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RICS APC - Ella > Measurement > Flashcards

Measurement Flashcards

1
Q

When would you use the various IMPS measurement methods?

A
  • 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)
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2
Q

What measurement basis is used for Industrial & Retail Warehousing

A

GIA

Include: columns, lifts, lift wells, mezzanines with permanent access, loading bays
Exclude: canopies, fire escapes and covered ways

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3
Q

What would you measure in NIA?

A

Retail (approx 15% reduction from GIA)

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4
Q

When would you use GEA?

A

Planning and Council Tax Valuations

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5
Q

How would you measure a yard?

A

You most commonly would use mapping software to calcluate the site area. You can use a trundle wheel on site also.

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6
Q

What is the RICS Standard for measurement?

A

RICS Professional Standard: RICS Property Measurement (2nd Ed.) January 2018

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7
Q

When did the RICS statement get categorised as a Standard for measurement?

A

June 2024

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8
Q

What two elements for property measurement comprise of?

A
  1. Professional Standard: Property Measurement
  2. RICS IMPS Data Standard
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9
Q

What are the RICS requirement surrounding measuring in reports?

A
  • 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
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10
Q

What is the aim of the IPMS?

A
  • 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
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11
Q

What is IPMS?

A

International Property Measurement Standards

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12
Q

Please explain your understanding of the recent IPMS Updates?

A
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13
Q

What is your view of the IPMS Updates?

A
  • 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
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14
Q

What is IPMS 1 used for?

A

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

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15
Q

When is IMPS 2 used?

A

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

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16
Q

When do you use IPMS 3?

A

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

17
Q

What does IPMS ALl Building 2023 achieve?

A

a consistent methodology for measuring all types of buildings globally. RICS is yet to adopt this standard.

18
Q

What is the best practice document for measurement?

A

RICS Code of Measuring Practice, 2015

19
Q

How to best estimate the NIA in a retail shop

A
  • 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
20
Q

What is gross and net frontage?

A
  • Gross frontage – length between outer face of external walls
  • Net frontage – length between inner face of the outer structural walls
21
Q

What is a return frontage?

A

When a property benefits from two frontage points, typically located on a corner

22
Q

What is ITZA?

A

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.

23
Q

How do you zone a shop?

A
  1. measure to zones 6.1m depth
  2. zone a holds 100%, b 50%, c 25% - ancillary at 10% or 20%
  3. 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
24
Q

Which retail would you not zone?

A
  • Retail Warehousing
  • Department Store
  • Supermarket
25
Q

How do you calibate a laser?

A
  • Would check accuracy against a known, measured distance
  • Should be returned to manufacturer for calibration annually
26
Q

What is included in an NIA for Offices?

A

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

27
Q

what is site depth

A

measurement from front to rear boundaries

28
Q

What is internal eaves height?

A

the clear height between the floor and the lowest point on the underside of the roof

29
Q

what is shop depth

A

from notional display window to the rear, including window thickness

30
Q

what is built depth

A

maximum external measurement from the front to the rear walls

31
Q

what is gross frontage

A

overall external measurement in a straight line across the front of the building and outside of the externall walls

32
Q

what is net frontage

A

overall frontage of the shop line between the internal face ff the external walls

33
Q

how to measure land

A
  • check boundaries on an OS plan/land registry then calculate using Promap
  • trundlewheel on site
34
Q

What is plot ratio?

A

the ratio between the size of the site and building footpring (GEA)

35
Q

What are commonly used scales?

A

1:50 - room plan
1:100 - building plan
1:1250 - street/location plan
1:2500 - location plan
1:50000 - road / walking map

36
Q

how many acres is a hectare

A

1 acre = 0.4046 hectares

37
Q

What can alter laser accuracy

A

bright sunlight

typically accurate up to 200m

38
Q

How to convert sq m to sq ft

A

multiply by 10.7639

RICS APC - Ella (15 decks)

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