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RICS APC - EVIE > Measurement > Flashcards

Measurement Flashcards

1
Q

What is the RICS document relating to measurement ?

A

RICS Professional Statement: RICS Property Measurement January 2018.

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2
Q

What is the aim of introducing IPMS?

A

To enable global consistancy and transparency

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3
Q

Is IPMS mandatory for residential ?

A

Yes

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4
Q

What do you currently advice you clients on with measurement ?

A

I must advise my clients about the benefits of IPMS

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5
Q

What does IPMS replace ?

A

It replaces procedures used for the measurement of offices and residential properties in RICS Code of Measuring Practice 2015

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6
Q

What are the eight general principles of measurement and calculation in the RICS Professional Statement?

A

“1. Provide a date when measurements are taken.
2. State measurement methodology
3. Reference and scale of any plans used.
4. State the conversion factor from metric/imperial and rounding.
5. Measurements and calculations must be clearly documented.
6. Record the RICS member responsible to certify the above requirements
7. Members expected to advise clients on benfits of IPMS
8. Adopting IPMS is mandatory for reporting of residential and office space.”

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7
Q

What is IPMS 1?

A

“Similar to GEA - Used for commerical and residential.
Measuring the area of a building including external walls.
Include balconies but stated separately.”

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8
Q

What is IPMS 2?

A

“Similar to GIA
Measuring the interial area of the building.
Measured to the internal dominant face of the wall.
Include galleries and balconies - but stated separately “

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9
Q

What is IPMS 3?

A

“Similar to NIA
Measuring to the occupation of the floor areas.
Measured to internal dominant facing walls.”

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10
Q

What is IPMS 3A?

A

“Used for resi
Similar to IPMS 1 but for more precise buildings.
Measure to the outer face of the external wall and to the centre line of shared walls.”

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11
Q

What is IPMS 3B?

A

“Used for Resi
Similar to IPMS 2 and GIA.
Measurement of the area in exclusive occupation, including the floor area occupeid by internal walls and columns.
Measured to internal dominant face and the finished surface of shared walls.”

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12
Q

What is IPMS 3C?

A

“Used for resi
Similar to IPMS 3B.
Measurement of the area of exclusive occupation
Measured EXCLUDING the internal walls and columns
Measured to the Internal Dominant Face and finished surface”

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13
Q

What is the IPMSC ?

A

International Property Measurement Standards Coalition

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14
Q

What does IPMS All Buildings do?

A

Brings together all building classes into a single document into one set of standards

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15
Q

What is the purpose of the introduction to IPMS All Buildings?

A

Aims to establish a consistent methodology for measuring all types of buildings in the world and promote international collaboration

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16
Q

What is 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

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17
Q

How would you calculate the area of a site?

A

Promap

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18
Q

How would you check the boundaries accurately on site?

A

OS map and/or Land Registry title plan

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19
Q

What can be used to measure land?

A

Promap or Trundel Wheel

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20
Q

How accurate is a laser?

A

Lasers tend to be accurate to within c.1.5mm up to 200m

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21
Q

What scales are used on plans?

A

“1:50 for a single room
1:100 for a building plan
1:1250 for a street/location plan
1:2500 for a location plan
1:50000 for a Road/walking plan”

22
Q

What is GIA?

A

“Whole enclosed area of a building within the external walls taking each floor into account and excluding the thickness of the external walls

The whole area of a building measured to the internal face of the perimeter walls at each floor level

(examples of where used: estate agency & valuation of industrial/warehouses)
approx. 2-3% deduction from GEA”

23
Q

What is GEA?

A

The area of a building measured externally at each floor level

24
Q

What is NIA?

A

“Is the usable area within a building measured to the internal face of the perimeter walls at each floor level
(examples of where used: shops)
approx. 15% deduction from GEA”

25
Q

What does GIA include/exclude?

A

“Include:
- Areas occupied by internal walls and partitions

Columns, piers, whether free standing or projecting inwards from an external wall, chimney breasts, lift wells, stairwells etc
Areas with a headroom of less than 1.5m
Exclude:

External open-sided balconies, covered ways and
fire escapes
Canopies
Voids over or under structural, raked or stepped
floors
Greenhouses, garden stores, fuel stores, and the
like in residential property”
`

26
Q

When did IPMS for Residential Buildings get introduced?

A

”
It came into effect on 1st May 2018”

27
Q

How do you calibrate your laser distometer? CHECK

A

Send it off the manufacturers annually to be calibrated

28
Q

Why is calibration for laser distometers important?

A

To ensure accuracy

29
Q

What can you do to ensure that your measurements are as accurate as possible?

A

”
Taking several check measurements
Ensuring the laser or tape is measuring from the correct
surfaces
Checking measurements with scaled plans or reliable mapping
software”

30
Q

What are the benefits and limitations of a laser distometer?

A

“Benefits:
- Accuracy
- Ease of use

Limitations:
- It does not function well in bright light
- Difficult to use in very narrow spaces”

31
Q

What is 1 acre in hectares?

A

“0.4046

(one hectare contains about 2.47 acres)”

32
Q

How would you measure a property of an irregular floorplate

A

Using Trigonometry

33
Q

What definitions 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”

34
Q

What is the main difference in measurements of IPMS and GIA?

A

IDF V Wall

35
Q

When would a valuer use a GEA measurement?

A

Insurance purposes

36
Q

Can you tell me what you understand of margins of error in measurement?

A

“It is up to the valuer’s discretion to decide
As per the RICS Measured survey recommends a tolerance of +/3 %”

37
Q

How do you identify which is the internal dominant face?

A

The finished surface that occupies over 50% of the wall section

38
Q

What is the finished surface?

A

The wall surface directly above the horizontal wall–floor junction, ignoring skirting boards, cable trunking, heating and cooling units and pipework.

39
Q

What is the internal dominant face?

A

“The inside finished surface that occupies over 50% of the wall section

The internal finish comprising more than 50% of the floor to ceiling height for each wall Section”

40
Q

How does the Code of Measuring Practice differ from IPMS?

A

The main difference between the IPMS and the CoMP is that the measurements are taken to the “Internal Dominant Face”

41
Q

What would you do if Promap was unavailable if you were measuring a site of land?

A

A trundle wheel could also be used on site

42
Q

Is there anything you would include in IPMS 2 but would exclude in GIA?

A

“Balconies, often referred to as external open-sided balconies.

IPMS 2 = Included but stated separately
GIA = Excluded
Accessible rooftop terraces

IPMS 2 = Included but stated separately
GIA = Excluded”

43
Q

What about if you had a property that was extended into the loft space and was eaves affected? How would you measure? Ceiling heights

A

“I would include areas with a headroom of less than 1.5m in GIA included in measurement but stated as seprate measurement in the report

But, for IPMS, I understand that these areas need to be stated separtely and therefore, would need to figure that the area of the room that falls underneath 1.5m height.

Methodology:

Room measurement first

Widest width x longest length

Then measure the area of the room below 1.5m

Area of widest part - area below 1.5m = area of loft space”

44
Q

What is a typical scale for a floorplan?

A

“1:50/ 1:100

Typically”

45
Q

What is the scale of a location plan?

A

1: 1250

46
Q

What is included and excluded in IPMS 2?

A

“Measurements included but stated separately:
- Covered galleries
- Balconies (being external to the main structure of the
building)
- Generally accessible rooftop terraces.

Exclusions:
- Open light wells
- Upper level voids of an atrium
- External car parking”

47
Q

What is included and excluded in IPMS 3B?

A

“Measurements included but stated separately and
individually:
- Attics, basements/cellars
- Balconies and verandas in exclusive use
- Garages
- Limited use areas.
Measurements excluded but which may be stated
separately and individually:
- Patios
- Unenclosed parking areas, which may be measured
or defined by number of spaces
- Staircase openings”

48
Q

If you were at a property and done all your measurements, when you came back to the office your measurements realised that you had missed a couple of dimensions, what would you do?

A

Use a scale ruler and scale a scaled floor plan

49
Q

If you didn’t have the floorplans avaliable, how could you measure?

A

You would have to rearrange to reinspect the property

50
Q
A

RICS APC - EVIE (20 decks)

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