Measurement

Question 1

Define the Internal Dominant Face? (IDF)

Answer 1

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

Question 2

Define IDF Wall Section

Answer 2

Each internal finish of a section of an External Wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section.

Question 3

Define Common Facilities

Answer 3

Shared facilities that do not change over time
eg
- lifts
- plant rooms
- toilets

Question 4

Define Component Area

Answer 4

The extent at ground level of the area of a Building covered by one or more roofs, the perimeter of which (sometimes referred to as the drip line) is the outermost structural extension, exclusive of ornamental overhangs.

Question 5

What is the aim of IMPS All Buildings, 2023?

Answer 5

• Establish a globally consistent methodology for measuring all types of buildings
• promote international collaboration.
• All building classes into one set of standards.
• Renders obsolete the previous publications for individual sectors such as offices and residential.
• To provide guidance on best practice in property measurement.

Question 6

Has IPMS 2023 been adopted by RICS?

Answer 6

No but,

Once adopted, it is envisaged the current RICS Property Measurement (2018) will no longer be relevant.

Question 7

What definition’s does IPMS All Buildings set out?

Answer 7

• 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.

Question 8

What is IMPS 2 Residential used for?

Answer 8

Residential is for measuring the interior area of a residential building.

Sum of each floor level of a residential building measured to the internal dominant face

Question 9

What is IPMS 3B?

Answer 9

Area in exclusive occupation (related closely to GIA)

Included (stated separately):
attics,
basements,
balconies,
garages,
limited use areas.

Excluded (still might be stated separately):
patios,
staircase openings,
unenclosed parking areas,
voids vertical penetrations that form part of common facilities).

Question 10

What is shop depth?

Answer 10

Measurement from notional display window to the rear of the retail area

Question 11

Define Gross Frontage

Answer 11

External measurement in a straight line across the front of the building from outside of external walls

Question 12

How do you measure land?

Answer 12

Check the boundaries accurately with an OS plan and / or Land Registry title document, prior to calculating the area using Promap.
- You could also use a trundle wheel onsite.
- Use mathematical trigonometry or a planimeter for calculation of a site area

Question 13

What does IPMS suggest to ensure accuracy of measurements?

Answer 13

• Measurer to state degree of tolerance reported as a percentage
• Recommends all measurements are supported by computer-generated drawings and verified on site.

Question 14

What is common scale used for room plan?

Answer 14

1:50

Question 15

What is common scale used for building plan?

Answer 15

1:100

Question 16

What is common scale used for street/location plan?

Answer 16

1:1250

Question 17

what is a scale?

Answer 17

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

Question 18

What is used for measuring land?

Answer 18

• Software ‘Promap’ (info is sourced from Land Reg, OS maps – it is updated every 6 weeks).
• Trundle wheel

Question 19

What are other ways to measure residential buildings as per CMP 2015?

Answer 19

• Net Sales Area – GIA of new or existing residential dwelling. It includes basement and mezz, but excludes areas with headroom less than 1.5m, garages, terraces, open-sided balconies and conservatories. Often used in valuation and marketing of resi dwellings in new developments.
• Effective Floor Area – this is useable area measured to internal face of walls of rooms. It excludes bathrooms, toilets, corridors, area of headroom less than 1.5m. Often used for council tax banding.

Question 20

What are RICS members expected to do?

Answer 20

Advise their client or employer on the benefits of using IPMS
However, IPMS is not always suitable, RICS members must document the reason for departure.

Question 21

What is the most up to date guidance for property measurement?

Answer 21

Property Measurement 2nd edition 2018 (mandatory professional standard)
- applies to all properties
- includes IPMS for resi and office
COMP 2015 applies to all other asset classes

Question 22

What is the best practice guidance for industrial and retail?

Answer 22

RICS Code of Measuring Practice, 2015
- It provides precise definition to ensure a common and consistent approach to measurement

Question 23

Who governs IPMS

Answer 23

IPMSC (council)

Question 24

What is important to note when measuring industrial units?

Answer 24

Clear height eg how many shelves can fit in, can a fork lift fit in the building, can you get a mezzanine in?
Need an elevation plan - not on site plans

Question 25

Why didn’t you use IMPS office?

Answer 25

you were instructed by the client

Question 26

Guidance in measurement accuracy

Answer 26

‘it is the responsibility of the RICS members and RICS regulated forms to adopt appropriate measuring and computing processes so as to satisfy the requirements of clients and users. These requirements can range from a very broad approximation of measured area for some temporary purpose to a precise area calculation for contractual or other reasons’

Question 27

What is the purpose of a letter of reliance when using another party’s measurement?

Answer 27

A reliance letter is a letter from one party to another party allowing them to rely on the contents on the report. Quicker and easier than measuring themselves or providing collateral warranty. Carefully worded to avoid creating a contract.

Question 28

Other measuring tools?

Answer 28

tape
rod
software
trundle wheel

Question 29

How have you complied with RICS Property Measurement 2nd editions?

Answer 29

1. Advised on benefits of IPMS 3C resi and used it
2. Used the COMP 2015 guidance for other property types
3. Included and excluded right things for each asset class
4. retained the following information:
   - Purpose of the measurement instruction
   - Date of the measurement instruction
   - Date of measurement
   - Measurement standards adopted
   - If IPMS is not used, document the reason for departure
   - Scale of any plans
   - Floor area schedule with relevant areas cross referenced to floorplans
   - Unit of measurement and conversion factor is applicable
   - Name of the RICS member and or RICS regulated firm responsible for the instruction