Measurement Flashcards
When was RICS professional statement – Property Measurement 2nd Edition published and implemented?
Published Jan 2018
Implemented 1 May 2018
What RICS document is the main document for measurement?
RICS professional statement – Property Measurement 2nd Edition 2018
What tools can you use to measure? Name at least 3
Disto laser, fibreglass tape, surveyors rod, trundle wheel, CAD
What is a surveyors rod?
A wooden folding ruler used for measuring in restricted areas or when working single handedly.
What techniques do you consider on site when you are measuring to be best accurate? Name at least 3
- Measure in straight lines
- Plot measurements on a plan
- Get to the plaster finish of a wall
- Look for gaps in fit out
- Inspect and measure basement first
- Remove a ceiling tile
- Laser won’t work in bright sunlight
What is the building plan scale?
1:100
What is the street plan scale?
1:1250
What is the location plan scale?
1:2500
Where can you find guidance on measuring?
RICS Code of Measuring Practice 6th edition
RICS Property Measurement 2018
VOA COMP
When would you use NIA?
- Measuring standard shops and offices
- Valuing for agency, valuation and rating
How much area difference would you expect to get when measuring to GIA and NIA?
Approx. 15% in favour of GIA
When would you use GIA?
- Measuring industrials, warehouses, factories, superstores, large department stores
- Valuing for agency, valuation and rating
How much area difference would you expect to get when measuring to GIA and GEA?
Approx. 3% in favour of GEA.
When would you use GEA?
Work related to
- Planning
- Council tax
- Building reinstatement costs
What are your views on using Code of Measuring Practice 6th Edition?
Must be cautious in its use. It is gradually being superseded by IMPS and the RICS professional statement property Measure 2nd edition 2018.
What is the Net internal Area
- Useable building area
- Measured to the internal face of external walls with further exclusions.
What is excluded when measuring to NIA?
- Toilets
- Plant and lift rooms
- Cleaners cupboards
- Service and meter cupboards
- Continuous heating units
- Areas with head height less than 1.5m
- Areas are unusable space if opposite face is less than 0.25m
Where would you measure to if a property has full height windows
The glass unless the structure makes the space unusable
what is included when measuring to NIA
- Atria with clear height and entrance (if not common)
- Kitchens
- Notional lift lobbies and fire corridors
- Area occupied by non-structural partitioning
What is GIA?
- Gross internal area
- Measuring to the internal face of external wall
What is included when measuring to GIA
All areas within the internal finish of perimeter walls
- Columns
- Lift wells
- Mezzanines with permanent access
- Loading bays
- Ancillary office space
what is GEA?
- Gross external area
- Measured around outside of building including external walls
what is eaves height
- Height where the roof meets the walls
- A value significant feature in industrial properties
What is the market norm eaves height for prime industrials?
8 metres
what is IPMS?
- International property measuring standards
- Coalition of over 80 professional organisations publishing standards on offices, residential, industrial, retail and all building asset classes.
What was the latest IPMS standards to be released?
IPMS All buildings – published in 2023
What property class incorporates IPMS 4
All Building Asset Classes
Is it mandatory to measure using IPMS?
Yes but only for offices and residential.
RICS Professional statement on property measurement states IPMS is mandatory unless instructed otherwise or not normal for market.
IPMS all buildings not yet adopted by RICS
What would you do if a client told you not to use IPMS
- I would do as requested by the client
- Document this in terms of engagement and valuation report
why is accurate measuring important?
- It is an important trait of any property.
- The measurements form the basis for analysis and valuation
What does GIA exclude?
Perimeter wall thickness External balconies External Fire escapes Greenhouses Canopies
What is IPMS 2 used for?
IMPS 2 Offices is used for agency and valuation purposes (GIA)
mandatory requirements when measuring office and residential buildings
Provide date when measurements are taken
State measuring method
Provide reference and scale of plans used
Conversion factor from metric/imperial
Measurements and calculations clearly documented
Retain a record of the RICS member responsible
Advise client on benefits of using IPMS
Use of IMPS is mandatory for reporting of residential and office space.
Can you tell me why the Valuation office non-domestic rates has not adopted IPMS?
Not efficient to do so
Code of measuring practice
how would you ensure that your laser measure is calibrated correctly?
Check measures of a known distance
What do you exclude from GIA.
Greenhouses Canopies External balconies Wall thickness Voids under stairwell Fire corridors
How often do you calibrate your laser?
Yearly basis
What is a scale?
The ratio of a length in a drawing compared to the length of the real thing.
Commonly used scales include:
1: 50 Room plan
1: 100 Building plan
1: 1250 street plan
1: 2500 location plan
1: 50000 Road map
What tool would you use to measure land?
VOA Digital Mapping / Promap
Trundle wheel – on site
How many hectares are in 1 acre?
0.4046
When was IPMS Residential effective?
IPMS for residential buildings came into effect 1st May 2018
What is IPMS 1 Residential?
The sum of the area of each floor level of a building measured to the outer perimeter of external construction features.
External building area including external walls
- Similar to GEA use for planning, summary costing of development proposals
Detail in IPMS residential buildings (2016) published by the IPMS coalition
What is included but stated separately in IPMS
Covered galleries,
permanent mezzanines
balconies for the exclusive use of one tenant
What is excluded from IPMS 1 RESI?
Temporary mezzanines
Upper levels of an atrium
Open external stairways (fire escape)
Parking areas
What is IPMS 2 RESI?
The sum of the areas of each floor measured to the internal dominate face which may be reported on a component-by-component basis for each floor.
Similar to Gross internal area
The internal area of the building
Details in RICS PM 2018
What is included but stated separately in IPMS 2 RESI?
Balconies Covered galleries Internal catwalks Internal loading bays Internal permanent mezzanines
Measured to their finished surface and areas stated separately
What is excluded from IPMS 2 RESI?
Temporary mezzanines
Upper levels of an atrium
All ground level areas beyond the external wall (loading bays, sheltered areas, external catwalks)
What is IMPS 3 RESI?
Floor area available on an exclusive basis to an occupier
Depending on the variation used (IPMS 3A, 3B or 3C), the measurements may need to be taken to the outer face or the internal dominant face of the external wall, while other walls would be measured to the finished surface or the centre line
Detail in IPMS residential buildings (2016) published by the IPMS coalition
Tell me about IPMS 3A Residential
Area in exclusive occupation measured to the outer face of external wall or the centre line of shared walls.
Generally, the outer face of ex wall for detached dwellings
Measure to the centre line of shared walls between occupants
Detail in IPMS residential buildings (2016) published by the IPMS coalition Included but stated separate: Attics, basements/cellars Balconies in exclusive use Enclosed garages Limited use areas
Excluded but may be stated separately: Patios Staircase openings Unenclosed parking areas Voids where the area is greater than 0.25m2
Tell me about IPMS 3B Residential
Area in exclusive occupation including floor area occupied by internal walls and columns measured to internal dominant face and finished surface of internal perimeter walls.
Detail in IPMS residential buildings (2016) published by the IPMS coalition
Included but stated separate: Attics, basements/cellars Balconies in exclusive use Enclosed garages Limited use areas
Excluded but may be stated separately: Patios Staircase openings Unenclosed parking areas Voids where the area is greater than 0.25m2
Tell me about IPMS 3C Residential
Area in exclusive occupation excluding floor area occupied by full height walls and columns measured to internal dominant face and finished surface of internal walls.
Detail in IPMS residential buildings (2016) published by the IPMS coalition
Included but stated separate: Attics, basements/cellars Balconies in exclusive use Enclosed garages Limited use areas
Excluded but may be stated separately: Patios Staircase openings Unenclosed parking areas Voids where the area is greater than 0.25m2
Outline for me the currently adopted IPMS for Residential
IPMS 1 - The sum of the areas of each floor level of a
building measured to the outer perimeter of external
construction features - same for all buildings
IPMS 2 Resi - interior area of residential building (GIA)
IPMS 3 Resi - occupation of floor areas in exclusive use
Outline for me the currently adopted IPMS for Office
IPMS 1 - The sum of the areas of each floor level of a
building measured to the outer perimeter of external
construction features - same for all buildings
IPMS 2 Office - interior area of the building (GIA)
IPMS 3 Office - occupation of floor areas in exclusive use (NIA)
When measuring for a red book report, what would you need to record?
- All measurements
- Signature
- date
- scale
- purpose of measurement
- method of measurement
What level of accuracy is required for measurement?
Depends on type of instruction and value of area
