Measurement Flashcards by Fabian Stuart Smith

What is the RICS guidance regarding measurement?

RICS Professional Standard: RICS Property Measurement (2nd ed) Jan 2018
COMP 2015

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The RICS property measurement Professional Standard comprises of which two elements?

Professional standard: property measurement
* Application of the Professional Standard
* Technical definitions
* IPMS: Office Buildings, as applied under the Professional Standard
* IMPS: Residential Buildings as applied under the Professional Standard
RICS IPMS data standard
* Document reflects the IMPS standards (IPMS: Office Buildings and IPMS: Residential Buildings) and will be updated over time to comply with other IPMS standards, including industrial, retail and mixed use
* For all building classes except offices and resi buildings, the bases of measurement contained within the RICS Code of measuring practice, 6th ed, 2015 may still apply, though the application of the professional standard applies to all building classes

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Is the RICS Professional Standard: RICS Property Measurement (2nd ed) Jan 2018 likely to be updated?

Yes, to reflect the publication of IPMS: All Buildings

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What information should RICS members and firms retain on file or in report on, regarding measurement

Purpose of the measurement instruction
Date of the measurement instruction
Date of the measurement
Measurement standard adopted
If IPMS is not used, document the reason for departure
Measurement methodology adopted (laser measurer or tape measure)
Scale of any plans used
Floor area schedule with relevant areas cross referenced to floorplans
Unit of measurement and conversion factor, if applicable
Name of the RICS member and/or rics regulated firm

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What are the International Property Measurement Standards?

Global RICS-led initiative introducing mandatory International Property Measurement Standards (IPMS)

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What is the purpose of the International Property Measurement Standards?

To avoid inconsistent definitions of measurement and bringing greater global transparency

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Which group has driven the development of IPMS?

The International Property Measurement Standards Council (IPMSC)

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Which IPMS guidance is currently incorporated into RICS Property Measurement (2nd ed) 2018?

IPMS: Office Buildings 2014 - incorporated 2015
IPMS: Residential Buildings 2016 - incorporated 2018

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Which IPMS publications have not been incorporated into RICS guidance?

IPMS: Industrial Buildings 2018
IPMS: Retail Buildings 2019

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What is the most up to date IPMS publication?

IPMS: All Buildings 2023 (Supersedes all previously published IPMS standards for individual asset classes)

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What is the inconsistency between IPMS and current RICS Guidance?

RICS Professional Standard: Property Measurement (2nd ed) Jan 2018 – Incorporates out of date IPMS publications for office and resi buildings

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Which RICS measurement standards do members follow?

RICS Professional Standard: Property Measurement (2nd ed) Jan 2018 remains the most up to date guidance for property measurement. Applying to all properties and includes IPMS measurements for office and resi buildings only. The COMP 2015 applies to all other asset classes

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Can you provide any examples of Common Facilities within IPMS?

circulation areas, stairs, escalators, lifts/elevators and motor
rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge
areas, maintenance rooms and unallocated parking spaces

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What is the Component Area, defined by IPMS?

The extent at ground level of the area of a Building covered
by one or more roofs, the perimeter of which (sometimes
referred to as the drip line) is the outermost structural
extension, exclusive of ornamental overhangs.

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What is the Finished Surface, defined by IPMS?

The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and
cooling units, and pipework.

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What is the Internal Dominant Face (IDF) defined by IPMS?

The 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.

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What is the Internal Dominant Face (IDF) Wall Section defined by IPMS?

Each internal finish of a section of an External Wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section

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What is a limited use area defined by IPMS?

spaces within a building that, while included in the overall floor area calculation, may not be fully usable or desirable for certain purposes. These areas often have characteristics like restricted headroom, limited natural light, or being below ground.

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When is IPMS 1: Offices applied?

For planning or build cost purposes (GEA (not exactly))

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When is IPMS 2: Offices applied?

For agency and valuation purposes

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When is IPMS 3: Offices applied?

Also for agency and valuation purposes (NIA)

How do you measure to IPMS 1? (Included/excluded)

Measuring area of a building including external walls on a floor by floor basis

Included measurements, stated separately:
* Covered galleries
* Balconies
* Accessible roof terraces (GEA did not include galleries and balconies)

Excluded:
* Upper void levels of an atrium
* Open external stairwells
* Patios, external parking at ground level

How do you measure to IPMS 2? (Included/excluded)

Measuring interior of an office to include all areas available for direct use, measured to the IDF on a floor by floor basis
IDF defined as ‘inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section’
Areas can be detailed on a component y component basis

Included measurements, stated separately:
* Covered galleries and balconies
* Generally accessible roof terraces

Excluded
* Open light wells and upper level voids of an atrium
* Patio and decks at ground floor
* External parking and equipment yards, cooling equipment and refuse areas

How do you measure to IPMS 3? (Included/excluded)

Measuring occupation of floor areas in exclusive use, same assumptions as IPMS 2
To the internal dominance face on a floor by floor basis
Excludes standard facilities providing shared or common facilities such as stairs, lifts, cleaners cupboards, w/cs plant rooms etc.

Included measurements, stated separately
* Covered galleries and balconies
* Generally accessible roof terraces

What are the differences between IPMS 1 and GEA

GEA does not include galleries and balconies

What are the differences between IPMS 3 and NIA

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

What is the benefit of IPMS All Buildings over separate IPMS publications (office, resi, retail & industrial)

* Establishes a consistent methodology for measuring all types of buildings in the world * Promotes international collaboration * Harmonises building classes into a single document/one set of standards

What does are the IPMS All Buildings definitions of IPMS 1, 2, 3.1, 3.2, 4.1, 4.2

IPMS 1 – External measurement IPMS 2 – Internal measurement IPMS 3.1 – External exclusive use IPMS 3.2 – Internal exclusive use IPMS 4.1 Selected areas including internal walls IPMS 4.2 – Selected areas excluding internal walls

What is the RICS Code of Measuring Practice 2015 (COMP)

a best practice document for all measurement exercises except for offices and residential properties

What is the purpose of the RICS COMP 2015

Provides definitions to ensure a consistent measurement approach

What are the RICS Code of Measuring Practice Bases of Measurement?

1. GEA – Town planning, council tax valuations 2. GIA – Estate agency, rating, building cost estimation for commercial assets, valuation & rating of warehouses (2-3% deduction from GEA) 3. NIA – As above but for shops (approx. 15% deduction from GIA)

What are the purposes of the RICS Code of Measuring Practice 2015 bases of measurement?

What do you include/exclude for GIA measurements?

GIA for Industrial/Retail Warehouses * Include columns, lift wells, mezzanines with permanent access, loading bays * Exclude canopies, fire escapes and covered ways * Ancillary offices within the unit are measured on a GIA

What do you include/exclude for NIA measurements?

Include: * Atria with clear height above * Lift lobbies, fire corridors * Kitchens * Ramps, sloping areas within useable space * HVAC grilles * Areas occupied by non-structural walls subdividing accommodation in sole occupancy Exclude: * WCs * Plant, HVAC and lift rooms * Stairwells * Meter and service cupboards * Areas less than 1.5m height * Cleaners rooms

Define internal eaves height

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

Define site depth

Measurement from the front to the rear boundaries

Define shop depth

Measurement from display window to the rear of the retail area, including the thickness of the display window

Define built depth

The maximum external measurement from the front to rear walls

Define gross frontage

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 the party walls

Define net frontage

Overall frontage of the shop line measured between the internal face of the external walls

What parameters must be considered when evaluating the expected level of accuracy of a measured survey

* What is the purpose of the measurement exercise * What are the client’s requirements and expectations in terms of accuracy and confidence in measurement * Building conditions that could influence how measurements are taken * Time/cost elements involved in measuring/reporting

What does current RICS guidance state about ensuring correct measurement processes

‘It is the responsibility of RICS members and firms to adopt appropriate measuring and computing processes so as to satisfy the requirements of clients and users.’

1 acre is how many hectares?

0.4046 hectares

How many square feet in an acre/hectare?

1 acre = 43,560 sq ft 1 hectare = 107,639 sq ft

What can you use to calculate the area of a site?

Scale OS Plan/ Land registry title document Promap Trundle Wheel

What is site cover or plot ratio?

Ratio between the size of the site and the building footprint (GEA)

What is a building line?

* A line within or coinciding with the property line, beyond which it is illegal to build

Scales used for: Room plan Building plan Street/location plan Location plan Road/walking map

1:50 room plan 1:100 building plan 1:1250 street/location plan 1:2500 location plan 1:50000 road/walking map

Which measurement tools can be used for measuring property and land?

* Tape, rod, laser device and software for measuring property Software such as Promap and/or a trundle wheel can be used for measuring land

To what degree are lasers accurate?

* Lasers tend to be accurate within 1.5mm up to 200m, bright sunlight can distort measurements