Measurement

Question 1

What are the main differences between IPMS3 and NIA?

Answer 1

I’m IPMS:

Measured to the internal dominant face

No exclusion of restricted height

Columns are included

Covered galleries/balconies/roof terraces included (stated separately)

Floors with multiple occupiers – measure to midpoint of partition wall

Question 2

What might you use IPMS1 for?

Answer 2

This is the equivalent to GEA, so perhaps planning or to measure a size of a whole site.

Question 3

What might you use IPMS 2 for?

Answer 3

This is the equivalent of GIA, so perhaps for calculating build costs.

Question 4

What would you use IPMS 3 for?

Answer 4

This is the equivalent of NIA, so for agency or valuation purposes.

Question 5

When measuring an industrial unit, on what basis do you measure?

What do you exclude from the measurement?

Answer 5

On a GIA basis.

I would exclude:

• Canopies
• Fire escapes
• Covered ways

Question 6

How much do you measure it fitted shop unit?

Answer 6

On an NIA basis.

I would attempt to estimate the actual build with by:

– getting behind the partitioning
– removing a ceiling tile
– inspecting the basement or first floor
– using a scale plan

Question 7

When might you use GEA?

Answer 7

For planning

For residential building cost estimates

Question 8

For what reason might you use GIA?

Answer 8

Agency

Commercial build cost estimates

Valuation

Question 9

For what purpose might you use NIA as a basis for measurement?

Answer 9

Agency

Valuation

Rating

Question 10

What discount do you apply to get from GEA to GIA?

Answer 10

2 -3%

Question 11

What discount might you apply to get from GIA to NIA?

Answer 11

15%

Question 12

What does IPMS3 measure?

Answer 12

It measures the occupation of floor area in exclusive use.

It excludes standard/shared facilities

Question 13

What scale would you typically measure a room?

Answer 13

1:50

Question 14

On what scale would you typically measure a building?

Answer 14

1:100 (or 1:200)

Question 15

On what scale would you measure a location plan?

OS map

Answer 15

1:1250 (or 1:2500)

Question 16

Other than a distometer, what other tools might you use to measure?

Answer 16

Take measure

Trundle wheel

ProMap

Question 17

How do you convert from SQ FT to SQM?

Answer 17

Divide by 10.764

Question 18

How do you convert from a meter to a foot?

Answer 18

Multiply by 3.281

Question 19

How do you convert from an acre to a hectare?

Answer 19

Multiply by 0.405

Question 20

What do you exclude in an NIA measurement?

Answer 20

Areas less than 1.5 m in height

Columns

Areas rendered unusable (less than 0.25 m)

Risers/service cupboards

Space occupied by permanent air-conditioning

Question 21

How many hectares are there in an acre?

Answer 21

0.4046

Question 22

When measuring the shop which is fitted out, what do you exclude?

Answer 22

Toilets

Stairwells

Areas Leston 1.5 m in height

Permanent circulation areas

Space occupied by permanent/continuous air-conditioning

Areas rendered substantially unusable

Question 23

What is masking?

Answer 23

I believe this is when you have obscured areas within a shop and a discount is applied to the Zone rate on that area to reflect this.

I am not a specialist in retail so if I was asked this by a client I would always advise them to seek specialist advise.

Question 24

Are you aware of any new RICS material with regards to measurement?

Answer 24

Yes, the second edition of ICS Property Management came into effect on the 1st of May this year.

Question 25

What is the RICS Property Management second edition?

Answer 25

It is a professional statement which is mandatory for all professionals and regulated firms.

Question 26

What does the RICS Property Measurment second edition reflect?

Answer 26

It updates and replaces the first edition which incorporated the IPMS for offices. The second edition now includes IPMS for residential as well.

Question 27

What does the new property measurement professional statement look like?

Answer 27

It is split into two parts: 1. Professional statement 2. RICS IPMS data standard The code of measuring practice which used to be in part three is now merely an appendix.

Question 28

What must you do when including measurements in a professional report?

Answer 28

Date Methodology Basis Tolerance RICS member responsible Metric units

Question 29

What does the property measurement professional statement set out with regards to measurement for residential?

Answer 29

IPMS 1 – planning applications IPMS 2 – reinstatement costs IPMS 3 ABC – agency and valuation

Question 30

How would you measure an office?

Answer 30

I would currently measure on a dual basis following IPMS and the Code of Measuring Practice as it is still market norm to use NIA as a basis for measurement and is difficult to compare IPMS 3 with NIA.