Measurement Flashcards
What do you know about the RICS Property Measurement 2nd Edition 2018?
It is an RICS Professional Standard which sets out the mandatory requirements for measuring property for RICS members and firms. It sets out the International Property Measurement Standards (IPMS) and the definitions for the measurement property.
Why was IPMS created?
It was created to address the inconsistencies in how property is measured across different countries. The aim of IPMS is to ensure consistency, accuracy and transparency across property measurement globally.
What is IPMS 1?
Sum of area of each floor level of a building measured to the outer perimeter of external construction features, which may be reported on a component-by-component basis for each floor of a building.
Similar to GEA.
What is IPMS 2 - office?
Sum of areas of each floor level of an office building measured to the IDF and reported on a component-by-component basis fore each floor of a building.
What is IPMS 3 - office?
Floor area available on an exclusive basis to an occupier, but excluding standard facilities, and calculated on an occupier-by-occupier or floor-by-floor basis for each building.
Note - standard facilities are areas typically shared by all occupiers and not available for exclusive use. Examples include communal lobbies and reception areas, shared stairwells, shared corridors, and shared WCs.
What is IPMS 2 - residential?
Sum of areas of each floor level of a building measured to the IDF, which may be reported on a component-by-component basis for each floor of a building.
What is IPMS 3 - residential?
Floor area available on a exclusive basis to an occupier. It is broken into 3 sections:
IPMS 3A: Measured to the outer face of the external wall and centre-line of shared walls. Similar to GEA.
IPMS 3B: Measurement of the area in exclusive occupation, including internal walls and columns, measured to the IDF and finished surface. Similar to GIA.
IPMS 3C: Measurement of the area in exclusive occupation, excluding the walls and columns, measured to the IDF. Similar to EFA.
What is the internal dominant face (IDF)?
Internal finish comprising more than 50% of the floor to ceiling height for each IDF wall section. If such does not occur, the finished surface is deemed to be the IDF.
When would you need to use IPMS 2 - office and IPMS 3 - office?
In my role as a valuation surveyor, I would use IPMS 3 - office as it reflects the exclusively used area by the tenant. Meanwhile IPMS 2 - office is more relevant to planning and not as applicable to for standard market valuations. But ultimately it is dependent on what my comparable evidence is measured in.
When would you use the three types of IPMS 3 - residential?
Why is IPMS not always suitable?
If I am instructed by a client not to use IPMS.
When comparables utilise the Code of Measuring Practice.
What do I advise my clients surrounding IPMS?
I advise my client of the benefits of using IPMS including it being a worldwide standard, improving consistency and transparency.
What do you know about the RICS Code of Measuring Practice?
It is an RICS guidance note published in May 2015 and the current version is the 6th edition. The purpose is to provide succinct and precise definitions to permit the accurate measurement of buildings and land. It is intended for use in the UK only. It sets out the GEA, GIA and NIA.
What is GEA?
Area of a building measured externally at each floor level.
What is GIA?
Area of a building measured to the internal face of the perimeter walls at each floor level.
What is NIA?
Useable area within a building measured to the internal face of the perimeter walls at each floor level.
What is the difference between GIA and IPMS 2 Residential?
IPMS measures to IDF, GIA measures to internal face of perimeter walls.
What are the differences between GIA and NIA?
NIA:
excludes columns
excludes shared internal walls
excludes common areas such as entrance halls, toilets, stairwells, lift.
GIA:
includes columns
includes all internal walls
includes common areas.
How do you measure a development site?
I check boundaries accurately on site with an OS plan and / or Land Registry title documents prior to calculating the area of a site using Promap or Edozo Maps.
A trundle wheel could also be used on site.
What are the limitations of a trundle wheel?
Human error effecting accuracy.
They do not account for changes in level.
Can be inconvenient to use.
What are scales?
A scale is the ratio of the length in a drawing to the length of the real thing.
What are the 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
How do you confirm a laser measure is correctly calibrated? And how do you calibrate a laser measure?
I check the accuracy against a known distance within our office and record the result on a log. I do not calibrate it myself, this can only be completed by manufacturers and should be completed annually.
What are the limitations of a laser measure?
can only accurately measure to a certain distance, typically 30-50m for more models
surface reflection / light conditions
obstructions
outdoor use
What are limited space areas?
Area with restricted space which would affect use, such as limited height.
Why do you report measurements on a floor-by-floor basis
Code of Measuring Practice and Property Measurement states to measure at each floor level.
What is an Ordnance Survey Map?
Ordnance Survey (OS) is the national mapping agency for Great Britain.
How do you measure using a scale ruler?
I use a scale ruler to check against the scale bar to ensure the plans are printed at the correct scale.
I can then use the scale ruler to convert the size of a line in a drawing to the size in real life.
What is the difference between IMPS 1 and GEA?
GEA:
excludes balconies and roof terraces
includes covered galleries
IMPS 1
includes balconies, roof terraces and covered galleries but states separately
What is included but stated separately / excluded but could be stated separately in all IPMS 3 - Residential?
Included but stated separately:
attics, basements/cellars
balconies and verandas in exclusive use
garages
limited use areas
Excluded but could be stated separately:
patios
unenclosed parking areas
staircase openings (above GF)
Voids where the area, including the enclosing wall (if there is one), is greater than 0.25m2
Vertical penetrations that form part of common facilities (not included for IPMS 3C)
What is included but stated separately in IPMS 2 - Residential?
covered galleries
balconies (being external to the main structure of the building)
internal catwalks
internal permanent mezzanines
internal loading bays
verandas
generally accessible rooftop terraces
What is excluded in IPMS 2 - Residential?
open light wells
upper level voids of an atrium
any ground level areas or structures beyond the external wall such as sheltered areas
external car parking
external catwalks
external loading bays
When are RICS planning on implementing IPMS: Industrial Buildings 2018 and IPMS: Retail Buildings 2019?
Although IPMS All Buildings has been released no date has yet been given but assumed to be incorporated into RICS Property Measurement 3rd edition.
What are the general principles of RICS Property Measurement, 2018 (A, O, D, M, P, C, D)?
Accuracy
Objectivity
Definitions
Measurement
Professionalism
Consistency
Documentation
What does GEA exclude?
External open side balconies, covered ways and fire escapes
Canopies
Open vehicle parking areas, roof terraces, and the like
Voids over or under structural raked, or stepped floors
Greenhouses, garden stores, fuel stores, and the like in residential property
What does GIA exclude?
Perimeter wall thickness and external projections
External open side balconies, covered ways and fire escapes
Canopies
Voids over or under structural raked, or stepped floors
Greenhouses, garden stores, fuel stores, and the like in residential property
What does NIA exclude?
Areas used in common (i.e., halls, stairwells, lift wells)
WCs
Columns
Cleaners’ cupboards
Internal structural walls
Space occupied by permanent and continuous air conditioning or heating
Areas with a headroom height of less than 1.5m
Areas rendered substantially unusable by being less than 0.25m
Vehicle parking areas
When would you use GEA?
Town planning
Rating and council tax - rating of industrial in Scotland / council tax of houses and bungalows
Building cost estimation
When would you use GIA?
Building cost estimation
Estate agency and valuation (residential and industrial)
Rating
Property management
New homes valuation
When would use NIA?
Estate agency and valuation (offices and retail)
Rating
Property management
What is the internal eaves height?
the height between the floor surface and the underside of the roof covering, supporting purlins or underlining (whichever is lower) at the eaves on the internal wall face
How accurate do measurements have to be, and where is this set out?
It is set out in Property Measurement 2nd edition 2018. It states that RICS members and firms must adopt appropriate methods and equipment to ensure measurements are accurate to meet client needs, considering factors like purpose, client expectations, site conditions, time/cost, and consequences of insufficient accuracy.
What is a commonly used scale for a building plan?
1:100
What is a commonly used scale for a street plan?
1:1,250
What is a commonly used scale for a location plan?
1:2,500
What is a commonly used scale for a road / walking map?
1:50,000
What are commonly used measuring tools?
Tape measure
Leaser measure
Trundle wheel
Tell me about how you use floor plans to facilitate measuring buildings?
Floor plans are essential tools in building measurement and property surveying. They provide a detailed, scaled diagram of a building’s layout and structure, which allows surveyors and valuers to accurately measure and assess properties.
Why do you take check measurements?
To ensure accuracy if we are provided with scaled plans.
Tell me about a strength and weakness of a measuring technique you have used.
Laser measure
Strengths:
Accuracy (typically within +/- 1.5mm)
Speed
Weaknesses:
Reflective/irregular surfaces
Range might be limited in larger spaces
When would you use a tape measure?
Working in tight, confined spaces which a laser measure won’t fit
Measuring irregular or reflective surfaces
What is a potential source of error when measuring?
Human error - not reading measurements correctly
Instrument calibration / tool inaccuracy
Surface issues
What is the measuring accuracy of a typical laser distomer?
+/- 1.5mm
What is a limitation of a cloth tape measure?
If not fully stretched out or over stretched, they can be inaccurate.
What is a limitation of a steel tape measure?
May not be long enough
Difficult to use if measuring alone
What are the principles of RICS Property Measurement 2018?
Provide a date when the measurement took place?
State measurement methodology
Provide reference and scale of any plan used
State conversion factor and any rounding
What is a commonly used scale for a room plan?
1:50
