Measurement Flashcards
1
Q
What tools do you measure with?
A
Laser/disto
Trundle wheel
Scaled plan
Promap
Tape measure
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
3
Q
What is Promap?
A
Software used to measure land area
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
5
Q
How do you know where a site boundary is?
A
Land registration
Title
Fencing
6
Q
Why do you have to reference to title plans?
A
To ensure boundaries are correct
7
Q
Why can measuring software be inaccurate?
A
Hard to pinpoint the exact boundaries or surfaces to measure online
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
9
Q
How does a laser measure work?
A
Measures how long it takes the laser pulse to be reflected from a surface
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
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
12
Q
When would you use a tape measure?
A
For narrow areas
13
Q
When would you use a trundle wheel?
A
When measuring land boundaries
14
Q
What could be used to measure the boundaries whilst on site?
A
Trundle wheel
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
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
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
18
Q
What is the accuracy of a laser?
A
Accurate to within 1.5mm
Less accurate over distances up to 200m
19
Q
What tolerance of accuracy is generally acceptable?
A
+/- 10%
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)
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)
22
Q
How do you confirm a laser measure is correctly calibrated?
A
Check accuracy against a known distance + record on a log
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
24
Q
Why do you take check measurements?
A
To ensure accuracy before reporting to my client
25
How do you ensure that you present your measurements clearly + coherently?
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
26
What scale might be used for a single room?
1:50
27
What scale might be used for a road map?
1:50,000
28
What scale might be used for a location plan?
1:2,500
29
What scale might be used for a building plan?
1:100
30
What scale might be used for a street plan?
1:25,000
31
What are the various scales when measuring?
1:50 = room plan
1:100 = building plan
1:2,500 = location plan
1:25,000 = street plan
1:50,000 = road map
32
What is the conversion factor from acres to hectares?
1 acre = 0.4 hectares
33
What is the conversion factor from hectares to acres?
1 hectare = 2.471 acres
34
What is the conversion factor from sqm to sqft?
1sqm = 10.764 sqft
35
How can you measure land?
Trundle wheel
Promap / other software
Planimeter
36
Are there any RICS documents around measurement?
Professional Standard Property Measurement (2nd edn), 2018
Guidance Note Code of Measuring Practice (6th edn), 2015
IPMS All Buildings, 2023
37
Do you have to follow the RICS documents?
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
38
What is the current measurement guidance published by RICS?
RICS Professional Standard Property Measurement (2nd edn), 2018
39
When did the RICS Professional Standard Property Measurement (2nd edn) become effective?
1 May 2018
40
What does the RICS Professional Standard Property Measurement (2nd edn), 2018 comprise of?
1. Professional standard - property measurement
2. RICS IPMS data standard
41
What is the aim of RICS Property Measurement 2018?
Aims to avoid current inconsistent definitions of measurement in different countries + bring greater global transparency
42
What are the general principles of the RICS Property Measurement 2018?
- 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
43
What do you advise your clients surrounding IPMS?
Advise them of the benefits of using IPMS
Worldwide standard which improves consistency + transparency
44
Tell me about your understanding of RICS Property Measurement
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
45
How do you comply with the RICS Property Measurement?
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
46
What must RICS members do when measuring office or residential buildings?
State date measurements are taken
State standard adopted
Clearly document calculations + measurements
State conversion factor + any rounding
47
How does RICS Property Measurement differ from the Code of Measuring Practice?
Includes IPMS for Offices + Residential buildings
Applies to all building types – COMP primarily focuses on commercial properties
48
List the measurement types in RICS Property Measurement 2018
IPMS 1
IPMS 2 (office + resi)
IPMS 3 (office)
IPMS 3a (resi)
IPMS 3b (resi)
IPMS 3c (resi)
49
Which IPMS standards have been adopted in RICS Property Measurement?
Residential
Offices
50
Have any other IPMS standards been published (or consulted on) but not yet adopted by the RICS in Property Measurement?
Industrial
Retail
All building classes
51
What do you know about the Code of Measuring Practice?
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
52
List the measurement types in the Code of Measuring Practice 2015
GEA
GIA
NIA
EFA (residential only)
53
What does the Code of Measuring Practice (6th edn) still apply to?
Industrial
Retail
Other property types (NOT residential or offices)
54
What measurement basis would you use for office property?
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
55
What measurement basis would you use for residential property?
Would adopt IPMS as per RICS Property Standard Property Measurement 2018
Would also adopt GIA depending on client's instruction
56
What measurement basis would you use for industrial property?
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
57
What measurement basis would you use for retail property?
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
58
Is early adoption of IPMS recommended on publication of the new standards?
Yes
59
When did the Code of Measuring Practice become effective?
May 2015
60
What was the key change between the 1st + 2nd editions of Property Measurement?
Adoption of IMPS for residential
61
What is EFA?
Effective floor area
Used in UK for council tax banding of flats + maisonettes
62
What is included in EFA?
Included – all usable areas, e.g. living rooms, bedrooms, kitchens
Excluded – bathrooms, showers, toilets, stairwells, balconies, areas with headroom less than 1.5m
63
What is the definition of the Internal Dominant Face?
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
64
How is IDF calculated?
It is whatever finish makes up more than 50% of the wall area
65
What would you do if you had a window on your IDF?
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
66
What is the internal finish?
Surface of internal walls of a building
67
What is the IDF wall section?
Each internal finish of a section of an external wall, ignoring columns, that is either recessed from or sticks out from its adjacent section
68
What is a finished surface?
Wall surface directly above the horizontal floor junction, ignoring fittings, skirting boards, pipework, etc.
69
What is a demising wall?
Wall between adjoining occupiers’ space or an occupiers’ space + standard facilities
70
What does IPMS stand for?
International Property Measurement Standards
71
What is IMPS?
International Property Measurement Standards
Global standard aimed at creating a uniform approach to measuring buildings
72
Do we have to follow IPMS in the UK?
Not legally mandatory, but highly recommended
RICS has adopted IPMS for residential buildings + offices into Professional Standards
73
When was IPMS introduced?
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
Why was IPMS introduced?
To create a uniform approach to measuring buildings
75
Why is IPMS not always suitable?
Client may instruct not to use IPMS
Not suitable where comparables use the Code of Measuring Practice (GIA)
76
For what types of property is IPMS mandatory?
When reporting on residential + office space
Unless client provides written instruction to use alternative
77
Which IPMS standards are adopted by the RICS?
IPMS: Office Buildings
IPMS: Residential Buildings
78
What is dual reporting + when would you use it?
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
What is the definition of IPMS 1?
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
What is IPMS 1 used for?
Planning - applications + approvals, site coverage
81
What is included/excluded in IPMS 1?
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
How would you measure a basement in IPMS 1?
Identify boundary of external walls
Measure all areas with the boundary
If tricky to get to, extend ground floor measurements downwards
83
What is the definition of IPMS 2 - Office?
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
What is included/excluded in IPMS 2 - Office?
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
What is IPMS 2 - Office used for?
Calculating building costs + reinstatement costs
86
What is the definition of IPMS 2 - Residential?
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
What do you include/exclude in IPMS 2 - Residential?
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
What is IPMS 2 - Residential used for?
Calculating buildings costs + reinstatement costs
89
What is the definition of IPMS 3 - Office?
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
What is IPMS 3 - Offices used for?
Agency + valuation
Taxation
Property management
91
What do you include/exclude in IPMS 3 - Offices?
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
What is the definition of IPMS 3 - Residential?
Floor area available on an exclusive basis to an occupier
93
Are shared facilities in an apartment building included in IPMS 3 – Residential?
No
Includes corridors, stairs, lifts, shared kitchens, laundry rooms
94
Are stairwells included in IPMS 3 – Residential?
All stairwells at upper levels (staircase openings) are excluded but may be stated separately
95
What is IPMS 3A?
External measurement of the area in exclusive occupation measured to external walls
96
What is included/excluded in IPMS 3A?
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
When would you use IPMS 3A?
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
What is IPMS 3B?
Internal measurement, including internal walls, measured to IDF
99
What is included/excluded in IPMS 3B?
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
When would you use IPMS 3B?
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
What is IPMS 3C?
Internal measurement, excluding internal walls, measured to IDF (room by room basis)
102
What is included/excluded in IPMS 3C?
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
When is IPMS 3C used?
Can be applied to various types of residential dwellings
Use for valuations, marketing + sales, property management
104
Under RICS Property Measurement, what should you consider in relation to accuracy of measurements?
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
What does IPMS 1 roughly equate to?
GEA
106
What does IPMS 2 - Office roughly equate to?
GIA
107
What does IPMS 2 - Residential roughly equate to?
GIA
108
What does IPMS 3 - Office roughly equate to?
NIA
109
What does IPMS 3A, B + C roughly equate to?
3A - GEA
3B - GIA
3C - EFA
110
How do old measuring practices + new ones align?
IPMS 1 – GEA
IPMS 2 – GIA
IPMS 3 (offices) – NIA
IPMS 3A (resi) – GEA
IPMS 3B (resi) – GIA
IPMS 3C (resi) – EFA
111
What are the main differences between IPMS 3C + EFA?
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
What would you use IPMS 1 for?
Planning
113
What would you use IPMS 2 (Office + Residential) for?
Costings
114
What would you use IPMS 3 (Residential + Office) for?
Agency + valuation
Taxation
Property + facilities management
115
What is a limited use area?
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
Give examples of limited use areas
Area difference from IDF
Areas with limited height
Areas with limited natural light
Above + below ground
Area difference from covered area
117
What are limited use areas and how do you report these?
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
What do GEA, GIA, NIA stand for + when would you use each?
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
What are GEA, GIA, NIA + how do these differ from IPMS?
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
What is the definition of GEA?
Gross External Area
Area of a building measured externally at each floor level
121
What is included/excluded in GEA?
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
When would you use GEA as a measurement basis?
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
How would you measure party walls in shared ownership with GEA?
Measure to their central line
124
What should you deduct from IPMS 1 to calculate GEA (Residential)?
External floor areas, e.g. balconies, rooftop terraces
125
What is the difference between GEA + IPMS 1?
GEA does not include galleries + balconies
IPMS – included but stated separately
126
What should you deduct from IPMS 1 to calculate GEA (Residential)?
External open or recessed balconies
127
What is the definition of GIA?
Gross Internal Area
Area of a building measured to the internal face of the perimeter walls at each floor level
128
What does GIA include/exclude?
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
When would you use GIA as a measurement basis?
Estate agency + valuation for industrial buildings, warehouses, department stores
Rating of industrial buildings, warehouses, department stores
130
What is the definition of NIA?
Net Internal Area
Usable area within a building measured to internal face of perimeter walls at each floor level
131
When would you use NIA as a measurement basis?
Chim
Rating of shops including supermarkets
132
What does NIA include/exclude?
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
What are the differences between IPMS 3 + NIA (offices)?
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
What should be deducted from IPMS 3 - Office, to convert to NIA?
- 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
What is zoning?
- 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
What is external eaves height defined as?
Height between ground surface + exterior of roof covering at eaves on external wall face ignoring any parapet
137
What is internal eaves height defined as?
Height between floor surface + underside of roof covering, supporting purlins or underlining (whichever is lower) at eaves on internal all face
138
What does Retail Area include?
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
What is a building line?
Line within or along property boundary, beyond which it is illegal to build
140
What is site depth?
Measurement from front to rear boundaries
141
What is site area?
Total area of site within site title boundaries, measured on a horizontal plane
142
What is build depth?
Distance from front to back of building measured along the ground floor
143
What is a scale?
Ratio of actual distance compared with distance on paper
144
What is a title plan?
Map showing registered boundaries of property + land
Created alongside title register, containing information about the property, including ownership status
145
What is a mezzanine?
Intermediate storey
146
What decimal places do you use when measuring a residential property?
2
147
Why is accuracy important when you measure buildings?
Provides precise data for property valuations, sales + leases
Builds trust with clients
148
What accuracy do your measurements need to be at?
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
When you refer to accurately measuring the property, what do you mean by accurately?
Measuring the property using a disto + taking several measurements
Also, cross referencing measurements using scaled plans
150
Tell me about how you use floor plans to facilitate measuring buildings?
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
Why do you report measurements on a floor-by-floor basis?
Code of Measuring Practice + Property Measurement states to measure at each floor level
152
Define the measurements under IPMS
RICS have adopted IPMS: Offices + IPMS: Residential
IPMS 1
IPMS 2
IPMS 3 (3a, b + c for residential)
153
Define the measurements under IPMS All Buildings
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
Explain the recent IPMS updates
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
What will the new RICS document cover when IPMS All Buildings is adopted?
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
Until the All Buildings document is published by the RICS, what are RICS members encouraged to do?
- Dual report
- Doesn’t take much time to do all measurements
- Meeting client’s requirements + RICS requirements
157
At B. Cottage, when you say accurately, what do you mean by this?
I ensured my disto was calibrated
Checked it against a known distance before measuring property
Took several check measurements of each area
158
Talk me through the process of how you measured B. Cottage
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
At B. Cottage, how did you measure to the internal dominant face?
I used a disto to take accurate measurements
160
When you say accurate, what do you mean?
I took several check measurements
Also ensured disto was calibrated
161
Explain how you took several measurements + to what level of accuracy?
Measured distance multiple times + ensured measurements were within 2mm of each other
162
At B. Cottage, how did you identify the IDF?
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
At B. Cottage, why did you take the measurement to the internal structural face?
Because this is what is set out in the RICS Professional Standard Property Measurement document 2018
164
At B. Cottage, what do you mean by limited use areas?
Places within the exclusively occupied area that are not fully useable for various reasons
165
What did ‘limited use’ space include at B. Cottage?
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
At B. Cottage, were the stairs included in the limited use areas?
No
167
At B. Cottage, did you measure the stairs for IPMS 3B and GIA
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
Why did you measure the garage + state this separately?
This is the requirement under IPMS 3B in the Professional Standard Property Measurement 2018
169
At B. Cottage, why did you also adopt GIA?
Both measurements were requested by my client
Required a GIA basis because many comparables are measured on a GIA basis
170
Explain why you adopted IPMS 3B + GIA at B. Cottage?
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
How did you document your measurements at B. Cottage?
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
How did you deal with any non-structural partitions at B. Cottage?
Weren’t any non-structural partitions
However, as these are essentially room dividers, would include them if they were present
173
How did you deal with any internal finishes or fitting out works when measuring at B. Cottage?
I included these in my measurement as they are within the internal face of the external walls
174
Explain the process you take when measuring land areas
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
When measuring land areas, explain how you ensure that mapping software is used as accurately as possible
I cross check the boundary area with the land registry plan
Follow the line as closely as possible
176
What is the area wasn’t registered on the land registry yet?
Could cross check with an OS map or go to site + check the boundary line
177
What level of accuracy do your land measurements achieve?
178
What are the limitations of the mapping software you use?
Hard to pinpoint the exact boundaries or surfaces to measure online
179
How do you identify the boundaries to measure to when measuring land areas?
Check the boundary on the title plan
180
How do you ensure that you present your measurements clearly and coherently?
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
