Measurement

Question 1

Why were the International Property Measurement Standards introduced?

Answer 1

To avoid inconsistencies and bring greater global transparency

Question 2

When did RICS Property Measurement 2018 become effective?

Answer 2

May 2018

Question 3

What basis would you use to measure retail, industrial and office?

Answer 3

NIA, GIA, IPMS3

Question 4

What are the differences between IPMS3 and NIA?

Answer 4

IPMS measures to internal dominant face, includes columns, includes areas below 1.5m (restricted height), floors with multiple occupiers the area is taken to the midpoint of the partition wall, covered galleries/balconies are included but stated separately

Question 5

What tools have you used to measure?

Answer 5

Distometer and Promap software

Question 6

What are the limitations of a laser distometer?

Answer 6

Only measure up to 200m, needs to be calibrated annually, can run out of battery, human error and distorted by sunlight

Question 7

What are the limitations of a plan?

Answer 7

Can only measure GEA, resolution is poor, scale incorrect and doesn’t show what is on the floor i.e. tenants fit out/alterations

Question 8

What are the limitations of Promap?

Answer 8

Doesn’t measure topography, 2D

Question 9

What are the limitations of using a tape measure?

Answer 9

Only practical for small spaces

Question 10

How should you calibrate a distometer?

Answer 10

Distometers should be calibrated annually by manufacturers, must check before measuring against a known distance

Question 11

Why would you measure in both IPMS and NIA?

Answer 11

Members are encouraged to report on a dual basis until IPMS is embedded into market practice having regard to the client’s instuctions

Question 12

What are the requirements for members when undertaking a measurement, in line with RICS Property Measurement 2018?

Answer 12

Mandatory for all RICS members when measuring office and residential buildings (unless a client provides a written instruction to use an alternative), to comply measure IPMS and provide measurement date, state methodology, provide the reference and scale of any plans used, state the conversion factor from metric/imperial, calculations must be clearly documented, record of the RICS member responsible

Question 13

When would IPMS1 be used?

Answer 13

Planning or building cost (GEA) – used for measuring the area of a building including external walls on a floor-by-floor basis

Question 14

When would IPMS2 be used?

Answer 14

Agency or valuation purposes (GIA) – used for measuring interior of an office to include all areas available for direct use, measured to the IDF.

Question 15

When would IPMS3 be used?

Answer 15

Agency or valuation of offices (NIA) – used for measuring the occupation of floor areas in exclusive use

Question 16

Why has IPMS been poorly adopted?

Answer 16

Not enough comparables to support a valuation using IPMS, produces a lower rent psf

Question 17

How does IPMS vary if property is multi-let?

Answer 17

Measure to the mid-point of the partition wall between two occupants (in NIA the wall separating tenants is excluded)

Question 18

What type of building will have the greatest difference in IPMS3 and NIA area?

Answer 18

Multi-let historic building with thick walls as IPMS measures to mid-point of wall between occupants

Question 19

What does NIA include and exclude?

Answer 19

Measures usable area from internal face of perimeter wall – includes kitchen and ramps, excludes columns, areas below 1.5m, WCs and stairwells

Question 20

What does GIA include and exclude?

Answer 20

Measures area from internal face of perimeter wall – includes columns, stairwells, WCs, loading bays and excludes perimeter wall thickness

Question 21

What does GEA exclude?

Answer 21

Measures area from outside of perimeter walls so excludes car parking, external stairwells, patios, roof terraces

Question 22

On what basis would you measure a retail unit?

Answer 22

NIA

Question 23

How would you measure an industrial unit?

Answer 23

GIA

Question 24

What is the internal eaves height? Are you aware of a minimum height?

Answer 24

The clear height from the floor to the lowest underside of the ceiling, 8m

Question 25

What does gross frontage mean?

Answer 25

The straight-line distance of the front of the unit measuring the external side of the perimeter walls

Question 26

What is a scale?

Answer 26

A ratio between a drawing and the real-life object

Question 27

What would do if your disto ran out of battery mid measurement?

Answer 27

Depends on the size of the unit, return with fully charged disto if complex to measure, if simple shape could use measurements already obtained to calculate the remaining area

Question 28

What is a typical scale for a street plan?

Answer 28

1:1250

Question 29

What does the RICS state is an acceptable margin of error?

Answer 29

No figure stated, depends on what asset you are valuing and for what purpose, up to the surveyor to measure as accurately as possible

Question 30

What would you do if there were no floor plans to available when measuring?

Answer 30

Draw own rough plans to mark down measurements

Question 31

How would you have allowed for return frontage on your retail property if you were to account for it?

Answer 31

Usually add 10% uplift (depends upon comparable evidence and footfall)

Question 32

Talk through the process of zoning

Answer 32

Zoning is a valuation technique for retail premises to create a unit of comparison for different sized buildings, the halving back principle with 20ft zones (6.1 Metre)

Question 33

What is ITZA?

Answer 33

In terms of Zone A (6.1m zones)
 A
 B = A/2
 C = A/4
 D / Remainder = A/8
 Ancillary = A/10
 Basement = A/20
 First Floor = A/10-20
 Second floor = A/20-40

Question 34

How would you deal with upper floors?

Answer 34

Comps, A/10+, price per sq ft

Question 35

How would you deal with basements?

Answer 35

Comps, A/10+, price per sq ft

Question 36

When do you not use 20ft zones?

Answer 36

30ft zones are used in some London retail streets such as Oxford Street, Regent Street and Bond Street and in certain prime shopping streets in Scotland

Question 37

What is the accuracy of a disto? How does it work?

Answer 37

0.01-0.03%, it measures time for a photon to travel

Question 38

How do you convert imperial measurements to metric and vice versa?

Answer 38

Divide sq ft by 10.764 to get sq m