Measurement Flashcards
What is the current document for measurement/RICS measurement guidance?
- RICS Professional Statement: RICS Property Measurement (2018) 2nd edition
- incorporates IPMS
- Global RICS led initiative introduced mandatory IPMS
- Led by IMPS Council
- Replaces CoMP for offices and residential but NOT retail and industrial
- Members must report on dual basis (having regard to client instruction), until IPMS is embedded in market practice
What does IPMS stand for?
International Property Measuring Standards
What is the aim of IPMS?
- consistency in property measurement to be adopted by governments and industry on a global basis
- avoid current inconsistent definitions of measurement in different countries
- Greater global transparency
What are the requirements of the new professional statement?
- Mandatory for all RICS members when measuring office and residential (unless client provides a written instruction to use an alternative) to comply with the following:
o Provide date of when measurements were undertaken
o Record measurements and calculations
o State the measuring methodology adopted
o Provide reference and scale of any plans used
o State conversion factor from metric/imperial and any rounding
o Retain record of RICS member responsible to certify the above requirements
o Members are expected to advise their clients on the benefits of IPMS. But IPMS is not suitable in all circumstances and in these circumstances, RICS members must document reason for not adopting
o Appendix A – acceptable tolerances
What are the IPMS definitions and when are they used?
IPMS 1: Offices – for planning or building cost purposes (former equivalent – GEA)
IPMS 2: Offices – for agency and valuation purposes (former equivalent – GIA)
IPMS 3: Offices – also for agency and valuation purposes (NIA)
What is IPMS 1?
- Used for measuring the area of a building including external walls on a floor-by-floor basis
- Measurements included but stated separately:
o covered galleries
o balconies
o accessible roof terraces - Measurements excluded:
o external stairwell
o patios, external
o parking at ground level
o upper void levels on atrium - Difference: GEA did not include galleries or balconies
What is IPMS2?
- Used for measuring the interior area of a building to include all useable areas measured to the “Internal Dominant Face” of the wall on a floor by floor basis in component areas
- Measurements included but stated separately:
o covered galleries
o balconies
o accessible roof terraces - Measurements excluded:
o open light wells
o upper level voids of an atrium
o patio at ground floor level
o external parking
What is the definition of Internal Dominant Face?
The inside finished surface comprising more than 50% of the surface area for each vertical section
What is IPMS 3?
- Used for measuring the occupation of floor areas in exclusive use using same assumptions as IPMS2
- Measured to IDF on a floor by floor basis
- Floor area available on an exclusive basis to an occupier
- Excludes standard facilities providing common parts (stairs, lifts, moto rooms, WCs, plant room)
- Includes columns, covered galleries, balconies, accessible roof terraces
What is the main difference between IPMS 3 and NIA?
- IPMS 3
o The perimeter measurements are taken to the internal dominant face
o Includes columns
o Areas occupied by the reveal of a window are included if it’s over 50%
o covered galleries, balconies, accessible roof terraces, areas under 1.5m are included but stated separately
o Excludes standard facilities providing common parts (stairs, lifts, moto rooms, WCs, plant room) - NIA
o The usable space and then you’d exclude columns, toilets, lifts, stairwells, kitchens
What does the NIA include and exclude for offices?
What does the NIA include and exclude for offices?
- Incudes:
o Atria with clear height above
o entrance halls if not used in common areas
o Kitchens
o Built-in cupboards
o Ramps, sloping areas and steps within usable area
o ventilation and heating grilles
o perimeter trunking/skirting
o non-structural walls sub dividing accommodation in sole occupancy
- Excludes:
o WCs
o Plant and lift room
o Service cupboards
o Areas less than 1.5m height
o columns
What do IPMS 3 a, b and c relate to?
Residential
What are the IPMS standards for residential buildings?
- IPMS 1 external
- IPMS 2 residential (interior) – the interior area of the building
- IPMS 3 residential (occupier) – the occupation of the building on an exclusive basis to an occupier
o IPMS 3A
Measurement to the outer face of the external wall and centre-line of shared walls
o IPMS 3B
Measurement of the area in exclusive occupation, including internal walls and columns, measured to the IDF and finished surface
o IPMS 3C
Measurement of the area of exclusive occupation, excluding the walls
What is IPMS All Buildings, 2023?
- Document supersedes all standards previously published by the IPMS coalition
- Aims to establish a consistent methodology for measuring all types of buildings in the world and promote international collaboration
- Harmonises all building classes into a single document into one set of standards
- Provides high-level, overarching standards that provide guidance on best practice in property measurement
- RICS is yet to adopt this new mandatory form of measurement
- Once adopted by RICS, it is envisaged that the current RICS Property Measurement, 2018 will no longer be relevant
- This documents sets out definitions and supporting diagrams of:
o IPMS 1 – external measurement
o IPMS 2 – internal measurement
o IPMS 3.1 – external exclusive use
o IPMS 3.2 – internal exclusive use
o IPMS 4.1 – selected areas including internal walls
o IPMS 4.2 – selected areas excluding internal walls
What is IPMS All Buildings, 2023?
- Document supersedes all standards previously published by the IPMS coalition
- Aims to establish a consistent methodology for measuring all types of buildings in the world and promote international collaboration
- Harmonises all building classes into a single document into one set of standards
- Provides high-level, overarching standards that provide guidance on best practice in property measurement
- RICS is yet to adopt this new mandatory form of measurement
- Once adopted by RICS, it is envisaged that the current RICS Property Measurement, 2018 will no longer be relevant
- This documents sets out definitions and supporting diagrams of:
o IPMS 1 – external measurement
o IPMS 2 – internal measurement
o IPMS 3.1 – external exclusive use
o IPMS 3.2 – internal exclusive use
o IPMS 4.1 – selected areas including internal walls
o IPMS 4.2 – selected areas excluding internal walls
What is the best practice document for all measurement exercises except for offices and residential properties?
- RICS Code of Measuring Practice, 2015
- Provides precise definitions to ensure a common and consistent approach to measurement
What are the different bases of measurement under the code of measuring practice?
- GEA – Town planning, council tax valuations and building cost estimates for houses
- GIA – Agency, rating, building cost estimation for commercial assets and valuation of industrial/warehouses and valuation and rating of retail warehouses and food stores plus new homes valuations (approx. 2-3% deduction from GEA)
- NIA – As above but for shops (approx. 15% deduction from GIA)
