Measurement Flashcards
What measurement RICS documents are you aware of
Professional standard - RICS Property measurement (2nd edition 2018)
IMPS All Buildings - being updated
RICS Code of Measuring Practice 6th edition 2015
Website states two elements
1. professional standard property measurement
2. RICS IMPS data standard - IMPS Office Buildings and IPMS Residential buildings
what are the requirements and information that must be retained on file or in a report under the RICS measurement professional standard
purpose of measurement instruction
date of instruction
date of measurement
measurement standard adopted
if IMPS not used, the reason for departure
methodology (laser, tape measure)
scale of plans
floor area schedule with relevant areas cross referenced
unit of measurement
name of RICS member
what is IPMS
International Property Measurement Standards
- global RICS led initiative aimed at avoiding inconsistent definitions of measurement in different countries and bringing greater transparency
what is the mandatory guidance on using IPMS
All members must advise their clients about the benefits of IPMS and members are encouraged to report on a dual basis until IPMS is embedded into market practice having regard to the clients instructions
what is IPMS 1
- for planning or building cost purposes (GEA)
- used for measuring the area if a building including external walls on a floor by floor basis
includes:
balconies, covered galleries, roof terraces
excludes: patios, upper voids, refuse areas, external parking
what is IMPS 2?
used for measuring the interior of an office to include all areas available for the client’s direct use (measures to IDF - Internal Dominant Face)
- agency and valuation purposes (GIA)
- includes: balconies galleries terraces
excludes: patios upper voids, refuse areas, external parking
what is IPMS 3?
used for measuring the occupation of the floor areas in exclusive use using the same assumptions as IMPS2 (measures to IDF on a floor by floor basis)
agency and valuation purposes (NIA)
includes: balconies galleries terraces
excludes: stairs lifts plant rooms toilets
Measurements included but stated separately - covered balconies and galleries
- generally accessible roof terraces
when would you use IMPS and when would you use NIA
IPMS - offices and resi
NIA - retail and industrial
what are the differences between IPMS and NIA
IMPS - measure to IDF, no exclusions for restricted height less than 1.5m and all columns are included, area occupied by the reveals of window when measured and assessed as IDF are included, on floors with multiple occupiers the area is taken to the midpoint of the partition wall between the tenancies , covered galleries and balconies for the exclusive use of the tenant are included and stated separately
what is the internal dominant face
a measurement taken from an internal structure wall comprising more than 50% of the floor to ceiling height
what are NIA inclusions/exclusions/applications
inclusions: kitchens ramps cupboards
exclusions: toilets, lift wells, stair wells, plant room, areas with headroom less than 1.5m
applications - estate agency, valuation, property management
Please outline some commonly used scales
1:50 room plan
1:100 building plan
1:1,250 location plan
1:2,500 location/street plan
1:50,000 walking/road map
what are the GIA inclusions/exclusions/applications
In - columns, plant rooms, toilets, areas with headroom less than 1.5m
ex - perimeter wall thickness, fire escape, canopies
applications - estate agency, valuation, property management
what are the GEA inclusions/exclusions/applications
in - perimeter wall thickness, columns, stairwell/liftwells
exclusions - fire escapes, canopies
applications - town planning, ratings and council tax
what basis of measurement would you use for an industrial unit? what other measurements should you record?
GIA for industrial and retail warehouses
in - columns, lift wells, mezzanines, loading bays
ex - canopies, fire escapes, covered ways
an additional measurement should be taken for the internal eaves height as that as particularly important for industrial units.
Internal eaves height is the clear height between the floor and the lowest point on the underside of the roof
What is IPMS All Buildings 2023
This document supersedes all standards previously published
aims to establish consistent methodology for measuring all types of buildings to promote international collaboration
RICS is yet to adopt this
What are the Code of Measuring Practice bases of measurement
GEA - town planning, council tax valuations, building cost estimates for houses
GIA - industrial/warehouses and retail warehouses and food stores
NIA - retail
What is included and excluded from GIA
Include - columns, liftwells, mezzanines with permanent access, loading bays
exclude - canopies, fore escapes and covered ways
ancillary offices within the unit are measured on GIA
what are some the ways you can ensure NIA is accurate when measuring shops
- remove ceiling tile
- try to get behind the partitioning (spot any gaps)
- inspect the basement or first floor to see actual built width
- scale from floor plans (having undertaken site check measurements)
- take sufficient on site measurements to calculate ITZA
what is included and excluded from NIA
In - atria with clear height above the entrance halls if not used in common areas
- notional lift lobbies and notional fire corridors
- kitchens
- build in cupboards and like occupying usable area
- ramps, sloping areas and steps within useable area
- areas occupied by ventilation or heating grills
- areas occupied by perimeter trucking
- areas occupied by non-structural walls subdividing accommodation in sole occupancy
EX - WCs
- plant and lift rooms
stairwells
meter and service cupboards and service risers
areas less than 1.5 m in height
cleaners rooms
permanent circulation areas
space occupied by permanent continuous air conditioning, heating or cooling apparatus if space it occupies is rendered unusable
- areas rendered unusable with a dimension between opposite faces of less than 0.25m
- measurements should be taken to the glazing for full height glazing unless the elements of the window structure or design render substantially unusable
what is the internal eaves height
clear height between the floor and the lowest point on the underside if the roof eg the eaves
what is site depth
the measurement from the font to the rear boundaries
what is the shop depth
measurement from the notional display to the rear if the retail area, including the thickness of the display window
what is built depth
the maximum external measurement from the front rear walls
what is gross frontage
the overall measurement in a straight line across the front of the building from the outside of the external walls or the centre line of the party walls
what is net frontage
overall frontage of the shop line measured between the internal face and the external walls
what must members and firms consider when evaluating the level of accuracy to be expected from a measured survey
- purpose
- clients requirements and expectations
- building or site conditions
- time/cost elements involved
- ramifications if the level of accuracy is deemed insufficient
how do you measure land
- check boundaries on site with OS plan and or land reg title document prior to calculating the area of a site using promap
- trundle wheel
- mathematical trigonometry or a perimeter for the calculation of the site area
- a plot ratio is the ratio between the size of the site and the building footprint (GEA)
How accurate is a laser measurer
within 1.5mm to 200m
How do you calibrate your distometer
- measure a known measurement
- calibrate annually by manufacturers
