Measurement

Question 1

What is are 4 benefits of establishing an IMPS standard for offices and resi?

Answer 1

Consistency, creating a more transparent marketplace, greater public trust, stronger investor confidence

Question 2

Which 2 building types does the RICS prof standard discuss in terms of IMPS?

Answer 2

Office buildings and resi buildings

Question 3

Name 4 things you should record on file as part of measuring a building ?

Answer 3

1. Purpose
2. Date
3. Measurement standard
4. Method e.g. laser or tape measure

Question 4

Do you have a duty to advise clients about IMPS?

Answer 4

Yes - if you are measuring offices or resi - expected to tell them about the benefits

Question 5

Is it ok not to use IMPS?

Answer 5

Yes if clients say that it is not suitable but must give a reason e.g. in vals the comparables are measured on different basis - Some clients e.g. banks express that they don’t want it included in the report

Until agents analyse and report deals on a £ per sq ft IPMS 3 basis, valuers can’t value on that basis (NB.
“value as you devalue”).

Question 6

Which organisation developed IMPS?

Answer 6

International property measurement standards council - a global not for profit organisation

Question 7

Has the IMPS all buildings document been incorporated into rics guidance?

Answer 7

No not yet - the RICS is updating and the best guidance is still the RICS Professional standard for property measurement (2018)

Question 8

Under IMPS what is component area & give an example?

Answer 8

‘one of the main ….. elements into which the floor area of a building can be allocated’ e.g. a hygeiene area is a compenent area - toilets, cleaners cupboard

Question 9

Under IMPS what is a finished surface & give an example?

Answer 9

The Walls urface directly above the horizontal wall-floor junction, ignoring any part-height walls, cladding, fittings, skirting
boards, cable-trunking, pipework and heating or cooling units.

Question 10

Under IMPS what is the internal dominant face?

Answer 10

The internal finish comprising more than 50% of the floor to
ceiling height for each IDF Wall Section. If such does not occur,
the Finished Surface is deemed to be the IDF.

HOW? - members will need to study the internal finished surface of the wall and, where any IDF wall section includes glazing or a wall surface that extends vertically to more than 50%, these areas will be measured to the internal face of that glazing or wall surface - SO IF THE WALL TAKES UP MORE THAN 50 % MEASURE TO THIS, IF THE WINDOW TAKES UP MORE THAN THIS THEN MEASURE TO THE GLAZING, IF THE DOORTAKES UP MORE THAN 50% MEASURE TO THE DOOR

Question 11

Under IMPS what is the IDF wall section?

Answer 11

The lateral portion of an External Wall, where the inside finished surface area of each part of a window, Wall or other external construction feature varies from the adjoining lateral portion of External Wall, ignoring the existence of any
Columns

Question 12

Under IMPS what is a limited use area & give an example of a restriction?

Answer 12

In markets there may be areas in buildings
that are incapable of legal or effective occupation due to local or national legislation. Such areas and their limitations are to be identified, measured and stated separately within IPMS
reported areas.

For example, if areas are subject to a height restriction the height should be stated in the reporting document and in any component area spreadsheet.

Question 13

If you were to measure on IMPS how would you do this?….

Question 14

How do you ensure accuracy of the disto?

Answer 14

Surveyor must conduct check measurements to ensure a
disto is correctly calibrated - https://shop.leica-geosystems.com/gb/measurement-tools/disto/blog/verify-calibration-disto

calibration should be carried out ANNUALLY and calibrated in a controlled way by an external manufacturer - send it back

Question 15

How do you measure on NIA & what building types?

Answer 15

Retail & offices

Question 16

How do you measure using GIA & what building types?

Answer 16

Industrial & resi

Question 17

What is retail zoning?

Answer 17

A VALUATION TECHNIQUE- NOT A BASIS OF MEASUREMENT

Question 18

If measuring an office using IMPS3 name at least 3 features that are included?

Answer 18

1. Internal walls (excluded under NIA).
2. Columns (excluded under NIA).- the IMPS3 area will be higher than NIA as it includes columns
3. Areas under 1.5m are included but stated separately (excluded NIA).
4. Balconies, covered galleries and roof top terraces but stated separately (excluded NIA).

• Measurements are taken to the “internal dominant face”
• Measurements are taken to the centre line of common wall with adjacent tenant.
  Balconies, covered galleries and roof top terraces but stated separately (excluded NIA).

Question 19

When measuring shops on NIA name 3 features that are excluded

Answer 19

Common facilities and areas.

Lift rooms, lifts, stairwells.

Internal Structural Walls.

Question 20

How does retail zoning work?

Answer 20

It followings a halving back principle with 6.1m (20ft) zones (differs in Central London / Scotland.

Can be A/10 for basement and FF (look at your comps and VOA)

Usually a 10% uplift for return frontage (look at your comps)

Question 21

Name 4 things that are excluded under GIA?

Answer 21

Perimeter wall thickness and external projections.

External open
sided balconies, covered ways and fire escapes.

Voids over or under structural, raked or stepped floors.

Greenhouses, garden stores, fuel stores (resi).

Question 22

give a pro and a con of using tape measures

Answer 22

Pro - can measure narrow areas that a distro cant
Con - hard to calibrate and my deteriorate over time

Question 23

To what distance are laser measures accurate?

Answer 23

Laser distometers are typically accurate to within 1.5mm or less over distances up to 200m, although this will depend on the device used.

Question 24

What does IPMS : ALL buildings aim to do ?

Answer 24

Provide a standard for all building classes to be used internationally

Question 25

What are the 2 new sections in IMPS All buildings ?

Answer 25

IPMS 4.1 and IPMS 4.2 are internal measurements required for selected areas respectively including Internal Walls
and Columns and excluding External Walls and Columns.

Question 26

What property types would you still refer to the rics code of measuring practice 2015 for?

Answer 26

GIA for industrial
NIA for shops

Question 27

when using gia to measure industrial what is included?

Answer 27

columns
lift wells
mezzanines with permanent access
loading bays
*ancillary offices within the unit are also measured on GIA

Question 28

how do you measure land?

Answer 28

using land reg title doc and promap

Question 29

1 ACRE IS … Hectares?

Answer 29

0.4046 ha

Question 30

1 sqm is … sq ft

Answer 30

10.764

Question 31

1m is…

Answer 31

3.2 ft

Question 32

What is your view of the IPMS updates?

Answer 32

• When established globally will provide useful and negate ambiguity across international markets
• In reality it is difficult to achieve
• UK slow to adopt
• I await the RICS professional Standard incorporating all IPMS

Question 33

Before starting a measurement exercise what are some key points to think about?

Answer 33

1. The purpose
2. The client’s requirements
3. What are the time/cost elements involved in measurement and reporting
4. What are the impacts of inaccurate measuring in this scenario? e.g. if in rating it needs to be v accurate

Question 34

why did you mention rics property measurement 2nd editon in your submission?

Question 35

what are imps 1 and 2 ?

Answer 35

For external and internal measurements respectively for the whole or part of a Building.

Question 36

what are imps 3.1 and 3.2?

Answer 36

re external and internal measurements respectively required for exclusive occupation

Question 37

what are imps 4.1 and 4.2?

Answer 37

re internal measurements required for selected areas respectively including Internal Walls
and Columns and excluding External Walls and Columns.

Question 38

What are shared facilities?

Answer 38

Shared areas in a Building that typically do not change over time, such as circulation areas, stairs, escalators, lifts/elevators
and their motor rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge areas and maintenance rooms.

Question 39

WHAT IMPS DO YOU USE FOR RESI OR OFFICES???/