Measurement Flashcards
What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?
RICS Property Measurement, 2018
What was the aim of RICS Property Measurement, 2018?
Establish consistencies in property measurement to be adopted by governments and industry on a global basis
What are RICS members encouraged to do until IPMS becomes embedded into market practice?
Report on a dual basis
For what types of property is adoption of IPMS mandatory?
When reporting on residential and office space, unless the client provides a written instruction to use an alternative
What are the general principles of RICS Property Measurement, 2018?
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
When did Property Measurement 2018 become effective?
1st May 2018with the new update being due
What is the definition of the Internal Dominant Face?
Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section
What are the differences between IPMS 3 and NIA?
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
What document do you refer to when measuring withing the assessors?
RICS Code of measuring practice, 2015
Whats the Definition of GEA?
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.
Whats the Definition of GIA?
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.
Whats the Definition of NIA?
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.
RICS International Property Measurement Standards (IPMS)
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.
When would you use GEA as a basis of measurement?
Town planning
Council tax valuations
Building cost estimates for houses
When would you use GIA as a basis of measurement?
Industrial/warehouses, retail warehouses and food stores:
• Estate agency
• Rating
• Valuation
Building cost estimates for commercial assets
New homes valuations
When would you use NIA as a basis of measurement?
Shops/Offices:
• Estate agency
• Rating
• Valuation
When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?
Include:
• Columns
• Lift wells
• Mezzanines with permanent access
• Loading bay
Exclude:
• Canopies
• Fire escapes
• Covered ways
On what basis would you measure ancillary office space contained within a warehouse
GIA
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?
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)
What is included in a Net Internal Area (NIA) measurement?
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
What is excluded in a Net Internal Area (NIA) measurement?
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
What is the internal eaves height?
The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves
What is the site depth?
The measurement from the front to rear boundaries
What is the shop depth?
The measurement from the notional window display to the rear of the retail area, including the thickness of the display window
What is the built depth?
The maximum external measurement from the front to rear walls
What is the gross frontage for a shop?
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
What is the net frontage for a shop?
The overall frontage of the shop line measured between the internal face of the external walls
How accurate do measurements have to be?
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
What could be used to measure the boundaries whilst on site?
Trundle wheel
What is the building line?
The line within, or coinciding with, the property line, beyond which it is illegal to build
What is a commonly used scale for a building plan?
1:100
What are commonly used measuring tools?
Tape measure
Rod
Laser device
Trundle wheel (used for measuring land)
How do you check the accuracy of your laser measuring device?
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
What are the NRM?
The RICS New Rules of Measurement: Order of cost estimating and elemental cost planning which provide a structured basis for measuring building works and a consistent approach for dealing with other components of an order of cost estimate or elemental cost plan.
What would you expect the percentage of NIA to GIA/GEA to be?
It depends on the type of project being undertaken whether a school, hospital or office etc. If it were an office building I would expect NIA to GIA to be in the region of 70-85% where 70% is not good and 85% is excellent.
When undertaking the measurements of a building, what factors are
you governed by?
RICS Code of Measuring Practice.
* The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement
of buildings and land.
* The correct calculation of the sizes, areas and volumes associated of buildings are provided on a
common and consistent basis.
* This is to support surveyors undertaking property inspections for valuation, management,
conveyancing, planning, taxation, sale, letting and acquisition to provide a common framework to
measure buildings.
* The code contains a hierarchy of definitions with the core definitions being:-
o GEA.
o GIA.
o NIA (Net Internal Area)
What are measured surveys?
Measured surveys involve taking measurements of sites or buildings in order to produce accurate drawings to scale and may include levels (Construction Industry Council Definition).
* They are usually specified to an agreed level of detail, to acceptable accuracy tolerances, scale, delivery, times and costs.
* Traditionally they were produced in 2D hard-copy line drawings, topographical plans, floor plans, sections and elevations.
* More recently digital data can come from the end product either in 2D drawing format or in 3D model format.
What is Building Information Modelling?
Building Information Modelling (BIM) is the holistic process of creating and managing information for a built asset.
* Based on an intelligent model and enabled by a cloud platform, BIM integrates structured, multidisciplinary data to produce a digital representation of an asset across its lifecycle, from planning and design to construction and operations.
When reporting defects within properties that require further investigation, what are the different category ratings within the Single
Survey?
1: No immediate action or repair is needed. Normal maintenance must not be treated as a repair for the purpose of the Single Survey.
* 2: Repairs or replacements requiring future attention. This rating is used when repairs are required when the defect is not considered to be serious or urgent
* 3: Urgent Repairs or replacement are needed now. This rating is to be used where if a defect is not addressed, it can cause problems to other parts of the property or may be a safety hazard. This rating must be used where the defect is of a serious nature or where immediate repairs are required. A serious
defect is one, which is likely to: compromise the structural integrity of the property; and/or
compromise the intended function of the building element; and/or seriously affect the health and/orsafety of the occupiers.
What information would you typically look to obtain from a seller /occupier?
- How long the seller has lived in the property.
- Structural alterations undertaken with approximate dates, planning permissions and building regulations approvals.
- Known defects and problems.
- The age of service installations and maintenance records for central heating boilers.
- Drainage where if private a confirmation of the usual emptying arrangements.
- Ownership & maintenance of shared boundaries and access areas.
What tools would you look to utilise when carrying out a survey?
- Measuring devices
- Moisture meter
- Torch
- Spirit level
- Pocket mirror
- Plumb bob
- Compass
- PPE -Mask, High vis, hardhat, Gloves ect.
- First aid kit
*Phone/ alarm
What risk factors should you consider when inspecting a property?
Whether I am able to use inspection tools in a sensible and safe manner.
* To not climb on any furniture, garden walls, stand on boxes which could be unsafe.
* Only use fitted loft ladders if satisfied that they are safe.
* To not touch any part of the electrical installations, if unsafe electrics are detected.
* Do not adjust or move glass fibre insulation.
* Terminate the inspection immediately if:-
o Loose fill asbestos insulation is identified.
o If I injure myself in any way.
o If the seller/occupier attempts to intimidate or abuse me in any way.
* Check in with the office at regular intervals and do not end the day with an unaccompanied inspection,
unless another responsible person is informed of their whereabouts.
* Keep car keys, mobile phone and/or valuables safe during the inspection.
* Do not allow the occupier to lock doors behind me.
What desktop information would you typically look to obtain prior to undertaking the inspection?
- Estate Agent particulars.
- Relevant site information (e.g. the nature of the subsoil).
- Particular exposure to wind-driven rain or frost attack.
- Details of previous works and permissions.
- Guarantees, warranties and any supporting reports, specifications and quotations.
- Conservation area or listed building status.
- Lease details.
What would be included within your terms of engagement for undertaking an inspection?
- The service being provided for example the Standard RICS Building Survey Service unless extra services are agreed.
- Details of the Surveyor including RICS membership status, experience and qualifications.
- Procedures prior to the inspection.
- Terms of payment.
- Cancelling the appointment.
- Liability.
- Complaints handling procedures.
What are the measured surveys?
- Measured surveys involve taking measurement of sites or buildings in order to produce accurate drawings to scale and may also include levels as well as the buildings dimensions.
- Measured surveys are usually specified to an agreed level of detail and to acceptable accuracy tolerances, scale, delivery, times and costs.
Who carries out measured surveys?
- Typically they are carried out by land surveyors affiliated to the RICS and the Chartered Institution of Civil Engineering Surveyors.
- Measured survey companies can also be found within the Trade Survey Association (TSA).
What is meant by the term GNSS?
GNSS (Global navigation satellite systems) can be used to give x and y plan accuracy with great accuracy in support of carrying out measured surveys.
