Measurement Flashcards
When measuring, what are you governed by?
RICS Code of Measuring Practice
The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement of buildings and land.
The correct calculation of the sizes, areas and volumes associated of buildings are provided on a common and consistent basis.
This is to support surveyors undertaking property inspections for valuation, management, conveyancing, planning, taxation, sale, letting and acquisition to provide a common framework to measure buildings.
The code contains a hierarchy of definitions with the core definitions being
GEA
GIA
NIA (Net Internal Area)
What is the definition of GEA?
The entirety of the space contained within the main external envelope of the building
Measured externally at each floor level.
Rating, council tax banding, town planning, Building Cost Estimation Exclusions
Canopies
External Balconies
Fire Escapes
Garden Store etc
Voids over/under structural, raked or stepped floors
What is the definition of GIA
The entirety of space as measured from the inside face of the main external walls
Marketing and valuation of industrial and factory properties, retail warehouses, department stores, superstores; often used in rating and property management/service charges and build cost estimation/insurance valuations). Exclusions
Canopies
External Walls
External Balconies
External Fire Escapes
Garden Store, Greenhouse etc
External Projection
Voids over/under structural, raked or stepped floors.
What is the definition of NIA?
The usable space within a building measured to the face of the main external walls.
Marketing and valuation of retail and office accommodation, rating of hereditaments and property management).
Inclusions
Atria with clear height above, measured at base level only
Entrance halls (unless multi – let)
Ramps of lightweight construction to false floors
Pavement vaults
Built in cupboards, Notional lift lobbies
Kitchens
What are the NRM?
The RICS New Rules of Measurement: Order of Cost Estimating and Elemental Cost
Planning provide a structured basis for measuring building works and a consistent
approach for dealing with other components of an order of cost estimate or elemental cost plan.
What would you expect the percentage of NIA to GIA / GEA to be?
It depends on the type of project being undertaken (school, hospital, office etc…)
If it were an office building I would expect the NIA to GIA to be in the region of 70-85%,
where 70% is not good and 85% is excellent.
What is Building Information Modelling?
Building Information Modelling (BIM) is the holistic process of creating and managing information for a built asset. Based on an intelligent model and enabled by a cloud platform, BIM integrates structured, multi-disciplinary data to produce a digital representation of an asset across its lifecycle, from planning and design to construction and operations.
What is IPMS?
- IPMS stands for the International Property Measurement Standards.
- The IPMS is a coalition of 80 global professional organisations that was first formed in 2013 when it produced its first version of its measurement standards.
- There were various versions of the standards that are targeted at industry specific sectors such as:-
o IPMS Office.
o IPMS Residential.
o IPMS Retail. - IPMS All Buildings was introduced in January 2023 and now supersedes all previous standards.
- The RICS has been a pivotal member of the coalition since its inception and provided consultation and advice to its members.
Please explain your understanding of the recent IPMS Updates?
- IPMS All Buildings was introduced in January 2023 and now supersedes all previous standards and applies to all buildings irrespective of their use or sector class.
- Key Updates to this latest standard include:-
o A shorter and more concise format has been adopted.
o Definitions set out within the standards were made to be deliberately unique in an attempt to prevent confusion amongst existing standards across global markets.
o The IPMS is organized into 4 volumes that can be utilised by different professional groups in various scenarios.
o This is thought to encourage the adoption of the standards on a global scale as some markets were slow to incorporate IPMS and called for one simplified version of the standards.
Please explain your understanding of the key definitions set out within the IPMS?
- Internal Dominant Face – The inside surface area comprising more than 50% of the lowest 2.75m measurement vertically from the structural floor surface, or to the ceiling if lower, for each wall section.
- Component – One of the main elements into which the floor area of a building can be allocated.
- Component Area – The floor area attributed to one of the components.
- Standard Facilities – Shared areas in a building that typically do not change over time, such as circulation areas, stairs, escalators, lifts/ elevators, toilets, cleaners cupboards, plant rooms, fire refuge areas and maintenance rooms.
What is your view of the IPMS Updates?
- I think the IPMS when established globally will provide an extremely useful set of measurement standards that will hopefully negate ambiguity across international markets.
- In reality this is proving very difficult to achieve due to the existing preferences in place in each market place.
- For example the UK has been slow to adopt the IPMS due to a familiarity and preference of the existing standards.
- I am also awaiting the updated RICS Professional Statement for Property Measurement to find out how the Institution and experts within the profession view the updated IPMS.
What information must be held on file or included within a report for a works relating to measurement.
- purpose of the measurement instruction
- date of the measurement instruction
- date of measurement
- measurement standard adopted
- if IPMS is not used, document the reason for departure
- measurement methodology adopted (e.g. laser measurer or tape measure)
- scale of any plans used
- floor area schedule with relevant areas cross referenced to floorplans
- unit of measurement and conversion factor, if applicable (e.g. square feet to square metres) and
- name of the RICS member and/or RICS regulated firm responsible for the instruction.
What do you need to consider before going to site to carry out an inspection?
Am I competent to undertake the inspection
Am I properly insured
Has an agreement been signed
What are the risks involved
What kind of survey is it,
Review all relevant existing building information, leases.
What equipment will be required to carry out the survey
How does a disto work? How can you check its accuracy? When is it least accurate?
A disto sends out a laser beam and measures the time taken for it to reflect which gives it a distance.
We check all distos before use by measuring a known distance in the office.
It become less accurate the longer the distance and it is very difficult to use outside over long distances because it is difficult to aim and see the laser.
Have you heard of a theodolight? How does this work?
An optical instrument consisting of a small mounted telescope rotatable in horizontal and vertical planes, used to measure angles in the horizontal and vertical planes.
Mounted on a tripod with adjustable legs, the theodolite is used in the field to obtain precise angular measurements for triangulation.
Levelling is accomplished with the aid of a spirit level; crosshairs in the telescope permit accurate alignment with the object sighted
