Measurement Flashcards
Tell me about your understanding of RICS Property Measurement basis.
It standardizes property measurement to ensure consistency and accuracy, it included code of measuring practice 6th edition 2015 and IPMS published 2023
When would you use NIA as a measurement basis?
valuation for offices and retails, estate agency
When would you use GIA as a measurement basis?
for estate agency, build costs estimates for commercial properties; valuation for industrial
When would you use GEA as a measurement basis?
town planning and build cost estimates for houses
Tell me about what is included in NIA/GIA/GEA.
for example in the office canary wharf i included kitchen, nonstructural walls and other internal areas excluding structural columns, areas with headroom less than 1.5m, cleaner room , plant rooms and stairwell
warehouse in reading, while calculating the GIA , I measured to the internal face of the perimeter wall at each floor and included the columns, mezzanine with permanent access, loading bays, excluding canopies and fire escapes (ancillary office are measured on GIA), i also measured the eaves height of the warehouse as well which is the height from the ground to the underside haunch of the building, this is important because it shows the space that are avaialble for racking or storage
What measurement basis would you use for office property?
NIA for lettable space based on the code of measurng practice 6th edition 2015.
What measurement basis would you use for industrial property?
GIA and GEA based on the code of measuring practice 6th edition
What measurement basis would you use for retail property?
NIA based on the code of measuring practice 6th edition
How does RICS Property Measurement differ from the old Code of Measuring Practice?
It incorporates IPMS, standardizing global property measurement. Whereas code of measuring practice included only nia, gia, and gea
Why is accuracy important when you measure buildings?
It ensures fair valuations, lease agreements, and regulatory compliance.
Tell me about how you use floor plans to facilitate measuring buildings.
They provide reference points for measurement, layout visualization, and verification. I always recorded my measurement on the floor plan and calculated the total floor plan in the ned
How do you calibrate a laser measurer?
measuring a known distance before measurement
Why do you take check measurements?
To verify accuracy and detect potential errors or distortions.
Tell me about a strength and weakness of a measuring technique you have used.
Strength: Laser measuring is quick and precise. Can measure a long distance Weakness: It can be affected by reflective surfaces., sunlgiht can also affect the laser beam
When would you use a tape measure?
For small areas and detailed manual measurements.
When would you use a trundle wheel?
measuring land
What is a potential source of error when measuring?
Misalignment, instrument calibration issues, or environmental factors.
What is IPMS?
International Property Measurement Standards for global consistency.
Why has IPMS been introduced?
To provide a universal standard for property measurement worldwide.
Which IPMS standards are adopted by RICS?
IPMS for All Buildings published 2023
Explain your understanding of IPMS All Buildings to me.
A measurement standard applicable across all property types. It supercedes all standards previously published by IPMS; it established a consistent methodology for measuring all types of buildings in the world; it is currently not incorporated into RICS guidance
What is dual reporting and when would you use it?
Reporting both NIA/GIA and IPMS in the report, when reviewing area measurement from different jurisdictions
and adopting new reporting system
What IPMS bases are you aware of and when would each of these be used?
IPMS 1 (external area), IPMS 2 (internal area), IPMS 3 (occupier area). IPMS Office buildings
How do they differ from their former Code equivalents?
They offer more transparency and standardization across markets.
What are limited use areas and how do you report these?
Limited use areas include
areas with limited height, when parts of the building need to be seperately identified, the clearance height should be stated
I should clearly state the limited use areas in the report, and also providing a measurement breakdown
For example, NIA excluded areas with less than 1.5m in height but IPMS included, the area for less than 1.5m will be recorded in the breakdow in the report
What is the internal dominant face?
The wall surface that covers 50% of floor to ceiling height fo each IDF wall section
How has IPMS been incorporated into Property Measurement?
IPMS is replacing NIA/GIA for global consistency in reports.
What RICS guidance relates to the measurement of land?
RICS Land Measurement for planning and development purposes 2021
How do you deal with a situation where your client requests a different measurement standard to those contained within the RICS guidance?
Advise on RICS standards while providing the requested method for comparison.
What is a suitable measurement tool for taking land measurements?
trundle wheel or promap
How can you ensure your measurements are accurate?
Use calibrated equipment, cross-check data, and take multiple readings.
How would you treat low or limited head height when measuring?
Areas with less then 1.5m height is Excluded from NIA but report separately in accordance with IPMS.
How would you measure using a scaled plan?
By applying the scale ratio and verifying dimensions with known references.
How would you adjust your comparable evidence if it was measured on a different basis to your subject property?
Convert measurements to a same basis for fair comparison.
For example, if comps is in gia basis,subject property is in nia basis, then I will make appriopriate deduction excluding areas less than 1.5m height, cleaners rooms, plant rooms and etc; and then make sure that this is stated in the report
What is a tolerance level when measuring?
RICS Property Measurement 2nd edition 2018; Appendix A stated the tolerance for measurement is +-50mm for scale 1:200
How could you take measurements from Google Maps?
google map measurment can only be an estimation, it should always be cross check by rics compliant survey like using a trundle wheel or promap for land measurement
I can always right click on the map and select ‘Measure distance’ google map will then provide me with the areas in both sqf and sqm
How reliable are these?
google map can only be an estimation, it is not a formal rics complaint survey
How do you ensure that you present your measurements clearly and coherently?
By using standard measurement formats, clear labeling, and supporting diagrams.
How did you ensure measuring devices were functioning correctly before starting? (Office 1)
By calibrating them and testing on a known reference distance.
Why did you adopt NIA? (Office 1)
because all of the comps I have collected is in NIA basis, in order to make a like for like comparison I adopted NIA
How did you record your measurements on site? (Office 1)
use pen and paper with a copy of the floor plan
How did you adjust the laser for accuracy? (Office 2)
by measuring a known distance everytime before doing measurement
What is the difference between NIA and IPMS 3? (Office 2)
IPMS measured to the IDF, includes all areas diregarding the height, includes all columns and measure to the midpoint of the partition wall between tenancies; NIA measured to the perimater wall including all usable areas excluding areas with less than 1.5m height, excluded structual walls, exlude plants rooms lift room, cleaner rooms
Did you consider dual reporting? If not, why not? (Office 2)
no, because all of my comps are in NIA basis for a fair comparison I did not include dual reporting as I discussed this with the client and we came to a conclusion that NIA will be sufficient
What is included and excluded in GIA? (Warehouse Reading)
Includes internal walls and columns but excludes external elements like the canopies, and fire escapes
Why did you measure the height of the warehouse? (Warehouse Reading)
to measure the areas for storage and racking; I typically measure the internal eaves height which is the clear height between floor and underside haunch
Why did you not use IPMS? (Warehouse Reading)
all of my comps are in GIA basis, for like to like comparison I did not include IPMS
Do you find IPMS useful?
how would you measure curve?
radius of the curve and seek for architect advice
what measurement basis you would use for rating
GIA
what measurement basis you would use for council tax
GEA , this is for housing
which asset you would use GIA aprt from industrial
retail warehouse and department store
how do you document measurement
I collected all with pen on floor plan and transfer into an excel spreadsheet
