Measurement Flashcards
APC
Tell me about RICS Property Management, Jan 2018
Global initiative that introduced mandatory International Property Measurement Standards and practices
Aiming to avoid current inconsistent definitions of measurement across different countries
IPMS Council run the initiative
Replaces RICS Code of Measuring Practice (2015) for offices
Professionals are encouraged to report on dual basis until IPMS is fully embedded
RICS intend IPMS to be mandatory - yet to happen
Members must advise clients on IPMS benefits
What principles do you need to follow when carrying out measurement?
- Provide date and record who is carrying out measurement
- State the measuring methodology adopted
- Provide reference and scale of any plans used
- Provide conversion factor… i.e imperial/metric and what rounding up to
- Measurements and calculations must be clearly documented
IPMS 1: Office Buildings
GEA replacement
Used to measure the area of a building including external walls on a floor-by-floor basis
Includes: covered galleries; balconies; roof terraces
Excludes: Open external stairwells; patios; external parking; upper void levels of atrium
GEA didn’t include galleries and balconies
IPMS 2: Office Buildings
GIA replacement
Used to measure the interior of an office to include all areas available for direct use
Includes: Galleries and balconies and roof terraces
Excludes: Open light wells and upper level void of an atrium; patio at ground level; external parking
Measured to the internal dominant face
IPMS 3: Office Buildings
NIA replacement
Used to measure the occupation of floor areas in exclusive use using same assumptions as IPMS 2
Excludes: standard facilities for shared or common use i.e. stairs, WCs, cleaners cupboards, plant room, lifts
Measure to the internal dominant face
Internal dominant face
Inside finished surface comprising more than 50% of the floor to ceiling for each IDF wall section
What makes IPMS 3 different from NIA?
- Perimeter measurements are taking to the internal dominant face
- No exclusions for restricted height of less than 1.5m
- All columns are included
- Windows included if is the IDF
- Floors with several occupiers, the area is taken to the midpoint of the partition wall between tenancies
- Covered galleries and balconies for the exclusive use of one tenant are included and stated separately
IPMS All Building, 2023
Recent document which succeeds all standards previously published
Aims for a consistent methodology for measuring all type of buildings in the world
Building classes merge to a single document for single set of standards
Not yet adopted by RICS. When adopted it will replace RICS Property Management, 2018
Types of IPMS in IPMS All Buildings, 2023 document
IPMS 1 - external
IPMS 2 - internal
IPMS 3.1 - external exclusive
IPMS 3.2 - internal exclusive
IPMS 4.1 - selected areas inc. internal walls
IPMS 4.2 - selected areas excl. internal walls
What does RICS Code of Measuring Practice, 2015 set out?
Considered the best practice document for all measurement exercises except for offices & resi
GEA (used for town planning, council tax valuations and build costs)
GIA (used for estate agency, rating, building costs for commercial assets like sheds, retail warehousing - 3% reduction)
NIA (Same as above but for shops - approx 15% reduction)
Offices are IPMS
What does GIA include/exclude for warehouses?
INCLUDE: Columns, lifts, mezzanines with permanent access, loading bays
EXCLUDE: canopies, fire escapes and covered ways
Ancillary offices are measured GIA
What does NIA for offices include/exclude?
INCLUDE: Kitchens, built in cupboards, ramps, areas occupied by ventilation and perimeter trunking, atrium if not part of common area
EXCLUDE: WCs, plant & lift rooms, stairwells, areas under 1.5m, cleaners room, meter cupboards
Site depth
Measurement from the front to rear boundaries
Shop depth
Measurement from notional display window to the rear of the retail area (inc. thickness of display window)
Built depth
maximum external measurement from front to rear walls
