Measurement Flashcards
Which RICS material did you have regard to in your examples?
- RICS Property Measurement (2nd ed.) PS 2018 (Incorporating IPMS)
- RICS Code of Measuring Practice (6th edition) guidance note 2015
Are these compulsory and international?
- RICS Property Measurement (2nd ed.) PS 2018 (Incorporating IPMS) – mandatory and global
- RICS Code of Measuring Practice (6th edition) guidance note 2015 – best practice document and global
When did the RICS Property Measurement statement and IPMS first come to effect?
2016
What is the purpose of the International Property Measurement Standards?
To avoid current inconsistent definitions of measurement in different countries and bring greater global transparency
Has there been a date given by RICS for the implementation of IPMS?
No
What do you currently report in?
On a dual basis until IPMS is embedded into market practice having regard to the client’s instructions
What requirements are mandatory for RICS members when measuring office and residential buildings?
- Provide a date when the measurements are undertaken
- State the measuring methodology adopted
- Provide the reference and scale of any plans used
- State the conversion factor from the metric and any rounding
- The measurement and calculations must be clearly documented
- Retain a record of the RICS member responsible to certify the above requirements
What does the RICS Code of measuring practice 2015 cover?
- Bases of measurement
- Definitions
- Inclusions and exclusions
What use classes does IPMS cover?
- Office
- Residential
What does paragraph 1.2 cover?
- Advise clients on the benefits of using IPMS
- IPMS is mandatory for reporting on residential and office space
- Members are encouraged to report on a dual basis
What are the bases of measurement in the RICS Code of Measuring Practice 2015?
- GEA - gross external area
- GIA – gross internal area
- NIA – net internal area
What are the purposes of measurement?
- Valuation
- Agency
- Property management
Define GEA?
The area of a building measured externally at each floor
When is GEA used?
- Town planning
- Council tax valuations
- Build cost estimates
What is included and excluded?
Included
* Whole building (inc external walls)
* Outbuildings
* Loading bays
* Garages
* Conservatories
Excluded
* Open parking areas
* Roof terraces
* Greenhouses
* Fire escapes
Define GIA?
The area of a building measured to the internal face of the perimeter walls at each floor level
When is GIA used?
- Estate agency and valuation of warehouses, retail warehouse, food superstores
- Rating
- Build cost estimates
- Property management
- New home valuation
What is included and excluded in GIA?
Included
* Columns
* Lift wells
* Mezzanines with permanent access
* Loading bays
* Ancillary offices
Excluded
* Canopies
* Fire escapes
* Covered ways
What are the differences between GIA and GEA?
GEA is the area of a building measured to the outside wall at each level. GIA is the internal area measured to the internal face at each floor level
Define NIA?
The usable area within a building measured to the internal face of the perimeter walls at each floor level.
When is NIA used?
- Estate agency
- Valuation
- Property management
- Rating
What is included and excluded in NIA measurements?
Included
* Entrance halls
* Kitchens
* Built-in units and cupboards
* Areas occupied by ventilation and heating
* Areas occupied by skirting and perimeter trunking
* Areas occupied by non-structural walls subdividing accommodation
Excluded
* Entrance halls, landings and balcony used in common
* Toilets, bathrooms, cleaning rooms
* Stairwells, lift-wells, lift lobbies
* Vehicle parking areas
What is an internal face?
The internal side of the structural wall or plaster coat applied to the wall. Not the surface (e.g. wallpaper, paint, wall coverings, etc).
Define IPMS 1?
The areas of each floor of a building measured including external walls (GEA)
When might you use IPMS 1?
Planning – site coverage, basis of measurement for planning applications
What is included and excluded in IPMS 1?
Included
* Covered galleries
* Balconies
* Accessible roof terraces
Excluded
* Upper void levels of atrium
* Open external stairwells
* Patios, refuse areas, external parking at ground level
How does IPMS 1 differ from GEA?
IPMS 1 includes balconies (stated separately) and roof terraces, GEA doesn’t
Define IPMS 2?
The areas of an office on each floor measured to the internal dominant face.
When might you use IPMS 2?
For valuation and agency purposes (GIA)
What is included and excluded?
Included
* Covered galleries
* Balconies
* Accessible roof terraces
Excluded
* Open light wells and upper level voids of an atrium
* Patios and decks at ground floor level
* External parking and equipment yards, cooling equipment, refuse areas
How does IPMS 2 differ from GIA?
IPMS 2 is larger due to:
* Interface adjustments for Internal Dominant face (IDF)
* External open sided balconies
* Roof terraces
Define IPMS 3?
The floor area available on an exclusive basis to an occupier, excluding shared or common facilities e.g. stairs, lifts, WCs, etc.
When might you use IPMS 3?
- Agency and valuation
- Taxation
- Property and facilities management
What is included and excluded?
Included
* Covered galleries
* Balconies
* Accessible roof terraces
Excluded
* Standard facilities
How does IPMS 3 differ from NIA?
- All columns are included
- Perimeter measurements are taken to the internal Dominant Face’
- No exclusions for restricted height of less than 1.5m
What is the internal dominant face?
the area within each vertical section [wall] that makes up the perimeter of the building/unit). This can include inside the window recess (to include inside glazing), as long as the glazing is 50% or more of the floor to ceiling height.
How do you report under IPMS?
Break the building into component areas on a floor-by-floor basis
What is internal eaves height?
Clear height between the floor and the lowest point of the underside of the roof.
What is site depth?
The measurement from the front to rear boundaries
What is build depth?
Maximum external measurement from the front to rear walls
What is gross frontage?
Overall external measurement from the front to rear walls
What is net frontage?
Overall frontage of the shop line measured between the internal face of the external walls.
What are the acceptable tolerances?
Contained in Appendix A of the 2018 guidance note.
What are the differences between each of the base measurements?
GEA to GIA = deduct 2-3%
GIA to NIA = deduct 15%
On what basis would you measure an office?
- IPMS 3
- NIA
How would you measure land?
check with title plan / OS plan
* Trundle wheel
* Trigonometry
What is site coverage?
The ratio between the size of the site and the building footprint (GEA)
What is 1 acre?
0.4046 hectares
What is a building line?
Boundary line of a property. It is illegal to build beyond this.
What tools can you use to measure a property?
- Measuring tape
- Measuring rod
- Laser
- Software for measuring property
How reliable are lasers?
Accurate within 1.5mm up to 200m
What problems could you have with a laser?
- Bright sunlight can distort measurements
- Can be uncalibrated
How do you check a laser?
- Check frequently for accuracy and recorded in a log – measure a known distance
- Should be calibrated annually
How does a laser work?
Sends a pulse of laser light to the target and measures the time it takes for the reflection to return.
How do you use a trundle wheel?
Equivalent to 1m. Click it to note measurement.
What is the conversion rate for SQ M to SQ FT?
1 SQ M = 10.764
SQ M – Metric
SQ FT – Imperial
Metric measurements should be adopted as standard.
What is a scale?
The ratio of length in a drawing to the length of the real thing
- 1:50 Room plan
- 1:100 building plan
- 1:1250 Street/location plan
- 1:2500 Location plan
- 1:50000 Road/walking map
What scale would you typically measure a room?
1:50
What scale would you typically measure a building?
1:100
What scale would you typically measure a location plan?
1:1,250 / 1,2500
How accurate should measurements be?
- The measurer has to state the degree of tolerate reported as a percentage
- IPMS also recommends that all measurements are supposed by computer generated drawings and verified on site
What are you required to put in your terms of engagement?
- Purpose of measurement
- Date of measurement
- Who measured the building
- The basis adopted, if not IMPS then why?
- Methodology / tools used
- Calculations
Why is it important to follow best practice?
To prevent risk and potential claims for damages
When did IPMS for Residential Buildings come to effect?
May 2018
What are the standards for IPMS for Residential Buildings?
IPMS 1 - External
IPMS 2 - Residential (Internal)
IPMS 3 - Residential (Occupier)
How do you measure land?
Trundle wheel
