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Alice’s APC > Measurement > Flashcards

Measurement Flashcards

1
Q

What tools do you measure with?

A

Laser/disto
Trundle wheel
Scaled plan
Promap
Tape measure

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2
Q

In what instance would you use a laser, tape measure, trundle wheel, OS map + promap?

A

Laser – when measuring a residential property

Tape measure – use for narrow areas or if bright light, shiny surfaces was affecting laser measurements

Trundle wheel – use to measure site boundaries

OS map/pro map – use to measure site area

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3
Q

What is Promap?

A

Software used to measure land area

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4
Q

What should be done before calculating the site area on Promap?

A

Check boundaries on site with OS plan + land registry title document

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5
Q

How do you know where a site boundary is?

A

Land registration
Title
Fencing

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6
Q

Why do you have to reference to title plans?

A

To ensure boundaries are correct

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7
Q

Why can measuring software be inaccurate?

A

Hard to pinpoint the exact boundaries or surfaces to measure online

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8
Q

What are the limitations of a laser measure?

A

Does not function well in bright light

Less accurate over distances up to 200m

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9
Q

How does a laser measure work?

A

Measures how long it takes the laser pulse to be reflected from a surface

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10
Q

How would you know if your laser disto needs calibrating?

A

Would show an error message

However, would always send device to be calibrated annually + regularly check it against known distances

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11
Q

Tell me about a strength and weakness of a measuring technique you have used

A

Laser/disto

Accurate + easy to use

However, does not function well in bright light + less accurate over distances up to 200m

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12
Q

When would you use a tape measure?

A

For narrow areas

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13
Q

When would you use a trundle wheel?

A

When measuring land boundaries

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14
Q

What could be used to measure the boundaries whilst on site?

A

Trundle wheel

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15
Q

What are the limitations of a trundle wheel?

A

Human error affecting accuracy
Does not account for changes in level
Can be inconvenient to use

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16
Q

How do you measure a development site?

A

Promap (remember to check boundaries accurately on site with OS plan or Land Registry documents)

Trundle wheel

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17
Q

What would you require on a HM Land Registry compliant plan?

A

Correct scale (1:1,250 – 1:500 for urban properties, 1:2,500 for rural properties)

Scale bar

Red line boundaries

Orientation - north arrow

Details including buildings, roads, access points

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18
Q

What is the accuracy of a laser?

A

Accurate to within 1.5mm

Less accurate over distances up to 200m

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19
Q

What tolerance of accuracy is generally acceptable?

A

+/- 10%

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20
Q

How do you calibrate a laser?

A

Send it off to manufacturer to calibrate it annually

Regularly check it using a known distance (do this approx. 10 times + must be within 2mm)

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21
Q

Do you need to calibrate a disto?

A

Yes – need to be checked annually (send off to manufacturer)

Can also regularly check it using a known distance (do this approx. 10 times)

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22
Q

How do you confirm a laser measure is correctly calibrated?

A

Check accuracy against a known distance + record on a log

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23
Q

How can you ensure accurate measurements?

A

Take several measurements

Check with scaled plans

Use tape/rod for tight areas

Ensure disto is calibrated

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24
Q

Why do you take check measurements?

A

To ensure accuracy before reporting to my client

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25
Q

How do you ensure that you present your measurements clearly + coherently?

A

By using or drawing floor plans + recording measurements on there

When I get back to the office, I use an excel spreadsheet to calculate the overall area + use this for reports

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26
Q

What scale might be used for a single room?

A

1:50

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27
Q

What scale might be used for a road map?

A

1:50,000

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28
Q

What scale might be used for a location plan?

A

1:2,500

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29
Q

What scale might be used for a building plan?

A

1:100

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30
Q

What scale might be used for a street plan?

A

1:25,000

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31
Q

What are the various scales when measuring?

A

1:50 = room plan
1:100 = building plan
1:2,500 = location plan
1:25,000 = street plan
1:50,000 = road map

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32
Q

What is the conversion factor from acres to hectares?

A

1 acre = 0.4 hectares

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33
Q

What is the conversion factor from hectares to acres?

A

1 hectare = 2.471 acres

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34
Q

What is the conversion factor from sqm to sqft?

A

1sqm = 10.764 sqft

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35
Q

How can you measure land?

A

Trundle wheel

Promap / other software

Planimeter

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36
Q

Are there any RICS documents around measurement?

A

Professional Standard Property Measurement (2nd edn), 2018

Guidance Note Code of Measuring Practice (6th edn), 2015

IPMS All Buildings, 2023

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37
Q

Do you have to follow the RICS documents?

A

Professional Standard Property Measurement – mandatory

Guidance Note COMP – provides guidance on best practice. Need a strong reason to deviate from this. I would follow guidance

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38
Q

What is the current measurement guidance published by RICS?

A

RICS Professional Standard Property Measurement (2nd edn), 2018

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39
Q

When did the RICS Professional Standard Property Measurement (2nd edn) become effective?

A

1 May 2018

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40
Q

What does the RICS Professional Standard Property Measurement (2nd edn), 2018 comprise of?

A
  1. Professional standard - property measurement
  2. RICS IPMS data standard
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41
Q

What is the aim of RICS Property Measurement 2018?

A

Aims to avoid current inconsistent definitions of measurement in different countries + bring greater global transparency

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42
Q

What are the general principles of the RICS Property Measurement 2018?

A
  • Must state measurement date
  • Must state measurement standard adopted
  • State scale of plans used
  • Retain measurements + calculations
  • State RICS member responsible for measurement
  • Advise clients about benefits of IPMS
  • Document reason for departure if IPMS is not used
  • Adopt IPMS when measuring office + residential space
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43
Q

What do you advise your clients surrounding IPMS?

A

Advise them of the benefits of using IPMS

Worldwide standard which improves consistency + transparency

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44
Q

Tell me about your understanding of RICS Property Measurement

A

Aims to avoid current inconsistent definitions of measurement in different countries + bring greater global transparency

Split into two parts

Part 1 – Professional Standard: property measurement (applies to all properties + includes IPMS measurements for residential + office buildings)

Part 2 – RICS IPMS Data Standard

Document is currently in the process of being updated following the publication of IPMS: All Buildings

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45
Q

How do you comply with the RICS Property Measurement?

A

Always state measurement date + standard adopted

Retain measurements + calculations

Adopt IPMS when measuring residential properties unless my client instructs me not to do otherwise

If client does not wish to report on IPMS basis, I record reason for not using IPMS

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46
Q

What must RICS members do when measuring office or residential buildings?

A

State date measurements are taken

State standard adopted

Clearly document calculations + measurements

State conversion factor + any rounding

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47
Q

How does RICS Property Measurement differ from the Code of Measuring Practice?

A

Includes IPMS for Offices + Residential buildings

Applies to all building types – COMP primarily focuses on commercial properties

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48
Q

List the measurement types in RICS Property Measurement 2018

A

IPMS 1
IPMS 2 (office + resi)
IPMS 3 (office)
IPMS 3a (resi)
IPMS 3b (resi)
IPMS 3c (resi)

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49
Q

Which IPMS standards have been adopted in RICS Property Measurement?

A

Residential
Offices

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50
Q

Have any other IPMS standards been published (or consulted on) but not yet adopted by the RICS in Property Measurement?

A

Industrial

Retail

All building classes

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51
Q

What do you know about the Code of Measuring Practice?

A

Was effective in May 2015

Document outlines core definitions, including GEA, GIA + NIA

Aims to ensure consistency in property measurement for different buildings, except for offices + residential buildings

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52
Q

List the measurement types in the Code of Measuring Practice 2015

A

GEA
GIA
NIA
EFA (residential only)

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53
Q

What does the Code of Measuring Practice (6th edn) still apply to?

A

Industrial

Retail

Other property types (NOT residential or offices)

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54
Q

What measurement basis would you use for office property?

A

Haven’t measured an office building before, but would adopt IPMS standards as per the RICS Professional Standard Property Measurement 2018

Would also adopt NIA depending on client’s instruction

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55
Q

What measurement basis would you use for residential property?

A

Would adopt IPMS as per RICS Property Standard Property Measurement 2018

Would also adopt GIA depending on client’s instruction

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56
Q

What measurement basis would you use for industrial property?

A

Haven’t measured an industrial property before, but would adopt GIA as per the COMP

Would also dual report by adopting IPMS from All Buildings Document

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57
Q

What measurement basis would you use for retail property?

A

Haven’t measured an office building before, but would adopt NIA as per the COMP

Would also dual report by adopting IPMS from All Buildings Document

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58
Q

Is early adoption of IPMS recommended on publication of the new standards?

A

Yes

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59
Q

When did the Code of Measuring Practice become effective?

A

May 2015

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60
Q

What was the key change between the 1st + 2nd editions of Property Measurement?

A

Adoption of IMPS for residential

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61
Q

What is EFA?

A

Effective floor area

Used in UK for council tax banding of flats + maisonettes

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62
Q

What is included in EFA?

A

Included – all usable areas, e.g. living rooms, bedrooms, kitchens

Excluded – bathrooms, showers, toilets, stairwells, balconies, areas with headroom less than 1.5m

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63
Q

What is the definition of the Internal Dominant Face?

A

Internal finish comprising more than 50% of floor to ceiling height for each IDF wall section

If this does not occur, the Finished Surface is deemed to be the IDF

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64
Q

How is IDF calculated?

A

It is whatever finish makes up more than 50% of the wall area

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65
Q

What would you do if you had a window on your IDF?

A

Depends on whether window covered more than 50% of wall

If it did, would measure to wall

If didn’t, would measure to internal wall

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66
Q

What is the internal finish?

A

Surface of internal walls of a building

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67
Q

What is the IDF wall section?

A

Each internal finish of a section of an external wall, ignoring columns, that is either recessed from or sticks out from its adjacent section

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68
Q

What is a finished surface?

A

Wall surface directly above the horizontal floor junction, ignoring fittings, skirting boards, pipework, etc.

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69
Q

What is a demising wall?

A

Wall between adjoining occupiers’ space or an occupiers’ space + standard facilities

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70
Q

What does IPMS stand for?

A

International Property Measurement Standards

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71
Q

What is IMPS?

A

International Property Measurement Standards

Global standard aimed at creating a uniform approach to measuring buildings

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72
Q

Do we have to follow IPMS in the UK?

A

Not legally mandatory, but highly recommended

RICS has adopted IPMS for residential buildings + offices into Professional Standards

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73
Q

When was IPMS introduced?

A

Introduced in 2014

Adopted in 1st edn of RICS Property Measurement – introduced application of IPMS for office buildings

2nd edn introduced application of IPMS for residential buildings

74
Q

Why was IPMS introduced?

A

To create a uniform approach to measuring buildings

75
Q

Why is IPMS not always suitable?

A

Client may instruct not to use IPMS

Not suitable where comparables use the Code of Measuring Practice (GIA)

76
Q

For what types of property is IPMS mandatory?

A

When reporting on residential + office space

Unless client provides written instruction to use alternative

77
Q

Which IPMS standards are adopted by the RICS?

A

IPMS: Office Buildings
IPMS: Residential Buildings

78
Q

What is dual reporting + when would you use it?

A

Reporting property measurements using two different standards

Often done to compare IPMNS with another standard, e.g. COMP

Use when requested by client or to enable comparable analysis

Even if not requested, I would always use dual reporting

79
Q

What is the definition of IPMS 1?

A

Sum of areas of each floor of building measured to the outer perimeter of external construction features, which may be reported on a component-by-component basis for each floor of a building

80
Q

What is IPMS 1 used for?

A

Planning - applications + approvals, site coverage

81
Q

What is included/excluded in IPMS 1?

A

Measurements included but stated separately – covered galleries, balconies, roof terraces

Excluded – open external stairwells, upper void levels of an atrium, patios, external parking at ground level

82
Q

How would you measure a basement in IPMS 1?

A

Identify boundary of external walls

Measure all areas with the boundary

If tricky to get to, extend ground floor measurements downwards

83
Q

What is the definition of IPMS 2 - Office?

A

Sum of areas of each floor of an office building measured to the IDF + reported on a component-by-component basis for each floor of a building

84
Q

What is included/excluded in IPMS 2 - Office?

A

Included – all areas within IDF including internal walls, columns

Included but stated separately – covered galleries, external balconies, rooftop terraces

Excluded – external car parking, upper-level voids of an atrium, open light wells, patio + decks at ground level

85
Q

What is IPMS 2 - Office used for?

A

Calculating building costs + reinstatement costs

86
Q

What is the definition of IPMS 2 - Residential?

A

Sum of areas of each floor level of a building measured to the IDF, which may be reported on a component-by-component basis for each floor of a building

87
Q

What do you include/exclude in IPMS 2 - Residential?

A

Included – all areas within IDF including internal walls, columns, common facilities

Included but stated separately – covered galleries, external balconies, rooftop terraces

Excluded – external car parking, upper-level voids of an atrium, open light wells, patio + decks at ground level, temporary mezzanines

88
Q

What is IPMS 2 - Residential used for?

A

Calculating buildings costs + reinstatement costs

89
Q

What is the definition of IPMS 3 - Office?

A

Floor area available on an exclusive basis to an occupier, but excluding standard facilities + calculated on an occupier-by-occupier or floor-by-floor basis for each building

Measured to IDF

90
Q

What is IPMS 3 - Offices used for?

A

Agency + valuation
Taxation
Property management

91
Q

What do you include/exclude in IPMS 3 - Offices?

A

Included – exclusive occupation, internal walls + columns, IDF

Included but stated separately – covered galleries, balconies, roof terraces

Excluded – standard facilities providing shared or common facilities, e.g. stairs, lifts, WCs, cleaners’ cupboards, plant rooms

92
Q

What is the definition of IPMS 3 - Residential?

A

Floor area available on an exclusive basis to an occupier

93
Q

Are shared facilities in an apartment building included in IPMS 3 – Residential?

A

No

Includes corridors, stairs, lifts, shared kitchens, laundry rooms

94
Q

Are stairwells included in IPMS 3 – Residential?

A

All stairwells at upper levels (staircase openings) are excluded but may be stated separately

95
Q

What is IPMS 3A?

A

External measurement of the area in exclusive occupation measured to external walls

96
Q

What is included/excluded in IPMS 3A?

A

Included – internal walls, external walls

Included but stated separately – balconies, attics, garages

Excluded (could be stated separately) – patios, staircase opens (above ground floor), shared facilities + shared circulations

97
Q

When would you use IPMS 3A?

A

To measure residential properties that include external walls

Can be used for all residential properties: detached, attached + multi-unit dwellings for marketing + valuation purposes

Detached dwellings – measure to outer face of external wall

Attached dwellings – measure to centre-line of shared walls between occupants

Multi-unit dwellings – measure to finished surface of walls shared with common facilities (doesn’t include shared facilities themselves though)

98
Q

What is IPMS 3B?

A

Internal measurement, including internal walls, measured to IDF

99
Q

What is included/excluded in IPMS 3B?

A

Included – Internal walls, window reveals if IDF

Included but stated separately – attics, basements/cellars, balconies, garages, limited use areas

Excluded (could be stated separately) – patios, staircase openings (above ground floor), unenclosed parking areas

100
Q

When would you use IPMS 3B?

A

To measure residential properties to focus on the internal usable space

Can be used for all types of residential properties: detached, semi-detached, terraces, apartments, flats, bungalows for marketing + valuation purposes

Don’t include shared facilities when measuring flats + apartments

101
Q

What is IPMS 3C?

A

Internal measurement, excluding internal walls, measured to IDF (room by room basis)

102
Q

What is included/excluded in IPMS 3C?

A

Included – window reveals if IDF

Excluded – shared facilities in flats, lifts, corridors, plant rooms

Included but stated separately – attics, basements/cellars, balconies, enclosed garages, limited use areas

Excluded but stated separately – patios, staircase openings (above ground floor), unenclosed parking areas

103
Q

When is IPMS 3C used?

A

Can be applied to various types of residential dwellings

Use for valuations, marketing + sales, property management

104
Q

Under RICS Property Measurement, what should you consider in relation to accuracy of measurements?

A

What is the purpose of the measurement?

What are the client’s requirements + expectations in terms of accuracy?

What are the building conditions at the time of survey that would influence how measurements are undertaken?

What are the time/cost elements involved in the measurement + reporting?

What would be the ramifications if the level of accuracy is insufficient?

105
Q

What does IPMS 1 roughly equate to?

A

GEA

106
Q

What does IPMS 2 - Office roughly equate to?

A

GIA

107
Q

What does IPMS 2 - Residential roughly equate to?

A

GIA

108
Q

What does IPMS 3 - Office roughly equate to?

A

NIA

109
Q

What does IPMS 3A, B + C roughly equate to?

A

3A - GEA

3B - GIA

3C - EFA

110
Q

How do old measuring practices + new ones align?

A

IPMS 1 – GEA
IPMS 2 – GIA
IPMS 3 (offices) – NIA
IPMS 3A (resi) – GEA
IPMS 3B (resi) – GIA
IPMS 3C (resi) – EFA

111
Q

What are the main differences between IPMS 3C + EFA?

A

Deduct bathrooms, showers, toilets, cupboards opening off hallways, balconies, areas with a headroom of less than 1.5m from IPMS 3C to arrive at EFA

112
Q

What would you use IPMS 1 for?

A

Planning

113
Q

What would you use IPMS 2 (Office + Residential) for?

A

Costings

114
Q

What would you use IPMS 3 (Residential + Office) for?

A

Agency + valuation

Taxation

Property + facilities management

115
Q

What is a limited use area?

A

Places within the exclusively occupied area that are not fully useable for various reasons

E.g. areas with limited height, lack of light, area difference from IDF, above + below ground

116
Q

Give examples of limited use areas

A

Area difference from IDF

Areas with limited height

Areas with limited natural light

Above + below ground

Area difference from covered area

117
Q

What are limited use areas and how do you report these?

A

Places within the exclusively occupied area that are not usable for various reasons

Areas are measured + reported separately from main usable floor area

Include in report but stated separately (provides a complete picture of property’s layout + space)

118
Q

What do GEA, GIA, NIA stand for + when would you use each?

A

Gross External Area – used for planning purposes

Gross Internal Area – valuation/agency for industrial buildings, warehouses

Net Internal Area – valuation/agency for shops + retail

119
Q

What are GEA, GIA, NIA + how do these differ from IPMS?

A

GEA – Gross Internal Area. Area measured to external walls

GIA – Gross Internal Area. Area measured to internal face of perimeter walls, includes areas occupied by internal walls.

NIA – Net Internal Area. Usable space measured to internal face of perimeter walls

IPMS – measures usable floor area or specific parts of building, depending on standard being applied, e.g. IPMS 1, 2 or 3

120
Q

What is the definition of GEA?

A

Gross External Area

Area of a building measured externally at each floor level

121
Q

What is included/excluded in GEA?

A

Includes – perimeter wall thickness + external projections, areas occupied by internal walls + partitions, stairs, chimney breasts, columns, internal balconies, lift rooms, outbuildings which share at least 1 wall with main building, garages, conservatories

Excludes – external open-sided balconies, galleries, canopies, roof terraces, parking areas, green houses, garden stores

122
Q

When would you use GEA as a measurement basis?

A

Town planning

Rating + council tax banding of houses + bungalows (excluding areas with headroom less than 1.5m)

Calculating building costs of residential property for insurance purposes

123
Q

How would you measure party walls in shared ownership with GEA?

A

Measure to their central line

124
Q

What should you deduct from IPMS 1 to calculate GEA (Residential)?

A

External floor areas, e.g. balconies, rooftop terraces

125
Q

What is the difference between GEA + IPMS 1?

A

GEA does not include galleries + balconies

IPMS – included but stated separately

126
Q

What should you deduct from IPMS 1 to calculate GEA (Residential)?

A

External open or recessed balconies

127
Q

What is the definition of GIA?

A

Gross Internal Area

Area of a building measured to the internal face of the perimeter walls at each floor level

128
Q

What does GIA include/exclude?

A

Includes – areas occupied by internal walls + partitions, chimney breasts, stairwells, entrance halls, lift rooms, plant rooms, service accommodation (toilets, bathrooms, showers), garages, conservatories, internal open-sided balconies

Excludes – perimeter wall thickness + external projections, external open-sided balconies, canopies, greenhouses, garden stores

129
Q

When would you use GIA as a measurement basis?

A

Estate agency + valuation for industrial buildings, warehouses, department stores

Rating of industrial buildings, warehouses, department stores

130
Q

What is the definition of NIA?

A

Net Internal Area

Usable area within a building measured to internal face of perimeter walls at each floor level

131
Q

When would you use NIA as a measurement basis?

A

Valuation + marketing of shops, supermarkets + offices (if not using IPMS)

Rating of shops including supermarkets

132
Q

What does NIA include/exclude?

A

Includes – entrance halls, kitchens, built-in units + cupboards, areas occupied by skirting boards, steps within usable areas

Excludes – entrance halls, balconies, WCs, cleaners’ cupboards, plant rooms, stairwells, lift-wells, lift lobbies, corridors used in common with other occupiers, areas with headroom less than 1.5m, columns

133
Q

What are the differences between IPMS 3 + NIA (offices)?

A

IPMS 3 – perimeter measurements taken to IDF, no exclusions for restricted height of less than 1.5m, all columns are included, windows can be assessed as the IDF, on floors with multiple occupiers, area is taken to partition wall between tenancies

NIA – measurements taken to internal face of perimeter walls, excludes areas with restricted height of less than 1.5m, excludes columns

134
Q

What should be deducted from IPMS 3 - Office, to convert to NIA?

A
  • Internal structural walls + columns
  • Areas with limited height – headroom less than 1.5m
  • Balconies + terraces
  • Window reveals
  • Half the area of a wall with an adjacent tenant
135
Q

What is zoning?

A
  • Approach to measurement
  • Zoning of shops assumes most valuable area of shop is the
    front sales area
  • Value of zone reduces further you move back from shop
    frontage
  • Standard depth is 20 feet or 6.1m
136
Q

What is external eaves height defined as?

A

Height between ground surface + exterior of roof covering at eaves on external wall face ignoring any parapet

137
Q

What is internal eaves height defined as?

A

Height between floor surface + underside of roof covering, supporting purlins or underlining (whichever is lower) at eaves on internal all face

138
Q

What does Retail Area include?

A

Storerooms + ancillary accommodation formed by non-structural portions, the existence of which should be noted

Recessed + arcaded areas of shops created by location + design of window display frontage

139
Q

What is a building line?

A

Line within or along property boundary, beyond which it is illegal to build

140
Q

What is site depth?

A

Measurement from front to rear boundaries

141
Q

What is site area?

A

Total area of site within site title boundaries, measured on a horizontal plane

142
Q

What is build depth?

A

Distance from front to back of building measured along the ground floor

143
Q

What is a scale?

A

Ratio of actual distance compared with distance on paper

144
Q

What is a title plan?

A

Map showing registered boundaries of property + land

Created alongside title register, containing information about the property, including ownership status

145
Q

What is a mezzanine?

A

Intermediate storey

146
Q

What decimal places do you use when measuring a residential property?

A

2

147
Q

Why is accuracy important when you measure buildings?

A

Provides precise data for property valuations, sales + leases

Builds trust with clients

148
Q

What accuracy do your measurements need to be at?

A

Depends on the scale of plan

If 1:100, accuracy of +/-25mm is required for a residential valuation

Table of tolerances are set out in Appendix A of Property Measurement 2018

149
Q

When you refer to accurately measuring the property, what do you mean by accurately?

A

Measuring the property using a disto + taking several measurements

Also, cross referencing measurements using scaled plans

150
Q

Tell me about how you use floor plans to facilitate measuring buildings?

A

Floor plans help me measure buildings by providing a detailed layout of the property

Helps me identify key areas to include + exclude in measurements

Can also check my measurements if they include measurements

151
Q

Why do you report measurements on a floor-by-floor basis?

A

Code of Measuring Practice + Property Measurement states to measure at each floor level

152
Q

Define the measurements under IPMS

A

RICS have adopted IPMS: Offices + IPMS: Residential

IPMS 1

IPMS 2

IPMS 3 (3a, b + c for residential)

153
Q

Define the measurements under IPMS All Buildings

A

IPMS 1 External measurement of a whole or part of a building

IPMS 2 Internal measurement of a whole or part of a building

IPMS 3.1 External use required for exclusive occupation

IPMS 3.2 Internal use required for exclusive occupation

IPMS 4.1 Selected areas including internal walls

IPMS 4.2 Selected areas excluding internal walls

154
Q

Explain the recent IPMS updates

A

IPMS: All Buildings, Jan 2023 – replaces all previously published IPMS standards

Update aims to provide a consistent methodology for measuring all types of buildings

Push to be accepted globally

RICS are currently in the process of updating Property Measurement to incorporate IPMS All Buildings

155
Q

What will the new RICS document cover when IPMS All Buildings is adopted?

A

Will cover measurement standards for all buildings, including offices, residential, industrial + retail

Will bring all buildings into a single standard for easier use + application

156
Q

Until the All Buildings document is published by the RICS, what are RICS members encouraged to do?

A
  • Dual report
  • Doesn’t take much time to do all measurements
  • Meeting client’s requirements + RICS requirements
157
Q

At B. Cottage, when you say accurately, what do you mean by this?

A

I ensured my disto was calibrated

Checked it against a known distance before measuring property

Took several check measurements of each area

158
Q

Talk me through the process of how you measured B. Cottage

A

I adopted IPMS 3B + GIA as requested by my client

Used a disto + started on the ground floor working my way clockwise, before doing the same on the first floor

When measuring on IPMS 3B basis, measured to the IDF

When measuring on GIA basis, measured to the internal face of the perimeter walls

Drew a floor plan as worked my way round the property, documenting both measurements

159
Q

At B. Cottage, how did you measure to the internal dominant face?

A

I used a disto to take accurate measurements

160
Q

When you say accurate, what do you mean?

A

I took several check measurements

Also ensured disto was calibrated

161
Q

Explain how you took several measurements + to what level of accuracy?

A

Measured distance multiple times + ensured measurements were within 2mm of each other

162
Q

At B. Cottage, how did you identify the IDF?

A

I identified the finish that made up more than 50% of the wall area

At B. Cottage, this was mainly the inside finished surface with exception of the porch where the finish was a glazed surface

163
Q

At B. Cottage, why did you take the measurement to the internal structural face?

A

Because this is what is set out in the RICS Professional Standard Property Measurement document 2018

164
Q

At B. Cottage, what do you mean by limited use areas?

A

Places within the exclusively occupied area that are not fully useable for various reasons

165
Q

What did ‘limited use’ space include at B. Cottage?

A

There was a section that was limited in height below the stairs on the ground floor

I included this measurement but stated it separately (IPMS 3B)

166
Q

At B. Cottage, were the stairs included in the limited use areas?

A

No

167
Q

At B. Cottage, did you measure the stairs for IPMS 3B and GIA

A

For IPMS 3B, I measured both stairwells on the ground + first floor but excluded the first floor measurement

For GIA, I measured + included both measurements of the stairwell at ground floor + first floor

168
Q

Why did you measure the garage + state this separately?

A

This is the requirement under IPMS 3B in the Professional Standard Property Measurement 2018

169
Q

At B. Cottage, why did you also adopt GIA?

A

Both measurements were requested by my client

Required a GIA basis because many comparables are measured on a GIA basis

170
Q

Explain why you adopted IPMS 3B + GIA at B. Cottage?

A

Both measurement bases were requested by my client

Requested GIA for the floor plan which was to be used for marketing purposes

Requested IPMS 3B to comply with RICS requirements + measure the exclusive area available to an occupier

GIA so could be compared with other properties

171
Q

How did you document your measurements at B. Cottage?

A

I drew a floor plan as I worked my way around the property

Used different coloured pens to mark + document both my GIA + IPMS 3B measurements

172
Q

How did you deal with any non-structural partitions at B. Cottage?

A

Weren’t any non-structural partitions

However, as these are essentially room dividers, would include them if they were present

173
Q

How did you deal with any internal finishes or fitting out works when measuring at B. Cottage?

A

I included these in my measurement as they are within the internal face of the external walls

174
Q

Explain the process you take when measuring land areas

A

Use firm’s internal software (Esri-based programme called Mapping Terrier)

I ensure that the area is correct by checking this with the land registry plan

Follow the boundaries + document the area

175
Q

When measuring land areas, explain how you ensure that mapping software is used as accurately as possible

A

I cross check the boundary area with the land registry plan

Follow the line as closely as possible

176
Q

What is the area wasn’t registered on the land registry yet?

A

Could cross check with an OS map or go to site + check the boundary line

177
Q

What level of accuracy do your land measurements achieve?

A
178
Q

What are the limitations of the mapping software you use?

A

Hard to pinpoint the exact boundaries or surfaces to measure online

179
Q

How do you identify the boundaries to measure to when measuring land areas?

A

Check the boundary on the title plan

180
Q

How do you ensure that you present your measurements clearly and coherently?

A

If measuring a residential property, draw floor plan + document measurements on this

When get back to the office, upload site notes to shared system + work out the floor area by inserting the measurements into an excel spreadsheet

Alice’s APC (22 decks)

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