Measurement

Question 1

What is the RICS Professional Standard in relation to measurement?

Answer 1

RICS Professional Standard: RICS Property Measurement (2nd Edition) January 2018.

Before this document became a professional standard, it was a professional statement that was recategorized in June 2024. It is in the process of being updated due to IPMS: All Buildings being published as there are now inconsistency notes in the documents.

Question 2

What does the RICS Professional Standard: RICS Property Measurement (2nd Edition) 2018 outline?

Answer 2

It provides an understanding of the application of the professional statement and incorporates aspects of the IPMS Suite of guidance.

Question 3

What are the inconsistencies between IPMS All Buildings and the RICS Property Measurement (2nd Edition) January 2018?

Answer 3

RICS Property Measurement (2nd Edition) incorporates out of date IPMS Publications for Office and Residential Buildings.

Question 4

What two elements does the RICS say measurement comprises of?

Answer 4

1. Professional Standard: Property Measurement
   (application, definitions, IPMS offices, IPMS Residential).
2. RICS IPMS Data Standard
   (reflects standards for IPMS Office Buildings and IPMS Residential Buildings, will be updated to include Industrial, Mixed Use and Retail but in the meantime use Code of Measuring Practice)

Question 5

What is the RICS Code of Measuring Practice?

Answer 5

The Code of Measuring Practice, 2015 is a best practice document that outlines definitions to ensure a common and consistent approach to measurements. It is best practice for all measurement other than Offices and Residential, which is now IPMS.

Question 6

What are the Bases of Measurement from Code of Measuring Practice (2015)?

Answer 6

Gross External Area (GEA)
Gross Internal Area (GIA)
Net Internal Area (NIA)

Question 7

In your example of Office, Sutton Coldfield (Measurement), why did you measure to Net Internal Area and not IPMS Office Buildings?

Question 8

Why would the difference in size impact rental value?

Question 9

How do you ensure your laser measurer is calibrated?

Answer 9

Check measurements and ensure the distometer is sent back to the manufacturer annually.

Question 10

Reliance note?

Question 11

Define Internal Eaves Height

Answer 11

The height between the ground and the underside of the roof covering, supporting underlining (whichever is lower) at the eaves on the internal wall face.

Question 12

What measurement bases is used for Rating in Offices?

Answer 12

According to the Code of Measuring Practice, 2015, Net Internal Area should be used for Rating Offices.

Question 13

What measurement bases should be used for office premises?

Answer 13

IPMS 1
IPMS 2
IPMS 3

Question 14

What is the approximate conversion to GIA from GEA?

Answer 14

2-3% deduction.

Question 15

What is the approximate deduction from GIA to NIA?

Answer 15

Approximately 15%.

Question 16

What is the Definition of External Eaves Height?

Answer 16

The height between the ground and the exterior of the roof covering at the eaves on the external wall face ignoring any parapet.

Question 17

Define Site Area?

Answer 17

The total area of the site within the site title boundaries, measured on a horizontal plane.

Question 18

In your inspection example, Retail Unit - Lichfield, why did you measure on a GIA basis?

Answer 18

During the inspection, I determined I was unable to effectively measure to NIA due to the tenants’ fixtures and fittings. The tenant was a door company so had installed framing and doors throughout the unit, which impacted my ability to measure on a NIA basis. I decided to measure to GIA and then deduct the areas of the WC and convert back to NIA.

Question 19

What measurement tools are available?

Answer 19

• Laser Measurer
• Rod
• Tape
• Software (Promap)
• Trundle Wheel

Question 20

What is IPMS?

Answer 20

International Property Measurement Standards. It is a RICS led mandatory measurement standard which has been introduced with a view to avoiding inconsistent definitions of measurements in different countries and bringing greater global transparency.

Question 21

Why was IPMS introduced?

Answer 21

To avoid inconsistent definitions of measurement and bring greater global transparency

Question 22

Who introduced IPMS?

Answer 22

The International Property Measurement Standards Coalition (a global group of professionals and non-for-profit organisation)

Question 23

What is mandatory advice for IPMS

Answer 23

Members must advise their clients about the benefits of IPMS. Members are encouraged to report on a dual basis until IPMS is embedded into the market practice (having regard to the client’s instructions).

If you do not measure to IPMS on these classes, you must document the reason for departure.

Question 24

What is the current position in relation to adopting IPMS?

Answer 24

My understanding is that the Property Measurement Standard 2018 is the most up-to-date guidance for measurement, and outlines that Office and Residential properties should be measured in line with IPMS. I also understand there is currently an inconsistency note on the RICS website, which advises members that the Measurement Standard is being updated and that IPMS All Buildings supersedes all information for measuring on this basis.

I also understand that Property Measurement Standard outlines that other other Asset Classes (e.g. industrial) should be measured in accordance with the Code of Measuring Practice.

Question 25

When was IPMS All Buildings published?

Answer 25

2023

Question 26

What is meant by Internal Dominant Face?

Answer 26

the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section.

Question 27

What purposes should IPMS 1,2&3 (Offices) be used for?

Answer 27

IPMS 1 - For planning or building cost (GEA). Used for measuring the area of a building including external walls. IPMS 2 - for agency and valuation purposes (GIA) Used for measuring to the internal dominant face IPMS 3 - for agency and valuation purposes (NIA) Used for measuring the occupation of floor areas inclusive.

Question 27

What is meant by finished surface?

Answer 27

The Wallsurface directly above the horizontal wall-floor junction, ignoring any part-height walls, cladding, fittings, skirting boards, cable-trunking, pipework and heating or cooling units.

Question 28

What is IPMS 1 - for Office Buildings?

Answer 28

IPMS 1 is used for measuring the area of a building including the external walls on a floor-by-floor basis.

Question 29

What is included/excluded in IPMS 1 - Office Buildings?

Answer 29

Included (but stated separately): - Covered galleries - Balconies - Generally accessible roof terraces (Different from GEA, as GEA does not include galleries and balconies). Excluded: - Upper void levels of an atrium - Open external stairwells - Patios, refuse areas, and external parking at ground level.

Question 30

What is IPMS 2?

Answer 30

Used for 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.

Question 31

What is a component area?

Answer 31

The Floor Area attributed to one of the Components, where Components are One of the main elements into which the Floor Area of a Building can be allocated. A component is one of the main elements that the floor area of a building can be divided into. IPMS All Buildings outlines Components A-H and the sub-components. If a use falls under multiple components, then its principal category should be used.

Question 32

What is a Wall Section?

Answer 32

A lateral portion of a wall where the inside finished surface (area directly above floor to wall junction excluding skirting etc) area of each part of the wall of window varies from the adjoining lateral portions (ignoring columns).

Question 33

What is a Finished Surface?

Answer 33

The wall surface directly above the wall-floor junction, ignoring any part height walls, cladding, fittings, skirting boards, cable trunking, pipework, and heating or cooling units.

Question 34

What are Common Facilities?

Answer 34

Part of a building providing shared facilities that typically do not change over time. Examples include: toilets, stairs, escalators, cleaners' cupboards, and unallocated parking.

Question 35

What are Limited Use Areas?

Answer 35

In certain markets there may be areas in buildings which are incapable of legal or effective occupation due to local or national legislation. These areas should be identified, measured, and stated separately within IPMS. Examples include: - Limited Heights (less than 1.5m) - Area difference between IDF and floor-wall junction (if different) - Internal structural walls/columns

Question 36

What are the differences between NIA and IPMS3?

Answer 36

- Perimeter measurements are taken to the Internal Dominant Face - No exclusions for restricted height of less than 1.5m - All columns are included - Area occupied by the reveals of a window when measured and assessed as the internal dominant face is included - On floors with multiple occupiers, the area is taken to the midpoint of the partition wall between tenancies. - Covered galleries and balconies for the exclusive use of one tenant are included and stated separately.

Question 37

What is IPMS 3?

Answer 37

It is used for measuring the occupation of floor areas in exclusive use, measured to the internal dominant face on a floor-by-floor basis. It measures the floor area on a exclusive basis to an occupier.

Question 38

What does IPMS 3 Include/Exclude?

Answer 38

Excludes standard facilities providing shared or common facilities (e.g., stairs, WCs) Included but stated separately are covered galleries and balconies, generally accessible roof terraces.

Question 39

How does IPMS apply to Residential Buildings?

Answer 39

IPMS for Residential Buildings came into effect in 2018 and the standards are: IPMS 1 - External IPMS 2 - Residential (Internal) - the interior area of the building IPMS 3 - Residential (occupier) - the occupation of the building on an exclusive basis by an occupier. This is broken down into 3 subsections: 3a - Measurement to the outer face of the external wall and centre line of shared walls 3b - Measurement of the area in exclusive occupation, including walls and columns measured to the Internal Dominant Face and finished surface 3c - Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face and finished surface.