Measurement Flashcards
What is the RICS professional guidance regarding measurement?
RICS professional standard: RICS property measurement (2018)
What does the guidance provide?
An understanding of the application of the professional standard and technical definitions.
it also incorporates aspects of the IPMS suite of guidance
What does the RICS website state in terms of RICS property measurement
Application of professional standard
technical definitions
IMPS: Office buildings as applied under the professional standard
IPMS: Residential buildings as applied under the professional standard
What does the RICS website state in terms of RICS IPMS data standard
This document reflects the IMPS standards and will be updated over time to comply with other IPMS standards
For all building classes except offices and residential buildings, the bases of measurement within the code of measuring
What is the RICS code in relation to measurement
RICS Code of measuring practice, 6th edition 2015
What are key points that all RICS members and firms must comply with when measuring a building in a report
- purpose of the measurement instruction
- date of the measurement instruction
- date of measurement
- measurement standard adpoted
- if IPMS is not used, document the reason or departure
- measurement method adopted
- scale of any plans used
- floor area schedule
- unit of measurement
- name of RICS member
What is IPMS
- Mandatory
- aimed at avoiding inconsistent definitions of measurement
- Brings greater global transparency
Who drives the development of IPMS
The International Property Measurement Standards Council
What is IPMS 1
Offices - for planning or building cost purposes
What measurement do you use for IPMS 1
GEA
What is GEA
Used for measuring the area of a building including external walls on a floor by floor basis
What is IPMS 2
Offices - for agency and valuation purposes
What measurement do you use for IPMS 2
GIA
What does GIA include
Used for measuring the interior of an office to include all areas available for direct use, measured to the internal dominant face of the wall on a floor by floor basis
What is IPMS 3
Offices - agency and valuation purposes
What measurement do you use for IPMS 3
NIA
What does NIA include
Used for measuring the occupation of floor areas in exclusive use using same assumptions as IPMS 2
What does NIA exclude
Standard facilities, common space, stairs, lifts, motor rooms, WC’s, plant room
What does GIA exclude
Open light wells
Patio and decks at ground floor level
External parking and equipment yards
What does GEA exclude
Open external stairwells
Upper void levels of an atrium
Patios and external parking at ground level
What are the differences between NIA and IPMS 3
IPMS include:
- Perimeter measurements are taken to the internal dominant face
- No exclusions for restricted height of less than 1.5 m
- All columns are included
What is IPMS all buildings 2023
NOT currently incorporated into RICS guidance
Harmonises all building classes into a single document and one set of standards
What is the best practice document to use for measurement excluding offices and residential
The RICS code of measuring practice 2015
What are the three bases of measurement in the code of measuring practice
GEA
GIA
NIA
What is GEA
Town planning, council tax valuations and building cost estimates for houses
What is GIA used for
Estate agency, rating, building cost estimation for commercial assets and valuation of industrial warehouses and valuation and rating or retail warehouses and food stores
What is NIA used for
Shops
What is included/excluded in GIA for industrial/retail/warehouses
Includes columns, lift wells, mezzanines with permanent access and loading bays
Excludes canopies, fire escapes and covered ways
Ancillary offices within the unit are measured on a GIA
What is included in NIA for shops
Estimate the actual building width by:
removing a ceiling tile
Get behind the partitioning
Inspect the basement to see actual width
Scale from floor plans
What is included in NIA for offices
Atria with clear height above and entrance halls not in common area
Notional lift lobbies
Kitchens
Built in cupboards
Ramps, sloping areas
Areas occupied by ventilation
Areas occupied by skirting and perimeter trunking
What is excluded in NIA for offices
WCs
Plant and lift rooms
Stairwells
Meter and service cupboards
Areas less than 1.5 m ceiling height
Cleaners room
What is the definition for internal eaves height
The clear height between the floor and the lowest point on the underside of the roof
What is the definition of site depth
The measurement from the front to rear boundaries
What is the definition of Shop depth
The measurement from the notional display wndow to the rear of the retail area, including the thickness of the display window
What is the definition of built depth
The maximum external measurement from the front to rear walls
What is the definition of gross frontage
The overall external measurement in a straight line across the front of the building from the outside of the external walls
What is the definition of net frontage
The overall frontage of the shop line measured between the internal face of the external walls
What does the current guidance state on measurement accuracy
It is the responsibility of RICS members and RICS regulated firms to adopt appropriate measuring and computing processes to satisfy the requirements of clients and users
What are key points when measuring land
Check boundaries accurately on site with an OS plan or land reg
1 acre is 0.4046 heactare
What is a building line
This is a line within or coinciding with, the property line, beyond which it is illegal to build
