Measurement Flashcards
What is the main RICS Guidance for Measurement?
RICS Professional Statement: RICS Property Measurement 2018 (incorporating International Property Measurement Standards)
What is included in the RICS Professional Statement: RICS Property Measurement 2018?
Introduced mandatory International Property Measurement Standards to improve consistency across the world.
Members are encouraged to report on a dual basis until IPMS is embedded into market practice.
Members should advise clients of the benefits of IPMS.
What general principles of measurement and calculation are included in the RICS Professional Statement?
Mandatory to:
Date measurements taken
State measuring methodology
Provide the reference and scale of plans used
State conversion factor from metric/imperial and any rounding
Measurements and calculations clearly documented
Retain a record of the RICS member responsible to certify the above requirements.
When is IPMS Mandatory?
It is mandatory for residential and office space. However, it is recommended to report on a dual basis until IPMS is embedded as standard practice.
When is IPMS 1 - Offices used?
IPMS 1 Offices is used for planning or building costs purposes. It is similar to Gross External Area
When is IPMS 2 Offices used?
IPMS 2 Offices is used for agency or valuation purposes. It is similar to Gross Internal Area
When is IPMS 3 Offices used?
IPMS 3 Offices is also used for agency and valuation purposes but is similar to Net Internal Area.
What is IPMS 1
It is similar to Gross External Area and is used for measuring the area of a building including external walls. It is used for planning or building costs purposes.
It includes but states separately balconies and roof terraces. It excludes external parking and stairwells.
What does IPMS 1 included and exclude?
It includes balconies and roof terraces but they are stated separately.
It excludes external parking and stairwells and refuse areas.
What is IPMS 2?
It measures the interior of an office, including all areas of direct use to the Internal Dominant Face. It is used for agency and valuation purposes and is similar to GIA.
Included but stated separately are balconies and roof terraces.
Excluded are external areas like parking and yards and upper level voids of an atrium.
What is the Internal Dominant Face?
It is the inside finished surface compromising more than 50% of the floor to ceiling height for each wall section.
What is included and excluded in IPMS 2?
Included are balconies and roof terraces.
Excluded are external areas like car parks and yards, and upper level voids of an atrium.
What is IPMS 3?
IPMS 3 is used for measuring the occupation of floor areas in exclusive use by the occupier to internal dominant face.
It excludes standard or shared facilities like toilets, lifts, stairs, cleaners cupboards. It is similar to NIA. It is used for agency and valuation purposes.
What is excluded in IPMS 3?
Shared and common facilities like toilets, stairs, lifts, cleaners cupboards. it only includes areas available to the occupier on an exclusive basis.
What are the differences between IPMS 3 and NIA?
Measurement to Internal Dominant Face
All columns included
Balconies for exclusive use are included and stated separately
On floors with multiple occupiers the measurement is taken to the midpoint of the partition wall.
What is IPMS 1 for residential buildings?
It includes the external area.
What is IPMS 2 for residential buildings?
It is the internal area of the building.
What is IPMS 3 for residential buildings?
It is the area of the building occupied on an exclusive basis by the occupier.
It is broken down into 3 sub areas:
IPMS 3a - Measurement to the outer face of the external wall and centre line of shared walls
IPMS 3b - Measurement of area in exclusive occupation including internal walls and columns to Internal Dominant Face and finished surface.
IPMS 3C - Measurement of the area of exclusive occupation excluding walls and columns to the Internal Dominant Face and finished surface.
What is IPMS 3A?
Measurement to the outer face of the external wall and centre line of shared walls
What is IPMS 3B?
Measurement of the area in exclusive occupation to the internal dominant face and finished surface.
What is IPMS 3C?
Measurement of the area in exclusive occupation EXCLUDING walls and columns to the internal dominant face and finished surface.
What is the RICS Code of Measuring Practice 2015?
It is still best practice document for measurements except for offices and residential buildings.
Provides precise definitions to ensure a common and consistent approach to measurement.
What is GEA and when is it used?
Gross External Area is used for town planning, council tax valuations and building cost estimates for housing. It is measurement to the exterior face of external walls, including external projections like balconies and excluding open spaces like car parks.
What is GIA and when is it used?
Gross Internal Area is used for estate agency, rating, valuations, building cost estimates for industrial and commercial premises. It is the total internal area measured to the internal face of the walls. Includes WCs, wall partitions and other shared areas, excludes perimeter wall thickness, external projections like balconies.
What is NIA and when is it used?
It is used for estate agency, build cost estimates and valuation of shops. Its an approximate 15% deduction from GIA. It is the useable floor area so excludes corridors, circulation areas, stairs.
What is included in GIA for industrial/warehouses?
Includes Columns, lift wells, loading bays
Excludes fire escapes.
Ancillary offices are measured GIA.
How do you measure shops?
Used NIA.
Good practice to estimate actual build width by removing tiles or panelling. Use scale floor plans if available. Exclude columns and areas with low ceiling height below 1.5m, stairwells
What to include in NIA for offices?
Include Kitchens, built in cupboards, lift lobbies
Exclude WCs, stairwells, cleaners rooms, permanent circulation areas
What is the internal eaves height?
Clear height between the floor and lowest point on the underside of the roof.
What is site depth?
The measurement from the front to the rear boundaries.
What is shop depth?
Measurement from the display window to the rear of the retail area, including thickness of display window.
What is built depth?
The maximum external measurement from the front to the rear walls
What is gross frontage?
The overall external measurement in a straight line across the front of the building from the outside of the external walls or the centre line of party walls.
What is net frontage?
The overall frontage of the shop line measured between the internal face of the external walls.
How would you measure land?
Check the boundaries on site with an Ordnance Survey plan or LR title document prior to calculating with Promap
Can use trundle wheel on site.
What is plot ratio/site cover?
It is the ratio between the size of the site and the building footprint.
How many hectares is 1 acre?
1 acre is 0.4046 hectares
How can you check the accuracy of measurements?
Support in person measurements with plans.
Recommended to state degree of tolerance reported as a percentage.
Use other tools.
Laser, trundle wheel, tape measure.
What is the building line?
The line beyond which it is illegal to build.
What scales are commonly used?
1:50 room plan
1:100 building plan
1:1250 street/location plan
1:2500 location plan
1:50000 road map
How many square feet to 1 square metre?
10.76 sqft
How many square metres to 1 square foot?
0.092sqm
How should lasers be used?
Need to be calibrated annually by manufacturer
Can be distorted by sunlight.
