Measurement Flashcards
What is RICS Property Measurement?
RICS Property Measurement (3rd Edition, 2023) aligns with IPMS and ensures consistent, accurate, and transparent building measurement practices.
When would you use NIA as a measurement basis?
Net Internal Area (NIA) is used for office, retail, and commercial lettings, as it reflects usable floor space available to tenants.
When would you use GIA as a measurement basis?
Gross Internal Area (GIA) is used for industrial, warehouse, and leisure properties, as it includes all internal space.
When would you use GEA as a measurement basis?
Gross External Area (GEA) is used for valuations, planning applications, and development appraisals, as it includes external walls.
What is included in NIA?
NIA includes usable floor space, excluding walls, columns, stairwells, and plant rooms.
What is included in GIA?
GIA includes internal walls, storage, and plant rooms but excludes external walls.
What is included in GEA?
GEA includes external walls, balconies, and covered areas but excludes open areas and external access.
What measurement basis would you use for offices?
Use NIA for lettings and IPMS 3 for leasing and transactions.
What measurement basis would you use for industrial properties?
Use GIA, as it includes all internal space.
What measurement basis would you use for retail properties?
Use NIA for lettings and GIA for supermarkets and shopping centres.
How does RICS Property Measurement differ from the old Code of Measuring Practice?
IPMS replaced the Code of Measuring Practice to provide global consistency and introduced Internal Dominant Face (IDF) for measuring enclosed spaces.
Why is accuracy important when measuring buildings?
Accuracy ensures fair valuations, accurate lease agreements, and compliance with RICS standards.
How do you use floor plans to facilitate measuring buildings?
Floor plans aid navigation and accuracy, helping to verify areas against on-site measurements.
How do you calibrate a laser measurer?
Check against a known distance (e.g., a tape measure) and adjust settings accordingly.
Why do you take check measurements?
To verify accuracy and reduce measurement errors.
What is a strength and weakness of a laser measurer?
Strength: Fast and accurate for large areas. Weakness: Reflections or obstacles can affect results.
When would you use a tape measure?
For small areas, confined spaces, or cross-checking measurements.
When would you use a trundle wheel?
For measuring long distances outdoors (e.g., site boundaries, land surveys).
What is a potential source of error when measuring?
Parallax error, incorrect calibration, obstacles, or user inaccuracy.
What is IPMS?
International Property Measurement Standards, ensuring global consistency in measuring buildings.
Why has IPMS been introduced?
To create a standardised measurement system across different markets and countries.
Which IPMS standards are adopted by RICS?
IPMS 1, 2, and 3 for office, industrial, retail, and residential buildings.
What is IPMS All Buildings?
A global standard applicable to all property types, ensuring consistent measurement approaches.
What is dual reporting and when would you use it?
Reporting both IPMS and traditional methods (e.g., NIA/GIA) to meet client or regulatory requirements.
What IPMS bases are you aware of, and when would each be used?
IPMS 1 – Used for benchmarking, asset management (similar to GEA). IPMS 2 – Used for design and cost planning (similar to GIA). IPMS 3 – Used for agency and lease transactions (similar to NIA).
What are limited use areas and how do you report these?
Areas with restricted usability (e.g., sloping ceilings, services space) are reported separately with annotations to indicate limitations.
What is the Internal Dominant Face (IDF)?
The main enclosing surface (e.g., window or wall) used for measuring internal areas.
How has IPMS been incorporated into Property Measurement?
Mandatory for RICS-regulated firms, replacing previous UK measurement practices.
What RICS guidance relates to the measurement of land?
RICS Global Land Measurement Standard (GLMS).
How do you deal with a situation where your client requests a different measurement standard to RICS guidance?
Advise on best practice (IPMS/NIA/GIA), explain implications, and seek written confirmation if a different method is requested.
What is a suitable measurement tool for taking land measurements?
GPS, total station, laser distometer, or trundle wheel.
How can you ensure your measurements are accurate?
Calibrate tools, take check measurements, verify against plans.
How would you treat low or limited head height when measuring?
Exclude areas below 1.5m (in line with IPMS and RICS guidance).
How would you measure using a scaled plan?
Use a scale ruler, cross-check with real-world measurements.
How would you adjust your comparable evidence if it was measured on a different basis to your subject property?
Convert all measurements to a consistent standard (e.g., IPMS or NIA/GIA).
What is a tolerance level when measuring?
Acceptable margin of error (e.g., ±2% for IPMS measurements).
How could you take measurements from Google Maps? How reliable are these?
Use the measure tool in Google Earth or Street View. Not fully reliable due to distortion, elevation errors, and lack of precision.
How do you ensure that you present your measurements clearly and coherently?
Use a structured layout (e.g., summary table, annotated floor plans), clearly state measurement methodology, label limited-use areas and exclusions, and ensure dual reporting if necessary.
Why did you use NIA for Unit 24, Victoria Centre?
NIA is the appropriate basis for retail units, as it reflects usable space for tenants and is used for rent calculations and lease agreements.
Why did you not use IPMS for Unit 24, Victoria Centre?
Client required NIA for lease purposes, and IPMS 3 Retail is not yet widely adopted in the UK market.
How does NIA and IPMS differ for Unit 24, Victoria Centre?
NIA excludes common areas, service areas, and structural walls, while IPMS 3 Retail includes structural elements and reports limited-use areas separately.
How did you ensure your measurements were accurate for Unit 24, Victoria Centre?
Calibrated laser measurer before use, took check measurements against existing floor plans, measured twice to confirm consistency, and used a structured methodology.
Did you calibrate your laser before measuring Unit 24, Victoria Centre? If so, how?
Checked against a known fixed distance (e.g., 5m marked length) and compared readings with a tape measure for accuracy.
What is ITZA and why is it used?
ITZA (In Terms of Zone A) standardises retail unit comparisons by adjusting areas with a weight factor to different depth zones.
What RICS guidance did you adhere to for Unit 24, Victoria Centre?
RICS Property Measurement (3rd Edition, 2023) and RICS Code of Measuring Practice (for NIA approach).
Why did you use GIA and not IPMS for Unit 8 Cwt Roger Mostyn?
GIA is the preferred measurement for industrial and warehouse units, while IPMS Industrial is not yet widely adopted in UK leasing and investment transactions.
What was included and excluded in your measurements for Unit 8 Cwt Roger Mostyn?
Included: Internal structure, storage areas, mezzanine, plant rooms. Excluded: External walls, yards, canopies, external loading bays.
Why would eaves height and dimensions of vehicular access doors be useful?
Eaves height affects stacking capacity, racking layout, and operational suitability, while door dimensions impact vehicle access, tenant suitability, and logistics operations.
What factors govern the measurements of a building?
• RICS Code of measuring practice
• The purpose of the measurement
What is the definition of GEA?
The entirety of the space contained within the main external envelope of the building measured externally at each floor level including:
• Canopies
• External balconies
• Fire escapes
• Garden stores
What is the definition of GIA?
The entirety of space as measured from the inside face of the main external walls including:
• Columns
• Mezzanines with permanent access
• Loading bays
• Lift wells
What is the definition of NIA?
The usable space within a building measured to the face of the main external walls including:
• Kitchens
• Built in cupboards
• Notional lift lobbies
What are the NRM?
The RICS new rules of measurement
What would you expect the percentage of NIA to GIA/GEA to be?
It depends on the type of property. Usually, an office building would have NIA to GIA in the region of 70%-85%, with 85% being very good.
What are measurement surveys?
Measured surveys involve taking measurements of a site or building in order to produce accurate drawings to scale and may include levels. Usually have an agreed specified level of detail.
What is building information modelling?
Building information modelling (BIM) is the holistic process of creating and managing information for a build assist. BIM creates an intelligent model of an asset across its lifecycle from planning to design to construction to operations.
What are UAVs and how are they used in surveying?
UAV survey aircrafts, commonly referred to as drones, can be used for site measurements and inspections to support the surveyor on the ground. They can help to reduce risk for surveyors working at heights.
What is meant by the term laser scanning in surveying?
Laser scanning is used to capture the accurate distance between objects at rapid speed.
Why did you measure to NIA at unit 24?
Net Internal Area (NIA) is appropriate for retail properties where the focus is on the usable floor area available to the tenant.
What four measurements should you take for a high street shop like unit 24?
Shop width, Shop depth, Gross frontage, Net frontage.
Why was the storage area not included in the sales area at unit 24?
Storage area is ancillary as it is on the first floor.
Is zoning a method of measurement?
No, it is a valuation method.
Would you include the area of a loading bay in GIA for unit 8 cwt?
No unless it was covered and enclosed.
Would you include the area beneath a canopy in GIA at unit 8 cwt?
No unless they are enclosed or integral to the building.
Would you measure offices in an industrial unit to IPMS or NIA?
I would measure it to NIA as this is my client’s instruction, but I would use IPMS if I was working for someone else.
What measurements in addition to area did you record at unit 8 cwt?
Eaves height, Floor to ceiling height, Loading bay size, Loading bay door size.
How would you check that your laser measurer is correctly calibrated?
I’d test it against a known, fixed distance.
What method of measurement would you use for offices?
IPM3 is mandatory but my client requests NIA.
How would you measure a land area?
I would use a digital mapping system or plan (e.g., PT Mapper), confirmed on site where possible using GPS-enabled tools or a measuring wheel.
