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Measurement Flashcards

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1
Q

What do you know about the RICS Property Measurement 2nd Edition?

A

2018 professional standard

International Property Measurement Standards are a mandatory framework and provides definitions for the measurement of property.

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2
Q

What are International Property Measurement Standards (IPMS)?

A

A global RICS-led initiative introduced mandatory Internal Property Measurements Standards and practices aiming to avoid current inconsistent definitions of measurement in different countries and bring greater global transparency.

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3
Q

What do I advise my Clients surrounding IPMS?

A

I advise my client of the benefits of using IMPS including it being a worldwide standard, improving consistency and transparency.

Also makes it easier for investors to benchmark properties in a global portfolio.

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4
Q

What do you know about the RICS Code of Measuring Practice?

A

2015

The RICS Code of Measuring Practice 2015 is still the best practice document for all measurement exercises except for offices and residential properties.

It provides precise definitions to ensure a common & consistent approach to measurement in the UK.

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5
Q

What is IPMS 1?

A

Used for measuring the area of a building including external walls on a floor-by-floor basis.

Similar to GEA.

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6
Q

What is IPMS 2 office?

A

Used for measuring the interior of an office to include all areas available for direct use, measures to the ‘internal dominant face’ of the wall on a floor-by-floor basis.

Areas can be detailed on a component-by-component basis. Similar to GIA.

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7
Q

What is IPMS 3 office?

A

The floor area available on an exclusive basis to an occupier but excluding standard facilities and shared circulation areas and calculated on an occupier-by-occupier or floor by floor basis for each building.

Similar to NIA.

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8
Q

What is IPMS 2 Residential?

A

The sum of each floor area measured to the internal dominant face and can be reported in component areas.

Similar to GIA.

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9
Q

What is IPMS 3 Residential?

A

The floor area on an exclusive basis to the occupier. It is broken into 3 sections:

IPMS 3A: Measurement to the outer face of the external wall and centre-line of shared walls. (GEA)

IPMS 3B: Measurement of the area in exclusive occupation, including internal walls and columns, measured to the Internal Dominant Face and finished surface. (GIA)

IPMS 3C: Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face. (EFA - Effective floor area)

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10
Q

What is the Internal Dominant Face (IDF)?

A

It is the internal finished surface that makes up at least 50% of the floor to ceiling height (wall) for each IDF wall section.

If this does not exist then the Finished Surface is used.

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11
Q

What is an IDF wall Section?

A

Refers to each internal finish of a section of a wall, ignoring any column that is either recessed or protrudes from its adjacent section.

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12
Q

What is the ‘Finished Surface’?

A

If there is no IDF then the Finished Surface is used.

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13
Q

Why is IPMS not always suitable?

A

If I am instructed by a Client not to use IPMS.

Where comparables utilise Code of Measuring Practice (GIA).

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14
Q

What is Gross External Area (GEA)?

A

The area of a building measured externally at each floor level.

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15
Q

What is Gross Internal Area (GIA)?

A

The area of a building measured to the internal face of the perimeter walls at each floor level.

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16
Q

What is Net Internal Area (NIA)?

A

The useable area within a building measured to the internal face of the perimeter walls at each floor level.

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17
Q

What is ITZA?

A

In terms of Zone A – method of measuring and comparing retail units for valuation.

Zones are valued ITZA – halving back from Zone A.

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18
Q

What is zoning and how would you calculate?

A

Zoning is a method used to compare retail units.

I would calculate by splitting the retail asset into zones. 6.1 meters usually.

Zone A is the highest value area and a depth of 6.1m back from the shop window frontage.

Zone B a further 6.1m back and so on.

Beyond Zone C typically would be ancillary space and storage.

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19
Q

What is the difference between GIA and IPMS 2 Residential?

A

GIA:

  • excludes balconies, roof terraces and verandas.
  • measures to finished face

IPMS 2:

  • measures to IDF, includes window reveals if IDF
  • includes but states separately balconies, roof terraces and verandas.
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20
Q

What is the difference between GIA and IPMS 2 Office?

A

GIA:
- excludes balconies, covered galleries and rooftop terraces.

IPMS 2:

  • Balconies, covered galleries and rooftop terraces are included but stated separately.
  • measures to IDF, window reveals included if IDF
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21
Q

What is the difference between GIA and NSA?

A

Net Sales Area would be the GIA of each flat within an apartment building.

This would exclude the communal areas.

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22
Q

What are the differences between GIA and NIA?

A

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.
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23
Q

How would you measure individual apartments in an apartment building?

A

I would use IPMS 3B to measure individual apartments in an apartment building.

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24
Q

How do you measure an industrial unit?

Study These Flashcards
A

GIA.

Include:

  • columns
  • lift wells
  • mezzanines with permanent access
  • loading bays.

Excludes:

  • canopies
  • fire escapes

Ancillary offices within an industrial unit would be measured using GIA.

25
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. A trundle wheel could also be used.
26
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.
27
What is the conversion from acres to hectares?
1 acre = 0.4046 hectares. 1 hectare = 2.471 acres
28
What is the conversion from sq ft to sqm?
1 sqm = 10.764 sq ft
29
What is the conversion from km to mi?
1 km = 0.62 mi 1 mi = 1.61 km
30
What are scales?
A scale is the ratio of the length in a drawing to the length of the real thing.
31
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
32
How do you confirm a laser measure is correctly calibrated?
I check the accuracy against a known distance within our office and record the result on a log.
33
How do you calibrate a laser measure?
I do not, this can only be completed by manufacturers and should be completed annually.
34
What are the limitations of a laser measure?
Affected by sunlight. a clean line of sight is needed to reflect the beam Can be inaccurate if not measuring in a straight, flat line. Battery powered so can run out of charge.
35
Why do you have reference to title plans?
To ensure the boundaries are correct and that I am correctly measuring the Property.
36
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.
37
What is an Ordnance Survey Map?
Ordnance Survey (OS) is the national mapping agency for Great Britain. An OS Map uses OS mapping data.
38
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.
39
How do you cross check against a scale bar?
I use a scale ruler to check that the scale bar of the printed document is accurate.
40
How would you measure a basement in IPMS 1?
You would extend the exterior measurement of the perimeter walls at ground level downwards. Or by estimation of the wall thickness if the extent of the basement differs from the footprint of the building.
41
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 them separately
42
What is the difference between IPMS 3 Office and NIA?
NIA - areas of limited use are not included - does not include internal walls (except non-structural walls) - area excludes the half width of shared wall. - excludes balconies and and roof terraces IMPS 3 office - window reveals, if IDF - areas taken to mid point of shared wall - includes external balconies - includes internal walls - areas below 1.5 meters in height included, but can be stated separately as limited height area.
43
What is a similarity between IPM3 office and NIA?
Both exclude internal balconies or galleries. Both exclude common/shared facilities.
44
What is included/excluded in all IPMS 3 residential?
Included but stated separately: - attics - basements/cellars - enclosed garages - limited use areas Excluded but could be stated separately: - patios
45
What is included/excluded in IPMS 2 Office?
Included: - columns - internal walls - common facilities Included but stated separately: - balconies - covered galleries - generally accessible roof - - terraces. Excluded: - open light wells and -upper level voids of an atrium - patio and decks at ground level - external parking and equipment yards - cooling equipment and refuse areas.
46
What is included/excluded in IPMS 3 Office?
Included: - internal walls and columns within an occupant’s exclusive area are included. Included but stated separately: balconies covered galleries generally accessible roof terraces. Excluded: standard facilities (stairs, escalators, lifts, toilets, cleaners’ cupboards, plant rooms) open light wells upper level voids of atrium external car parking refuse areas open external stairways.
47
What is GEA used for?
It is used for: Town Planning council tax valuations building cost estimates for houses
48
What is GIA used for?
It is used for - Estate Agency - rating - building cost estimation and valuation of industrial/warehouses
49
What is NIA used for?
valuation and measurement of shops and offices.
50
What is included in IPMS 2 Residential?
Inclusions: - internal walls - columns - common facilities Included but stated separately: - balconies - covered galleries - permanent mezzanines - verandas. Excluded: - temporary mezzanines - open light wells - upper level voids of atrium - any structures beyond external walls.
51
How would you measure an office using NIA?
Include: - kitchens - ramps/sloping areas within the useable area - areas occupied by skirting and perimeter trunking Exclude: - WCs - Plant and lift rooms - Areas less than 1.5m in height - Permanent circulation areas
52
What is included in IMPS 3A?
Included: internal walls external walls common facilities
53
What is included in IMPS 3B?
Included: internal walls window reveals if IDF measured to finished surface of shared walls
54
What is included in IMPS 3C?
Included: window reveals, if IDF measured to finished surface of shared walls
55
Benefits of laser measurer
Light and quick to use.
56
Measuring Tape
Useful when laser measure not working. Not easy to use alone for long distances
57
Measuring Rod
Folding rod which is usually around 1meter. Useful for measuring hard to reach areas e.g space beneath retail fit out
58
RICS Property Measurement Compliance
Must include: -

APC (6 decks)

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