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Measurement Flashcards

1
Q

What is the key RICS measurement guidance?

A

RICS Professional Standard: RICS Property Measurement (2nd Ed. January 2018)

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2
Q

What does RICS Professional Standard: RICS Property Measurement (2nd. Ed January 2018) include?

A
  • Application of the Professional Standard
  • Technical definitions
  • IMPS Office and Residential (it will be updated over time to include industrial, retail and mixed use)
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3
Q

What are the requirements set out in RICS Professional Standard: RICS Property Measurement (2nd Ed. January 2018)

A

Retain the following information on file:

  • Purpose of instruction
  • Date of measurement instruction
  • Date of measurement
  • Measurement standard adopted
  • If IPMS is not used, document the reason for departure
  • Measurement methodology (laser measurer or tape measure)
  • Scale if any plans used
  • Floor area schedule with relevant areas cross referenced to floorplans
  • Unit of measurement and conversion factor, if applicable
  • Name of RICS member / firm responsible for the instruction
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4
Q

What are RICS members expected to advise when it comes to measurement?

A
  • Advise client or employer on the benefits of using IMPS
  • Encouraged to report on a dual basis until IPMS is embedded into market practise
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5
Q

What must be remembered?

A

IPMS is not suitable in all circumstances and in these circumstances RICS members must document the reason for departure

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6
Q

What are the IPMS (International Property Measurement Standards)?

A

RICS-led global initiative introduced mandatory IPMS aimed at avoiding inconsistent definitions of measurement in different countries and brining greater global transparency

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7
Q

Who runs the IPMS?

A

IPMSC (The International Property Measurement Standards Council)
- Professional and not-for-profit organisation

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8
Q

What was the sequence of IMPS?

A
  1. IPMS Office Buildings (2014)
  2. IPMS Residential Buildings (2016)
  3. PMS Industrial Buildings (2018)
  4. IPMS Retail Buildings (2019)
  5. IMPS: All Buildings (2023) - Supersedes all previous
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9
Q

Following the sequence of IPMS, how was RICS Guidance updated?

A
  1. IPMS Office Buildings (2014)
    –> Incorporated into RICS Guidance in 2015
  2. IPMS Residential Buildings (2016)
    –> Incorporated into RICS Guidance in 2018 (as RICS Professional Standard: Property Measurement (2nd Ed. January 2018) - STILL MOST RECENT
  3. PMS Industrial Buildings (2018)
  4. IPMS Retail Buildings (2019)
  5. IMPS: All Buildings (2023) - Supersedes all previous
    –> Being incorporated into RICS Guidance
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10
Q

What is the latest guidance?

A
  • IPMS All Buildings supersedes all previous IPMS asset classes
  • IPMS All Buildings has not yet been incorporated into RICS Guidance, so surveyors should follow IPMS Office and Residential guidance still
  • RICS Professional Standard: Property Measurement (2nd Ed January 2018) is the latest RICS Guidance
  • This applied to all properties and includes now out of date IPMS Office and Residential that is being superseded
  • The Code of Measuring Practise (2015) applies to all other asset classes
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11
Q

What is IPMS - common facilities?

A
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12
Q

What is IPMS - component area?

A
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13
Q

What is IPMS - finished surface?

A
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14
Q

What is IPMS - internal dominant face (IDF)?

A

The inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

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15
Q

What is IPMS - IDF wall section?

A
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16
Q

What is IPMA - limited use area?

A
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17
Q

For IPMS Office Buildings, when would you use IPMS 1?

A

Planning or building cost purposes (GEA)

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18
Q

For IPMS Office Buildings, when would you use IPMS 2?

A

Agency or valuation purposes (GIA)

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19
Q

For IPMS Office Buildings, when would you use IPMS 3?

A

Also agency or valuation purposes (NIA)

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20
Q

Talk me through IPMS 1 for Office Buildings?

A

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

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21
Q

What does IPMS 1 for Office Buildings include?

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces

(GEA did not include galleries and balconies)

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22
Q

What does IPMS 1 for Office Buildings exclude?

A
  • Upper void levels of an atrium
  • Open external stairwells
  • Patios, refuse areas, external parking at ground level
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23
Q

Talk me through IPMS 2 for Office Buildings?

A

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

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24
Q

What does IPMS 2 for Office Buildings include?

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces
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25
Q

What does IPMS 2 for Office Buildings exclude?

A
  • Open light wells and upper-level voids of an atrium
  • Patio and decks at ground level
  • External parking and equipment yards, cooling equipment and refuse areas
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26
Q

Talk me through IPMS 3 for Office Buildings?

A

Used for measuring the occupation of floor areas in exclusive use using same assumptions as IPMS2, measured to the Internal Dominant Face of a wall on a floor-by-floor basis

The floor area available on an exclusive basis to an occupier

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27
Q

What does IPMS 3 for Office Buildings include?

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces
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28
Q

What does IPMS 3 for Office Buildings exclude?

A
  • Standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WCs, cleaners’ cupboards, plant rooms
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29
Q

What are the main differences between IPMS 3 and NIA?

A
  • Perimeter measurements are taken to the ‘Internal Dominant Face’
  • No exclusions for restricted height of less than 1.5 metres
  • All columns are included
  • Area occupied by the reveals of a window when measured and assessed as the internal dominant face are included
  • On floors with multiple 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
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30
Q

What are the IPMS Residential Buildings standards?

A
  • IMPS 1 - External
  • IMPS 2 - Internal (interior area)
  • IMPS 3 - Occupier (occupation of the building on an exclusive basis to an occupier)
31
Q

How is IPMS 3 broken down further?

A
  • IPMS 3A
  • IPMS 3B
  • IPMS 3C
32
Q

What is IPMS Residential Buildings 3A?

A

Measurement to the outer face of the external wall and centre-line of shared walls

33
Q

What is IPMS Residential Buildings 3B?

A

Measurement to the area in exclusive occupation, including internal walls and columns, measured to the Internal Dominant Face and finished surface

34
Q

What is IPMS Residential Buildings 3C?

A

Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face and finished surface

35
Q

Talk me through IPMS All Buildings (2023)?

A
  • Supersedes all standards previously published by the IPMS coalition
  • Aims to establish a consistent methodology for measuring all types of buildings in the world
  • Harmonises all building classes into a single document into one set of standards
  • Once adopted by RICS, it is envisaged that the current RICS Property Measurement, 2018) will no longer be relevant
36
Q

What does IPMS All Buildings (2023) set out?

A

IPMS 1 - External measurement
IPMS 2 - Internal measurement
IPMS 3.1 - External exclusive use
IPMS 3.2 - Internal exclusive use
IPMS 4.1 - Selected areas including internal walls
IPMS 4.2 - Selected areas excluding internal walls

37
Q

What is the RICS Code of Measuring Practise (2015) used for?

A

Best practise for all measurement exercises except offices and residential

38
Q

What are the COMP Bases of Measurement?

A

GEA, GIA, NIA

39
Q

What is GEA used for?

A

Town planning, council tax valuations and building cost estimates for houses

40
Q

What is GIA used for?

A

Estate agency, rating, building cost estimation for commercial assets, valuation of industrial / warehouses, valuation and rating of retail warehouses and food stores, new home valuations

2-3% reduction from GEA

41
Q

What is NIA used for?

A

Same as GIA, but for NIA

15% deduction from GEA

42
Q

What does GIA for industrial / retail warehouses include / exclude?

A

Includes:
- Columns
- Lift wells
- Mezzanines with permanent access
- Loading bays

Excludes:
- Canopies
- Fire escapes
- Covered ways

Ancillary offices within the unit are measured on a GIA basis

43
Q

How do you use NIA for shops?

A

When measuring a shop unit fitted out with full height partitioning by the tenant, try to estimate the actual built width of the shop by one of the following:

  • Remove a ceiling tile
  • Try and get behind the partitioning
  • Inspect the basement or first floor to see actual built width
  • Scale from floor plans (having undertaken some on site check measurements)
  • Take sufficient on-site measurements to calculate the ITZA measurement
44
Q

What do you include in NIA for Offices?

A
  • Atria with clear height above and entrance halls if not used in common areas
  • Notional lift lobbies and notional fire corridors
  • Kitchens
  • Built-in cupboards and the like occupying useable area
  • Ramps, sloping areas and steps within the usable area and stated separately and pavement vaults
  • Areas occupied by ventilation and heating grilles
  • Areas occupied by skirting and perimeter trunking
  • Areas occupied by non-structural walls subdividing accommodation in sole occupancy
45
Q

What do you exclude in NIA for Offices?

A
  • WCs
  • Plant and lift rooms
  • Stairwells
  • Meter and service cupboards and service risers
  • Areas less than 1.5 metres in height
  • Cleaners’ rooms
  • Permanent circulation areas
  • Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if space it occupies is rendered substantially unusable, or if it protrudes 0.25m or more into a useable area
  • Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m
  • Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable
46
Q

What are internal eaves height?

A

The clear height between the floor and the lowest point on the underside of the roof, e.g. at the eaves

47
Q

What is site depth?

A

The measurement from the front to rear boundaries

48
Q

What is shop depth?

A

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

49
Q

What is built depth?

A

The maximum external measurement from the front to rear walls

50
Q

What is gross frontage?

A

The overall external measurement in a straight line across the front of the building from the outside of the external walls or the centre line or the party walls

51
Q

What is net frontage?

A

The overall frontage of the shop line measured between the internal face of the external walls

52
Q

What should you consider when evaluating the level of accuracy that could be expected from a measured survey and one that is both achievable and acceptable?

A
  • Purpose
  • Client’s requirements and expectations
  • Building or site conditions
  • Time / cost elements
  • Ramifications if level of accuracy is deemed insufficient
53
Q

How would you measure land?

A
  • Check boundaries on site with an OS plan / Land Registry title document prior to calculating the area of a site using Promap
  • Trundle wheel or software like ‘Promap’
  • Mathematical trigonometry or a planimeter for the calculation of a site area
  • A plot ratio is the ratio between the size of the site and the building footprint (GEA), This is also known as site cover.
  • 1 acre is 0.4046 hectare
54
Q

What is a building line?

A

Line within, or coinciding with, the property line, beyond which it is illegal to build

55
Q

What is a scale?

A

Ratio of the length in a drawing to the length of the real thing

56
Q

What is 1:50 used for?

57
Q

What is 1:100 used for?

A

Building plan

58
Q

What is 1:1250 used for?

A

Street/location plan

59
Q

What is 1:2500 used for?

A

Location plan

60
Q

What is 1:50000 used for?

A

Road / walking map

61
Q

What measurement tools are there?

A
  • Tape
  • Rod
  • Laser device
  • Software
62
Q

How accurate are lasers?

A

Within 1.5mm up to 200m but bright sunlight can distort measurements

All measurement tools should be checked for accuracy frequently against a known distance and the results recorded in a log

Lasers should be calibrated annually by manufacturers

63
Q

How do you convert from Sq m to Sq ft?

64
Q

What is IPMS and why was it introduced?

65
Q

What is the difference between GEA and GIA?

66
Q

When would you use NIA and GIA?

67
Q

What is the typical NIA to GIA ratio for an office building?

68
Q

When in the UK is sq ft used?

69
Q

Do you know how to calculate the difference between sqm and sqft?

70
Q

What is the Code of Measuring Practise? When would you use it?

71
Q

What is the difference between IPMS2 and IPMS 3 for office?

72
Q

What is the first thing you think of when you get to a construction site?

A
  • Sign in
  • Sort out PPE
73
Q

How would you measure a development site?

A
  • Trundle wheel round the red line boundary
  • Using land registry

VT APC (20 decks)

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