Measurement Flashcards
What is the main document for measurements?
RICS Professional Statement: RICS Property Measurement (2018)
What did RICS introduce to avoid inconsistencies between countries?
Introduced International Property Measurement Standards
What does IPMS 1 include?
Area of building including external walls on a floor by floor basis
- Included but stated separately: Covered galleries, balconies, generally accessible roof terraces
- Exclusions: Upper voids, open external stairways, external areas
What are some principles for measuring property?
- State date taken, methodology and conversion factor
- Measurements and calculations clearly documented
- Advice clients on benefits of IPMS and reasons if not used (Mandatory for residential and office space)
What does IPMS 2 include?
Measured to the internal dominant face on floor by floor basis, all areas available for direct use
- Included but stated separately: Covered galleries, balconies, generally accessible roof terraces
- Exclusions: Upper voids, open external stairways, external areas, refuse area
What is a Internal Dominant Face?
Inside finished surface comprising more than 50% of floor to ceiling height
What does IPMS 3 measure?
Measures the occupation of floor areas in exclusive use (same as IPMS2 for IDF), excludes shared facilities like stairs, lifts, WCs, plant rooms
- Included but stated separately: Covered galleries, balconies, generally accessible roof terraces
What are the differences between IPMS 3 and NIA?
- Measure to internal dominant face (IDF)
- No exclusions for areas less than 1.5m
- All columns included
- Covered galleries and balconies & roof terraces = included but noted separately
- Middle of party walls between exclusive areas
What document is yet to be adopted for all buildings and is aimed to replace the RICS Property Measurement 2018?
IPMS All Buildings 2023 - aims to establish consistent methodology for measuring all types of buildings globally
What document sets out the best practice for measurement of warehouses etc?
RICS Code of Measuring Practice 2015
When may GEA be used?
Used for Town Planning, council tax
When may GIA be used?
Industrial & Retail Warehouse - Used for Estate agency, rating, building cost estimation (commercial), valuations
What is the approximately discount from GEA to GIA?
2-3% deduction
When may NIA be used?
Shops - Used for Estate agency, rating, building cost estimation (commercial), valuations
What is the approximately discount from GIA to NIA?
15% deduction
What does GIA include?
Inc – Columns, lift wells, mezz with permanent access, loading bays
Exc – Canopies, fire escapes and covered ways
When would you measure a mezzanine?
If there is permanent access
What is included and excluded in NIA?
Inc – Lift lobbies, kitchens, cupboards (if built in), ramps
Exc – WCs, plant, areas less than 1.5m, permanent circulation areas
What is the zoning technique?
Valuation technique
- could be used for retail properties – 6.1m (20 ft) halving back principle
What is natural zoning?
Physical changes such as steps
What is mirror zoning?
When a shop has two main frontages
What is masking?
Valuation of hidden/obscured area
What is internal eaves height?
clear height between the floor and the lowest point on the underside of the roof
What is gross frontage?
Overall external measurement in a straight line across the front of the building
What is net frontage?
Overall frontage of the shop line measured between the internal face of external walls.
What are some measurement tools?
Tape, rod, laser, software
How accurate are lasers?
Accurate within 1.5mm up to 200m but sunlight can distort measurements
How can you calibrate/check measuring tools?
Checked against a known distance and results recorded in a log
How often should lasers be calibrated?
Annually by manufacturers
How could you measure land?
Software such as Promap/Edozo (checked against title boundaries on Landreg or title) or trundle wheel
What does 1 acre equal in hectares?
0.4046
What does the IPMS states regarding the accuracy of measurements?
Measurer has to state the degree of tolerance reported as a %, and the IPMS recommends measurements are supported by computer drawings
Why may you use NIA over IMPS3?
- All comps in NIA
- Client wanted NIA
What are the differences between NIA and GIA?
- GIA includes communal, columns, WCs, voids over stairwells, corridors, areas less than 1.5m
What was the reasonable tolerance on check measurements compared to the measurements provided?
2-3%
