Measurement Flashcards
What year was the RICS Property measuremnt standard published?
2018
Is the RICS Property measurement standrds 2018 mandatory?
Yes
When was the former mesurement professional statement classified as a standard?
June 2024
What is set out in the RICS Property measurement standard 2018?
The guidance provides an understanding of the application of the professional standard and technical definitions.
Incorporates aspects of the IPMS suite of guidance
What statement was added to the property measurement standard on reclassification?
‘following the publication of IPMS: All Buildings, please onte this document is in the process of being updated. Please see the RICS website for further updates.’
According to the RICS website what does property measurement comprise? 2 elements
- Professional Standard: Property mesurement
- Application of the professional standard
- technical definitions
- IPMS: Office Buildings, as applied under the PS
- IPMS: Residential Buildings as applied under the PS - RICS IPMS data standard - reflects the IPMS standards and will be updated over time to comply with other IPMS standards
Bases of measurement within the RICS Code of measureing practice 2015 (comp) applies to all buildings excluding…
Offices and residential
What building classes are included in COMP?
All building classes
What must be included in a measure of building report?
- Purpose of the measurement instruction
- Date of the measurement instruction
- Date of measuremetn
- measurement standard adopted
- if IPMS is not use - reason for depature
- Measure method eg. laser or tape measure
- scale of any plans used
- floor area schedule with relevant areas cross referenced to floorplans
- Unit of measurement and conversion factor
- Name of RICS member/ firm responsible for instruction
What should RICS members advice relating to IPMS?
Members are expected to advise their client of the benefits of using IPMS - however it is not suitable in all circumstances and the reason for not using it must be documented
What are the benefits of using IPMS
promoting a consistent, transparent, and internationally recognized language for measuring and reporting property assets, leading to increased market stability and investor confidence
What does IPMS stand for?
International Property Measurement Standards
What is IPMS?
A global RICS-led initiative
Aimed at avoiding inconsistent definitions of measurement in differnet countries, bringing greater global transparency
What is the international property measurement Standards Council? IPMSC
a global group of porfessional and not-for-profit organisatiion that has driven the development of IPMS
What was the first asset covered by IPMS?
Offices via IPMS: Office buildings (2014)
When was IPMS: Office buildings incorporated into RICS guidance?
2015
When was IPMS: Residential buildings published?
2016
When was IPMS: Residential buildings incorporated into RICS guidance?
2018 in the form of RICS Professional Standard: Property measurement 2018
What is the most up-to-date measurement guidance for members and regulated firms?
RICS Professional Standard: Property measurement 2018
When was IPMS: Industrial Buildings published?
2018
When was IPMS: Retail Buildings published?
2019
Has industrial and retail IPMS guidance been incorporated into RICS guidance
NO
They have both now been superseded
What was published in 2023 that supersededs all previously published IPMS standards for individual asset classes?
IPMS: All Buildings
Has IPMS all buildings been incorporated into RICS guidance yet?
No
Why are members encourage to report on a dual basis?
Until IPMS is embedded into market practice
What IPMS guidance is incorporated in the RICS PS: Property measurement 2018?
out of date IPMS publications for Office Buildings and Residential Buildings
What guidance applies in Property measurement 2018?
Guidance applies to all properties
IPMS for Office and Resi
Comp for all other asset classes
What updated guidance is the RICS working on?
guidance from RICS will address current inconsistencies in measurement standards
What does the current RICS guidance require RICS members/firms to follow for office and resi?
The original IPMS publications
Define: Common Facilities
eg, stairs lifts, motor rooms, WCs, cleaners cupboards and plant rooms
Define: Component Area
the floor area attributed to a specific, designated element or part of a building
Define: Finished Surface
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipework
Define: Internal Dominant Face (IDF)
the inside finished surface of a wall that comprises more than 50% of the floor-to-ceiling height for each wall section, to which measurements are take
Define: IDF Wall Section
Each internal finish of a section of an External Wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section
Define: Limited Use area
Where a sheltered area is not functional for the primary use
Define: Internal Eaves Height
The clear height between the floor and the lowest point on the underside of teh roof eg. at the eaves
Define: Site Depth
The measurement from the front to the rear boundaries
Define: Shop Depth
The measurement from the notional display window to the rear of the retail area, including the thickness of the display window
Define: Built Depth
The maximum external measurement from the front to the rear walls
Define: Gross Frontage
The overall frontage of the shop line measured between the internal face of the external wall
What is the Building Line?
This is a line within or coinciding with the property line beyond which it is illegal to build
What are scales?
The ration of the length in a drawing to the length of the real thing
What are some commonly used scales?
1:50 Room plan
1:100 Building plan
1:1250 Street/location plan
1:2500 Location plan
1:50000 Road/walking map
Name some measurement tools?
Tape measure
rod
laser device
software
How accurate are lasers?
accurate within c.1.55mm to 200m but bright sunlight can distort measurements
What is used for measuring land?
Promap
Trundle Wheel
What should be done with all measurement tools?
Checked for accuracy frequently against a known distance and results recorded
lasers should be calibrated annually by manufacturers
How would you deal with a space that is awkward/ difficult?
What is the purpose of a letter of reliance when using another party’s measurements?
to allow that third party to rely on the consultant’s report
How do you convert from sqm to sq ft
1sqm=10.7639 sq ft
How should you measure land?
- Check boundary accurately on OS plan/ land registry
- use trundle wheel
- use mathematical trignometry or a planimeter
What is the plot ratio
site cover
the ratio between the size of the site and the building footprint (GEA)
What is 1 acre in hectares?
0.4046
What is the purpose of IPMS 1: Offices?
FOr planning or building cost purposes (GEA)
What is the purpose of IPMS 2: Offices?
for agency and valuation purposes (GIA)
Measured to the internal dominant face on a floor-by-floor basis or component by component basis
What is the purpose of IPMS 3: Offices?
also for agency and valuation purposes (NIA)
Measured to the internal dominant face on a floor-by-floor basis or component by component basis
IPMS definitions do no correspond exactly with
former GEA, GIA and NIA definitions
What is included and excluded in IPMS 1: Offices?
Include:
Covered galleries
Balconies
Generally accessible roof terraces
Excluded:
Upper void levels of an atrium
Open external stairwells
Patios, refuse areas, external parking at ground level
What is included and excluded in IPMS 2: Offices?
Include:
Covered galleries and balconies
Generally accesible roof terraces
Excluded:
Open light wells and upper level atriums
patio and decks at ground floor
external parking, yards, cooling equipment, refuse areas
What is included and excluded in IPMS 3: Offices?
Include:
Covered galleries and balconies
Generally accesible roof terraces
Excluded:
standard facilities
common facilities eg, stairs lifts, motor rooms, WCs, cleaners cupboards and plant rooms
What are the differences between IPMS 3 and NIA?
- Perimeter measurements are taken to the internal dominant face
- no exclusions for restricted height of <1.5m
- All colims included
- Area occupied by releals of window included if assessed as IDF
- On floors with multiple occupiers the area is taken to midpoint of the parition wall between tenancies
- Covered gallaries and balconies for exclusive used are included and stated separately
What are standards for IPMS resi buildings?
IPMS 1: External
IPMS 2: Resi (internal) - interior area of the building
IPMS 3: Resi (Occupier) - Occupation of a building on an exclusive basis to an occupier
What is IPMS 3 broken down into?
IPMS 3A - measuremnt to outer face of external wall and centre-line or shared walls
IPMS 3B - measurement of area in exclusive occupation, including internal walls and columns, measured to IDF and finished surface
IPMS 3C - Measurement of area of exclusive occupation, excluding the walls and columns, measured to IDF
What is set out in IPMS All Buildings, 2023?
Establish consisten methodology for measure across all building types and countries
all building classes in a single document
supersedes office and resi publications
Yet to be adopted by RICS
What happens once RICS have adopted IPMS All Buildings, 2023?
RICS Property measurement 2018 will no longer be relevant
What definitions in IPMS All Buildings?
IPMS 1 External Measurement
IPMS 2 Internal Measurement
IPMS 3.1 External Exclusive use
IPMS 3.2 Internal Exclusive use
IPMS 4.1 Selected areas including internal walls
IPMS 4.2 Selected areas excluding internal walls
What is set out in the RICS Code of Measuring Practice, 2015 (COMP)?
provides precise definitions to ensure a common & consistent approach to measurement
What are the COMP bases of measurement?
- GEA
- GIA
- NIA
What is GEA used for?
Town planning, council tax valuations and building cost estimates
What is GIA used for?
(approx a 2-3% deduction from GEA)
Estate agency
rating
building cost estimation for commercial assets
valuation of industrial / warehouses
Valuation & rating of retail warehouse and food stores
What is NIA used for?
(approx 15% deduction from GIA)
same as GIA but for shops
Gross internal area for industrial/ retail warehouses?
Includes
Colums, lift wells, mezzanies with permenant access, laoding bays
Excludes
canopies, fire escapes adn covered ways
Ancillary offices measured on a GIA
For NIA for shops, how to estimate the actual built width?
Remove a ceiling tile
get behind partioning
inspect basement/ 1st floor
scale from floor plans
take sufficient on site measurements to calculate the ITZA
What is included and excluded from NIA for offices?
Inlcudes
atrium if not common areas
lift lobbies and fire corridors
kitchens
built in cupboards
ramps and steps
areas occupied by ventilation& heating, skirting and perimeter trunking, non-structural walls
Excludes
WCS
plant and lift
stairwells
service cupboards
areas <1.5m
cleaners rooms
