Measurement

Question 1

What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?

Answer 1

RICS Property Measurement, 2018

Question 2

What was the aim of RICS Property Measurement, 2018?

Answer 2

Establish consistencies in property measurement to be adopted by governments and industry on a global basis

Question 3

Which IPMS measuring practices were adopted in RICS Property Measurement, 2018?

Answer 3

Offices and residential properties

Question 4

What are RICS members encouraged to do until IPMS becomes embedded into market practice?

Answer 4

Report on a dual basis

Question 5

For what types of property is adoption of IPMS mandatory?

Answer 5

When reporting on residential and office space, unless the client provides a written instruction to use an alternative

Question 6

What are the general principles of RICS Property Measurement, 2018?

Answer 6

Advise clients of the benefits of using IMPS

Document the reason for not using IMPS

Must provide a date when the measurements are undertaken

State the measuring methodology adopted

Provide the reference and scale of any plans used

State the conversion factor from metric / imperial and any rounding

Measurements and calculations must be clearly documented

Question 7

When did Property Measurement 2018 become effective?

Answer 7

1st May 2018

Question 8

What is the definition of the Internal Dominant Face?

Answer 8

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

Question 9

What are the differences between IPMS 3 and NIA?

Answer 9

Perimeter measurements are taken to the ‘Internal Dominant Face’

No exclusions for restricted height of less than 1.5m

All columns are included

Area occupied by the reveals of a window when measured and assessed as the IDF are included

On floors with multiple occupants, the area is taken to the midpoint of the partition wall between tenancies

Covered galleries and balconies for the exclusive use of one tenant are included and stated separately

Question 10

What document do you refer to when measuring withing the assessors?

Answer 10

RICS Code of measuring practice, 2015

Question 11

Whats the Definition of GEA?

Answer 11

The entirety of space contained within the main external envalope of the building measured externally at each floor including: canopies, external balconies, fire escapes, garden stores.

Question 12

Whats the Definition of GIA?

Answer 12

The entirety of space as measured from the inside face of the main external walls including columns, mezzanines with permanent access, loading bays, lift wells.

Question 13

Whats the Definition of NIA?

Answer 13

the usable space within a building measured to the face of the main external walls including: atria with clear height above, measured at the base level only, kitchens, builtin cupboards, notional lifts lobbies.

Question 14

RICS International Property Measurement Standards (IPMS)

Answer 14

Not commonly used within the Assessors. – created to give uniformity and more accurate sizing that can be applied globally.  

IPMS1 – closely linked to GEA

IPMS 2 – closely linked to GIA

IPMS3.1 – external exclusive use

IPMS3.2- exclusive use internal

IPMS4.1 – Floor area to finished surfaces.

Question 15

When would you use GEA as a basis of measurement?

Answer 15

Town planning

Council tax valuations

Building cost estimates for houses

Question 16

When would you use GIA as a basis of measurement?

Answer 16

Industrial/warehouses, retail warehouses and food stores:
• Estate agency
• Rating
• Valuation

Building cost estimates for commercial assets

New homes valuations

Question 17

When would you use NIA as a basis of measurement?

Answer 17

Shops/Offices:
• Estate agency
• Rating
• Valuation

Question 18

When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?

Answer 18

Include:
• Columns
• Lift wells
• Mezzanines with permanent access
• Loading bay

Exclude:
• Canopies
• Fire escapes
• Covered ways

Question 19

On what basis would you measure ancillary office space contained within a warehouse

Answer 19

GIA

Question 20

When measuring a shop unit that is fitted out with full height partitioning by the tenant, what are some of the methods you can use to estimate the actual built width of the shop?

Answer 20

Remove a ceiling tile

Try and get behind the partitioning

Inspect the basement or first floor to see actual built width

Scale from floor plans (having undertaken some on site check measurements)

Question 21

What is included in a Net Internal Area (NIA) measurement?

Answer 21

Atria with clear height above and 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 within the usable area and pavement vaults

Areas occupied by ventilation and heating grilles

Areas occupied by skirting and perimeter trunking

Area occupied by non-structural walls subdividing accommodation in sole occupancy

Question 22

What is excluded in a Net Internal Area (NIA) measurement?

Answer 22

WCs

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 the space it occupies is rendered substantially unusable or it protrudes more 0.25m or more into a 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

Question 23

What is the internal eaves height?

Answer 23

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

Question 24

What is the site depth?

Answer 24

The measurement from the front to rear boundaries

Question 25

What is the shop depth?

Answer 25

The measurement from the notional window display to the rear of the retail area, including the thickness of the display window

Question 26

What is the built depth?

Answer 26

The maximum external measurement from the front to rear walls

Question 27

What is the gross frontage for a shop?

Answer 27

The overall external measurement in a straight line across the front of the building from the outside of the external wall or the centre line of the party walls

Question 28

What is the net frontage for a shop?

Answer 28

The overall frontage of the shop line measured between the internal face of the external walls

Question 29

How accurate do measurements have to be?

Answer 29

Table of Tolerances are set out in Appendix A of Property Measurement 2018
When carrying out measured building surveys, net area surveys and valuation surveys, an accuracy of ±25mm is required

Question 30

What could be used to measure the boundaries whilst on site?

Answer 30

Trundle wheel

Question 31

What is the building line?

Answer 31

The line within, or coinciding with, the property line, beyond which it is illegal to build

Question 32

What is a commonly used scale for a building plan?

Answer 32

1:100

Question 33

What are commonly used measuring tools?

Answer 33

Tape measure

Rod

Laser device

Trundle wheel (used for measuring land)

Question 34

How do you check the accuracy of your laser measuring device?

Answer 34

Check a known distance and record the measurements in a log

Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate