Measurement Flashcards
Tell me about your understanding of RICS Property Measurement
Published 2018 and was made a Professional Standard in June 2024
The most up to date guidance for property measurement
Apples to IPMS Office and residential
In the process of being updated to be inline with IPMS All Buildings 2023
General principles of measurement set out in the standard
Purpose
Date of instruction
Date of measurement
Measurement standard adopted
If IPMS not adopted document why
Measurement methodology (laser or tape measure)
Floor area schedule
Name of the RICS member and/or firm
Expected to advise clients of the benefits of IPMS
When would you use NIA as a measurement basis?
Retail / Restaurant
When would you use GIA as a measurement basis?
Rating, Industrial/warehouses
When would you use GEA as a measurement basis?
Council tax valuations or building cost estimates for houses
Tell me about what is included in NIA/GIA/GEA?
NIA -
1. Atria with clear height + entrance halls if not common areas
2. Kitchens
3. Built in units / cupboards
4. Areas occupied by non structural walls
GIA -
1. Atria with clear height and entrance halls
2. Areas occupied by internal walls and partitions
3. Columns, stairwells
4. Lift rooms
5. Mezzanine floors with permanent access
GEA -
1. Perimeter wall thickness
2. Atria with clear height and entrance halls
3. Areas occupied by internal walls and partitions
4. Columns, stairwells
5. Lift Rooms
6. Mezzanine floors with permanent access
What measurement basis would you use for office property?
IPMS 1 (GEA) , 2 (GIA) or 3 (NIA) incorporated in RICS Property Measurement
IPMS is not NIA,GIA or GEA it is similar
Refer to COMP for NIA or other
What measurement basis would you use for industrial property?
Code of Measuring Practice - GIA
What measurement basis would you use for retail property?
COMP - NIA
How does RICS Property Measurement differ from the old Code of Measuring Practice?
Aligned with IPMS
Mandatory for Offices and Residential to be measured to IPMS
Why is accuracy important when you measure buildings?
Because it can affect the valuation of the property
How do you calibrate a laser measurer?
Printer room is 10m2
Why do you take check measurements?
To ensure the areas are correct and accurate
How do you ensure that you present your measurements clearly and coherently?
On a floor plan as I was going along
Was then able to put onto a schedule
Bluewater Shopping Centre - when did you use the tape measure as opposed to the disto?
Small confined areas such as built in units
How did you ensure the disto was accurate?
Check measurements beforehand in the office
What did you exclude and why?
Excluded stairwell, lifts because this is excluded in NIA in accordance with COMP
What did you use to annotate your measurements on site?
Floor Plan - was able to write down the measurements
What did you include in the measurement report?
What basis of measurement I used
Not IPMS because not offices or residential
The zoned depths
Radlett - what limitations did you have with the laser device?
Large warehouse - the laser would not reach one side to the other
Radlett - How did you overcome those limitations and ensure accuracy?
Broke the areas into sections and repeated the measurements to ensure accuracy
Also could compare with the VOA areas
What is IPMS?
International Property Measurement Standards
Why has IPMS been introduced?
Global led RICS initiative to avoid inconsistent definitions of measurement in different countries. Bringing global transparency
What must I mention to clients regarding measurement
Must advise clients about the benefits of IPMS and report on a dual basis measurement until IPMS is fully embedded into RICS PS.
Which IPMS standards are adopted by RICS?
IPMS Office Buildings and IPMS Residential within RICS Property Measurement 2nd Edition 2018
Explain your understanding of IPMS All Buildings to me
Published in 2023
Not incorporated in RICS guidance
All Buildings supersedes all previous IPMS
All building classes into one
IPMS 1 - External Measurements
IPMS 2 - Internal Measurements
IPMS 3.1 - External Exclusive Measurements
IPMS 3.2 - Internal Exclusive Measurements
IPMS 4.1 - Selected areas including internal walls
IPMS 4.2 - Selected areas excluding internal walls
What is dual reporting and when would you use it?
Offices
NIA or IPMS 3
What IPMS bases are you aware of and when would each of these used?
IPMS Offices
IPMS 1 - GEA (building or planning costs)
IPMS 2 - GIA (valuation and agency)
IPMS 3 - NIA (valuation and agency)
How does IPMS differ from their former Code equivalents?
emphasises the difference in common uses for tenant purposes or communal areas
Mention the inclusions for IPMS 123
What are limited use areas and how do you report these?
Incapable of effective or legal occupation for example, areas with limited height
Must be all clearly stated in the measurement report
Not for NIA in COMP
What is the internal dominant face?
Is the finished surface covering more than 50% from floor to ceiling height. If so then measure from there
What is a tolerance level when measuring?
Professional Standard states about accuracy. How reliant is the client of these measurements?
What are the impacts?
Should be as accurate as possible
How could you take measurements from Google Maps?
Feature which says Measure distance
When would you use a trundle wheel? Potential source of error?
Large open areas - human error
What is IPMS 1
Measuring the area of a building including external walls on a floor by floor basis
Measurements Included but stated separately:
Covered galleries (not included in GEA)
Balconies (not included in GEA)
Roof terraces
Exclusions:
Patios, external parking at ground level, refuse areas
What is IPMS 2
Measuring the interior of an office to include all areas available for direct use measured to the Internal Dominant Face of the wall on a floor by floor basis in component areas
Measurements Included but stated separately:
galleries and balconies
roof terraces
Exclusions:
external parking, refuse areas
What is IPMS 3
Measuring the occupation of floor area in exclusive use, but excluding standard facilities and shared circulation areas, and calculated to the internal dominant face on a floor by floor basis.
Included:
All internal walls and columns
Measurements Included but stated separately:
galleries and balconies
roof terraces
Areas less than 1.5m may be stated as a limited use area
Exclusions:
Standard facilities, WCs, lift rooms, stairs
Difference between IPMS 3 and NIA
Perimeter measurements taken to IDF
No exclusions for restricted height of less than 1.5m
All columns are included
Included but stated separately covered galleries and balconies
Why is IPMS so amazing…..
Consistent approach & transparency for stakeholders
