Measurement Flashcards
What is IPMS ?
Internal Property Measurement Standards - It sets out how to measure property.
Do you think IPMS is successful?
It ensures that property assets are measured in a consistent way, creating a more transparent marketplace, greater public trust, stronger investor confidence, and increased market stability.
What are the benefits of IPMS?
Confidence
Consistency,
Benchmarking internationally for occupiers and investors
Transparency.
What are the key RICS documents regarding measurement?
- RICS Code of Measuring Practice, 6th Edition 2015
- RICS Property Measurement, 2nd Edition 2018
RICS Property Measurement (2018) IPMS
IPMS is led by the International Property Measurement Standards Council (IPMSC) - global group of individuals and not to profit organisations.
To provide worldwide consistency.
Used in residential and offices and members are encouraged to report on a dual basis.
Can you explain the definition of RICS Professional Statement, RICS Property Measurement 2nd Edition (2018) ?
Provides precise definitions to ensure a common and consistent approach to measurement.
What is IPMS 1 ?
Measuring the area of a building including external walls on a floor by floor basis.
Used for planning and building cost purposes.
In IPMS 1 - what measurement are included but stated separately?
- covered galleries
- balconies (being external to the main structure of the
building) and - generally accessible rooftop terraces.
What areas are excluded in IPMS 1?
Open light wells
Open external stairways
Patios
External car parking
What is GEA?
Gross External Area is the area of a building measured externally at each floor level.
What does GEA include?
Perimeter wall thickness and external projections
Areas occupied by internal walls and partitions
Columns
Internal Balconies
Plant rooms
Loading bays
Areas with headroom under 1.5m
What does GEA exclude?
Balconies
External car parking
External fire escape stairs
Canopies
Roof terraces – state area separately as they may have value
What is GEA used for ?
Town planning, rating and council tax, and building cost estimation
What is the difference between IPMS 1 and GEA?
Covered Galleries - IPMS included but states separately. GEA included.
Balconies - IPMS included but states separately. GEA exluded.
Accessible roof terraces - IPMS included but MAY state separately. GEA excluded.
What is IPMS 2?
Used for measuring the area of a building to the internal dominant face of a wall on a floor by floor basis.
How would you define the internal dominant face?
The inside finished surface comprising more than 50% of the floor to ceiling height.
In IPMS 2, what measurements are included
Office includes all areas, including internal walls, columns and enclosed walkways or passages between separate buildings, available for direct or indirect use.
What areas are excluded in IPMS 2
Open light wells
Open external stairways
Patios
External car parking
Define GIA?
Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level.
What does GIA include?
Columns
Plant rooms
Loading bays
Areas with headroom under 1.5m
What does GIA exclude?
Perimeter wall thickness and external projections
Balconies
External car parking
External fire escape stairs
What are the differences between IPMS 2 & GIA?
IPMS 2 GIA
External Balconies State
Separately Excluded
Internal Balconies State Separately Included
Accessible Rooftop Terraces State Separately Excluded
What is GIA used for?
Rating,
building cost estimation,
estate agency
valuation,
property management measurement.
Define NIA?
Is the usable area within a building measured to the internal face of the perimeter walls at each floor level
Define GIA
The area of a building measured to the internal face of the perimeter walls at each floor level
What is IPMS 3
The floor area available on an exclusive basis to an occupier, excluding standard facilities, calculated on an occupier-by-occupier basis for a building
IPMS 3 also includes but states separately?
- External balconies
- Internal balconies
- Accessible rooftop terraces
- Areas under 1.5m
What is included in IPMS 3?
Internal walls and columns
Loor area taken to internal dominant face
Where there is adjacent common wall, it is measured to centre line
What areas are excluded in IPMS 3?
Standard facilities (stairs, lifts, toilets, cleaners cupboards, plant rooms )
What are the main differences between IPMS 3 & NIA
Internal walls and columns are excluded in NIA, and included for IPMS 3
Common walls with adjacent occupier are measured to dominant face in NIA, and centre line with IPMS 3
Enclosed walkways or passages excluded from NIA, but included in IPMS 3
Is IPMS mandatory?
No it is just offices and residential.
Does it matter what type of measurement you perform ?
Measurement depends on the purpose of the measurement
What measurement tolerances would you normally see?
- What is the purpose of the measurement exercise
- what is being measured
- what are the site conditions at the time of measurement
what would be the ramifications
What equipment would be needed for measurement ?
Distometer
Tape measurer
Trundle wheel
PPE
What is zoning?
Used to calculate value of retail units
Front of shop is most valuable
Zones of 6.1m where each zone back becomes 50% less valuable
ITZA which is then rentalised
What does NIA include?
Entrance Halls
Kitchens
What does NIA exclude?
Lift rooms, plant rooms
Toilets, cleaners cupboards etc
External fire escape stairs
What is NIA used for?
Rating, property management, estate agency and valuation for shops, supermarkets and business uses
How does GIA differ from NIA?
GIA is measured up to perimeter walls and includes structural partitions.
NIA measures usable area only.
What is IPMS 4 ?
For exclusive use properties such as hotels - measured on individual room basis
How do you deal with tenants’ improvements when measuring for valuation purposes?
Take instructions from your client and check what is and what isn’t tenant’s improvements.
In what circumstances do we measure buildings?
Agency, Valuation, Rates, EPCs, Development,
What can you advise your client when they request measurement?
Dual Reporting is allowed under IPMS All Buildings
What did you set out in your measurement report to the client?
clearly documented with the following stated:
* Building use
* Standards used (IMPS 1,2, 3.1, 3.2, 4.1, 4.2)
* Method of measurement
* Tools used
* Unit of measurement
* Purpose
* Date of measurement
* Any on site verification of measurement
What is IPMS All Buildings 2023 ?
- Aims to create a measurement which is used worldwide and to provide consistency
- Aims to provide best practice and highest standards of property measurement
IPMS 1 - External Measurement
IPMS 2 - Internal Measurement
IPMS 3.1 - External exclusive use
IPMS 3.2 - Internal exclusive use
IPMS 4 -
How would you discover errors with measurement?
Distometer - Poor calibration
Tape measurer - Fibre Tape could get stretched
