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APC > Measurement > Flashcards

Measurement Flashcards

1
Q

What are the various methods of measurement you use and why?

A

Tape measure
- Small intricate detailing: window and door reveals - Limitation is distance.

Laser measures
- Large open spans – Limitations; daylight outdoors, batteries, distance.

3D laser scanning equipment
- Most accurate type of measurement using point cloud data to form 3D models.
- Costly to rent and limitations include failure of technology where files can corrupt /battery life.

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2
Q

What do you consider when choosing which method of measurement to use?

A
  • The purpose of the measurement.
  • The appropriate IPMS for that purpose.
  • Apply the measurement practice for the selected IPMS.
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3
Q

How often should measuring equipment be calibrated?

A
  • My firm undertakes annual calibration – sent off externally.
  • Firm that undertakes measured surveys daily may wish to calibrate every quarter.
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4
Q

How do you undertake your own checks of equipment prior to carrying out a measured survey?

A

Via a known distance in the office.

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5
Q

What RICS documents are you aware of in relation to the measurement of building?

A

RICS Property Measurement 2nd edition
Code of Measuring Practice 6th edition

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6
Q

Explain to me your understanding of Code of Measuring Practice 6th edition?

A
  • Provides guidance on standard procedures for the measurement of buildings and land.
  • Guidance on how to measure various parts of the building (GEA, GIA & NIA)

For building classes except offices and residential buildings, the bases of measurement contained within the Code of measuring practice, 6th edition (COMP) may still apply though the application of RICS property measurement 2nd edition applies to all building classes.

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7
Q

Explain to me your understanding of RICS Property Measurement 2nd edition?

A

RICS Mandatory application that must be reported when measuring:
* Residential
* Office Buildings

RICS has produced this standard to ensure that properties are measured consistently reflecting the IPMS standards (currently only office and residential – not been updated since IPMS all buildings was published)

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8
Q

What are the mandatory requirements of the RICS Property Measurement 2nd edition?

A

The mandatory requirements include:
- Purpose of the measurement instruction.
- Date of the measurement instruction.
- Measurement standard adopted.
- If IPMS is not used, document the reason for departure.
- Measurement methodology adopted.
- Scale of any plans used.
- Floor area schedule with relevant areas cross referenced to floorplans.
- Unit of measurement and conversion factor.
- Name of the RICS member and or RICS regulated firm responsible for the instruction.

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9
Q

What is IPMS?

A

International Property Measurement Standards

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10
Q

What is IPMS 1?

A
  • Measured to the outer perimeter of external construction.
  • Often used for Planning Purposes.
  • Used for all building classes.
  • Includes all internal walls and columns.
  • The external area of basement levels is calculated by extending the exterior plane of the perimeter walls at ground floor level downwards or by estimation of the wall thickness if the extent of the basement differs from the footprint of the building.
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11
Q

What is IPMS 2?

A
  • Floor area measured to the internal dominant face of a building.
  • Includes all internal walls and columns.
  • Often used for Building Costs /Reinstatement Cost
  • Provides data on the efficient use of space and for benchmarking.
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12
Q

What is IPMS 3?

A

The usable area within a building measured to the internal dominant face at each floor level.

  • Often used for Valuation purposes.
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13
Q

Are you aware of any updates to IPMS?

A

IPMS Coalition: All Buildings – January 2023

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14
Q

What is IPMS Coalition: All Buildings – January 2023?

A
  • Creates one shared international standard for measurement.
  • Provides consistency for measuring: offices, industrial, residential and retail.
  • Supersedes all previous IPMSC standards for individual classes.
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15
Q

In IPMS Coalition: All Buildings – January 2023 - what are the IPMS categories?

A

IPMS 1 and IPMS 2
External and internal measurements for the whole or part of a Building.

IPMS 3.1 and IPMS 3.2
External and internal measurements for exclusive occupation.

IPMS 4.1 and IPMS 4.2
Internal measurements for selected areas

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16
Q

What is the Internal Dominant Face (IDF)?

A
  • The inside surface area comprising more than 50% of the floor to ceiling height.
  • If the Wall Section is not vertical, the Finished Surface is deemed to be the IDF.
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17
Q

What is a Limited Use Area (measurement)?

A
  • Areas incapable of occupation (height restrictions)
  • IPMS measurement include all limited use areas but they must be clearly identified.
  • Bay Windows can be classified as ‘limited use areas’.
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18
Q

What is a Notional Boundary (measurement)?

A

This is a non-physical line that forms part of a Boundary and typically agreed by a legal document.

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19
Q

How do you use a handheld laser scanner?

A
  • The scanner is connects to an iPAD which is used to name each flat /block per scan.
  • I ensure all internal doors are open and made my way round each apartment in a clockwise formation.
  • As the laser scanner spins lasers are fired around the room recording up to 1 million points per second.
  • The scan collects large volumes of data which are stored on the device’s hard drive.
  • The data is then downloaded and processed to become the point cloud through a registration process using software such as Cyclone.
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20
Q

What are the limitations of using a laser scanner?

A

– High cost of rental (although this is redeemed by quicker /more efficient inspections)
– The speed of movement (for a handheld device),
– Processing software /corrupt files.
– Choosing the appropriate scanner for the job.

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21
Q

Were there any site limitations at Gore Street?

A

– No, the flats were small enough to do in one continuous loop with plenty of overlap.
– No furniture getting in the way (easy visibility of lots of plannar surfaces for registration)
– No people or moving figures within the survey.

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22
Q

Which measurement method did you use whilst measuring Gore Street Apartments and why?

A

The RICS Code of Measurement Practice to measure the GIA of each apartment.

This measurement standard was defined in the contract and the client did not want to deviate from this. (to use IPMS)

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23
Q

Why did you not use IPMS at Gore Street?

A
  • The client requested not to use IPMS as the contract stipulated the standard to be measured against.
  • This was the GIA which continued with the contract we were appointed on that basis.
  • The reason for departure of IPMS was made clear in the appointment document.
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24
Q

How do you measure GIA?

A

Internal face of perimeter walls.

IPMS 2 is from the internal dominant face of the external walls (over 50% of the wall is the dominant face is windows)

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25
Q

Why did you use a laser measure for Gore Street development?

A
  • Due to the level of accuracy required.
  • Volume of instruction 300 Residential apartments.
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26
Q

Gore Street: What discrepancies did you find and was this acceptable?

A
  • The known m2 of each apartment was uploaded onto an excel schedule against the thought m2 of each unit giving a % of discrepancy /area difference.
  • This was found to be within acceptable tolerances agreed by the client and developers (in the contract documents).
  • Ranging between -3% & +4% (usually 5% overall tolerance is acceptable depending on agreed terms)
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27
Q

Measurement: What are tolerances?

A

The deviation above or below a planned target.

28
Q

How do developments fall outside tolerance? (measurement)

A

The components used to construct buildings are often fabricated, assembled or formed on site, often by hand and using materials with inherent ‘imperfections’.

Whilst it is easy to draw a straight line on a drawing, to give an precise dimension. It may be impossible to construct.

For example, concrete that is perfectly straight, simply by virtue of the inherent properties of the material itself.

29
Q

When measuring Westfield Drive when did you use laser measure and when did you use tape measure?

A
  • I used the laser measure to record the majority of the building.
  • A tape measure was used to record the window and door reveals to ascertain wall thickness.
30
Q

Why did you measure floor to ceiling heights and how did you do this?

A
  • With a laser measure from the floor to ceiling.
  • To ascertain the internal height of the garage to allow for the installation a suspended timber floor, windows and allow for insulation upgrades etc.
31
Q

At Westfield Drive: What measurement standards did you use and why?

A

IPMS 1 to measure the Gross External Area to satisfy the planning drawings and assist with building cost estimates.

32
Q

At Westfield Drive: How did you measure the GEA?

A

I measure the GIA and measure the thickness of externall walls with a tape measure and added this on.

I measured this from various window and door openings.

33
Q

At Westfield Drive: How did you measure the elevations?

A
  • I used the DPC level as a base point and measured vertically from there up to the soffit.
  • I then walked around the building and measured the height difference from the DPC to the ground level.
  • The distance between the DPC and the internal finished floor level was then measured with a tape measure.
34
Q

How does IPMS 1 differ to GEA?

A

GEA and IPMS both measure to the outer perimeter of the external wall, however:

  • GEA excludes balconies and covered galleries.
  • IPMS tends to include them but states them separately
35
Q

How does IPMS 2 differ to GIA?

A

IPMS 2 is measured to the extent of the internal dominant face (50% of the wall area floor to ceiling)

GIA measures to the internal face of the perimeter walls.

Also, GIA Excludes:
- Areas occupied by window reveals.
- Balconies (included separately under IPMS 2).

IPMS 2 can include zoning of buildings e.g. offices.

36
Q

How does IPMS 3 differ to NIA?

A

The term Net Internal Area is known as ‘Useable Floor Area’ in IPMS 3.

IPMS 3 includes:

  • Internal columns
  • Access walkways
  • Areas less than 1.5m in height (noted as limited use areas)

NIA excludes the above.

37
Q

Measurement: What is dual reporting and when would you use this?

A

Dual reporting is the use of both IPMS and the code of measuring practice within a report.

It would be used if a client requests it, usually to aid in comparative analysis.

A reconciliation between IPMS and the standard referred to must be appropriately explained.

38
Q

How do you measure a curved wall?

A

By using trigonometry.

39
Q

What is a potential source of error when measuring?

A
  • Human error
  • Environmental factors e.g. Light
  • Instrument error e.g. Faulty, low batteries
40
Q

What is a theodolite?

A

Surveying instrument with a rotating telescope to measure angles in degrees, minutes and seconds.

It provides greater accuracy (within 1%) and is not affected by weather changes.

However, they are very expensive and not as portable

41
Q

What are the limitations of measuring equipment?

A

A tape measure may require 2 people to use it over larger distances.

A laser can’t measure up to corners and needs a solid surface to project off /lighting issues outside.

A trundle wheel has lower levels of accuracy, and requires a smooth surface to get accurate readings.

3D scanners are expensive and require training to be used.

42
Q

What are the accuracies required for measured surveys?

A

The RICS Professional Standard: Measured Surveys of Land Buildings and Utilities includes an accuracy band table.

Measured surveys generally fall under band E.

Band widths are between A - J (J being the lowest of accuracy)

I would need to refer to this to confirm the exact deviations.

  • +/-25mm, height +/-10mm, min size of feature - 50mm
43
Q

How important is accurate measurement in your role as a building surveyor?

A

Accurate measurement is crucial as a building surveyor.

It influences the precision and quality of my work - for cost estimation and design.

Accuracy also impacts client trust and regulatory compliance.

44
Q

Why is it important to provide accurate measurements?

A

To provide stakeholders with accurate and consistent information to make informed decisions.

45
Q

What guidance would you follow when undertaking a measured survey?

A

RICS Property Measurement Satnadard: Mandatory document for all members to use when undertkaing measurments of buildings. This covers the IMPS standards for Office & Residential

RICS Code of Measurement Practice: All building classes except offices to measure the GIA, GEA or NIA

46
Q

What are the differences between GIA, GEA and NIA?

A
  • Gross External Area (GEA). The area of building measured externally at each floor level.
  • Gross Internal Area (GIA). The area of a building measured to the internal face of the perimeter walls at each floor level.
  • Net Internal Area (NIA). The useable area within a building measured to the internal face of the perimeter walls at each floor level.
47
Q

What is NRM?

A

The New Rules of Measurement

Provides a standard set of measurement rules and guidance for cost management of construction projects.

  • NRM 1: Cost estimating /Cost planning for building works
  • NRM 2: Detailed measurement for building works
  • NRM 3: Cost estimating /Cost planning for maintenance works
48
Q

What is IPMS and what is its purpose?

A

International Property Measurement Standard (IPMS).

This is a global standard to make property measurement internationally consistent

49
Q

What is your understanding of IPMS all buildings?

A

Introduced January 2023 replacing other IPMS standards.
This is a coalition of the IPMS standards to include:
- Industrial
- Office
- Residential
- Retail buildings
Note: This has not yet been adopted in RICS Property Measurement.

50
Q

What are the different classes in IPMS all buildings?

A

IPMS 1: Measured to the External Wall /Notional Boundaries

IPMS 2: Measured to the ‘Internal Dominant Face’ (More than 50% of the floor to ceiling height)

IPMS 3: Exclusive Use Areas (multi occupied buildings)
- 3.1: External Measurement
- 3.2: Internal Measurement

IPMS 4: Selected Floor Areas (measured to finished surfaces /internal perimeter walls)
- 4.1: Finished Surfaces (including walls /columns)
- 4.2: Finished Surfaces (excluding walls /columns)

51
Q

Westfield Drive, Preston; how did you undertake check measures?

A

I took diagonal check measures to verify that walls are parallel and corners are ninety degrees.

I also took long distance check measures by propping open doors to take the overall dimensions.

52
Q

What is NIA? When would you use it?

A

Net Internal Area.

Measures the internal area of usable areas from the internal faces of the perimeter walls at each floor level.

Used for: Marketing and valuation of offices/retail with communal spaces.

53
Q

What is excluded from NIA?

A

Communal areas such as:
- Stairways and lobbies to an office building
- Lifts
- Plant rooms
- Areas with headroom less than 1.5m.

54
Q

What is GIA? When would you use it?

A

Gross Internal Area. Measures the area of a building measured to the internal face of the perimiter walls at each floor level.

Building cost estimation (RCA’s).

55
Q

What is excluded from GIA?

A
  • External structural walls
  • Balconies
  • Open areas (eg court yards)
  • Areas with headroom less than 1.5m
56
Q

What is GEA? When would you use it?

A

Gross External Area.

Measured from the external face of the perimiter walls at each floor level.

Planning applications.

57
Q

You carried out an RCA, what method of measurement did you use?

A

Golf Club House: GIA as per the RICS RCA Profession Standard and the Code of Measurement Practice. (Leisure)

Residential Property: IPMS 2 as per the RICS RCA Profesional Standard and the RICS Property Measurement Standards.

58
Q

How did you calculate the areas required for the RCA?

A

I obtained plans from client for approximate measurement of demised areas.

I took measurements to the GIA on site using a disto to verify.

59
Q

What is your understanding of RICS: Property Measurement (Profesional Standard)

A

Mandatory requirments for the measurement of buildings. (purpose, date of instruction /measurment /IPMS departure).

This document reflects the IPMS standards:
- IPMS: Office Buildings
- IPMS: Residential
I am aware that this will be updated in the near future to comply with other IPMS All Buildings which include industrial, retail and mixed use.

60
Q

Why did you use a 3D laser scanner at Gore Street?

A
  • The amount of data to be collected (300 flats).
  • Required level of accuracy.
61
Q

What is point cloud data?

A
  • Collection of data points creating a 3D model.
  • The data points are taken from the wall surfaces.
  • Used to create accurate floor plans or 3D Models.
62
Q

Which 3D laser scanner was used and why?

A

Leica BLK Handheld laser scanner.

This was a scanner I have used before and I am familiar with.

Portability and ease of use in comparison to the BLK tripod system.

63
Q

What is the accuracy of a 3D laser scanner?

A

This would depend on the type of scanner and the environment.

Typically, 3D scanners are within a range of 0.5mm.

64
Q

Gore street: How did you use the point cloud data to calculate the GIA?

A

Point cloud data was gathered through laser scanning.

This was then imported into CAD software.

The floorplans were then traced, and the GIA was calculated through CAD.

65
Q

Gore Street; How was the gathered data handled and stored after the measurement?

A

The gathered data was noted down /recorded digitally and stored in our secure, cloud-based storage system.

This allowed for easy access and to ensure the data was held securely.

66
Q

Whats the difference between analog and digital measurement devices?

A
  • Analog is a continuous signal which represents physical measurement (damp meter).
  • Digital signals are time signals generated by digital modulation (disto)

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