Measurement Flashcards
What is a dumpy level set used for? What instruments form the set?
Obtaining different levels in an environment - consists of optical level / theodolite, staff, tripod
What are the pros and cons of a laser measurer?
Accurate, light, straight, time efficient
Costly, delicate, difficult to use outside / long distances, misreading, calibrate every 12 months with company
What are the pros and cons of a dumpy level set?
Simple to use, lower cost, accurate, compensator instrument that adjusts line of sight.
Requires good lighting, human error in calculations, cannot be used in earth boring situations, can become inaccurate, vertical angles cant be measured, requires regular servicing and two peg test
How do you prepare for a measured survey?
Check equipment - laser and tape measurer measure known distance and dumpy level set undertake two peg test
Review area, drawings and desktop study.
What should be included within a measurement report?
Any report must state the purpose of the measurement instruction, date of instruction and measurement, measurement standard, why IPMS wasn’t used, measurement methodology, scale of plans, floor area component schedule, unit of measurement and member / firm name.
What guidance do you refer to for a measured survey?
RICS Property Measurement 2018 2nd Ed
Code of Measuring Practice 2015 6th Ed
For what type of activities may lead to a measured survey being required?
Check compliance
Property management
Valuations
Ratings
Town Planning
Insurance
What is the process of a measured survey once you are on site?
Check measuring devices, review dwgs and sketch plan. Undertake measurements then mark up, return to office and produce cad dwg. Measure areas on cad thereafter and produce report accordingly.
How do you measure angles on site?
Trigonometry after forming a right angled triangle.
Complex measurements may require a total station.
When should you still use the Code of Measuring Practise?
Buildings that are not residential or office (retail and industrial).
For residential or office if there is a specific reason to divert from ipms then this should be stated within the report.
Define what GEA, GIA and NIA is?
GIA - measured to the internal face of the perimeter walls at each floor.
GEA - measured externally at each floor.
NIA - Usable area measured to internal face at each floor.
What does IPMS stand for? Why was IPMS introduced?
International Property Measurement Standards
Professionals around the world working together to implement international standards for consistent methodology for measuring buildings.
Name some key changes under IPMS?
- Internal Dominant Face
- Component Schedule
- Limited Use Areas
- Areas now included but stated separately
- IPMS 1/2/3 instead of GEA, GIA and NIA
How do you determine how accurate a measured survey should be?
Depends on the purpose, client expectations, site conditions, time / cost, any ramifications.
What are the different measuring standards under IPMS and what do they mean?
IPMS1 - area of building including external walls, is formerly GEA. Include but separately state balconies, galleries (internal), sheltered areas, rooftop terraces, mezzanines.
IPMS 2 - is internal area of a building measured to internal dominant face similar to IPMS 1 but includes area within window reveals if over 50% in height, is formerly GIA.
IPMS 3 - is where it is necessary to measure a part of a building in exclusive use, is formerly NIA. Residential- 3A is the area in exclusive occupation measured to the outer face of the external wall. 3B is the area in exclusive occupation including internal walls and columns measured to the internal dominant face. 3C is the area is used for measuring the area on a room by room basis and is measured to the internal dominant face.
What are limited use areas? How should these be measured?
Areas incapable of effective accommodation due to legislation and should be measured separately.
What are component areas? What are the typical different areas?
Elements into which a floor can be divided.
A - Vertical Penetrations
B - Structural Elements
C - Technical Services
D - Hygiene Areas
E - Circulation Areas.
F - Amenities.
G - Living Space.
H - Other Areas
What sectors does the IPMS split the standards into? Under which should IPMS currently be followed?
Office / Residential / Retail / Industrial
What are key differences between GIA and IPMS2?
- Internal dominant face where window reveals may be measured
- Component schedule to denote the different areas
- Limited use areas included and stated separately
- Balconies and roof terraces included and stated separately
Why did you follow the code of measuring practise for your Machine Store survey? What did you include in your report given this guidance was followed?
I was measuring retail units and IPMS currently only applies to office and residential. I therefore included a statement in my report that IPMS was not followed and the reasoning why.
Talk me through your Machine Store survey? How did you determine the different areas and how was this presented to the client?
- Attended site
- Checked calibration
- Undertook measurements
- Marked up dwg
- Produced CAD dwg
- Produced report, presented the different areas, comparison to accommodation schedule and appended dwgs
What was the purpose of the Machine Store Survey?
To obtain measurements to check they were in accordance with the original accommodation schedule, this would then be confirmed to the purchaser’s surveyor.
What was the purpose of the Wolvercote Road survey? Why was IPMS2 required?
Check the measurements against the original accommodation schedule and report to the purchaser’s surveyor
For Appleford Court, what equipment did you use to undertake the external measurements?
A tape measure and pencil and paper
For Appleford Court, how did you confirm the variation? Was this a relevant event or matter?
I confirmed the variation through an email followed by issuing a contract instruction to all parties. The measurement was a relevant matter as it is an additional instruction however it did not cause any delays.
What are the different IPMS definitions for residential and office?
- IPMS 1 Office: IPMS 1 is used for measuring the area of a building including external walls. In some markets it can be used by parties for planning purposes or the summary costing of development proposals.
- IPMS 2 Office: the sum of the areas of each floor level of an office building measured to the internal dominant face (see [3.2.3]) and reported on a component-by-component basis for each floor of a building.
- IPMS 3 - Office: The floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas, and calculated on an occupier-by-occupier or floor-by-floor basis for each building. Standard facilities are those parts of a building providing shared or common facilities that typically do not change over time, including, for example, stairs, escalators, lifts/elevators and motor rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge areas and maintenance rooms. The floor area is taken to the internal dominant face and, where there is a common wall with an adjacent tenant, to the centre-line of the common wall.
- IPMS 1 - Residential: The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, which may be reported on a component basis for each floor of a building.
- IPMS 2 - Residential: The sum of the areas of each floor level of a residential building measured to the internal dominant face, which may be reported on a component-by-component basis for each floor of a building.
- IPMS 3 - Residential: The floor area available on an exclusive basis to an occupier. In a multi-occupied building each unit would have its own IPMS 3 measurement. Depending on the variation used (IPMS 3A, 3B or 3C – Residential), the measurements for IPMS 3 – Residential may need be taken to the outer face or the internal dominant face of the external wall, while other walls would be measured to the finished surface or the centre-line.
What is included in GIFA? How does this differ to GEA and NIA?
Gross External Area is the area of a building measured externally at each floor level.
Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level.
Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor level.
