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APC Mandatory Competencies > Measurement > Flashcards

Measurement Flashcards

1
Q

What does the RICS Professional Standard on Property Measurement (2018) set out?

A

Sets out the requirements of RICS members and firms in relation to property measurement
Standards and requirements for International Property Measurement Standards (IPMS)
Application of IPMS

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2
Q

What does RICS Guidance Note Code of Measuring Practice (2015) apply to?

A

Code of Measuring Practice applies to all building classes except offices and residential

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3
Q

What is the RICS’ aim in relation to property measurement?

A

The key is to promote consistency and accuracy of property measurement around the world, this is why there is a need for the measurement standards

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4
Q

What information must RICS members retain when undertaking a measurement?

A
  • purpose and date of the measurement instruction and date of measurement itself
    *measurement standard adopted (if IPMS is not used, the reason for departure must be documented)
  • Measurement equipment used
  • Scale of any plans used
  • Floor area schedule with relevant areas cross referenced to floor plans
  • Unit of measurement and conversion factor, if applicable
  • Name of the RICS member/firms responsible for the instruction
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5
Q

What is IPMS and what is its purpose?

A

International Property Measurement Standards - the result of an RICS-led global initiative aimed at creating consistency in measurement standards and greater transparency.

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6
Q

What is currently the most up-to-date measurement guidance for members and regulated firms?

A

RICS Professional Standard: Property Measurement (2nd Edition) Jan 2018

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7
Q

What is the current mandatory RICS guidance with regards to using IPMS

A

Members must advise their clients about the benefits of using IPMS and are encouraged to report on a dual basis until IPMS is embedded into market practice (having regard to the client’s instructions)

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8
Q

As per IPMS definitions, what are standard facilities?

A

those parts of a building providing shared or common facilities that typically do not change over time, including, for example, stairs, escalators, lifts, plant rooms, cleaners’ cupboards etc

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9
Q

As per IPMS definitions, what are component areas?

A

the main elements into which the floor area of a building can be divided (e.g. structural elements (structural walls and columns inside the IDF), vertical penetrations over 0.25m2 and technical services (plant rooms, maintenance rooms etc.)

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10
Q

As per IPMS definitions, what is the finished surface?

A

The wall surface directly above the horizontal wall-floor junction, ignoring any part-height walls, cladding, fittings, skirting boards etc.

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11
Q

As per IPMS definitions, what is the Internal Dominant Face (IDF)

A

the inside surface area comprising more than 50% of the floor to ceiling height for each wall section. If such does not occur, then the finished surface is deemed to be the IDF.

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12
Q

As per IPMS definitions, what is the Internal Dominant Face wall section

A

each internal finish of a section of an external wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section.

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13
Q

From where should a measurement be taken if there is no internal dominant face (because no face in an idf wall section exceeds 50%, or if the internal dominant face is not vertical)

A

The finished surface

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14
Q

As per IPMS definitions, what are limited use areas?

A

areas in buildings that are incapable of legal or effective occupation as a result of local or national legislation. Such areas and their limitations are to be identified, measured and reported separately within IPMS reported areas.

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15
Q

When would you use NIA as a measurement basis?

A

IPMS 3 – Office – uses NIA as a basis of measurement

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16
Q

When would you use GIA as a measurement basis?

A

IPMS 2 – Residential – uses GIA as a measurement basis
IPMS 2 – Office - uses GIA as a measurement basis

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17
Q

When would you use GEA as a measurement basis?

A

IPMS 1 – uses GEA as a measurement basis

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18
Q

What is Net Internal Area?

A

Net Internal Area (NIA) - the usable area within a building measured to the face of the internal finish of perimeter or party walls ignoring skirting boards and taking each floor into account

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19
Q

What is Gross Internal Area?

A

Gross Internal Area (GIA) - the area of a building measured to the internal face of the perimeter walls at each floor level.

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20
Q

What is Gross External Area?

A

Gross External Area (GEA) - the area of a building measured to the perimeter wall thickness and external projections

21
Q

For what purpose would you IMPS 1: Offices and what basis of measurement does it use?

A

Planning/building cost purposes (GEA)

22
Q

For what purpose would you IMPS 2: Offices and what basis of measurement does it use?

A

Valuation/agency purposes (GIA)

23
Q

For what purpose would you IPMS 3: Offices and what basis of measurement does it use?

A

Valuation/agency purposes (NIA)

24
Q

What are the inclusions and exclusions when using IPMS 1: Offices? Are any of these different to GEA?

A

Inclusions: easily accessible roof terraces, covered galleries, balconies
Exclusions: external parking at ground level, upper void levels of an atrium, open external stairwells, refuse areas
GEA did not include galleries or balconies

25
Q

What is IPMS 1 used for?

A

measuring the area of a building including external walls on a floor-by-floor basis

26
Q

What is IPMS 2 used for?

A

used for measuring the interior of an office to include all areas available for direct use, measured to the IDF of the wall on a floor-by-floor basis in component areas

27
Q

What is IMPS 3 used for?

A

used for measuring the occupation of floor areas in exclusive use using same assumptions as IPMS 2. Measured to the IDF on a floor-by-floor basis

28
Q

What are the inclusions and exclusions when using IPMS 2: Offices?

A

Inclusions: covered galleries, balconies, accessible roof terraces
Exclusions: include upper void parts of an atrium, decks/patios at ground floor level, external parking/equipment yards, refuse areas, open light wells

29
Q

What are the inclusions and exclusions when using IPMS 3: Offices?

A

Inclusions: covered galleries, balconies, accessible roof terraces
Exclusions: common facilities that do not typically change over time, e.g. stairs, WCs, lifts, escalators, plant rooms, cleaners’ cupboards

30
Q

What are the key differences with IPMS 3: Offices vs. NIA?

A

All columns are included
Covered galleries and balconies for the exclusive use of a tenant are included and stated separately
perimeter measurements are taken to the IDF
No exclusions for restricted height less than 1.5m
for floors with multiple occupiers, the area is taken to the midpoint of the partition wall between tenancies

31
Q

What are the RICS standards for Residential Buildings?

A

IPMS 1 External
IPMS 2 Residential (Internal) - the interior area of a building
IPMS 3 Residential (Occupier) - the occupation of the building on an exclusive basis to an occupier.

32
Q

What is IPMS All Buildings?

A

IPMS All Buildings

IPMS All Buildings is the newest International Measurement Standard covering all buildings
Supersedes all prior IPMS documents and builds on the concepts and objectives contained in previous versions of IPMS into one harmonised standard
Effective from 15 January 2023 but RICS has not yet adopted it
RICS will now work to draft a new measurement standard to incorporate the concepts into RICS Property Measurement Standards and consult its members.

33
Q

What is currently the best practice document for all measurement exercises except for offices and residential properties?

A

RICS Code of Measuring Practice, 2015

34
Q

What are the Bases of Measurement under COMP (2015) and what are they used for?

A

GEA - Used for council tax valuations, town planning and building cost estimates for houses
GIA - used for estate agency, business rates, valuation etc. for commercial assets (c. 2-3 % discount vs. GEA)
NIA - same as above but for shops. (C. 15% deduction vs. GIA)

35
Q

What are the key inclusions and exclusions when using GIA for industrial/retail warehouses?

A

Inclusions - lift wells, permanently accessible mezzanines, columns and loading bays
Exclusions - canopies, fire escapes, covered ways

36
Q

How are ancillary offices measured when using GIA for industrial / retail warehouses?

A

Also GIA

37
Q

If a shop unit has been fitted out with full height partitioning by a tenant, how could you estimate the actual built width of the shop?

A

Remove a ceiling tile
Inspect the basement for the actual built width
See if there are any gaps in the partitioning
Scale from floor plans

38
Q

What are some of the key inclusions when using NIA for measuring offices?

A

Kitchens
Area occupied by perimeter trunking or skirting boards
Area occupied by non-structural walls subdividing units with a single tenant
Usable areas occupied by built-in cupboards and the like

39
Q

What are some of the key exclusions when using NIA for measuring offices?

A

WCs
Stairwells
Plant/lift rooms
cleaners’ cupboards

40
Q

What is internal eaves height

A

The clear height from the floor to the lowest point of the underside of the roof

41
Q

What is site depth?

A

The measurement from the front to the rear boundaries of a site

42
Q

What is shop depth?

A

The measurement from the display window of a shop to the rear of the retail area, including the thickness of the display window

43
Q

what is built depth

A

The measurement from the front to the rear walls

44
Q

What is gross frontage

A

The measurement across the front of a shop, taken from the outside of the external walls or the centre line of the party walls

45
Q

What is the net frontage

A

The measurement across the front of a building, taken from the inner face of the external walls

46
Q

What are some of the factors you would consider when evaluating the level of accuracy required for a measurement:

A

Purpose of the measurement/ramifications if the level of accuracy were considered insufficient for this purpose
The client’s stated requirements
The cost/time factors involved in measuring and reporting

47
Q

What is a tolerance level when measuring?

A

Tolerance level is the level of inaccuracy that is permitted when measuring land and property.

For larger areas e.g development site a tolerance level of +/-10% is permitted

For small areas such as floor plates of an officing building +/- 1% is permitted

48
Q
A

APC Mandatory Competencies (11 decks)

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