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APC OCT 2024 > Measurement > Flashcards

Measurement Flashcards

1
Q

Can you explain the difference between NIA and IPMS 3 office? (L2)

A

The IPMS methodology includes areas that would be excluded from other measurement standards (namely NIA measurements), such as columns, the occupant’s share of a party wall, areas with under 1.5m of height and external areas.

While the inclusion of these spaces is dependent on the IPMS grouping (1, 2, 3.1, 3.2, 4.1 or 4.2) employed, the general outcome is a higher floor area for a given space versus an NIA measurement – bringing with it implications for rental calculations.

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2
Q

How many square foot in a square meter? And vice versa? (L2)

A

Sq. ft to sq. m. = 10.7639

Sq. m to sq. ft. = 0.092903

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3
Q

Can you explain what the internal dominant face is in IPMS? (L2)

A

Refers to the inside surface of an external wall that has the largest area of windows or glazing.

When measuring floor areas using IPMS, the measurement is taken to the IDF for consistency.

If there is no dominant glazed area, the measurement is taken to the internal wall surface.

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4
Q

Why have the RICS adopted IPMS? (L2)

A
  1. Create Global Consistency: Ensure property measurements are consistent across different countries and markets, removing discrepancies in measurement practices.
  2. Improve Transparency: Provide a clear, transparent, and comparable basis for measuring property, which helps investors, tenants, and landlords understand space measurements accurately.
  3. Align with International Standards: Harmonise with other international bodies and promote a universal standard, improving cross-border property transactions.
  4. Fair Comparison: Allow fair comparison of properties across regions, enhancing market clarity and investor confidence.

IPMS ensures a uniform standard that benefits all property market participants.

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5
Q

What are the bases of measurement? (RICS Code of Measuring Practice 2015)

A

Gross External Area (GEA) - Town planning, building cost estimates

Gross Internal Area (GIA) - Industrial and warehouse for agency/valuation

Net Internal Area (NIA) - For shops

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6
Q

What is included/excluded in GEA?

A

Included:

  • Area of building measured externally at each floor level
  • Atrium
  • Internal balconies
  • Loading bays
  • Garages
  • Conservatories

Excludes:

  • Canopies
  • Roof terraces (state area separately as they may have a value)
  • Open sides balconies
  • External fire escapes
  • Open vehicle parking areas
  • Storage land
  • Greenhouses
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7
Q

What is included/excluded in GIA?

A

Includes:

  • Everything inside main envelope of building (area of building measured internally at each floor level)
  • Columns
  • Mezzanines
  • Loading bays

Excludes:

  • External wall thickness
  • Canopies
  • Roof terraces
  • Fire escapes
  • Open vehicle parking areas
  • Open storage land
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8
Q

What is included/excluded in NIA?

A

Includes:

  • Everything which is (effectively) useable
  • Atria
  • Skirting and perimeter trunking
  • Kitchens
  • Notional lift lobbies (area as you step out of a lift)
  • Stationary cupboard

Excluded:

  • Atria and entrances (if shared)
  • Areas under 1.5m (5ft)
  • Usable spaces less than 0.25m wide (e.g. fireplace)
  • Protrusions of more than 0.25m (e.g. heating or cooling units)
  • Internal structural elements
  • Corridors (shared or essential)
  • Vehicle parking areas
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9
Q

How does GIA differ from NIA?

A
  • GIA is measured up to perimeter walls and includes structural partitions
  • NIA measures usable area only
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10
Q

What is ITZA? When/why would you use it? How do you zone?

A
  • Is a valuation technique, not a basis of measurement
  • Space near street is more valuable (ability to attract passing footfall into the shop)
  • Halving back principle using 6.1m
  • Half the value of each zone, then remainder
  • Larger zones for Oxford and Bond St
  • Common allowances/discount = quantum discounts, shape, e.g. excessive frontage to depth, unusual shape, masked areas, split levelsH
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11
Q

Talk me through your measurement of the retail unit at Appletree?

A
  • For property management and upcoming lease renewal
  • Measured to NIA with a laser measurer
  • Annotated floor plan print out to include layout of unit
  • Included usable areas such as the main sales area and kitchen. Excluded non-usable space like toilets
  • Then calculate overall retail area
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12
Q

You measured the Appletree unit to NIA. Are there any areas you would exclude?

A
  • Toilets
  • Stairwells
  • Plant rooms
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13
Q

You measured the industrial unit to GIA. What areas would you exclude?

A
  • Canopies and other open structures
  • External areas such as car parks
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14
Q

What elements did you include on your floor plan for the retail unit at Appletree?

A
  • Sales area and kitchen, rooms and hallways.
  • Measured dimensions and boundaries of all usable spaces
  • Notations for excluded areas like toilets. Ensured the plan accurately reflected the NIA.
  • Plan was not to scale
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15
Q

What scale would you use for your floor plan?

A
  • 1:50 or 1:100 depending on the size of the property
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16
Q

How did you ensure the accuracy of your measurements?

A
  1. Double-checking key dimensions with the laser measure
  2. Comparing my measurements against previous records
  3. Having a senior colleague review before finalising
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17
Q

Why did you not use IPMS for the retail unit?

A

Current IPMS standards incorporated into RICS include IPMS: Office & Residential. IPMS: All Buildings - which includes industrial and retail, has not yet been incorporated into RICS guidance.

Therefore applied RICS Code of Measuring Practice (2015).

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18
Q

How would you measure eaves height in an industrial unit?

A

I would use a laser measurer from the floor level to the point where the wall meets the roof structure.

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19
Q

Did you measure anything else in the industrial unit, like clear height or ceiling height?

A

Yes, I also measured the clear height, which is the usable vertical space from the floor level to the lowest obstruction (e.g. beams), to assess the operational space for the tenant.

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20
Q

How do you verify measurements you take?

A
  • Cross checking with any existing plans or previous reports
  • Reviewing with senior colleague
  • Taking measurements twice
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21
Q

How would you overcome a difference in measurements from agent’s plans?

A
  • Compare measurements
  • Flag any significant discrepancies
  • Re-measure key areas in question
  • Consult with agent to resolve differences
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22
Q

Is it mandatory to measure using IPMS?

A

Mandatory for office and residential under RICS Property Measurement (2018).

IPMS: All Buildings not yet incorporated into RICS guidance

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23
Q

Under IPMS, what are the mandatory principles?

A

RICS members and firms involved with measurement of buildings must comply and retain the following information:

  • Purpose of the measurement instruction
  • Date of the measurement instruction and measurement exercise
  • Measurement standard adopted
  • If IPMS is not used, document reason for departure
  • Measurement methodology
  • Scale of any plans used
  • Floor area schedule with relevant areas cross referenced to floor plans
  • Unit of measurement
  • Name of the RICS member and/or firm responsible for the instruction

Members are expected to advise their client or employer on the benefits of using IPMS.

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24
Q

Other than a leaser measure, are there any other tools? What are the pros and cons?

A

Tape measure: Reliable for short distances, but less efficient and accurate for large areas

Trundle wheel

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25
Q

What do you understand by the term ‘Internal Dominant Face’?

A

The inside surface of an external wall with the largest area of glazing.

The internal finish comprising more than 50% of the floor to ceiling height for each IDF wall section.

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26
Q

When did you last calibrate your laser measurer, and why is it important?

A

I calibrate at least one week prior to measurement. However, I calibrate during my regular equipment checks, which is important to ensure accuracy.

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27
Q

What is the difference between NIA and IPMS 3 for office measurements?

A
  • NIA (Net Internal Area): Measures the usable areas within a building available to the occupier, excluding non-usable areas like toilets, stairwells, and plant rooms. It is commonly used in the UK under the RICS Code of Measuring Practice.
  • IPMS 3 (Office): Used globally, IPMS 3 measures the floor area available for exclusive use by an occupier, but unlike NIA, it includes internal walls and columns in the measurement. IPMS 3 is a more comprehensive standard designed for transparency and comparability across international markets.

Key Differences:
- NIA excludes internal walls and columns, focusing only on usable space.
- IPMS 3 includes internal walls and columns, providing a more inclusive measurement of the entire occupier’s space. Perimeter measurements taken to IDF.

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28
Q

What is IPMS?

A

IPMS is a globally agreed standard for measuring property.

Developed to provide consistent and transparent measurements across international markets, ensuring comparability between properties worldwide.

Key Features:
- Global Consistency: Ensures that property measurements are uniform, regardless of location.
- Transparency: Reduces discrepancies in how property is measured, enabling clearer comparisons for investors, occupiers, and landlords.
- Different Categories: IPMS has specific standards for different property types, like IPMS 1, 2, and 3 for offices.

IPMS ensures that everyone speaks the same “language” when it comes to measuring properties internationally.

29
Q

How do you measure ancillary spaces like offices when using GIA for industrial properties?

A
  1. Include all areas: Office space is included, measured to the internal face of external walls.
  2. No exclusions: All internal partitions, corridors, and usable spaces are counted.

GIA captures the total internal floor area, regardless of use.

30
Q

When measuring a retail unit with internal full-height partitioning, how would you measure or estimate the actual built width of the shop

A
  1. Measure multiple points: Use a laser measurer along the shop’s length, avoiding partitioned areas.
  2. Remove ceiling tiles: Inspect the area above the partition by removing a ceiling tile to see the actual structure.
  3. Inspect other floors: Look at the basement or first floor to see if the full width is visible.
  4. Get behind the partition: Where possible, try to get behind the partition to measure directly.
  5. Scale from floor plans: If available, scale the floor plans to cross-check your measurements.
31
Q

What are the implications of sourcing comparable evidence on different measurement bases (IPMS vs COMP)

A
  1. Inconsistent Comparisons: IPMS typically includes more areas (e.g., internal walls), while COMP (like NIA or GIA) may exclude certain areas (e.g., internal partitions). This can distort the comparison between properties and their rental or capital values.
  2. Misleading Valuations: Using measurements from different standards can result in overvaluation or undervaluation if the area isn’t consistently defined, especially when comparing IPMS 3 (office) with NIA.
  3. Need for Adjustment: You may need to adjust or convert measurement data to a common standard for meaningful comparisons, ensuring consistency and accuracy in the valuation.
  4. Potential Client Misunderstanding: Discrepancies in measurement bases may lead to confusion for clients if they are not familiar with the differences between IPMS and traditional methods like COMP.

Ensuring comparables are based on the same measurement standard is critical to providing accurate and reliable valuations.

32
Q

What is internal eaves height?

A

The clear height between the floor and the lowest point on the underside of the roof, e.g. at the eaves

33
Q

What is site depth?

A

Measurement from the front to rear boundaries

34
Q

What is shop depth?

A

Measurement from the notional display window to the rear of the retail area

35
Q

What are your procedures for checking and calibrating measuring devices?

A
  1. Regular Calibration: I ensure the laser measurer is calibrated at regular intervals, depending on manufacturer recommendations.
  2. Check Against Known Distances: I periodically test the device against a pre-measured distance
  3. Manufacturer Guidelines: Follow the manufacturer’s calibration process and check for software updates
  4. Visual Inspection: I inspect the device for physical damage or malfunction
36
Q

How would you deal with difficult-to-measure spaces in a retail unit

A
  1. Use a Laser Measurer: Where possible, use a laser measurer to reach corners or areas blocked by fixtures.
  2. Remove Obstacles: Temporarily move displays or shelving, if allowed, to gain better access for accurate measurement.
  3. Estimate Using Floor Plans: If direct measurement isn’t possible, scale from floor plans or estimate the space using nearby accessible measurements for reference.
37
Q

How would you deal with difficult-to-measure spaces in an industrial unit?

A
  1. Use a Laser Measurer: A laser measurer helps with high or obstructed areas, such as measuring eaves height.
  2. Access High Areas: Use ladders or mezzanine levels to measure areas that are out of reach from the ground, if safe.
  3. Cross-Reference with Plans: For hard-to-reach areas, cross-check with building plans to ensure accuracy.
  4. Collaborate with Tenants: In situations where machinery or racking blocks measurement, coordinate with the tenant to access spaces when feasible.
38
Q

How do you measure an industrial unit with a mezzanine floor and a canopy?

A

Measure on GIA basis, including the mezzanine floor with permanent access and excluding the canopies.

Ancillary offices would also be done on a GIA.

Include all columns, lift wells, toilets

39
Q

How would you measure a plot of land for valuation purposes?

A
  • Check boundaries on site with an OS plan / land registry title document and calculate the area of a site using Land Insight.
40
Q

What information must be included on all plans?

A

Scale and North point

41
Q

Can you tell me some main differences between measuring an office via Property Measurement vs. Code of Measuring Practice?

A

The key differences relate to how floor areas are defined:

  • IPMS ensures global consistency and requires measurement to the Internal Dominant Face, including columns and perimeter wall thickness in certain calculations
  • COMP focuses on more traditional UK measurements like NIA for lettable space, typically excluding columns and perimeter walls.
42
Q

When doing valuation work, how do you ensure the comparables used have been measured on the same basis as the subject?

A
  1. Review the method of measurement used in the source of the comparable
  2. Contact agents or surveyors directly to confirm the measurement basis
  3. RICS has prepared IPMS conversion pro formas that provide the formulas to convert RICS’ COMP into IPMS. These will be updated to include other IPMS building conversions when future IPMS standards are published.
43
Q

L2, Retail, Appletree - Did you zone the property? How did you zone? What is the relevance of zoning retail property? Why don’t we zone other asset classes?

A

No, as zoning is a valuation technique, not a measurement technique.

However, zoning divides retail space into Zone A, B, C and remainder

  • Zone A (closest to the shopfront) is valued at the highest rate
  • Each successive zone is valued at a reduced rate in 6.1m depths, typically half the value of the previous zone.
  • Zoning is relevant to retail properties as the front of the shop attracts the most footfall and is where businesses display their goods.
  • We don’t zone other asset classes because they don’t depend on footfall patterns or display areas in the same way
44
Q

What are the benefits/limitations of laser measurers?

A

Benefits:

  • Accuracy: High precision, often within a few millimeters
  • Speed: Quick to use, especially in large spaces
  • Ease of use: Can measure distances that are hard to reach with tape measures

Limitations:

  • Line-of-sight dependency: Requires a clear line of site between the device and the target
  • Reflective surfaces: Issues with measuring around glass or highly reflective surfaces
  • Calibration: Needs regular calibration to maintain accuracy
45
Q

L2, Industrial, Wickford - How did you measure the office element of the property? What is office use usually measured on? When would you measure that on NIA in a circumstance like this?

A

For the office element, I measured using GIA.

However, if the office was intended to be let separately or used independently from the industrial space, I would have measured is using NIA to reflect the usable floor space that could be leased to tenants.

46
Q

Which is the current RICS measurement guidance?

A

RICS Property Measurement (2nd Edition)

47
Q

Which IPMS standards are currently adopted?

A
  • Offices & Residential
48
Q

What other IPMS standards have been published but not adopted by RICS?

A
  • Retail & Industrial
49
Q

What is the former equivalent for IPMS 1 offices?

A

GEA

50
Q

What is the former equivalent for IPMS 2 offices?

A

GIA

51
Q

What is the former equivalent for IPMS 3 offices?

A

NIA

52
Q

What do IPMS 3 a, b and c relate to?

A

Residential

53
Q

What is dual reporting?

A

When you report to both IPMS and the former Code of Measuring Practice

54
Q

What are the major differences between IPMS 2 and GIA?

A

IPMS 2 is measured to the internal extents of the internal dominant face (IDF) rather than to the internal face of the perimeter walls.

55
Q

What scale would you expect to see on drawings?

A
  • 1:100 for larger buildings
  • 1:50 for smaller buildings
56
Q

Explain how you measure GEA, GIA AND NIA?

A
  • GEA - Sum of the areas of each floor measured to the external perimeter of the building
  • GIA - Sum of the areas of each floor measured to the internal face of the perimeter wall
  • NIA - Useable area within a building measured to the internal face of the perimeter walls at each floor level
57
Q

Explain how to measure IPMS 1, 2 and 3?

A
  • IPMS 1 - The sum of the areas of each floor measured to the outer perimeter of the external features
  • IPMS 2 - The sum of the areas of each floor area measured to the IDF
  • IPMS 3 - The floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas
58
Q

How would a developer measure NSA?

A

Net Sales Area

The GIA of a new or existing residential dwelling

59
Q

Why would a selling agent put a disclaimer on sales particulars?

A

In the even that they have not been able to measure and corroborate the exact measurements

60
Q

What are the limitations in IPMS?

A
  • Agents typically still use NIA
  • Therefore, difficult to benchmark IPMS against a NIA valuation
  • Generally, valuers still use NIA
61
Q

You mention familiarity with the RICS Professional Standard Property Measurement (2018) - what are some of the mandatory requirements for every measurement instruction?

A
  • Purpose of the measurement instruction
  • Date of the measurement instruction
  • Date of measurement
  • Measurement standard adopted
  • If IPMS not used, document the reason for departure
  • Measurement methodology (e.g. laser measurer or tape measurer)
  • Scale of any plans used
  • Floor area schedule with relevant areas cross-referenced to floor plans
  • Unit of measurement and conversion factor
62
Q

What factors could impact the accuracy of your measurements?

A
  • Irregular building layouts
  • Obstructions
    Uneven surfaces
    Un-calibrated/broken equipment
63
Q

Briefly explain what the Internal Dominant Face is and its relevance to an office measurement

A

The IDF is the inside wall surface that forms the perimeter of a room or space

Is a measurement to the main wall surface (more than 50%). If glass is more than 50%, you measure to the glass.

The IDF is the wall section with the largest area of glazing or wall, measured to its internal face

64
Q

When measuring using NIA, how do you treat perimeter trunking?

A

Is included

65
Q

How would you treat a mezzanine floor in your measurement of an industrial unit using GIA?

A

A permanent mezzanine is included if it provides functional floor space

Temporary mezzanines, however, are typically excluded unless they significantly impact the unit’s use.

66
Q

If there was an office space within an industrial unit, how would you measure this, given the difference in use between industrial and office?

A

I would measure the office separately, using NIA for the office area to capture usable space, and GIA for the remaining industrial area.

67
Q

If you encounter spherical columns during in a retail unit, how would you measure them using a distometer?

A
  • Measure the diameter of each column at its widest point
  • Once I have the diameter, I’d calculate the area for each column’s footprint.

This allows for accurate exclusion of the column area from the NIA, ensuring only usable floor space is included in the measurement.

68
Q

How would you verify eaves height measurements you took in an industrial unit?

A

I’d start by comparing my measurements to any available building plans.

I’d also use a laser measurer from a few different spots along the eaves to double-check consistency. If there are any noticeable differences in height (like due to a sloped roof), I’d note these variations to give a clear picture of the space.

APC OCT 2024 (20 decks)

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