MEASUREMENT Flashcards
How did you identify the IDF? What guidance did you follow? Would you include a juliet balcony?
International Property Measurement Standards - All Buildings
I had consideration to the RICS Professional Statement when measuring the property, the IDF is the wall surface (either glazed or solid), whichever occupies over half of the that section from the floor to the ceiling. During the inspection, I checked each room’s dominant wall surface to determine the correct measurement points.
A Juliet balcony is excluded because they are primarily external features and do not provide significant internal space or functionality.
What scale?
1:100 scale for building plan, which is typical for residential properties.
How can you ensure the accuracy of the measurement on-site?
I used a laser measurer device and calibrated it before the inspection. I cross-referenced my measurements by measuring twice in critical areas. I also ensured consistent recording of measurements in my notes.
What details of your revised measurements would you include in a professional report or document?
A revised floor area calculation and a detailed floor plan.
What steps did you take to verify the accuracy of your measurements before finalising the report?
I cross-checked my measurements on site.
Whats excluded in IPSMB 3?
externall walls, externall balconies, shared corridors, roof terraces, storage rooms not attached to the unit, boiler rooms.
Did you duall report?
Yes, I measured to GIA and IPMS 3B.
I measured using IPMS 3B due to my familiarity with this standard, to determine internal floor area.
However, recognising that Gross Internal Area (GIA) is the more appropriate standard for residential properties, I also applied GIA to ensure compliance with statutory valuation requirements.
By dual-measuring, I ensured accuracy and consistency with the measurements I had taken.
Were all your comps measured to IPMS 3B? Did you dual measure? How would you measurements be differences if measure to GIA?
No, thats why I also measured to GIA, the area was larger when I measured to GIA.
Why was IMPS introduced- does the VO measure to this standard? If not, why?
Not efficient to do so, we adopt the Code of Measuring Practice, it would be uneconomic for us to remeasure every property for IPMS.
Can you define GIA? NIA? GEA?
GIA - industrials, warehouses, factories
GEA - planning, council tax, building reinstatement costs
NIA - shops and offices
GIA includes all internal areas, while NIA focuses on usable space, GEA includes both internal and externall walls
Is zoning a measurement standard?
No, its a form of analysis
Say you were measuring a residential to GIA and IPMS 3B, which would you expect to have the highest measurements overall and why?
GIA would have the highest measurements overall
GIA includes all internal areas of a building, whereas IPMS3 excludes storage rooms, plant rooms and certain corridors (non-occupiable)
What do you understand by the term “internal dominant face”
The inside surface area comprising more than 50% of the floor to ceiling height
When did you last calibrate your laser measure - why is this important?
I colaborate frequently, I last did it a couple of weeks ago.
I do this to ensure accuracy, reliability and compliance
You measured an industrial unit to GIA - are there any areas you would exclude when measuring to GIA?
Outbuildings, loading bays, canopies
You measured a shop unit to NIA - are there any areas you would exclude when measuring to NIA?
WCs, corridors, stairwells
Talk me through the measurement of an Industrial in Penarth (M L2).
RICS Professional Standard and Guidance, Code of Measuring Practice, 6th Edition, May 2015.
I measured an industrial unit for industrial purposes.
I measured to GIA.
I drew up a plan onsite and excluded the necessary areas.
Measuring the eaves height and roller shutter door width and height enabled me to accurately compare these units to comparables in the locality.
Talk me through the measurement of the retail in Chepstow.
RICS Professional Standard and Guidance, Code of Measuring Practice, 6th Edition, May 2015.
I measured a retail unit for non-domestic purposes.
I measured to NIA.
On return to the office, I used ELDA to digitise the plan.
I calculated the overall retail area, making sure to exclude pillars and staff WC.
Following the inspection, I was able to settle the appeal as a result of the accurate measurements I had taken.
Talk me through your measurement of the Residential house in Stratford (M L2).
I measured a two bedroom terraced house for IHT purposes.
I noted that there was a two-storey extension to the rear of the property which weren’t included in our records.
I dual reported, measuring the property in accordance with GIA.
I drew a scaled floorplan and took internal and external photographs.
I used my measurements to obtain an accurate revised area, which I used to correctly analyse the subject in line with comparable evidence.
Describe the construction and age of the residential you measured in Stratford.
Age: 1837 - 1901 (Victorian)
Construction: red brick construction, high ceilings, fire place in each room, solid brick walls- headers and stretchers, timber framed sash windows, square bay windows, pitched roof.
EPC: D
Describe the construction and age of the retail unit you measured in Chepstow.
Age: 1837-1901 (Victorian)
Construction: red brick construction, solid brick walls- headers and stretchers, timber framed sash windows, square bay windows, pitched roof.
EPC: C
Describe the age and condition of the industrial you measured in Penarth.
Age: 1955 - 1964.
Construction: red brick construction with corrugated metal cladding under a pitched roof with roller shutter doors.
Eaves height: 5m
Survey data: partly heated, no air conditioning.
EPC: C
For the retail unit in Chepstow, what did you measure to? What would you do if there was racking/shelving on both sides of the retail unit?
NIA
I would try and measure from behind the racking/shelving (internal face of the perimeter walls)
What elements did you include on your plan for the shop in Chepstow? Was the plan to scale? What scale would you use for a floor plan for a building of that size?
I would include the layout of in my plan, measurements included kitchen, retail area, office.
The plan was not to scale (the ratio of length in a drawing compared to the length of the real thing)
The scale was 1.100.
Why calculate the areas overall for the retail in Chepstow? How would you zone the retail unit if you had to? How would establish the building line?
The unit was a Cafe, therefore I applied the overall approach
Zone approach - 6.1M
Building line - the building line in measurement refers to the distance between the edge of a property or street and the nearest point of a building.
Other inclusions and exclusions? Did you measure anything else relevant to retail? Internal frontage? Depth of sales area? Talk me through measuring and zoning a return frontage?
Inclusions - kitchen, area occupied by non-structural wall partitioning, backroom storage
Exclusions - Corridors, WCs, Stairwells
Internal Frontage: This is the length of the retail unit’s interior face that is directly accessible to customers. It’s often measured from one side of the unit to the other.
Depth of Sales Area: This is the distance from the front of the retail unit to the back wall.
Return frontage - dependant on tthe quality of the return frontage (e.g. facing other rental units), one might add 10% - 2.5% to the total revenue to reflect the benefit of the return frontage.
What are pros and cons of a laser measuer?
Pros - gives quick and accurate measurements, making the process more efficient and reduces the potential for errors
Cons - bring sunlight and the reflection on tiles can distort measurements
Why GIA? Inclusions and exclusions? Difference between the RICS COMP and the VOA COMP?
Inclusions - internal walls, floors, ceilings
Exclusions - external walls, basements, garages
RICS COMP is used for professional valuations, while the VOA COMP is for taxation purposes
Why do you not use IPMS for rating?
The requirement to use IPMS is not mandatory, given the statutory duty, the basis of measurement remains the RICS Code of Measuring Practice and the VOA code
Was there any land? If there was, how would you measure it?
VOA Digital Mapping / Promap
Trundle Wheel - on site
If there are offices in the industrial, do you measure the office space to NIA or GIA?
GIA
What is IPMS All Buildings?
- IPMS 1 and IPMS 2 are external and internal measurements respectively for the whole or part of a Building.
- IPMS 3.1 and IPMS 3.2 are external and internal measurements respectively required for exclusive occupation.
- 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.
