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APC Valuation Pathway > Measurement > Flashcards

Measurement Flashcards

1
Q

What tools can you use to measure?

A

Laser measure, tape measure, trundle wheel

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2
Q

Where can you find guidance on measuring?

A

RICS Code of Measuring Practice 6th edition

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3
Q

When would you use NIA?

A

Shops and offices

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4
Q

How much area difference would you expect between NIA and GIA?

A

15% more for GIA

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5
Q

When would you use GIA?

A

Industrials, supermarkets

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6
Q

How much area difference would you expect between GIA and GEA?

A

3% more for GEA

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7
Q

When would you use GEA?

A

Council tax

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8
Q

What is NIA?

A

Useable building area

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9
Q

What is excluded when measuring to NIA?

A

Toilets
Plant and lift rooms
cleaners cupboards
Service and meter cupboards
Continuous heating units
Areas under 1.5m high

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10
Q

Where would you measure to if a property has full height windows?

A

The glass unless the structure makes the space unusable

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11
Q

What is included when measuring to NIA?

A

Atria with clear height and entrance (if not common)
Kitchens
Area occupied by non-structural partitioning

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12
Q

What is GIA?

A

Gross internal area

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13
Q

What is included when measuring to GIA?

A

Columns
Lift wells
Areas occupied by internal walls whether structural or not

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14
Q

What is GEA?

A

Gross external area

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15
Q

What is eaves height?

A

Height where the roof meets the walls

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16
Q

What is IPMS?

A

International Property Measuring Standards
Coalition of over 80 professional organisations publishing standards on offices, residential, industrial, retail and all building asset classes.

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17
Q

What was the latest IPMS standards to be released?

A

IPMS: all buildings 2023

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18
Q

What is IPMS 1?

A

The Floor Area measured to the external extent of the External Walls

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19
Q

What is IPMS 2?

A

The Floor Area measured to the internal extent of the internal dominant face

20
Q

What is IPMS 3.1?

A

The Floor Area available on an exclusive basis to an occupier measured externally

21
Q

What is IPMS 3.2?

A

The Floor Area available on an exclusive basis to an occupier measured internally

22
Q

What is IPMS 4.1?

A

The selected Floor Area in a Building measured to Finished Surfaces including all Floor Area occupied by Walls and
Columns.

23
Q

What is IPMS 4.2?

A

The selected Floor Area in a Building measured to Finished Surfaces but excluding all Floor Area
occupied by Walls and Columns.

24
Q

What would you do if a client told you not to use IPMS?

A

Do as requested and state this in TOE and report

25
Q

Why is accurate measuring important?

A

The measurements form the basis for analysis and valuation

26
Q

What does GIA exclude?

A

Perimeter wall thickness
Canopies
External fire escapes

27
Q

Can you tell me why the Valuation office non-domestic rates has not adopted IPMS?

A

Not efficient to do so

28
Q

How would you ensure that your laser measure is calibrated correctly?

A

Check measures of a known distance

29
Q

How would you measure land?

A

VOA digital mapping/VMS. Trundle wheel if on site

30
Q

How many hectares are in 1 acre?

A

0.4046

31
Q

How many acres are in 1 hectare?

A

2.47

32
Q

How many m2 is 1 hectare?

A

10,000

33
Q

What is included within RICS code of measuring practice 2015?

A

NIA, GIA, GEA, and other methods of measuring and when to use them.

34
Q

What is included within RICS Property Measurement 2018?

A

IPMS - current being updated following IPMS all buildings

35
Q

Why has IPMS been adopted?

A

To provide a consistent approach to how properties are measured across the globe.

36
Q

What did you exclude from the area whilst measuring the industrial in Northampton?

A

I measured the property to GIA. As was mostly an open warehouse only areas I excluded were external walls.

37
Q

Why did you use the scale 1:500?

A

As the property was large we determined that this was the best scale to use to get all the information clearly documented. Followed RICS guidance to clearly state the scale on the plan.

38
Q

What is a scale plan?

A

Real life measurements taken and scaled down so they can be measured later on paper and translated to the actual size.

39
Q

Why did you measure the shop in Birmingham to NIA?

A

In line with RICS code of measuring practice 2015 and VOA code of measuring practice

40
Q

What is zoning?

A

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.

41
Q

What did you exclude from the shop in Birmingham?

A

The shape taken up by structural columns, staircases, toilets

I included the space behind racking that went around the perimeter of the shop.

42
Q

How did you measure the area below 1.5m in the GP practice in Sherburn?

A

I used a physical tape measure to note where the area started to be higher than 1.5m as it was sloped. I then took usual measurements but from this height. This excluded the area from the total measurement.

43
Q

Why did you include non structural walls for the GP practice in Sherburn?

A

Following guidance from RICS code of measuring practice 2015 non-structural walls are included in the NIA

44
Q

What additions did you make in the Sherburn GP practice from GN60?

A

In this case it was Disabled and patient toilets.

45
Q

What is the internal dominant face?

A

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.

46
Q

Main difference between VOA and RICS Code of measuring practice?

A

VOA COMP removes areas with headroom less than 1.5m for GIA and GEA whereas RICS COMP does not

APC Valuation Pathway (10 decks)

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