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APC Spring 2024 > Measurement > Flashcards

Measurement Flashcards

1
Q

What are some of the reasons for why you would measure commercial properties?

A
  1. Valuation
  2. Purchase and sale
  3. Leasing and letting
  4. Reinstatement cost assessment
  5. Business rates
  6. Estate management
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2
Q

Why would you measure for valuation purposes?

A

To consider the asset class of the property but also the purpose of the valuation.

Also to consider the market rent, market value, reinstatement cost assessments or costs of development.

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3
Q

Why would you measure for purchase and sale?

A

To accurately measure and record the extent of the property that is to be sold and use these figures to determine the correct sales price.

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4
Q

Why would you measure for leasing and letting?

A

To accurately measure and record the extent of the property that is to be let, and from this determine the correct rental value.

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5
Q

Why would you measure for reinstatement cost assessment?

A

To assist with insuring a property in case of partial or total fabric destruction.

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6
Q

Why would you measure for business rates purposes?

A

It is closely related to rating valuation purposes detailed by the VOA.

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7
Q

Why would you measure for estate management purposes?

A

To make note of current occupiers areas, apparent lease breaches or any illegal occupation.

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8
Q

Why is accurate measurement important?

A
  1. Measurement is a key metric for all use classes of property, both commercial and residential.
  2. Market Value is invariably a function of floor areas.
  3. Third parties may rely upon measurements and make financial decisions based on them. There’s a legal liability!
  4. It helps create a transparent, stable property market.
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9
Q

Who are some groups that would rely on measurements?

A
  1. Occupiers
  2. Valuers
  3. Insurance Assessors
  4. Planners
  5. Lenders
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10
Q

What are some reasons for why an occupier would want their property measured?

A
  1. Acquisition/disposal
  2. Rent review/lease renewal
  3. Valuation
  4. Rating
  5. Space planning
  6. Refurbishment design and costing
  7. Asset benchmarking
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11
Q

What are some reasons for why a valuer would want their property measured?

A

To rely on floor areas which they can rely upon when preparing their valuation advice.

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12
Q

What are some reasons for why an insurance assessor would want a property measured?

A

To use the floor areas to assess the level of building reinstatement insurance required.

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13
Q

What are some reasons for why a planner would want a property measured?

A

To use the floor areas when preparing or making planning applications and giving advice for an existing property or a new one.

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14
Q

What are some reasons for why a lender would want their property measured?

A

To get advice from a team of property professionals and floor areas to assist with lending decisions.

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15
Q

Why is it important to know how to calculate different areas of shapes?

A

Measurement is a combination of practical skills (such as measuring on site or from plans) and then having a mathematical understanding of calculating different areas.

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16
Q

How do you calculate the area of a square?

A

Length multiplied by width

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17
Q

How do you calculate the area of a rectangle?

A

Length multiplied by width

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18
Q

How do you calculate the area of a circle?

A

Pi multiplied by the radius of the circle square (TTr2)

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19
Q

How do you calculate the area of a right angle triangle?

A

(Base x Height) / 2

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20
Q

How do you calculate the area of a semi circle?

A

(Pi multiplied by radius squared) / 2

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21
Q

What are some examples of measurement equipment?

A
  1. Laser measurer
  2. Trundle wheel
  3. Measuring tape
  4. Tape measure
  5. Measuring rod
  6. Feet!
  7. Digital Mapping
  8. Scale Rulers
22
Q

What should you always make sure you’ve got a record of after carrying out a measurement on an inspection?

A
  1. Site notes and actual dimensions recorded
  2. Floor area calculations (that are legible!)
  3. Record of the date, who measured and to what basis (NIA or IPMS 1)
23
Q

What are some of the requirements that RICS members and RICS regulated firms must comply with, with regards to measurement?

A
  1. Purpose of the measurement or instruction
  2. Date of the measurement instruction
  3. Date of measurement
  4. Measurement standard adopted
  5. If IPMS is not used, state the reason for departure
  6. Measurement equipment used
  7. Scale of any plans used
  8. Unit of measurement (Sq Ft or Sq M)
  9. Name of the RICS member or RICS regulated firm responsible for the instruction
24
Q

How are RICS members expected to advise clients and employers on IPMS?

A
  1. RICS members are expected to advise clients and employers on the benefits of IPMS
  2. RICS recognises that IPMS is not suitable in all circumstances, but RICS members must document the reason for departure
25
Q

How should you decide on what unit of measurement to adopt?

A

Units are not prescribed. RICS members should adopt metric or imperial units in accordance with local market practice.

26
Q

What are some things you would need to consider on what level of accuracy to adopt?

A
  1. What is the purpose of the exercise?
  2. What are the clients requirements and expectations?
  3. What are the building and site conditions at the time of the survey?
  4. What are the time/cost elements involved?
  5. What are the ramifications should the accuracy level be considered insufficient?
27
Q

What does IPMS 1 equate closest to?

A

GEA (Gross External Area)

28
Q

What does IPMS 2 equate closest to?

A

GIA (Gross Internal Area)

29
Q

What does IPMS 3 equate closest to?

A

NIA (Net Internal Area)

30
Q

What does IPMS 3A - Residential equate closest to?

A

GEA (Gross External Area)

31
Q

What does IPMS 3B - Residential equate closest to?

A

GIA (Gross Internal Area)

32
Q

What does IPMS 3C - Residential equate closest to?

A

Equates somewhat to former EFA (Effective Floor Area)

33
Q

What is Internal Dominant Face (IDF) in relation to IPMS?

A

It is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section. If this doesn’t occur then the finished surface is deemed to be the IDF.

34
Q

What is an IDF Wall Section?

A

This refers to each internal finish of a section of an external wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section.

35
Q

What is a Finished Surface?

A

If there is no internal dominant face, because no face in an IDF wall section exceeds 50%, or if the internal Dominant Face is not vertical, the measurements should be to the Finished Surface.

36
Q

What are component areas in IPMS 1 and 2?

A

A component area is the total Floor Area attributed to one of the components.

37
Q

What are some examples of component areas as detailed in IPMS 1 and 2?

A
  1. Vertical Penetrations (Stairs, lift and elevator shafts)
  2. External Walls (external enclosure of a building, comprising the area between the IDF and the outside face of the building)
  3. Internal Structural Elements (all internal structural walls and columns)
  4. Technical Services (plant rooms, lift elevator motor rooms and maintenance)
  5. Hygiene Areas (toilet facilities, cleaner’s cupboards, shower rooms and changing rooms)
  6. Amenities (cafes, sport and leisure)
  7. Living space (residential accommodation)
  8. Other areas (balconies, internal car parking and storage rooms)
38
Q

What is the RICS Code of Measuring Practice (6th edition)?

A

It is a guidance note and is used solely in the UK for commercial and residential

39
Q

What are the three core definitions within the RICS Code of Measuring Practice?

A
  1. GEA (Gross External Area)
  2. GIA (Gross Internal Area)
  3. NIA (Net Internal Area)
40
Q

What is the definition of GEA (Gross External Area) as per the Code of Measuring Practice?

A

Gross External Area is the area of a building measured externally at each floor level

41
Q

What would you exclude from GEA as per the Code of Measuring Practice?

A
  1. External open sided balconies, covered ways and fire escapes
  2. Canopies
  3. Open vehicle parking areas, roof terraces and the like
  4. Voids over or under structural, raked or stepped floors
  5. Greenhouses, garden stores, fuel stores and the like in residential properties
42
Q

What are some applications you would use GEA for?

A
  1. Town planning
  2. Council tax
  3. Building cost estimation
43
Q

What is the definition of GIA (Gross Internal Area)?

A

The area of a building measured to the internal face of the perimeter walls at each floor

44
Q

What would you exclude from GIA as per the Code of Measuring Practice?

A
  1. Perimeter wall thicknesses and external projections
  2. External open-sided balconies, covered ways and fire escapes
  3. Canopies
  4. Voids over or under structural, raked or stepped floors
  5. Greenhouses, garden stores, fuel stores and the like in residential properties
45
Q

What are some applications you would use GIA for?

A
  1. Building cost estimations
  2. Estate agency and valuation
  3. Rating
  4. Property management
  5. New homes valuation
46
Q

What is Net Sales Area?

A

A modified version of GIA which is the accepted basis of measurement for the valuation and marketing of residential properties, particularly new homes.

47
Q

What is the definition of NIA (Net Internal Area) as per the Code of Measuring Practice?

A

The usable area within a building measured to the internal face of the perimeter walls at each floor level of a building measured externally at each floor level.

48
Q

What would you exclude from NIA as per the Code of Measuring Practice?

A
  1. Entrance halls, atria, landings and balconies used in common.
  2. Toilets, toilet lobbies, bathrooms, cleaners’ rooms and the like
  3. Lift rooms, plant rooms, tank rooms
  4. Stairwells, lifts and permanent lift lobbies
  5. Areas with a headroom of less than 1.5m
49
Q

What are some applications you would use NIA for?

A
  1. Estate agency and valuation
  2. Rating
  3. Property management
50
Q

What is zoning?

A

This is a method of comparison used when measuring retail properties for valuation purposes, on the basis that the front of the shop is the most valuable and the value decreases the further back you go.

51
Q

What are some of the principles of zoning?

A
  1. The front of the shop is the most valuable
  2. To reflect this, the unit is notionally divided into Zones each being 6.1m deep
  3. Each “zone” is considered to be 50% less valuable than the previous one, with Zone A being 100%
  4. Once the property has been divided into these hypothetical zones, the total is calculated and expressed “In Terms of Zone A”
  5. The ITZA is then rentalised.

APC Spring 2024 (18 decks)

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