Measurement Flashcards
When would you use the various IMPS measurement methods?
- IPMS 1 – used for planning/development
- IPMS 2 – used for office agency and valuation (GIA basis)
- IPMS 3 – used for office agency and valuation (NIA basis)
What measurement basis is used for Industrial & Retail Warehousing
GIA
Include: columns, lifts, lift wells, mezzanines with permanent access, loading bays
Exclude: canopies, fire escapes and covered ways
What would you measure in NIA?
Retail (approx 15% reduction from GIA)
When would you use GEA?
Planning and Council Tax Valuations
How would you measure a yard?
You most commonly would use mapping software to calcluate the site area. You can use a trundle wheel on site also.
What is the RICS Standard for measurement?
RICS Professional Standard: RICS Property Measurement (2nd Ed.) January 2018
When did the RICS statement get categorised as a Standard for measurement?
June 2024
What two elements for property measurement comprise of?
- Professional Standard: Property Measurement
- RICS IMPS Data Standard
What are the RICS requirement surrounding measuring in reports?
- stating purpose of measurement
- date
- measurement standard adopted
- if IPMS not used document why not
- methodology used (laser/tape)
- scale of any plans used
- floor area ashceule
- name of RICS memeber/firm
What is the aim of the IPMS?
- The international property measurement standards are measurement standards introduced to generate consistency in property measurement practice internationally
- Allows properties to be compared on a like for like basis
- It is currently only in practice for offices and residential property with industrial and retail to be introduced next however, there is no date confirmed for this as yet
What is IPMS?
International Property Measurement Standards
Please explain your understanding of the recent IPMS Updates?
What is your view of the IPMS Updates?
- problematic to get people to change how theyhave been working
- in theory it would provide a useful measurment standard which can be used globally and allow for better comparisons to be made cross-market
What is IPMS 1 used for?
Measuring the area of an office building includive externall walls on a floor by floor basis. All columns are included. No exclusion for restricted headheight
Exclusions: upper void levels of an atrium, open external stairwells, patios, refuse, external ground parking
When is IMPS 2 used?
Measuign the interior of an office to include all aread for direct use. Measured to the Internal FOminant Face of the wall on a floor by floor basis.
Exclusions: open light wells, atrium voids, patio at ground, external parkng, cooling equiptment and refuse areas
When do you use IPMS 3?
Measuing the occupation floor areas, the floor area availabel on an exclusive basis to an operator.
Excludes: WCs, cleaners cupboards, stairs, lifts, plant rooms etc
What does IPMS ALl Building 2023 achieve?
a consistent methodology for measuring all types of buildings globally. RICS is yet to adopt this standard.
What is the best practice document for measurement?
RICS Code of Measuring Practice, 2015
How to best estimate the NIA in a retail shop
- remove a ceiling tile
- get behind partitioning
- inspect basement or first floor for built width
- scale from floor plans
- take sufficient on site measurments to calculate the ITZA
What is gross and net frontage?
- Gross frontage – length between outer face of external walls
- Net frontage – length between inner face of the outer structural walls
What is a return frontage?
When a property benefits from two frontage points, typically located on a corner
What is ITZA?
In Terms of Zone A.
It is a method for assessing retail value and not a measurmeent technique. It is a unit of comparison as all shops are different.
How do you zone a shop?
- measure to zones 6.1m depth
- zone a holds 100%, b 50%, c 25% - ancillary at 10% or 20%
- for properties with a heavy frontage (small windows, typical old banks etc.) may apply a reduction factor to zone A as it will not benefit from the exposure
Which retail would you not zone?
- Retail Warehousing
- Department Store
- Supermarket
How do you calibate a laser?
- Would check accuracy against a known, measured distance
- Should be returned to manufacturer for calibration annually
What is included in an NIA for Offices?
Inc: atria with clear height above and entrance halls if not used in common areas. Lift bobbies, fire corridors. Kitchens. Cupboards (useable area). Rams. Ventilation
Exc: WCs, plant rooms, stairwells, meter cupboards, less then 1.5m height, cleaners room
what is site depth
measurement from front to rear boundaries
What is internal eaves height?
the clear height between the floor and the lowest point on the underside of the roof
what is shop depth
from notional display window to the rear, including window thickness
what is built depth
maximum external measurement from the front to the rear walls
what is gross frontage
overall external measurement in a straight line across the front of the building and outside of the externall walls
what is net frontage
overall frontage of the shop line between the internal face ff the external walls
how to measure land
- check boundaries on an OS plan/land registry then calculate using Promap
- trundlewheel on site
What is plot ratio?
the ratio between the size of the site and building footpring (GEA)
What are commonly used scales?
1:50 - room plan
1:100 - building plan
1:1250 - street/location plan
1:2500 - location plan
1:50000 - road / walking map
how many acres is a hectare
1 acre = 0.4046 hectares
What can alter laser accuracy
bright sunlight
typically accurate up to 200m
How to convert sq m to sq ft
multiply by 10.7639
