Measurement Flashcards
(93 cards)
1
Q
What are the IPMS standards and what are they used for?
A
- IPMS 1: GEA, for planning or building cost purposes
- IPMS 2: GIA, agency or valuation purposes
- IPMS 3: NIA, also for agency or valuation purposes
- Note: balconies, terrace etc. measured but noted separately under IPMS
2
Q
What are the key differences between the RICS Code of Measuring Practice (2015) and IPMS3?
A
- NIA does not include columns
- NIA has exclusions for restricted height of less than 1.5m
- NIA are not taken to the dominant face (i.e window panes), rather main wall internal
3
Q
What are some measuring tools?
A
Distometer, tape, measuring rod, trundle wheel (for land)
4
Q
How does IPMS address accuracy?
A
surveyors IPMS refers to measurements having to state the degree of tolerance reported as percentage (3-5% typically accepted), and that all measurements are supported with computer-generated drawings (verified on-site)
5
Q
What are some of the IPMS recent updates?
A
IPMS All Buildings was introduced in January 2023 and now supersedes all previous versions irrespective of their use class. Key updates include:
- A shorter more concise format
- Definitions have been made deliberately unique to avoid confusion
- IPMS has been organised into 4 volumes that can be utilized by different professional groups
6
Q
What is the Name of the RICS Professional Statement that incorporates IPMS, and why is it Important to the RICS?
A
RICS Property Measurement (2018). IPMS is important to the RICS because they want to create one international standard for property measurement.
7
Q
What does the RICS Professional Statement on ‘Property Measurement’ (2nd Edn, 2018) cover?
A
- It introduces mandatory International Property Measurement Standards.
- To bring greater global consistency and transparency.
- Led by IPMSC (C for council).
- It replaces measurement in RICS Code of Measuring Practice 2015.
- Office and Resi – RICS only adopted it for office and Resi.
- But if retail or industrial – RICS Code of Measuring Practice (2015) – NIA, GIA, GEA.
8
Q
What basis should you report measurements on?
A
Report on dual basis until IPMS embedded into market.
9
Q
Name some requirements from PS on ‘Property Measurement’ to follow when measuring.
A
- Provide date when measurements undertaken.
- State measuring methodology adopted.
- Provide reference and scale of plans.
- State conversion factor for metric and any rounding.
- Measurements and calculations must be clearly documented.
- Retain record of RICS member responsible.
- Members should advise client on benefit of IPMS (Para 1.2). But if not appropriate, member must state reason for departure.
- Adopting IPMS is mandatory for office and resi space (Para 1.2).
- Appendix shows acceptable tolerances for accuracy on scales.
10
Q
Define the Internal Dominant Face? (IDF)
A
Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.
11
Q
Define Common Facilities
A
Those parts of a Building providing shared facilities that typically do not change over time, including for example, circulation areas, stairs, escalators, lifts/ elevators and motor rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge areas, maintenance rooms and unallocated parking spaces.
12
Q
Define Component Area
A
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.
13
Q
Define Finished Surface
A
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipework.
14
Q
Define Limited Use Area
A
areas in buildings that are incapable of legal or effective occupation due to local or national legislation.
Such areas and their limitations are to be identified, measured and stated separately within IPMS reported areas.
For example, if areas are subject to a height restriction the height should be stated in the reporting document and in any component area spreadsheet. Or area with limited natural light, or area below ground.
15
Q
Define Useable Floor Area
A
Usable area within a building measured to the internal face of the perimeter walls at each floor.
16
Q
What is “IPMS 1 – Offices” used for?
A
For planning or build cost purposes.
Closest to GEA.
17
Q
What does IPMS 1 – Offices include?
A
It includes (but states separately):
- Covered Galleries
- Balconies
- Generally Accessible Balconies and Roof Terraces
GEA did not include balconies and terraces.
18
Q
What does IPMS 1 – Offices exclude?
A
- External Parking at Ground level.
- Open external stairwells.
- Upper void levels of an atrium.
19
Q
How does IPMS 1 – Offices compare with GEA?
A
Same items are excluded but 2 key differences:
A. Balconies – IPMS 1 includes but states separately, GEA excludes.
B. Accessible roof terraces - IPMS 1 includes but states separately, GEA excludes.
20
Q
How to convert IPMS 1 – Offices to GEA?
A
Take the IPMS 1 and deduct external balconies and accessible roof terraces to arrive at GEA (or reverse from GEA to IPMS 1).
21
Q
What is “IPMS 2 – Offices” used for?
A
For agency and valuation purposes. (Closest to GIA)
Used for measuring the interior of an office, includes all areas available for direct use, measured to the internal dominant face of the wall on a floor by floor basis.
22
Q
What does IPMS 2 – Offices Include?
A
Measurement included (but stated separately) are covered balconies, galleries and generally accessible roof terraces.
23
Q
What does IPMS 2 – Offices Exclude?
A
- Open light wells and upper-level voids of an atrium.
- Patio and decks at ground floor level.
- External parking and equipment yards, cooling equipment and refuse areas.
24
Q
How does IPMS 2 – Offices compare with GIA?
A
Take IPMS 2 and deduct:
A. Internal open-sided balconies or galleries (for some jurisdictions)
B. Balconies (for some jurisdictions)
C. Areas within window reveal where IDF is taken to the glazing
D. Generally accessible rooftop terraces to arrive at GIA.
25
What is IPMS 3 – Offices used for?
Used for agency and valuation purposes.
## Footnote
Closest to NIA.
26
How does IPMS 3 differ from IPMS 2?
IPMS 3 measures areas in exclusive use to the occupier, calculated on a floor-by-floor basis.
27
What does IPMS 3 – Offices include?
Includes covered galleries, balconies, and generally accessible roof terraces.
28
What does IPMS 3 – Offices exclude?
Excludes standard facilities providing shared/common facilities such as stairs, lifts, moto rooms, WCs, cleaners’ cupboards, and plant rooms.
29
What are the main differences between IPMS3 and NIA?
Perimeter measurements are taken to the 'internal dominant face'.
- No exclusion of areas with a restricted height of less than 1.5m.
- All columns are included.
- Areas occupied by the reveal of a window (if greater than 50% of floor to ceiling height) when measured and assessed as the internal dominant face are included in the measurement.
- On floors with more than one tenant, the area is taken to the midpoint of the partition wall between tenancies.
- Covered galleries and balconies for the exclusive use of one tenant are included and stated separately.
30
How to convert IPMS 3 to NIA?
To convert NIA, deduct the following from IPMS 3:
- Areas within window reveals where IDF is taken to glazing.
- Area of internal structural walls, columns, piers but not non-structural walls.
- Half the area of a wall with an adjacent tenant.
- Areas with headroom less than 1.5m.
- Area of balconies (open-sided balcony).
- Internal balconies or galleries.
- Rooftop terraces.
31
When did IPMS come into effect for Residential Buildings?
1st May 2018.
32
What are the three IPMS standards for Residential Buildings?
- IPMS1 External
- IPMS2 Residential (Internal) – interior area of building (related closely to GIA)
- IPMS 3 Residential (Occupier) – occupation of building on an exclusive basis to an occupier. (This is then split 3A, 3B, 3C)
33
What is IPMS 1 Residential?
IPMS 1 is used for measuring the area of a building including external walls. It can be used by parties for planning purposes or the summary costing of development proposals.
34
What does IPMS 1 Residential Include?
- Walls
- Columns
- Enclosed walkways
- Passages between separate buildings
Measurements included but stated separately:
- Covered galleries
- Balconies
- Verandas
- Internal catwalks
- Sheltered areas
- Internal permanent mezzanines
- Generally accessible rooftop terraces
35
What does IPMS 1 Residential Exclude?
- Temporary mezzanines
- Open light wells or upper level voids of atrium
- Open external stairways that are not integral to structure (e.g. open frame fire escape)
- External areas such as external vehicle parking, vehicle circulation.
36
How to convert IPMS 1 Residential to GEA?
Start with IPMS 1, and deduct areas of:
- External open or recessed balcony
- Generally accessible rooftop terraces.
37
What is IPMS 2 Residential?
Residential is for measuring the interior area of a residential building. The sum of the areas of each floor level of a residential building measured to the internal dominant face, which may be reported on a component by-component basis for each floor of a building.
38
What is included in IPMS 2 Residential?
Includes all areas within the IDF including:
- internal walls
- columns
- enclosed walkways or passages between separate buildings, available for direct or indirect use.
- covered void areas such as atria are only included at their lowest floor level.
Measurements included but stated separately:
- covered galleries
- balconies (being external to the main structure of the building)
- internal catwalks
- internal permanent mezzanines
- internal loading bays
- verandas
- generally accessible rooftop terraces
39
What is excluded in IPMS 2 Residential?
- open light wells
- upper level voids of an atrium
- any ground level areas or structures beyond the
- external wall such as sheltered areas
- external car parking
- external catwalks
- external loading bays.
40
How to convert IPMS 2 Residential to GIA?
Take IPMS 2, then deduct:
- internal open-sided balconies or galleries (depending on jurisdiction)
- Balconies
- Verandas
- in respect of the internal dominant face, the areas within window reveals where the internal dominant face is taken to the glazing.
- Generally accessible rooftop terraces.
41
What is IPMS 3 Residential?
IPMS 3 – Residential is for measuring the occupation of floor areas in exclusive use.
42
When is IPMS 3A Residential used?
- Agency and Valuation
- Taxation
- Property and facilities management
43
When is IPMS 3B Residential used?
- Agency and Valuation
- Taxation
- Property and facilities management
44
When is IPMS 3C Residential used?
- Agency and Valuation
- Taxation
- Property and facilities management
45
What is IPMS 3A Residential?
Measurement to the outer face of the external wall and centre-line of shared walls (related closely to GEA).
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).
46
What is IPMS 3B Residential?
Measurement of the area in exclusive occupation, including internal walls and columns, measured to the Internal Dominant Face and finished surface (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).
47
What is IPMS 3C Residential?
Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face and finished surface (related closely to EFA – effective floor area).
Included (stated separately): attics, basements, balconies, garages, limited use areas.
Excluded (might still be stated separately): patios, staircase openings, unenclosed parking areas, voids where the area is greater than 0.25m2.
48
How to compare IPMS 3C to EFA (Effective Floor Area)?
Take IPMS 3C and deduct:
- the interface adjustment as defined in Section 3.5
- areas with a headroom of less than 1.5m (5ft)
- bathrooms, showers and toilets
- permanent circulation areas, corridors and thresholds/
- recesses associated with access, passages (regardless of whether enclosed by structural or nonstructural partitions)
- the space occupied by permanent air-conditioning,
- heating or cooling apparatus and ducting
- cupboards opening off excluded areas such as hallways
- the area of rooftop terraces and
- the area of balconies.
49
What is an IPMS Component Area?
‘one of the main ….. elements into which the floor area of a building can be divided’
E.g External wall, hygiene walls, technical services, internal structural elements (i.e. columns), amenities.
Below are suggested residential component areas that may be used when areas need to be separately allocated for cost or other purposes under IPMS 1 or IPMS 2.
50
What does IPMS All Buildings, 2023 aim to do?
Aims to establish a consistent methodology for measuring all types of buildings in the world and promote international collaboration.
## Footnote
Harmonises all building classes into a single document into one set of standards. Renders obsolete the previous publications for individual sectors such as offices and residential. Aims to provide a high-level, overarching standards that provide guidance on best practice in property measurement.
51
Has IPMS 2023 been adopted by RICS?
RICS are yet to adopt this new mandatory form of measurement which has been developed by the Independent Standards Settings Committee of the IPMS Coalition (IPMSC).
## Footnote
Once adopted, it is envisaged the current RICS Property Measurement (2018) will no longer be relevant.
52
What definitions does IPMS set out?
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.
53
What is the code of measuring practice that governs GEA, GIA, NIA?
The RICS Code of Measuring Practice 2015 (6th edn)
54
What is the best practice document for measurement exercises?
It is still the best practice document for all measurement exercises except for offices and residential properties.
55
What does the RICS Code of Measuring Practice provide?
It provides precise definitions to ensure a common and consistent approach.
56
When is GIA predominantly used?
- Estate agency
- Rating
- Building cost estimation for commercial assets
- Property measurement – GIA basis for service charge calculations
- Valuation of industrial/warehouses
- Valuation and rating of retail warehouses and food stores
- New Homes Valuations (approx. 2-3% deduction from GEA).
57
Define GIA.
Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level.
58
What basis of measurement would you use for Warehouse?
GIA
## Footnote
(ancillary offices within the unit are measured on GIA)
59
What does GIA include?
Includes:
• Areas occupied by internal walls and partitions
• Columns, piers, chimney breasts, stairwells, lift wells, vertical ducts
• Atria and entrance halls
• Internal open-sided balconies, walkways
• Corridors of permanent essential nature (e.g. fire corridors)
• Mezzanine floor area with permanent access.
• Lifts rooms and plant rooms, fuel tanks, tank rooms.
• Services accommodation – toilets, bathrooms, changing rooms.
• Garages
• Conservatories
60
What is excluded in GIA?
Excludes:
• Perimeter wall thickness
• 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
61
What is specifically excluded for GIA warehouse measurement?
For warehouses specifically, it excludes canopies, fire escapes, covered ways.
62
When is GEA predominantly used?
- Town planning
- Council Tax Valuations
- Building cost estimates for houses
63
Define GEA.
Gross External Area is the area of a building measured externally at each floor level.
64
What does GEA include?
Includes:
• Perimeter wall thickness and external projections
• Areas occupied by internal walls and partitions
• Columns, piers, chimney breasts, stairwells
• Entrance halls
• Internal balconies
• Structural stepped floors
• Horizontal floors
• Mezzanine areas
• Lift rooms, plant rooms, fuel stores
• Outbuildings which share at least 1 wall with the main building
• Loading bays
• Pavement vaults
• Garages
• Areas with headroom less than 1.5m
• Conservatories
65
What does GEA exclude?
Excludes:
• External open-sided balconies, covered ways and fire escapes
• Canopies
• Open vehicle parking areas, roof terraces, and like
• Voids over or under structural or stepped floors
• Greenhouses, garden stores, fuel stores
66
Define NIA.
Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor level.
67
When is NIA predominantly used?
Valuation and rating for shops (approx. 15% deduction from GIA).
68
What does NIA include specifically for offices?
Includes:
• Atria with clear height and entrance halls if not expressly included in the communal areas.
• Notional lift lobbies and notional fire corridors
• Kitchens
• Built-in cupboards
• Ramps, sloping areas and steps within the usable area (stated separately)
• Areas occupied by ventilation and heating grilles
• Areas occupied by skirting and perimeter trunking.
• Areas occupied by non-structural walls subdividing accommodation in sole occupancy.
69
What do you exclude in NIA?
Excludes:
• WCs
• Plant and lift room
• Meter and service cupboards and service risers
• Internal structures – walls, columns, piers, chimney breasts.
• Areas less than 1.5m in height
• Stairwells
• Cleaner rooms
• Space occupied by permanent continuous air conditioning/heating/cooling apparatus if space it occupies is rendered substantially unusable, or if it protrudes 25cm or more into a usable area.
• Areas rendered substantially unusable with dimension between opposite faces of less than 0.25m.
• Measurements should be taken to the glazing for full height glazing, unless elements of the window structure or design render the space substantially unusable.
70
What do you do when measuring a shop that is fitted with full-height partitioning by the tenant?
You can take ceiling tile off, try and get behind the partitioning if there’s a gap (spot any gaps/holes), inspect the basement or first floor to see the actual built width, scale from floor plans (having undertaken some on site check measurements) or get enough measurements to carry out an ITZA measurement.
71
Define Internal Eaves Height.
Clear height between floor and the lowest point on the underside of the roof e.g. at the eaves.
72
Define Site Depth.
Measurement from front to rear boundaries.
73
Define Shop Depth.
Measurement from notional display window to the rear of the retail area, including the thickness of the display window.
74
Define Built Depth.
Maximum external measurement from the front to rear walls.
75
Define Gross Frontage.
Overall external measurement in a straight line across the front of the building from outside of external walls or the centre line of the party walls.
76
Define Net Frontage.
Overall frontage of the shop line measured between the internal face of the external walls.
77
Define Retail Area.
The retail area of the shop is the Net Internal Area (NIA) – includes storerooms and ancillary accommodation.
78
How do you measure land?
- Check the boundaries accurately on site 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.
- Plot ratio is ratio between size of site and building footprint (GEA). Known as site cover.
79
What is acre to hectare conversion?
1 acre is 0.4046 hectares
1 hectare is 2.47 acres
80
What is sq ft to sq m conversion?
1 sq m is 10.7639 sq ft
1 sq ft is 0.09 sq m
81
What does IPMS suggest to ensure accuracy of measurements?
- Measurer to state degree of tolerance reported as a percentage.
- Recommends all measurements are supported by computer-generated drawings and verified on site.
82
What is the purpose of a letter of reliance when using another party’s measurement?
A reliance letter is a letter from one party to another party allowing them to rely on the contents of the report. Quicker and easier than measuring themselves or providing collateral warranty. Carefully worded to avoid creating a contract.
83
What is the Building line?
Line within, or coinciding with the property line, beyond which it is illegal to build.
84
What is the common scale used for room plan?
1:50
85
What is the common scale used for building plan?
1:100
86
What is the common scale used for street/location plan?
1:1250
87
What is the common scale used for location plan?
1:2,500
88
What is the common scale used for road/walking map?
1:50,000
89
What is a scale?
Ratio of the length in a drawing to the length of the real thing.
90
How do you measure accuracy of laser distometer?
- Check the accuracy against a known distance and the results are recorded in a log.
- Lasers should be calibrated annually by manufacturers.
91
What is used for measuring land?
- Software ‘Promap’ (info is sourced from Land Reg, OS maps
– it is updated every 6 weeks).
- Trundle wheel.
92
Name some measuring tools.
- Tape
- Laser device
93
How accurate is a laser?
Tend to be accurate to within 1.5mm up to 200m.
Bright sunlight can distort measurements.
