Measurement

Question 1

Why recommend IPMS to clients?

Answer 1

• Transparency, consistency

Question 2

What is excluded under IPMS 3?

Answer 2

• Standard facilities (WC, showers)
• Columns – exc NIA / inc IPMS
• 1.5m or less inc IPMS 3
• Inc. NIA/ exc. IPMS 3
• Common walls – middle section of partition on common walls?

Question 3

Which is bigger? IPMS3 OR NIA?

Answer 3

• IPMS 3 is bigger than NIA

Question 4

You’ve referenced some GIA uses, when is it applied?

Answer 4

valuation - retail parks, industrial , foodstores, department stores

Question 5

How are you undertaking a measurement to GIA?

Question 6

In an industrial building, what else might you be measuring for marketing material?

Answer 6

Eaves height, floor to ceiling

Question 7

Any other sectors that you have worked in or not worked in where GIA is applicable?

Answer 7

Laboratories, department stores, retail warehouses.

Question 8

What is the RICS guidance on why different methods are used and what measurement standard should be used for different purposes?

Question 9

Why would an industrial landlord quote on the GEA rather than GIA?

Answer 9

Value as you analyse – if your comparables are being measured on one basis, that is how you value.

Question 10

What measurement standards to adopt for office lettings?

Answer 10

IPMS 3 (all buildings)

Question 11

What are the main differences between IPMS 3 and NIA?

Answer 11

IPMS – internal dominant face (covers more than 50%), include columns, measure to mid-point of dividing walls

Question 12

Do you find IPMS useful?

Answer 12

It is quicker and easier to measure as you don’t have to deduct columns. Once adopted fully it will provide consistency of measuring standards in global markets.

Question 13

How would you measure a curved wall?

Answer 13

In this instance I would take some check measurements of the building, send the CAD plans to an architect specialist to use CAD specific measurements.

You could measure the curve using the mean radius on the face stated, but in order to be more accurate I would seek professional advice.

Question 14

What is IPMS?

Answer 14

International Property Measurement Standards

Question 15

1. How would you calibrate a disto laser?

Question 16

2. What is the Internal Dominant Face in IPMS?

Answer 16

Internal dominant face (IDF)
The internal finish comprising more than 50 per cent of the floor-to-ceiling height for each external wall section; if this does not occur the finished surface is deemed to be the IDF

Question 17

3. Why was IPMS introduced?

Question 18

4. What basis of measurement would you use for rating or taxation?

Question 19

5. How will IPMS affect your area of work?

Question 20

6. What is excluded under NIA?

Question 21

7. What scale was your floor plan?

Question 22

8. What basis of measurement did you use for the retail unit and why?

Question 23

9. How did you record your measurements? Sq. ft or sq. m?

Question 24

How to deal with difficult spaces to measure?

Question 25

What is purpose of letter of reliance when using party's measurements

Question 26

Common scales: street map? building plan ? road/walking map?

Question 27

what is site cover? is it better to have lower site cover?

Question 28

what is Net frontage? gross frontage?

Question 29

what is Shop depth? site depth? built depth ?

Question 30

what is Internal eaves height?

Question 31

what are rules on Measurement accuracy?

Question 32

What are some of the limitations when using a distometer? How is the device calibrated?

Question 33

Why did you measure the office property using IPMS 3?

Question 34

Did you conduct your office measurement using IPMS only? Why?

Question 35

Was there office space in your industrial unit? How did you treat this when it came to measurement? Did you notify your client?

Question 36

differences between IPMS and NIA?

Answer 36

IPMS: standard facilities: shared areas in a building that don’t typically change -toilets, kitchen, NIA: shared facilities

Question 37

- what equipment do you take when measuring?

Answer 37

- distometer - floorplans - tape measure

Question 38

- how do you check equipment is working?

Question 39

- why did you use Measuring Practice 6th Edition?

Question 40

- IPMS: why did you not use NIA?

Answer 40

client requested and mixed use development

Question 41

- why is it important to measure correctly for service charge?

Answer 41

any incorrect measurement will not only mean incorrect service charge applied for one unit, but all units if based on weighted floor area

Question 42

- is zoning a measurement method ?

Answer 42

valuation methodology

Question 43

10. How would you calibrate a disto laser?

Answer 43

use a check measure on a known distance using tape measure

Question 44

13. What basis of measurement would you use for rating or taxation?

Answer 44

Ratings/taxation:rating: GIA; taxation: GEA

Question 45

14. How will IPMS affect your area of work?

Answer 45

valuations - will increase comparability

Question 46

15. What is excluded under NIA?

Question 47

16. What scale was your floor plan?

Answer 47

1:100

Question 48

17. What basis of measurement did you use for the retail unit and why?

Answer 48

NIA - as per COMP 2015

Question 49

18. How did you record your measurements? Sq. ft or sq. m?

Answer 49

sqft

Question 50

what are differences between GIA and NIA?

Question 51

Measurement – Wantage - Did you use the Zoning method of valuation?

Answer 51

Yes, as it was a retail unit

Question 52

Measurement – Wantage - On what basis did you measure the property?

Answer 52

NIA - COMP 2015 as it is a retail unit

Question 53

Measurement – Wantage - What’s the difference between NIA and GIA?

Answer 53

GIA measured to the internal face of perimeter walls at each floor. Offices IPMS 3 roughly equivalent to the net internal area (NIA) from the CMP this includes all internal walls and columns within the area available exclusively to an occupier but excluding standard facilities. Retail The NIA which is the useable area measured to internal face of perimeter walls at each floor; sometimes GIA may be used for larger units such as supermarkets or department stores.

Question 54

Benefits and limitations of distometer?

Answer 54

The benefits of using a laser distometer are accuracy and ease of use. However, it is not without its limitations: it does not function well in bright light and is difficult to use in very narrow spaces Lasers do not work well in bright sunlight, as it can be hard to see the laser beam. Using a long tape measure can overcome the issue or by shadowing the target area When using a laser to measure to a dark surface, the measuring time can increase leading to inaccurate measurements. Taking a sheet of A4 white paper to site can be used as a measuring target Lasers may be inaccurate when measuring to colourless liquids, glass, styrofoam, permeable or high gloss surfaces

Question 55

Benefits and limitations of tape measure?

Answer 55

Cloth tape measures can be inaccurate if not fully stretched or if they are over-stretched Steel tape measures may not be long enough for certain distances

Question 56

how to check accuracy of measurement

Answer 56

There are many steps candidates can take to ensure that their measurements are as accurate as possible including: taking several check measurements making sure the laser or tape is measuring from the correct surfaces checking measurements with scaled plans or reliable mapping software

Question 57

limitations of measuring software

Answer 57

Measuring software may be less accurate given that it is hard to pinpoint the exact boundaries or surfaces to measure to online

Question 58

limitations of photocopies

Answer 58

Photocopied scaled plans can be distorted which will affect the scale of the plan. This can be overcome by using check measurements to confirm the accuracy of the scale specified on the plan