Measurement Flashcards
What’s the professional statement for measurement?
RICs Property Measurement 2nd Ed January 2018 (incorporating the International Property Measurement Standards)
Why was the property measurement standard brought in?
To avoid current inconsistent definitions of measurement in different countries to bring greater global transparency
When did RICs Professional Statement: RICs Property Measurement come into effect?
1st May 2018
When was the first edition of the RICs Property Measurement?
2016
What does the RICS Property Measurement Stanard aim to do?
Establish consistencies in property measurement to be adopted by governments and industry on global basis
What does the updated RICS property measurement replace references to?
Replaces references to the measurement of offices and residential properties
What should be stated when presenting a measurement to client?
- Date of measurement
- Methodology adopted
- References and scale of any plans used
- State conversion factor from metric / imperial and any rounding
- Measurements and calculations clearly documented
- Retain record of who took measurements
What’s the advice regarding IPMS
Members should advise client / employer on benefits of using IPMS
HOWEVER - IMPS is not suitable in all circumstances
Should you adopt IPMS mandatory
Yes when reporting residential and office space
What are some definitions that come under the general IPMS terms:
- Common facilities
- Component area
- Finished surface
- Internal dominant face
- IDF wall section (internal dominant face)
- Limited use area
- Useable floor area
What is IPMS 1?
Offices - for planning or building cost purposes (GEA)
Is IPMS 1 Gross Internal or External area?
Gross External Area
What IPMS do you use for planning or building cost purposes?
1
What is IPMS 2?
Offices - agency and valuation purposes (GIA)
Is IPMS 2 Gross Internal or External area?
Gross Internal Area
What IPMS do you typically use for agency or valuation pruposes?
IPMS 2 or 3 depending on whether GIA or NIA
What is IPMS 3?
Offices - agency and valuation purposes (NIA)
Is IPMS 3 GEA, GIA or NIA?
NIA
What is the difference between IPMS 2 and IPMS 3?
2 is GIA
3 is NIA
What is included in IPMS 1? (other than bulk of space)?
Covered galleries
Balconies
General accessible roof terraces
What is excluded in IPMS 2?
Upper void levels of an atrium
Open external stairwells
Patios, refuse areas, external parking at ground level
What does IPMS 1 measure?
Area of a building including external walls on a floor by floor basis
How is IPMS 2 measured?
For measuring interior of an office to include all areas available for direct use, measured to the Internal Dominant Face of the wall on a floor by floor basis
What is Internal Dominant Face defined as?
Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section
What is included in an IPMS 2 measurement? (other than main space)
- Covered galleries and balconies
- Generally accessible roof terraces
What is excluded in an IPMS 2 measurement?
- Open light wells and upper level voids of an atrium
- Patio and decks at ground floor level
- External parking and equipment yards, cooling equipment and refuse areas
When is IPMS 3 used?
When measuring the occupation of floor areas in exclusive use using same assumptions as IPMS 2
Measured to the internal dominant face on floor by floor basis
What is excluded under IPMS 3 measurements?
Standard facilities
- Stairs
- Lifts
- Motor rooms
- WC’s
- Cleaners
- Cupboards
- Plant rooms
What is included in an IPMS 3 measurement but stated seperately?
- Covered galleries and balconies
- Generally accessible roof terraces
What is the differences between IPMS3 and NIA?
IPMS 3 - perimeter measurements taken to internal dominant face
IPMS 3 - No exclusions for restricted height of less than 1.5m
IPMS 3- All columns are included
IPMS 3 - On floor with multiple occupiers, the area is taken to the midpoint of the partition wall between tenancies
IPMS 3 - Covered galleries and balconies for the exclusive use of one tenant are included and stated seperately
What are the three IPMS for residential buildings?
- PMS 1 - External
- IPMS 2 - Residential (Internal)
- IPMS 3 - Residential (Occupier) - also broken into three sections
What are the three sections for IPMS 3 in residential buildings
IPMS 3A: measurement to the outer face of the external wall and centre line of shared walls
IPMS 3B: measurement of the area is exclusive occupation, including internal walls and columns, measured to internal dominant face and finished surface
IPMS 3C: measurement of area of exclusive occupation, excluding the walls and columns, measured to the internal dominant face and finished surface
Why do people want IPMS to be used?
To establish consistent methodology for measuring all types of buildings in the world and promote internal collaboration
Harmonises all building classes into a single document into one set of standards
What is the definition of common facilities?
Those parts of a Building providing shared facilities that
typically do not change over time, including for example,
circulation areas, stairs, escalators, lifts/elevators and motor
rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge
areas, maintenance rooms and unallocated parking spaces.
What is the definition of component area?
The extent at ground level of the area of a Building covered by one or more roofs, the perimeter of which (sometimes referred to as the drip line) is the outermost structural
extension, exclusive of ornamental overhangs.
What is the definition of finished surface?
The wall surface directly above the horizontal wall-floor
junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipework.
What is the definition of Internal Dominant Face?
The internal finish comprising more than 50% of the floor to
ceiling height for each IDF Wall Section. If such does not occur,
the Finished Surface is deemed to be the IDF.
What is the definition of IDF wall section?
The internal finish comprising more than 50% of the floor to
ceiling height for each IDF Wall Section. If such does not occur,
the Finished Surface is deemed to be the IDF.
What is the definition of limited use area?
No official definition
Space under 1.5m
Limited natural light
What is the definition of useable floor area?
No official definition
Unrestricted floor area
Above 1.5m in heigh
Has natural light
What are the bases of measurement as outlined in Code of Measuring Practice 2015?
GEA
GIA
NIA
What are the bases of measurement as outlined in Code of Measuring Practice 2015 and when are they used?
GEA: Town planning, council tax valuations and building cost estimates for houses
GIA: Estate agency, rating, building cost estimation for commercial assets & valuation of industrial / warehouses and valuation & rating of retail warehouses and food stores plus new homes valuations (approx 2-3% deduction from GEA)
NIA: As above but for shops (approx 15% deduction from GIA)
What does Gross Internal Area for industrial / retail warehouses include?
- Columns
- Lift Wells
- Mezzanines with permanent access
- Loading bays
What does GIA for industrial / retail warehouses exlude?
- Canopoies
- Fire escapes
- Covered ways
How is an office section of an industrial / retail warehouse measured?
on GIA basis
How do you get the NIA for shops if shop unit fitted out with full height partitioning?
Try to estimate the actual built width of the shop by:
1. Removing a ceiling tile
2. Try get behind the partitioning
3. Inspect the basement or first floor
4. Scale from floor plans
5. Take sufficient on-site measurements to calculate the ITZA measurement
What measurement is used for offices? Code of Measuring Practice 2015?
NIA
What is included when measuring an office under Code of Measuring Practice 2015?
- Atria with clear height above the entrance halls, if not used in common areas
- Notional lift lobbies and notional fire corridors
- Kitchens
- Built in cupboards and the like occupying usable area
- Ramps, sloping areas and steps
- Areas occupied by ventilation and heating grilles
- Areas occupied by skirting and perimeter trunking
- Areas occupied by non-structural walls subdividing accommodation in sole occupancy
What is excluded when measuring an office under Code of Measuring Practice 2015?
- WC’s
- Plant and lift rooms
- Stairwells
- Meter and service cupboards and service risers
- Areas less than 1.5m in height
- Cleaners rooms
- Permanent circulation areas
- Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if space it occupiers in rendered substantially unusable OR if it protrudes 0.25 or more into usable area
- Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m
- Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable.
Define internal eaves height?
The clear height between the floor and the lowest point on the underside of the roof
Define site depth?
The measurement from the front to rear boundaries
Define shop depth
Measurement from the notional display window to the rear of the retail area, including the thickness of the display window.
Define built depth?
Maximum external measurement from the front to rear walls
Define gross frontage?
The overall external measurement in a straight line across the front of the building from the outside
Define net frontage
Overall frontage of the shop line measured between internal face of the external walls
What are ways you can measure land?
- Check boundaries accurately on site with an OS plan and / or Land Reg title prior to calculating the area of a site using Promap.
- Use a trundle wheel
- Use mathematical trigonometry or a planimeter for the calculation of site area
What is a plot ratio?
Ratio between size of site and the building footprint (GEA). Also known as site cover
What is the acre to hectare ratio?
1 acre = 0.4 hectares
What is a building line?
A line within, or coinciding with the property line, beyond which it is illegal to build
What is a scale?
A scale is the ratio of the length in a drawing to the length of the real thing
What are commonly used scales?
1:50 room plan
1:100 building plan
1:1250 Street / location plans
1:2500 Location plan
1:50000 Road / walking map
What are the different measurement tools?
- Tape
- Rod
- Laser devise
- Software measuring property
What can distort lasers when measuring?
Bright sunlight
How often should lasers be calibrated?
Annually by manufacturers
What measurement tools can be used when measuring land?
- Prop-map or alternative software
- Trundle wheel
What is a balcony?
An external platform at an upper floor level with a balustrade to the open sides projecting from an external wall
What is a building?
An independent structure forming part of a Property
What is a Catwalk?
An internal and external walkway above the surrounding area that provides a higher level access
What is component
One of the main elements into which the Floor Area of a Building can be divided
What is clearance height?
The maximum height within a Building or section of a building measured to the lowest point of the roof structural element (such as roof access door, or ducting, gantries, pipework and sprinklers)
What is Coalition?
The Trustees of IPMS comprising not-for-profit organisations each with a public interest mandate
What is EFA?
Effective Floor Area
What is EFA used for?
Council tax banding of flats and maisonettes
What is an external wall?
The external enclosure of a building, which comprises the area between the Internal Dominant Face and the outside of a building
What is finished surface?
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units and pipework
What is floor area?
Area of a normally horizontal, permanent, load bearing structure for each level of a building
What is GIA?
Gross Internal Area
What is GEA?
Gross External Area
What is Internal Dominant Face (IDF)?
The internal finish comprising more than 50% of the floor to ceiling height for each IDF Wall Section. If such does not occur, the Finished Furace is deemed to be the IDF
What is Internal Dominant Face Wall Section?
Each internal finish of a section of an external wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section
What does IPMS stand for?
International Property Measurement Standards
What does IPMSC stand for?
International Property Measurement Standards Coalition
How is IMPS 1 measured?
Sum of areas of each floor level of a building measured to the outer perimeter of external construction features, which may be reported on a Component-by-Component basis for each floor of a building.
How is IPMS2 - Residential measured?
Sum of areas of each floor level of a building measured to the Internal Dominant Face and reported on a component-by-component basis for each floor of a building
How is IMPS2 - Office measured?
Sum of areas of each floor level of an office building measured to the Internal Dominant Face and reported on a component-by-component basis for each floor of a building
How is IPMS 3 - Office measured?
The floor area available on an exclusive basis to an occupier, but excluding Standard Facilities and calculated on an occupier-by-occupier or floor-by-floor basis for each building
What is IPMS3 - Residential?
The Floor Area available on an exclusive basis to an occupier
What is a loading bay?
Areas designed for vehicles next to a Loading Dock
What is a loading dock?
An elevated platform designed for receiving or dispatching goods or equipment
What is a Mezzanine?
An intermediate or partial storey (other than a catwalk), between the floor levels or roof of a building and usually fully or partially open on one or more sides
What is an office building?
Building predominantly used for office purposes, whether or not part of the building is used for other purposes
What is NIA?
Net Internal Area as defined in the code of measuring practice 6th edition
What is a property?
Any real estate in the built environment
What is a patio?
A paved or floored terrace, adjacent to a building, which may or may not be covered by an independent framework
What is a permanent mezzanine?
A mezzanine that is an integral part of the structure of a building
What is a service provider?
Any entity providing real estate advice to a User or Third Party including, (but not limited to) Valuers, Surveyors, facility managers, property managers, asset managers, agents and brokers, space measurement professionals, cost consultants, interior designers and architects
What is a sheltered area?
Any part of a covered area that is not fully enclosed
What is a residential building?
A building predominantly used for residential purposes, whether or not part of the building is used for other purposes
What is a space measurement professional?
A service provider qualified by experience or training to measure buildigns in accordance with IPMS
What is SSC?
Standards Setting Committee appointed by the IPMSC to develop global standards for property measurement
What is a structure?
A construction that provides shelter or serves an ancillary function, but is not necessarily fully enclosed.
What is a Temporary Mezzanine?
A mezzanine that is not an integral part of the structure of a building
What is a third party?
Any entity other than a User or Service Provider with an interest in property measurement including, but not limited to governments, banks other property financing bodies, data analysts and researchers.
What is a user?
An owner - occupier, developer, investor, purchaser, vendor, landlord or tenant
What is a valuer?
A service provider with an appropriate professional qualification in valuation or appraisal
What is a veranda?
An open or partly enclosed area on the outside of a building at ground level covered by a roof that is an integral part of the building
