Measurement

Question 1

Are you aware of any updates to IPMS?

(COMMON QUESTION)

Answer 1

IPMS published the latest standard in January 2023 called “IPMS: ALL BUILDINGS”.

This SUPERSEDES all previous IPMS standards for individual asset classes into one harmonised standard.

It has been introduced to ensure consistency on a global stage about measuring property.

Question 2

Can you sum up where RICS are with regard to IPMS: All Buildings at the moment please?

Answer 2

RICS have NOT published any updates in response to IPMS: All Buildings (yet to adopt it).

For now - RICS Professional Statement: RICS Property Measurement (2018) remains MANDATORY guidance for measurement.

Alongside the RICS Code for Measuring Practice (2015) as a best practice document.

Question 3

Why was IPMS introduced?

Answer 3

To ensure accuracy and consistency on a global stage about measuring property.

Question 4

What did you take away from your CPD on IPMS hosted by Hollis?

Answer 4

I learnt that IPMS was introduced to ensure accuracy and consistent measurement on a global scale.

I learnt that there can be variances of up to 24% for the same property, hence a standarised measurement methodology is crucial.

Question 5

What is your opinion on IPMS?

Answer 5

I think it is beneficial and ensures accuracy and consistency when measuring on a global stage.

• Compare buildings on a like-for-like basis
• Transparency of data

Question 6

When would you use IPMS at the moment until RICS publish a response to the All Buildings update?

Answer 6

For measurement of offices & residential

Question 7

What is the mandatory RICS guidance when measuring property?

Answer 7

RICS Professional Statement: RICS Property Measurement (2018)

Question 8

What was the aim of RICS Property Measurement (2018)?

Answer 8

It introdced the IPMS (for accuracy and consistency globally)

Mandatory when measuring office & residential buildings (unless the client provides a written instruction not to).

Members are encourged to report on a DUAL BASIS until IPMS is embedded into market practice (and advise clients on the benefits of IPMS).

Question 9

How are YOU measuring office buildings at the moment?

Answer 9

I am always reporting on a DUAL BASIS to both IPMS 3 and NIA.

If the client provides a written request not to use IPMS, I advise of its benefits.

Question 10

Why would a client instruct you to NOT use IPMS when measuring an office?

Answer 10

If they are more familiar with the term NIA and wish to wait for the market adoption of IPMS to become the norm.

Question 11

What are the general principles of RICS Property Measurement (2018)?

Answer 11

IPMS is MANDATORY when measuring office & residential buildings (unless client provides a written instruction to use an alternative).

Members must document the REASON for not using IPMS.

Members must clearly advise clients of the BENEFITS to using IPMS.

Must provide a DATE when the measurements are undertaken

State the conversion factor (e.g. m2 to sq ft) and any rounding.

Question 12

What tools do you use when measuring?

Answer 12

I use a Disto Laser and tape measure as verification.

I always print and bring pen, paper and floor plans with me.

Question 13

How do you ensure that a laser is accurate? How do you calibrate a Disto laser?

Answer 13

The disto laser should be calibrated frequently by performing CHECK MEASUREMENTS against a known distance, and the results logged.

A disto should be calibrated by the MAUFACTURER annually (at least every 12 months).

Question 14

What are the limitations of using a Disto Laser?

What do you need to be careful of when using a Disto Laser?

Answer 14

Difficult to operate in a bright space - bright SUNLIGHT can distort measurements.

The accuracy is between 1.5mm up to 200m

Must be calibrated by the MANUFACTURER and checked frequently against a known distance.

Subject to HUMAN ERROR in use.

Question 15

What is the typical accuracy level of a disto?

Answer 15

Between 1.5mm and 200m

Question 16

What tools would you use to measure Land?

Answer 16

Check boundaries with an OS plan / title plan.

Use “ProMap” software and a TRUNDLE WHEEL

Question 17

How would you mitigate against Laser Measurement inconsistencies?

Answer 17

Ensure dsito is regularly calibrated by the manufacturer and checked frequently against a known distance.

Ensure check measurements are taken with a TAPE MEASURE.

Question 18

Would you scale from a photocopied plan?

Answer 18

BEWARE - I would need to check it was printed to the correct SCALE and had not been resized on the photocopier.

Question 19

What is the typical scale for a Building Plan?

Answer 19

1: 100 = (building plan)

Question 20

What is the typical scale for a Street Plan?

Answer 20

1: 1250 = (street plan)

Question 21

What is the typical scale for a Location Plan?

Answer 21

1: 2500 (location plan)

Question 22

What is the typical Margin or Error for property measurement?

Answer 22

Plus or minus 2% (most of the time using a 1:100 plan)

Question 23

What is an Internal Dominant Face (IDF)?

(COMMON QUESTION - KEY DEFINITION)

Answer 23

The inside finished surface comprising 50% or more of the floor-to-ceiling height for each vertical wall section.

Question 24

When is IPMS: 1 used, and for what purposes?

(GEA)

Answer 24

IPMS 1 = Used for measuring the area of a building including EXTERNAL WALLS on a floor-by-floor basis. (very similar to GEA).

Used for PLANNING or BUILD COST purposes.

Measurements INCLUDED but STATED SEPARATELY are: Covered Galleries, Balconies and generally accessible roof terraces.

Question 25

When is IPMS: 2 used, and for what purposes?

(GIA)

Answer 25

IPMS 2 = Used for measuring the INTERIOR of an office to include ALL AREAS available for direct use (very similar to GIA). (stair wells, lift wells, all rooms, corridors, communal space).

Measurements are taken to the INTERNAL DOMINANT FACE (IDF) and reported on a COMPONENT basis for each floor.

Used by ASSET MANAGERS, FM, Property Managers to provide data on the efficient use of space for BENCHMARKING.

Measurements INCLUDED but STATED SEPARTELY are: Covered Galleries, Balconies and generally accessible roof terraces.

Question 26

When is IPMS: 3 used, and for what purposes?

(NIA)

Answer 26

IPMS 3 = Used for measuring the OCCUPATIONAL floor area in exclusive use (very similar to NIA).

Measurements are taken to the INTERNAL DOMINANT FACE & includes area of exclusive occupation only.

Used for agency purposes and valuation purposes.

Measurements INCLUDED but STATED SEPARATELY are: Covered Galleries, Balconies and generally accessible roof terraces.

Question 27

How do YOU measure to IPMS: 3?

(Very common question)

Answer 27

IPMS 3:

Measurements are taken to the INTERNAL DOMINANT FACE (IDF)

LIMITED USE AREAS (less than 1.5m in height) are included.

All COLUMNS/PILLARS are included.

Covered galleries & balconies for the EXCLUSIVE use of one tenant are included (and stated separately).

With IPMS 3 I exclude: Standard building facilities (common parts, corridors, WCs, lifts, stairs).

Question 28

How do you measure to NIA?

(Common Question)

Answer 28

NIA:

Includes the USEABLE area of the demise

Measurements are taken to the INTERNAL FACE

EXCLUDES: all columns/pillars.

EXCLUDES: limited use areas of less than 1.5m in height.

EXCLUDES: WCs, common parts, lift rooms, plant rooms, stairwells. corridors.

INCLUDES: Kitchens, built-in units / cupboards occupying usable areas, meeting rooms, areas occupied by non-structural walls, ramps within useable area, notional lift lobbies.

Question 29

Can you sum up the main differences between IPMS 3 and NIA please?

(Common Question)

Answer 29

The main differences:

IPMS: 3 measures to the INTERNAL DOMINANT FACE (IDF), whereas NIA measures to the internal face.

IPMS: 3 includes all columns/pillars, whereas NIA excludes columns/pillars.

IPMS: 3 includes limited use areas of less than 1.5m in height, whereas NIA excludes.

Covered galleres, balconies for exclusive use of one tenant are included with IPMS: 3 (but stated separately).

Question 30

How would you deal with multipe occupiers on one floor when measuring to IPMS 3?

Answer 30

The area is taken to the MIDPOINT of the PARTITION WALL between tenancies.

(Could lift up a ceiling tile and measure the thickness of the partition).

Question 31

How did you select the basis of measurement for your example in Westminster?

Answer 31

This was an office building for agency purposes, so I dual measured to both IPMS: 3 and NIA in accordance with RICS Property Measurement (2018).

I measured to NIA because IPMS has not been fully adopted by the market yet and so NIA measurements would help to compare like-for-like when analysing comparable evidence.

Question 32

With NIA, where do you take your measurements to?

Answer 32

Measurements should be taken to the GLAZING for full height glazing, unless elements of the window render the space to be unusable.

Question 33

What is the typical size differential between GEA and GIA?

Answer 33

GEA is appoximately 2-3% more than GIA.

Question 34

What is the typical size differential between GIA and NIA?

Answer 34

GIA is appoximately 15% more than NIA.

Question 35

Your evidence has all been offices - have you measured any other types of property?

Answer 35

I have measured industrial to Gross Internal Area (GIA).

Question 36

Tell me how you would measure a warehouse? What would you include and exclude from Gross Internal Area (GIA)?

Answer 36

Measure from internal face of perimeter wall to internal face of perimeter wall (and include everything in between).

Include (5):

Columns/pillars
Lift Wells
Mezzanine floors with permanent access
Loading bays
Ancillary office space (measured to GIA)

Exclude (3):

Canopies
Fire escapes
Covered ways

Also prudent to measure: Eaves height & Apex height

Question 37

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

Answer 37

GIA

Question 38

What do you mean by Eaves height and how would you measure it?

Answer 38

Eaves height is the clear height between the floor and the lowest point on the underside of the roof covering (e.g. at the eaves).

Usually a vertical measurement from the corner of the perimeter wall.

Generally want minimum 8m eaves height.

Question 39

What do you mean by Apex and how would you measure it?

Answer 39

In contrast to Eaves, the Apex is the maximum height of the roof.

A vertical measurement from usually the middle of the unit to the meeting point of the horizontal roof.

Ideally minimum 10m apex height.

Question 40

What basis of measurement would you use for Retail / Shops?

Answer 40

Net Internal Area (NIA)

Question 41

How would you measure a retail / shop unit?

Answer 41

Measure to Net Internal Area (NIA).

I would also take Gross Frontage & Net Frontage measurements.

Gross Frontage = External measurement in a straight line across the front of the building from the OUTSIDE of the external walls.

Net Frontage = The overll frontage of the shop line measured between the INTERNAL face of the external walls.

Question 42

If you were measuring a shop unit fitted out with full height partitioning by the tenant, how would you measure the built width of the shop?

Answer 42

Remove a ceiling tile

Try and get behind the partitioning (spot and gaps / holes)

Inspect the basement or first floor to see the actual built width

Scale from plans (having taken check measurements on site)

Take sufficient on-site measurements to calculate the ITZA.