Brainscape's Knowledge GenomeTM

Browse over 1 million classes created by top students, professors, publishers, and experts.


See full index

Tom Oliver- APC > Measurement > Flashcards

Measurement Flashcards

1
Q

What are the key RICS documents regarding measurement?

A
  • RICS Property Measurement, 2nd Edition 2018
  • RICS Code of Measuring Practise 6th Edition 2015
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
2
Q

When was RICS Professional statement 2nd Edition 2018 effective from?

A

May 2018

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
3
Q

What is GEA

A

Gross External Area

The area of a building measured externally at each floor level

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
4
Q

What is GIA

A

Gross Internal Area

The area of the building measured to the internal face of the perimeter wall at each floor level.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
5
Q

What is NIA

A

Net Internal Area

The useable area of a building measured to the internal dominant face of the perimeter wall at each floor level

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
6
Q

What is IPMS

A

International Property Measurement Standards

Published by International Property Measurement Standards Coalition 12th Jan 2023

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
7
Q

Benefits of IPMS?

A
  • Worldwide consistency
  • Increased transparency
  • Easier portfolio benchmarking
  • Facilitates international trade in property
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

What is the component area in IMPS?

A

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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

If a component area is multifunctional in use, what should it be stated as?

A

State according to principle use

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

What properties does IPMS currently apply to?

A

All buildings, regardless of their use or occupation.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
9
Q

What is Dual Reporting

A

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.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

Benefit of dual reporting

A

Facilitates comparative analysis both locally and globally

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

What is IPMS 1

A

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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

What should dual reporting be adopted?

A

When there is not enough comparable evidence using the same basis, so the client requires another standard is also used.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
11
Q

What measurements are included but stated separately in IMPS 1?

A
  • Internal balconies
  • External balconies
  • Accessible rooftop terraces
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
12
Q

What areas are excluded in IMPS 1?

A
  • External car parking
  • External stairways
  • Open light wells
  • Patios
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
13
Q

Why did the RICS change from code of measuring to Property Measurement?

A

Provides a globally consistent measurement practise.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
14
Q

What is the difference between IMPS 1 and GEA?

A
  • 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
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
15
Q

What is IMPS 2?

A

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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
16
Q

What measurements are included but stated separately in IMPS 2?

A
  • Internal balconies
  • Accessible rooftop terraces
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
17
Q

What areas are excluded in IMPS 2?

A
  • External car parking
  • External stairways
  • Open light wells
  • Patios
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
18
Q

What is the difference between IMPS 2 and GIA?

A
  • 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.
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
19
Q

What is IMPS 3?

A

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

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
20
Q

What are standard facilities?

A

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.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
21
Q

What is included in IMPS 3

A
  • Internal walls and columns
  • Half the common wall as measured to centre line when there is a adjacent wall.
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
22
Q

What measurements are included but stated separately in IPMS 3?

A
  • Internal balconies
  • Accessible rooftop terraces
  • Areas under 1.5m
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
23
Q

What areas are excluded in IMPS 3?

A

Standard facilities

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
24
Q

What is the difference between IMPS 3 and NIA?

A
  • 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.
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
25
Q

What are limited use areas?

A
  • 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.
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
26
Q

What is the internal dominant face?

A

the inside finished surface of a wall.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
27
Q

What does GEA include?

A
  • Perimeter wall thickness
  • External projections
  • Columns
  • Balconies
  • Plant rooms
  • Areas under 1.5,
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
28
Q

What does GEA exclude?

A
  • External balconies
  • External car parks
  • External Stairs
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
29
Q

What is GEA used for?

A
  • Town planning
  • Rating and council tax
  • Building cost estimation
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
30
Q

What does GIA include?

A
  • Columns
  • Internal balconies
  • Plant rooms
  • Loading bays
  • Areas under 1.5m
31
Q

What does GIA exclude?

A
  • Perimeter wall thickness
  • External projections
  • External balconies
  • External car parks
  • External stairs
32
Q

What is GIA used for?

A
  • Rating
  • Building cost estimation
  • Estate agency and valuation
  • Property Management
33
Q

What does NIA include?

A
  • Entrance Halls
  • Kitchens
  • Areas with ventilation / heating grills
  • Areas occupied by skirting/ perimeter trimming
34
Q

What does NIA exclude?

A
  • Perimeter wall thickness
  • External projections
  • External balconies
  • External car parking
  • External Stairs
  • Areas under 1.5m
  • Lift rooms, plant rooms, toilets, cleaner cupboards
35
Q

What is NIA used for?

A
  • Rating
  • Property Management
  • Estate agency and valuation for shops, super markets and business use
36
Q

Main reason for property management?

A
  • Valuation
  • Purchase and sale
  • Leasing and letting
  • RCA’s
  • Business rates
  • Property management
37
Q

What is retail area?

A

The NIA of a shop

38
Q

What is the storage area?

A

Area not part of retail area only used for storage

39
Q

What is ancillary area?

A

A area capable of beneficial use but not included as retail or storage area, for example cleaners room.

40
Q

What is gross frontage?

A

external measurement in a straight line across the front of the building.

41
Q

What is Net frontage

A

A external measurement in a straight line between internal faces of external walls.

42
Q

What is the shop width?

A

The internal width between the inside faces of external walls

43
Q

Why are accurate measurements so important?

A
  • Market value determined by measurements
  • 3rd parties reply on floor area measurements to make financial decisions
  • Helps to create a transparent property market
44
Q

What is shop depth?

A

The measurement from the display window to the rear of the retail unit.

45
Q

What equipment do you use for measurement?

A
  • Laser measurer
  • Trundle wheel
  • Measuring tape
  • Ruler
  • Digital mapping
  • Knitting needle
46
Q

What information must be kept on file and included in the measurement report?

A
  • 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
47
Q

What must RICS member consider when evaluating the accuracy that is achievable and acceptable?

A
  • Purpose
  • Client requirements and expectations
  • Building conditions
  • Ramifications if insufficient
48
Q

What unit of measurement does RICS prescribe?

A

None,

Members should adopt a metric (UK) but imperial units can be used as well.

49
Q

Convert Sq ft to Sq M

A

divide 1 sq ft by 10.764

50
Q

Convert Acres to Hectares

A

1 acre= 0.40 Hectares

51
Q

Basis of Measurement for shops?

A

NIA

52
Q

Is IPMS mandatory for office and residential?

A

Yes

53
Q

Are you permitted to depart from IPMS?

A

Yes if agreed with client if all comparable evidence is in GEA/ GIA/ NIA

54
Q

What scale are land registry plans?

A

1: 1250

55
Q

How do you measure a pitched roof?

A

From ground to lowest point on the roof

56
Q

What does the code of measuring practise 6th edition 2015 state?

A
  • Defines GEA, GIA, NIA
  • Provides worked examples
  • intended for UK use only
57
Q

What does Property Measurement 2018 state?

A
  • Professional Statement- Aim and Scope of Standards
  • IPMS: Office and Residential
    Note; Code of Measuring Practise is now a separate document.
58
Q

What determines the type of measurement?

A

The purpose (not the building type)

59
Q

what is new retail IMPS?

A

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).

60
Q

New industrial IPMS?

A

IPMS 1
IPMS 2
IPMS 3A and 3B

IPMS depends on weather let in exclusive occupation on a estate etc.

61
Q

What are the principles of measurement?

A
  • 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)
62
Q

What do you believe to be an acceptable tolerance as a percentage when measuring property?

A

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.

63
Q

Would you zone a restaurant or measure it on a overall basis?

A
  • Depends on comparables
  • Overall- assumes
64
Q

When is IMPS mandatory?

A
  • Office
  • Residential
65
Q

When could you not use IPMS?

A

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.

66
Q

Are industrial & retail mandatory under IPMS?

A

No

67
Q

What is the new industrial IMPS?

A

IPMS 1
IPMS 2
IPMS 3A & 3B

IMPS depends on whether let in exclusive occupation, on a estate etc.

68
Q

Principles of measurement

A
  • 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.

69
Q

Would you zone a restaurant or measure it on overall basis?

A
  • Depends on comparables
  • Overall- assumes front and back of restaurant are equally valuable
  • Zone- first 6.10m/ 20ft more valuable
70
Q

Data Capture Limitations

A

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

71
Q

Why is measurement the foundation of real estate?

A

Used for
- Costing for developments, refurbishments, construction
- Comparable analysis
- Valuation- rental and capital values
-Taxation- business rates
- Insurance

72
Q

what is the IPMS Coalition?

A
  • 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).
73
Q

What is IPMS All buildings

A
  • 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
74
Q

What is the change to IPMS?

A
  • 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
75
Q

How can floor areas be established?

A
  • computer generated drawings
  • other drawings
  • laser or tape measurer
76
Q

What should be used in IPMS rather than a plan with a scale?

A
  • computer generated plan EG ProMap
  • annotated drawings (do not use scale alone)
77
Q

Why are some items included but stated separately in IPMS?

A

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

78
Q

What is IPMS 4

A

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

79
Q
A

Tom Oliver- APC (18 decks)

Brainscape helps you reach your goals faster, through stronger study habits.
© 2024 Bold Learning Solutions. Terms and Conditions