Measurement Flashcards
What is the purpose of the RICS Code of Measuring Practice?
- The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement of buildings and land.
- The correct calculation of the sizes, areas and volumes associated of buildings are provided on a common and consistent basis
- This is to support surveyors undertaking property inspections for valuation, management, conveyancing, planning, taxation, sale, letting and acquisition to provide a common framework to measure buildings.
What is the definition of GEA? And what is included?
Gross external area
The entirety of the space contained within the main external envelope of the building measured externally at each floor level including:
o Canopies.
o External Balconies.
o Fire Escapes.
o Garden Stores.
What is the definition of GIA?
The entirety of space as measured from the inside face of the main external walls including:
o Columns.
o Mezzanines with permanent access.
o Loading Bays.
o Lift wells.
What is the definition of NIA?
The usable space within a building measured to the face of the main external walls including:
o Atria with clear height above, measured at base level only.
o Kitchens.
o Built in cupboards.
o Notional lift lobbies
What are measured surveys?
Measured surveys involve taking measurements of sites or buildings in order to produce accurate drawings to scale and may include levels (Construction Industry Council Definition).
What information would you typically look to obtain from a seller / occupier?
- How long the seller has lived in the property.
- Structural alterations undertaken with approximate dates, planning permissions and building regulations approvals.
- Known defects and problems.
- The age of service installations and maintenance records for central heating boilers.
- Drainage where if private a confirmation of the usual emptying arrangements.
- Ownership & maintenance of shared boundaries and access areas.
What tools would you take on site for measurement?
- Laser Distometer
- Tape Measure - for smaller intricate measurement
- Torch
- Note Pad and Pen
- Phone - contact and photographs
What risk factors should you consider when inspecting a property?
- Whether I am able to use inspection tools in a sensible and safe manner.
- Only use fitted loft ladders if satisfied that they are safe.
- To not touch any part of the electrical installations, if unsafe electrics are detected.
- Do not adjust or move glass fibre insulation.
- Terminate the inspection immediately if:-
o Loose fill asbestos insulation is identified.
o If I injure myself in any way.
o If the seller/occupier attempts to intimidate or abuse me in any way. - Check in with the office at regular intervals and do not end the day with an unaccompanied inspection, unless another responsible person is informed of their whereabouts.
- Keep car keys, mobile phone and/or valuables safe during the inspection.
- Do not allow the occupier to lock doors behind me.
What desktop information would you typically look to obtain prior to undertaking the inspection?
- Estate Agent particulars.
- Relevant site information.
- Particular exposure to wind-driven rain or frost attack.
- Details of previous works and permissions.
- Guarantees, warranties and any supporting reports, specifications and quotations.
- Conservation area or listed building status.
- Lease details
Who carries out measured surveys?
Typically they are carried out by land surveyors affiliated to the RICS and the Chartered Institution of Civil Engineering Surveyors
Describe to me the different purposes you might use IPMS Office 1 - 2 - 3 for.
IPMS 1 - total area of the building on a floor by floor basis (internal and external areas), mostly used for building planning and development.
IPMS 2 - internal floor area including common areas, mostly used for space planning and management.
IPMS 3 - usable floor area for exclusive use, mostly used for valuation and marketing
What is IPMS 1
IPMS 1 specifically refers to the measurement of the external dimensions of a building at each floor level. This standard is used to calculate the gross external area.
What is Included and Excluded from IPMS 1 Measurements
Included:
* External Floor Areas: Measured to the outside edge of the floor construction.
* Sheltered Areas: Areas covered by permanent structural extensions.
* Enclosed Walkways or Passages: Connecting separate buildings.
* Enclosed Rooftop Plant: Such as mechanical, electrical, and lift motor rooms.
* External Stairs: Leading to upper levels, except open framework fire escapes.
* Limited Use Areas: Not otherwise identified.
Excluded:
* Void Areas: Such as covered air and stair openings and atria within a building, except the floor area at the lowest level of these openings.
* Open Framework Fire Escapes: External stairs that are open framework
What is IPMS 2
IPMS 2 focuses on measuring the internal areas of buildings, specifically the usable floor area within the external walls.
What is included and excluded within IMPS 2 Measurements
Included:
* Internal Floor Areas: All usable floor space within the internal walls.
* Columns and Internal Walls: Space occupied by structural elements like columns and internal walls.
* Passageways and Corridors: Areas used for circulation within the building.
* Atriums: Measured at their lowest floor level.
* Balconies: Often listed separately but included in the measurement.
Excluded:
* Common Areas: Such as lobbies, staircases, and mechanical rooms.
* External Areas: Any space outside the external walls of the building
What is IMPS 3
IMPS 3 focuses on measuring the areas of a building that are exclusively occupied by a single tenant or owner.
What is included and excluded within IPMS 3 measurements
Included:
* Internal Floor Areas: All usable floor space within the internal dominant face (IDF).
* Columns and Internal Walls: Space occupied by structural elements like columns and internal walls.
* Passageways and Corridors: Areas used for circulation within the exclusive occupation.
* Balconies and Terraces: Often included if they are for exclusive use.
* Secondary Areas: Spaces that support the function of a primary area, such as remote storerooms.
Excluded:
* Common Areas: Such as lobbies, staircases, and mechanical rooms that are shared among tenants.
* External Areas: Any space outside the internal dominant face of the building
What is IDF and what does it stand for?
Internal Dominant Face (IDF)
It refers to the internal finish of a building’s wall that comprises more than 50% of the floor-to-ceiling height for each vertical wall section creating an internal perimeter.
What tolerance of accuracy is generally acceptable
up to +/- 10%
What does the Code of Measuring practice 6th edition still apply to?
Industrial Retail Other property types
What is EFA?
Effective Floor Area - used for UK Council Tax banding for flats and maisonettes.
Define IPMS 1
The sum of the areas of each floor level of a building. Measured to the outer perimeter of external construction features. Which may be reported on a component by component basis for each floor.
Define IPMS 2 for - Office
The sum of the areas of each floor level of an office building measured to the internal dominant face and reported on a component-by-component basis for each floor of a building.
Define IPMS 2 - Residential
The sum of the areas of each floor level of building measured to the internal dominant face. Which may be reported on a component-by-component basis for each floor of a building.
Define IPMS 3 - Offices
The floor area available on an exclusive basis to an occupier, but excluding STANDARD FACILITIES Calculated on an occupier by occupier basis for each floor of a building
Define IPMS 3 - Residential
The floor area available on an exclusive basis to an occupier.
What does IPMS 1 roughly relate too?
GEA
What does IPMS 2 - Office roughly equate to?
GIA NSA (include hallways, basements, mezzanine / exclude headroom less than 1.5m, garages, terraces)
What does IPMS 3 - Office roughly equate to?
NIA
What would you use IPMS 1 for?
Planning
What would you use IPMS 2 (Office & Residential) for?
Costings
What would you use IPMS 3 (Office & Residential) for?
Taxation Agency & Valuation Property and facilities management
Describe some examples of limited use areas?
- Area difference from internal dominant face.
- Areas with limited height
- Areas with limited natural light4. Above & below ground
- Area difference from covered area
Define GEA
Area of a building measured externally at each floor level.
Define GIA
Area of building measured to the internal face of the perimeter walls at each floor level.
Define NIA?
Usable area within a building measured to the internal face of the perimeter walls at each floor level.
What does retail area include?
Storerooms and ancillary accommodation formed by non-structural partitions, the existence of which should be noted.
Recessed and arcaded areas of shops created by the location and design of the window display frontage.
What should be deducted from IPMS3 -Office to convert to NIA?
Internal structural wall & columns within an occupants exclusive area.
Half the area of a wall with an adjacent tenant.
Headroom less than 1.5m
In respect of the internal dominant face, the areas within window reveals where the internal dominant face is taken to the glazing.
What should you deduct from IPMS 1 to calculate GEA (Residential)?
External open or recessed balconies
Generally accessible rooftop terraces
What basis of measurement differ between marketing and valuation?
IPMS 1 for planning - ie a residual valuationIPMS 3 for marketing - detail of the exact space available for exclusive occupation
What is included in NIA?
Kitchens, Lift, Lobbies, Areas occupied by demountable partitions
