Measurement Flashcards
What can go wrong with a tape measure?
It stretches
Why is accuracy important when measuring buildings?
As it important for providing accurate advice to clients. In valuation or agency instructions, properties can be valued on a per sq. ft basis for letting or sale so an inaccurate measurement can lead to big variations in value.
What does the code of measuring practice say about eaves height?
Internal eaves height is the distance between the floor and the underside of the roof at the eaves.
Clear internal height is the distance between the floor and the lowest point of the roof trusses/ceiling beams.
What is outlined in the RICS Code of Measuring Practice 2015?
Provides standardised guidelines for measuring property, ensuring consistency across the industry. Key elements:
-Purpose- ensures uniform property measurement for valuations, agency and development
-Key definitions- GEA, GIA and NIA
- Application- covers various property types (resi, commercial, industrial) and sets standards for reporting measurements accurately
What is outlined in the RICS Property Measurement 2018 standard?
Adopts the International Property Measurement Standards (IPMS) for office buildings to ensure global consistency.
-Total building area (IPMS 1)
-Interior areas (IPMS 2)
-Tenant-occupied areas (IPMS 3).
It also provides guidance on adapting IPMS for different property types.
Define Gross External Area (GEA)?
Measurement used in property and construction to represent the total footprint of a building, including external walls. It covers the entire area of the building, measured externally at each floor level, and includes: External walls, Internal spaces (e.g., rooms, corridors), Areas like garages, balconies, and storage spaces
Define Gross Internal Area (GIA)?
It includes all usable spaces measured to the internal faces of the external walls and encompasses: All floors: The area of all levels within the building, including upper and lower floors, Internal walls: The spaces within the building’s walls but excludes the thickness of external walls. Usable areas: Includes spaces such as offices, meeting rooms, kitchens, and bathrooms.
Define Net Internal Area (NIA)?
Total internal space available for occupation and use, excluding certain areas.
Key components of NIA include:
-Usable Spaces: All areas that can be occupied, such as offices, meeting rooms, kitchens, and restrooms.
-Exclusions: Common areas (e.g., lobbies, hallways, staircases), External walls and structural elements, Service areas (e.g., plant rooms, storage spaces not intended for use)”
How would you check a distometer is correct?
Measure distance between two points you know the distance or Send it back to manufacturer.
What measurement technique do you use for a Retail Unit, Braintree?
NIA
What do you exclude from NIA?
Common areas (e.g., lobbies, hallways, staircases)
External walls and structural elements
Service areas (e.g., plant rooms, storage spaces not intended for use)
How do you zone a retail unit?
This is a val technique, not method of valuation. Used for comparison of retail to create a unit of comarison of retail property to create a unit of comparison for diff sizes. Rationale- rental value of the property reduces away from the street. Halving back principle with 20ft (6.1m) zones. 30ft (9.14m)zones in prime London.
What does IPMS stand for?
International Property Measurement Standards
What are the different IPMS’ for office buildings
IPMS 1 (GEA)- measuring building including external walls on floor-by-floor basis. Includes: covered galleries, balconies, generally accessible roof terraces. Exclusions- Upper void level of atrium, open external stairwells, patios, refuse area, external parking at ground level.
IPMS 2 (GIA)- Measuring interior includes all areas available for direct use, measured to the internal dominant face of wall on a floor-by-floor basis. Includes: covered galleries and balconies, generally accessible roof terraces. Exclusions- open light wells and upper-level voids of atrium, patios and decks at ground floor level, external parking and equipment yards.
IPMS 3 (NIA)- Measuring occupation of floor areas in exclusive use using the same assumptions as IPMS2. measured to internal dominant face on a floor-by-floor basis. Includes: covered galleries and balconies, generally accessible roof terrace. Excludes: standard facilities providing shared or common facilities such as stairs, lifts, WCs, plant rooms.
What are the different IPMS for resi buildings?
IPMS 1- External
IPMS 2- Resi internal- interior area of buildings
IPMS 3- resi occupier- occupation on an exclusion basis to occupier. Broken down into 3 sub areas:
IPMS3A- measurement of outer face of external wall and centre line of shared walls
IPMS3B- measurement of the area in exclusive occupation, inlcuding internal walls. IDF.
IPMS3C- measurment of area exclusive occupation, excluding walls and colums, measured to IDF and finsihed surface
