Measurement Flashcards
What are the key RICS documents regarding measurement?
- RICS Property Measurement, 2nd Edition 2018
- RICS Code of Measuring Practise 6th Edition 2015
When was RICS Professional statement 2nd Edition 2018 effective from?
May 2018
What is GEA
Gross External Area
The area of a building measured externally at each floor level
What is GIA
Gross Internal Area
The area of the building measured to the internal face of the perimeter wall at each floor level.
What is NIA
Net Internal Area
The useable area of a building measured to the internal dominant face of the perimeter wall at each floor level
What is IPMS
International Property Measurement Standards
Published by International Property Measurement Standards Coalition 12th Jan 2023
Benefits of IPMS?
- Worldwide consistency
- Increased transparency
- Easier portfolio benchmarking
- Facilitates international trade in property
What is the component area in IMPS?
These are horizontal areas within a building which are designated according to their structure and function. The areas will equal IMPS 1 for the building or level of a building being measured.
There’s A, B1, B2, B3, C, D, E, F, G, H
If a component area is multifunctional in use, what should it be stated as?
State according to principle use
What properties does IPMS currently apply to?
All buildings, regardless of their use or occupation.
What is Dual Reporting
Reporting in terms of IMPS and another basis.
This can only be done with good reason, for example the comparable evidence is in NIA/GIA/GEA so need to compare a like with like.
Benefit of dual reporting
Facilitates comparative analysis both locally and globally
What is IPMS 1
The sum of the area of each floor level of the building measured to the outer perimeter of external construction features and reported on a floor-by-floor basis. (In many markets this is referred to as GEA)
IMPS1- All classes of building
What should dual reporting be adopted?
When there is not enough comparable evidence using the same basis, so the client requires another standard is also used.
What measurements are included but stated separately in IMPS 1?
- Internal balconies
- External balconies
- Accessible rooftop terraces
What areas are excluded in IMPS 1?
- External car parking
- External stairways
- Open light wells
- Patios
Why did the RICS change from code of measuring to Property Measurement?
Provides a globally consistent measurement practise.
What is the difference between IMPS 1 and GEA?
- Internal balconies included in GEA, stated separately in IMPS 1
- External balconies excluded in GEA, stated separately in IMPS 1
- Accessible rooftops are excluded in GEA, stated separately in IMPS 1
What is IMPS 2?
IMPS 2 is the sum of the arears of each floor level of a building, measured to the internal dominant face, which may be reported on a component by component basis for each floor of a building .
IMPS 2- Residential
What measurements are included but stated separately in IMPS 2?
- Internal balconies
- Accessible rooftop terraces
What areas are excluded in IMPS 2?
- External car parking
- External stairways
- Open light wells
- Patios
What is the difference between IMPS 2 and GIA?
- Internal balconies are included in GIA, stated separately in IMPS 2
- External balconies are excluded in GIA, stated separately in IMPS 2
- Accessible rooftop terraces are excluded GIA, stated separately IMPS 2
- Arears occupied by reveals of windows at internal dominant face are excluded in GIA but included in IPMS 2.
What is IMPS 3?
The floor area avaliable on an exclusive basis to an occupier, but excluding standard facilities, calculated on a occupier by occupier basis.
IMPS 3- Office
What are standard facilities?
Arears of a building that provide shared facilities and typically do not change over time. For example stairs, lifts, toilets, cleaner cupboards and plant rooms.
What is included in IMPS 3
- Internal walls and columns
- Half the common wall as measured to centre line when there is a adjacent wall.
What measurements are included but stated separately in IPMS 3?
- Internal balconies
- Accessible rooftop terraces
- Areas under 1.5m
What areas are excluded in IMPS 3?
Standard facilities
What is the difference between IMPS 3 and NIA?
- Internal walls and columns are excluded in NIA and included in IMPS 3.
- Common walls measured to dominant face in NIA and to centre line in IMPS 3.
- Enclosed walkways/ passages excluded in NIA and included in IPMS 3.
What are limited use areas?
- Certain areas in the building that cannot be legally or effectively occupied due to legislation.
- They vary between markets
- Not specified by RICS but examples include limited light and restricted height areas.
What is the internal dominant face?
the inside finished surface of a wall.
What does GEA include?
- Perimeter wall thickness
- External projections
- Columns
- Balconies
- Plant rooms
- Areas under 1.5,
What does GEA exclude?
- External balconies
- External car parks
- External Stairs
What is GEA used for?
- Town planning
- Rating and council tax
- Building cost estimation
What does GIA include?
- Columns
- Internal balconies
- Plant rooms
- Loading bays
- Areas under 1.5m
What does GIA exclude?
- Perimeter wall thickness
- External projections
- External balconies
- External car parks
- External stairs
What is GIA used for?
- Rating
- Building cost estimation
- Estate agency and valuation
- Property Management
What does NIA include?
- Entrance Halls
- Kitchens
- Areas with ventilation / heating grills
- Areas occupied by skirting/ perimeter trimming
What does NIA exclude?
- Perimeter wall thickness
- External projections
- External balconies
- External car parking
- External Stairs
- Areas under 1.5m
- Lift rooms, plant rooms, toilets, cleaner cupboards
What is NIA used for?
- Rating
- Property Management
- Estate agency and valuation for shops, super markets and business use
Main reason for property management?
- Valuation
- Purchase and sale
- Leasing and letting
- RCA’s
- Business rates
- Property management
What is retail area?
The NIA of a shop
What is the storage area?
Area not part of retail area only used for storage
What is ancillary area?
A area capable of beneficial use but not included as retail or storage area, for example cleaners room.
What is gross frontage?
external measurement in a straight line across the front of the building.
What is Net frontage
A external measurement in a straight line between internal faces of external walls.
What is the shop width?
The internal width between the inside faces of external walls
Why are accurate measurements so important?
- Market value determined by measurements
- 3rd parties reply on floor area measurements to make financial decisions
- Helps to create a transparent property market
What is shop depth?
The measurement from the display window to the rear of the retail unit.
What equipment do you use for measurement?
- Laser measurer
- Trundle wheel
- Measuring tape
- Ruler
- Digital mapping
- Knitting needle
What information must be kept on file and included in the measurement report?
- Use of the building
- IPMS standard
- Methodology
- Tools used
- Unit
- Date
- Scale of any plans used
- floor area
- if measurements have been validated on site
- Name of the RICS member who measured
What must RICS member consider when evaluating the accuracy that is achievable and acceptable?
- Purpose
- Client requirements and expectations
- Building conditions
- Ramifications if insufficient
What unit of measurement does RICS prescribe?
None,
Members should adopt a metric (UK) but imperial units can be used as well.
Convert Sq ft to Sq M
divide 1 sq ft by 10.764
Convert Acres to Hectares
1 acre= 0.40 Hectares
Basis of Measurement for shops?
NIA
Is IPMS mandatory for office and residential?
Yes
Are you permitted to depart from IPMS?
Yes if agreed with client if all comparable evidence is in GEA/ GIA/ NIA
What scale are land registry plans?
1: 1250
How do you measure a pitched roof?
From ground to lowest point on the roof
What does the code of measuring practise 6th edition 2015 state?
- Defines GEA, GIA, NIA
- Provides worked examples
- intended for UK use only
What does Property Measurement 2018 state?
- Professional Statement- Aim and Scope of Standards
- IPMS: Office and Residential
Note; Code of Measuring Practise is now a separate document.
What determines the type of measurement?
The purpose (not the building type)
what is new retail IMPS?
IPMS 1
IPMS 2
IPMS 3A, 3B and 3C (3A most common)
Change depending on the size and use of the occupier (eg warehouse v supermarket vs standard shop determines the IPMS 3 type).
New industrial IPMS?
IPMS 1
IPMS 2
IPMS 3A and 3B
IPMS depends on weather let in exclusive occupation on a estate etc.
What are the principles of measurement?
- To ensure a fair and reasonable representation of the area.
- Capable of being measured
- Objectively verifiable
- All measurements except height taken horizontally
- Clearly documented (IPMS standard used, method, tools, unit and date)
What do you believe to be an acceptable tolerance as a percentage when measuring property?
Depends on site conditions, eg a larger space has more hazards and thus a larger tolerance may be permitted.
- For warehouse, +/- 10% is good
Note: it also depends on the equipment used.
Would you zone a restaurant or measure it on a overall basis?
- Depends on comparables
- Overall- assumes
When is IMPS mandatory?
- Office
- Residential
When could you not use IPMS?
When there is a lack of comparable evidence, so therefore my client instructed me to measure on the same basis. However I still dual reported to ensure compliance.
Are industrial & retail mandatory under IPMS?
No
What is the new industrial IMPS?
IPMS 1
IPMS 2
IPMS 3A & 3B
IMPS depends on whether let in exclusive occupation, on a estate etc.
Principles of measurement
- Fair and reasonable representation of area
- Capable of being measured
- Objectively verifiable
- All measurements except height taken horizontally
- Clearly documented (IPMS standard used, method, tools, unit and date).
Note: state how measurement was taken EG pro map software, hand drawings, laser in person.
Would you zone a restaurant or measure it on overall basis?
- Depends on comparables
- Overall- assumes front and back of restaurant are equally valuable
- Zone- first 6.10m/ 20ft more valuable
Data Capture Limitations
Laser- needs calibrating (send to manufacturer), cant measure against glass/ mirror (could get someone to hold paper), distorted by sun, batteries could run out, could make human error.
Tape/ ruler- could be stretched, could make human error
Trundle Wheel- notoriously inaccurate, could make human error
ProMap (measure land very accurately)- doesn’t consider contour/ elevation so assumes site completely flat
Knitting Needle/ Kebab Stick- used to measure beyond tenant fit out, could make human error
Why is measurement the foundation of real estate?
Used for
- Costing for developments, refurbishments, construction
- Comparable analysis
- Valuation- rental and capital values
-Taxation- business rates
- Insurance
what is the IPMS Coalition?
- 80 professional organisations from around the world
- Began in 2013
- RICS is a core member
- Due advice on Property Measurement (3rd edition due to be published).
What is IPMS All buildings
- Published 15th Jan 2023 by IPMS Coalition
- Just one standard to get to grips with
- Applies to all buildings regardless of use or occupation
- Shorter and clearer than old versions
- Aims to simplify measuring practises
What is the change to IPMS?
- used to be IPMS offices and residential
- now have IPMS all buildings (independent of use or occupation)
- supersedes all previously published IPMS standards
- just one harmonised standard now
How can floor areas be established?
- computer generated drawings
- other drawings
- laser or tape measurer
What should be used in IPMS rather than a plan with a scale?
- computer generated plan EG ProMap
- annotated drawings (do not use scale alone)
Why are some items included but stated separately in IPMS?
Those items actually have a value, just a different rate per Sq Ft figure.
not the same as the office space but still a value nonetheless
What is IPMS 4
Used to measure selected parts within a building EG air conditioned vs non air conditioned space, the size of a wing in a hospital, or the area require is given an ideal density of occupiers
