globally – all buildings, one document.
IPMS1 – External measurement
IPMS2 – Internal measurement
IPMS3.1 – External exclusive use
IPMS3.2 – Internal exclusive use
IPMS4.1 – Selected areas including internal walls.
IPMS4.2 – Selected areas excluding internal walls.
GIA
- Includes – columns, lift wells, mezz with permanent access, loading bays
- Excludes – canopies, fire escapes
- Measuring mezzanines – permanent access available then you measure this
NIA
Include: Exclude:
Lift lobbies WC’s
Kitchens Plant
Cupboards (if built in) Areas less than 1.5m
Ramps Permanent circulation areas
Zoning
Valuation technique for comparison of retail properties
6.1m (20 ft) – halving back principle
Natural zoning – physical changes – steps
Mirror zoning – shop with two main frontages
Masking – valuation of hidden/obscured area
Measurement Tools
- Tape, rod, laser, software.
- Lasers accurate to 1.5mm up to 200m but sunlight can distort measurements.
- All measuring tools should be checked for accuracy against a known distance and results recorded in a log.
- Lasers calibrated annually by manufacturers.
- Software such as ProMap and/or a trundle wheel can be used for measuring land.
OTHER DEFINITIONS
- Internal eaves height – clear height between the floor and the lowest point on underside of roof
- Gross frontage – overall external measurement in a straight line across the front of the building
- Net frontage – overall frontage of the shop line measured between internal face of external walls
Kennington Park, Office Units, London
LEVEL 2
- Measured on IPMS3 Office
NIA – occupation of floor areas in exclusive use. Same as IPMS2. Excludes WCs, plant rooms etc. Included but stated separately: Covered galleries and balconies, accessible roof terraces.
NOT SAME AS NIA - No exclusions for restricted height of less than 1.5m.
- All columns included.
- On multiple occupied floors, measurement taken from the midpoint of the partition wall.
Internal Dominant Face
Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.
Kirby Street, PBSA, London
LEVEL 2
IPMS3c Residential
Calculated rental levels on £/sqm basis. Created a formula to determine rental price point for each room size.