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APC Revision > Measurement > Flashcards

Measurement Flashcards

1
Q

You note that you had regard to the Code of MP for its professional statement and bases of value?

A

I am aware that the Code of Measuring Practice is not a Professional Statement, but a Guidance Note. It is globally applicable and its purpose is to provide definitions and description for the accurate measurement of buildings. Currently applicable for industrial and retail. It is NOT a code of valuation.

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2
Q

What RICS guidance must you have regard to for Measurement?

A

Code of Measuring Practice, 6th edition 2015 (Global Guidance Note) - applies to retail and industrial buildings
RICS Property Measurement, 2nd edition, January 2018 (Global Professional Statement - Mandatory) – confirms IPMS for office and resi as mandatory. Effective 01 May 2018.
IPMS – applies to offices, residential and industrial. Adopting IPMS is mandatory unless clients request deviation.

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3
Q

What are the bases of measurement (under the CMP)? What are their applications?

A

Core definitions and special use definitions. Core included below:
GEA (Gross External Area) – the area of a building measured to the external perimeter at each floor level.
Includes; columns, party walls (to centre), mezzanines, garages.
Excludes; external balconies, roof terraces, galleries, open parking areas, structural voids.
Applications: Planning applications, rating and council tax.
GIA (Gross Internal Area) – the area of a building measured to the internal face of the perimeter walls at each floor level.
Includes; all columns and internal walls, permanent corridors, mezzanines, garages, stairwells.
Excludes; perimeter walls, external balconies, structural voids.
Applications: Building costs, industrial and warehouses, supermarkets.
NIA (Net Internal Area) – The usable area within a building measured to the internal face of the perimeter walls at each floor.
Includes; kitchens, non-structural walls, entrance halls in exclusive use.
Excludes; Common areas, toilets, stairwells, permanent circulation, headroom less than 1.5m, or narrower than 0.25m, cleaner’s rooms.
Applications: Valuing retail and offices (if IPMS departure).

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4
Q

What are the special use definitions for Resi under the CMP? What are their applications?

A

NSA: Net Sales Area is the GIA of a new or existing residential dwelling. Includes basements, hallways, mezzanines. Excludes garages, conservatories, balconies, less than 1.5m headroom.
Applications: valuation and marketing of resi.
EFA: Effective Floor Area is the usable area of the rooms measured to the internal face of the walls of those rooms. Excludes bathrooms, toilets, any internal walls (structural or not), less than 1.5m headroom.
Applications: council tax banding of flats.

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5
Q

How did you measure residential prior to IPMS?

A

For residential valuation: NSA (which is basically GIA).

Agency – ref. to Residential Agency Guide.

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6
Q

How does IPMS 1 compare to the COMP? Differences?

A

Equates closely to GEA.
Under IPMS, you need to measure and state separately: balconies, covered galleries and accessible roof terraces.
Under GEA you don’t measure balconies, covered galleries and accessible roof terraces.

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7
Q

How does IPMS 2 compare to the COMP? Differences?

A

Equates closely to GIA for office and residential, as well as NSA for residential.
Measured to the internal dominant face instead of the internal face.
Under IPMS, you need to measure and state separately: balconies, covered galleries and accessible roof terraces.
Under GIA you don’t measure balconies.

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8
Q

How does IPMS 3 Office compare to COMP? Differences?

A

Equates closely to NIA. It is the floor area available on an exclusive basis to an occupier.
Excludes shared facilities and circulation areas.
DIFFERENCES:
Measured to the internal dominant face instead of the internal face.
IPMS doesn’t exclude heights of less than 1.5m
IPMS doesn’t exclude structural walls and columns
Under IPMS, you need to measure and state separately: balconies, covered galleries and accessible roof terraces.

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9
Q

Tell us about RICS Property Measurement, 2nd edition, January 2018.

A

2nd edition was effective 1 May 2018.
Global professional statement, Mandatory.
Incorporates IPMS for office and residential.
Require Member to advise benefits of IPMS.
Members encouraged to report on a dual basis until IPMS embedded, but it is dependent on client instructions.
Sections:
- Technical definitions
- IPMS Office
- IPMS Resi
- IPMS Data standards

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10
Q

What measurement information should be recorded under RICS Property Measurement 2nd Ed January 2018?

A

Purpose of the measurement instruction
Date of measurement instruction
Date of measurement
Measurement standard adopted
Unit of measurement ad conversion factor
If IPMS not used, reason
Measurement methodology (e.g. Laser measurer)
Name of RICS member and/or firm responsible for the instruction
Floor area schedule areas cross referenced

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11
Q

What is the Internal Dominant Face?

A

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

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12
Q

What is a component area?

A

Elements into which the floor area of a building can be divided, when areas need to be stated separately for cost or other purposes under IPMS 1 or IPMS 2.
E.G. external walls, internal structural elements, amenities, stairs, lifts, hygiene areas.

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13
Q

What is International Property Measurement Standards (IPMS)? Why has it been introduced?

A
  • The International Property Measurement Standards Coalition (IPMSC) was set up by RICS in May 2013 to introduce a common language for measurement
  • working to develop and implement international standards for measuring property to eradicate inconsistencies
  • will ensure that property assets are: measured in a consistent way, create a more transparent marketplace, greater public trust, stronger investor confidence, and increased market stability.
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14
Q

What are the conversion factors for Sqm to Sqft and Acre to Hectare?

A 
Sqm to Sqft: * 10.7639
Sqft to Sqm: * 0.0929
1 M = 3.28084ft
1 ft = 0.3048m
Hectares are larger than acres.
1 Acre = 0.4046 hectares
1 ha = 2.4710 acres
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15
Q

How would you measure an industrial/retail warehouse unit?

A

COMP - GIA

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16
Q

How would you measure an office?

A

Using IPMS 1,2 or 3 depending on the purpose of the measurement instruction.

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17
Q

What is the eaves height?

A

A. Internal: the height between the floor surface and the lowest point of the underside of the roof covering, on the internal wall face
B. External: the height between the ground surface and the exterior of the roof covering at the eaves on the external wall face ignoring any parapet

18
Q

What is site depth?

A

The measurement from the front to rear boundaries

19
Q

What is shop depth?

A

The measurement from the notional display window to the rear of the retail area, including thickness of display window

20
Q

What is built depth?

A

The maximum external measurement from the front to rear walls

21
Q

What is gross frontage?

A

The 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

22
Q

What is net frontage?

A

The overall frontage of the shop line measured between the internal face of the external walls

23
Q

How would you measure land?

A
  • Check boundaries accurately on site with an OS plan and/or Land Registry title document prior to calculating the area of a site using Promap
  • A trundle wheel could be used on site
  • Using mathematical trigonometry or a planimeter for the calculation of a site area
24
Q

Land area

A

Legally demised area of land(title plan), relevance to agents and lawyers.

25
Q

Site area

A

Area of land used for planning application purposes, the area to which any permission for development relates.

26
Q

Net development area

A

The area where financial value is directly derived, by virtue of either being income-producing or for sale, and is of relevance to development surveyors and valuers.

27
Q

Plot ratio

A

Ratio of the gross external area (GEA) to the site area

28
Q

Site coverage

A

Ratio of the GEA to the site area at ground-floor level

29
Q

How accurate should measurements be? What are the ramifications if the accuracy is considered insufficient?

A

+/- 2% acceptable.

30
Q

What is a scale? What are the commonly used scales?

A 
The ratio of a distance on a drawing to its actual distance.
Room Plan – 1:50
Building Plan – 1:100
Street/Location Plan – 1:1,250
Location Plan – 1:2,500
31
Q

How do you measure a circular site?

A

Pie r2

32
Q

What are the timings of each IPMS being implemented?

A

Office – mandatory under RICS Property Measurement 1st Ed in 2015
Resi - mandatory under RICS Property Measurement 2nd Ed effective May 2018
Industrial – released Jan 2018 (but not confirmed in RICS Property Measurement 2nd Ed) so not mandatory
Retail – released 2019

33
Q

What are the applications of IPMS?

A

IPMS 1 – Planning
IPMS 2 – Costings; build and reinstatement.
IPMS 3 – Agency and valuation, taxation, property and facilities management.

34
Q

How do you calibrate a disto?

A

Measure a known distance, and record in a log.

35
Q

What is an acceptable accuracy tolerance for measurement?

A

Under IPMS, varies depending on survey scale as to accuracy required.
VALUATION: +/- 25MM ON 1:100 scale

36
Q

What are the 2 types of asbestos survey?

A
  1. Management Asbestos Survey

2. Refurbishment and Demolition Asbestos Survey

37
Q

What have you used to measure with?

A

Laser measurer, Promap, tape measure, trundle wheel.

38
Q

Could you estimate length? Eaves height? How would you calculate without having any measurement tools with you?

A

Count bricks for width and height.

39
Q

How big is a brick?

A

215mm (L) x 102.5mm (W) x 65mm (H).

40
Q

What other measurements aside from floor space would you take in an industrial unit? (clear eaves)

A

Internal, external and clear eaves height.

41
Q

Under IPMS 3 – where are you measuring to?

A

The Internal Dominant Face

42
Q

What is the internal dominant face?

A

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

APC Revision (15 decks)

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