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RICS APC - Residential (JW) > Measurement > Flashcards

Measurement Flashcards

1
Q

When was IPMS introduced?

A

Came into effect in May 2018

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2
Q

Who introduced IPMS?

A

a) Introduced by the IPMS coalition

b) and is incorporated in the RICS property measurement, professional statement, 2018

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3
Q

Why was IPMS introduced?

A

The RICS want one international standard for property measurement

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4
Q

What is the difference between RICS Property Measurement, 2nd Edition, Jan 2018 and RICS Code of measuring practice 2015?

A

a. RICS published Property Measurement (2nd Edition), to replace the 1st Edition effective May 2015.

b. The First Edition originally superseded the Code of Measuring Practice (6th Edition) by incorporating elements of International Property Measurement Standards (IPMS) for offices only.

c. The Second Edition’s key change is to also include IPMS for residential buildings.

d. IPMS is slowly being adopted by RICS across various property types to create international standardisation in measurement. This means that professionals and clients can compare buildings all over the world - making the market more transparent and facilitating the flow of transactions.

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5
Q

What is CoMP and is it relevant to residential measurement now?

A

a. RICS Code of measuring practice 2015
b. IPMS should be used and if it is not used the reason for departure must be stated

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6
Q

What are all the measurement methods?

A

a. Tape measure – used for narrow or complex areas or when a disto will be distorted. These can be inaccurate if not stretched or if over-stretched.

b. Disto – easy to use but requires calibration, can be distorted by light, inaccurate over long distances and can run out of battery

c. Software (Promap and Edozo) for measuring land - disadvantage is that it can be hard to pinpoint the exact boundaries or surfaces

d. Trundle wheel or trigonometry for measuring land

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7
Q

How can you ensure accuracy when measuring?

A

a. Take measurement again
b. Check measurement against any site plans

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8
Q

Does a disto require calibration?

A

a. Yes annually
b. Ensure its accurate by measuring against a known distance 10 times
c. Calibrate by sending to manufacturer

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9
Q

Tell me about IPMS All Buildings?

A

a) IPMS all buildings was published in 2023

b) not currently incoporated into RICS guidance

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10
Q

What is Promap?

A

Software used to measure land area

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11
Q

Why did you measure on GIA?

A

a. The comparables were in GIA

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12
Q

Why did you not measure in accordance with IPMS?

A

a. The comparables were in GIA
b. The Client instructed to measure CoMP GIA

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13
Q

Define GIA and what it is used for?

A

a. Area of a building measured to the internal face of the perimeter walls at each floor level.

b. Excludes balconies, covered ways, fire escapes, canopies.

c. Used for industrial properties, warehouses, departments stores, supermarkets, service charge calculation and new homes valuation

d. Key applications are commercial bold cost estimates and rating.

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14
Q

Define GEA and what it is used for?

A

a. Area of a building measured externally at each floor level.

b. Used for planning purposes, build costs and council tax purposes

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15
Q

Define NIA and what is it used for?

A

a. The usable area within a building measured to the internal face of the perimeter walls at each floor level

b. Excludes balconies, toilets, lift rooms, stairwells, common corridors

c. Areas with headroom less than 1.5m

d. Used for shops, supermarkets, offices, business use, rating and service charge calculations

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16
Q

Define IPMS 1 and what it is used for?

A

a. The sum of the areas of each floor level of a building measured

b. To the outer perimeter of external construction features

c. Which may be reported on a component-by-component basis

d. For each floor of a building

e. essentially equivalent to GEA

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17
Q

What is Internal Dominant Face (IDF)?

A

The inside finished surface comprising more than 50% of floor to ceiling height

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18
Q

Define IPMS 2 and what it is used for?

A

a. Sum of the areas of each floor level of a building measured

b. To internal dominant face

c. Which may be reported on a component-by-component basis

d. For each floor of a building

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19
Q

Define IPMS 3 and what it is used for?

A

Floor area available on an exclusive basis to the occupier

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20
Q

Define IPMS 3a and what it is used for?

A

The area in exclusive occupation is measured to the outer face of external walls/ mid point of shared walls - equates somewhat to IPMS1/ GEA

21
Q

Define IPMS 3b and what it is used for?

A

Measurement of the area in exclusive occupation, including internal walls and columns, measured to the Internal Dominant Face and finished surface - equates to somewhat to IPMS 2/ GIA

22
Q

Define IPMS 3c and what it is used for?

A

The area in exclusive occupation measured to IDF and excluding internal walls - equates somewhat to EFA (effective floor area)

23
Q

Define IPMS 4.1 and 4.2 (in IPMS All Buildings 2023)?

A

a) 4.1: The selected Floor Area in a Building measured to Finished Surfaces and to any Notional Boundaries,
External Floor Area and Sheltered Area including all Floor Area occupied by Walls and Columns.

b) The selected Floor Area in a Building measured to Finished Surfaces and to any Notional Boundaries,
External Floor Area and Sheltered Area but excluding all Floor Area occupied by Walls and Columns.

24
Q

Why did you value on a £ psf basis?

A

To compare with other similar properties on the market

25
Q

How did measure a bay window from your example in Cadogan?

A

The area around the bay windows had triangles and a square - I dissected the shapes into 2 triangles and square - I used basic trigonometry along with my disto. On the disto, there is a minus function that I used to calculate the triangles in the bay windows.

26
Q

How can a plot of land be measured?

A

a. Using software such as promap or a trundle wheel

27
Q

How big was the plot of land in your residual val in Worthing Lane?

A

0.35 hectares (3500 square metres or 0.86 acres)

28
Q

What is the conversion of acres to hectares?

A

1 acre is 0.4046 hectares

29
Q

Does a title plan tell you how large a plot of land is?

A

Only if the measurements were shown on plans contained in the Title Deed

30
Q

What is a title plan?

A

Shows the registered piece of land and is created alongside another document, called the title register, also known as its office copy entries, which contains information about the property, including its ownership status.

31
Q

What are general scales used?

A

a. Floor Plan: 1:50
b. Building Plan: 1:100
c. Street/Location Plan: 1:1250
d. Location Plan: 1:2500
e. Road/Walking Map: 1:50,000

32
Q

What are the bases of measurement under the RICS code of measuring practice, 2015?

A

a. GEA – Used for town planning, council tax valuations and building cost estimates for houses

b. GIA – Used for estate agency, rating, building cost estimation for commercial assets, valuation of industrial/warehouses, valuation and rating of retail warehouses and food stores plus new home valuations. Approximate 2-3% deduction from GEA

c. NIA – Same as GIA but for shops. Approximate 15% deduction from GIA

33
Q

How do you measure land?

A

Check the boundaries accurately on site with an OS plan and / or land registry title document, prior to calculating the area using Promap. You could also use a trundle wheel onsite.

34
Q
  1. What is a plot ratio?
A

Plot ratio is the ratio between the size of the site and the building footprint GEA.

35
Q

What must RICS members do when measuring office or residential buildings?

A

a. Provide a date when the measurements are taken
b. State the measuring methodology adopted
c. Provide the reference and scale of any plans used
d. State conversion factor from metric/imperial and any rounding
e. Measurements and calculations must be clearly documented

36
Q

When did IPMS for residential buildings come into effect and what are the standards?

A

a. May 2018

b. IPMS 1 = External

c. IMPS 2 = Residential (internal) – the interior of the building

d. IPMS 3 = Residential (Occupier) – The areas exclusive to the occupier. This is broken down:
e. IPMS 3A – Measurement to the outer face of the external wall and centre-line of shared walls
f. IMPS 3B – Measurement of the area in exclusive occupation, including internal walls and columns, measured to the Internal Dominant Face and finished surface
g. IMPS 3C – Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face and finished surface

37
Q

What are some common Measurement tools?

A

a. Tape, rod, laser device and software

b. Lasers are accurate within c. 1.5mm up to 200m but bright sunlight can distort measurement

c. All tools should be checked for accuracy frequently against a known distance and the results recorded in a log

d. Lasers should be calibrated annually by manufacturers

e. Software such as Promap and/or a trundle wheel can be used for measuring land

38
Q

Define Mezzanine?

A

An intermediate storey

39
Q

Why has IPMS been poorly adopted?

A

a. Not enough comps to support a valuation using IPMS
b. Produces lower rent psf

40
Q

What does NIA include/exclude?

A

a. Measures usable area from internal face of perimeter wall.
b. Includes kitchens, ramps.
c. Excludes columns, areas below 1.5m, WCs, stairwells

41
Q

What does GIA include/exclude?

A

a. Measures area from internal face of perimeter wall
b. Includes columns, stairwells, WCs, loading bays
c. Excludes perimeter wall thickness

42
Q

What does GEA exclude?

A

Measures area from outside of perimeter walls so excludes car parking, external stairwells, patios, roof terraces

43
Q

What is the internal eaves height?

A

The clear height from the floor to the lowest underside of the ceiling

44
Q

What does gross frontage mean?

A

The straight line distance of the front of the unit measuring from the external side of the perimeter walls

45
Q

How do you know where a site boundary is?

A

a. Land registration
b. Fencing
c. Title

46
Q

What is the accuracy of a disto? How does it work?

A

a. 0.01-0.03%
b. Measures time for a photon to travel

47
Q

What are the benefits of IPMS

A

Global transparency and consistency

48
Q

How do measure from the back of disto

A

there are top and bottom arrows on the disto - the bottom arrow measures from the back

49
Q

What is a limited use area?

A

Areas with limited height of 1.5m

RICS APC - Residential (JW) (15 decks)

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