Measurement Flashcards
Definition of Gross External Area (GEA)
The **external area **of a building at each floor level
Includes: * Perimeter wall thickness, Areas occupied by internal walls and
partitions, columns, entrance halls/atria, stepped floors, lift rooms, plant rooms, Garages, areas less than 1.5m height, conservatory.
Excludes: External open-sided balconies, covered ways, and fire escapes. Open vehicle parking areas, roof terraces, canopies. Greenhouses, garden stores, fuel stores
When is GEA applicable
Residential purposes and town planning, Council Tax and rating, Building cost estimations for insurance
Definition of Gross Internal Area (GIA)
Area measured to internal face of perimeter walls at each level
INCLUDES: Areas occupied by internal walls and partitions. Chimneys, columns, stairwells, lifts, Lift rooms, plant rooms, fuel stores, toilets, showers, cleaner’s rooms, changing rooms. Loading bays. Areas with less than 1.5m head height. Garages. Conservatories.
EXCLUDES: External open-sided balconies, covered ways, and fire escapes, canopies. Greenhouses, garden stores, fuel stores
When is GIA used
Building cost estimation. For Marketing, valuation, rating and property management of industrial properties, department stores, food warehouses/superstores. New homes valuation.
Definition of Net Internal Area (NIA)
**Internal useable area **of a building measured to internal face of perimeter walls at each level
INCLUDES: Kitchens, built in cupboards, areas occupied by non-structural walls, Areas occupied by ventilation / heating grilles.
EXCLUDES: Entrance halls, atria, and landings used in common and permanent circulation areas. Areas under 1.5m, Stairwells, toilets, Lift rooms, plant rooms, fuel stores, columns, parking
When is NIA applied
Marketing, valuation, rating and property management of Shops and Offices
Principles of IMPS (International Property Measurement Standards)
Mandatory for RICS members in measurement of offices and residential, unless otherwise stated.
MUST:
-Provide date of measurements
- State measuring methodology used
- Provide plans
- Conversion factors
- Measurements and calculations shown clearly
- Retain record
- supported by computer-generated drawings
IMPS 1
The Floor Area measured to the external extent of the External Walls - GEA
Included: sheltered areas, enclosed walkways or passages, enclosed rooftop plants, areas between notional boundaries and the external perimeter of external walls. Included in measurement but must be recorded separately
IMSP2
The Floor Area measured to the internal dominant face-GIA
IMPS 3
For multi-occupied buildings for exclusive use areas (most similar to NIA)
How to measure land
- -Check boundaries on Land registry or OS plans
- -Calculate areas using digital mapping
- -Measure with a trundle wheel
What are the Zoning sizes (Method of comparison)
6.1m depth
Zone A,B,C and remainder
Zone through Partition Wall
What is the size of a brick?
215mm x 102.5mm x 65mm
What is EFA
Effective Floor Area, Used for Council Tax purposes to measure flats and maisonettes and excludes hallways and wcs
What is the Current International Property Measurement Standards (IPMS) guidance
IPMS All Buildings - 15th January 2023
What tools can you use to measure?
Laser measure, tape measure, trundle wheel
Where can you find guidance on measuring?
RICS Code of Measuring Practice 6th edition
When would you use NIA?
Shops and offices
How much area difference would you expect between NIA and GIA?
15% more for GIA
When would you use GIA?
Industrials, supermarkets
How much area difference would you expect between GIA and GEA?
3% more for GEA
When would you use GEA?
Council tax
What is NIA?
Useable building area
Where would you measure to if a property has full height windows?
The glass unless the structure makes the space unusable
What is eaves height?
Height where the roof meets the walls
What is IPMS?
International Property Measuring Standards
Coalition of over 80 professional organisations publishing standards on offices, residential, industrial, retail and all building asset classes.
What was the latest IPMS standards to be released?
IPMS: all buildings 2023
What is IPMS 1?
The Floor Area measured to the external extent of the External Walls
What is IPMS 2?
The Floor Area measured to the internal extent of the internal dominant face
What is IPMS 3.1?
The Floor Area available on an exclusive basis to an occupier measured externally
What is IPMS 3.2?
The Floor Area available on an exclusive basis to an occupier measured internally
What is IPMS 4.1?
The selected Floor Area in a Building measured to Finished Surfaces including all Floor Area occupied by Walls and Columns.
What is IPMS 4.2?
The selected Floor Area in a Building measured to Finished Surfaces but excluding all Floor Area occupied by Walls and Columns.
What would you do if a client told you not to use IPMS?
Do as requested and state this in TOE and report
Why is accurate measuring important?
The measurements form the basis for analysis and valuation
What does GIA exclude?
Perimeter wall thickness, Canopies, External fire escapes
Can you tell me why the Valuation office non-domestic rates has not adopted IPMS?
Not efficient to do so
How would you ensure that your laser measure is calibrated correctly?
Check measures of a known distance
How would you measure land?
VOA digital mapping/VMS. Trundle wheel if on site
How many hectares are in 1 acre?
0.4046
How many acres are in 1 hectare?
2.47
How many m2 is 1 hectare?
10,000
What is included within RICS code of measuring practice 2015?
NIA, GIA, GEA, and other methods of measuring and when to use them.
What is included within RICS Property Measurement 2018?
IPMS - current being updated following IPMS all buildings
Why has IPMS been adopted?
To provide a consistent approach to how properties are measured across the globe.
What is a scale plan?
Real life measurements taken and scaled down so they can be measured later on paper and translated to the actual size.
What is zoning?
This is a method of reflecting that the most valuable part of a shop is at the front where customers walk past. zones are typically 6.1m in depth. In oxford street it is 9.1m and in Islington it is 4.6 m 3 zones + remainder
What is the internal dominant face?
The inside surface area comprising more than 50 per cent of the lowest 2.75 m measured vertically from the structural floor surface, or to the ceiling if lower.
What is the main difference between VOA and RICS Code of measuring practice?
VOA COMP removes areas with headroom less than 1.5m for GIA and GEA whereas RICS COMP does not.
