Measurement Flashcards
What are the key documents for property measurement?
RICS Property Measurement 2nd Edition (2018) and the RICS Code of Measuring Practice 6th Edition (2007)
What is IPMS?
International Property Measurement Standards which have been incorporated into the RICS Property Measurement for offices and residential.
What is the aim of IPMS?
To provide a consistent bases of measurement across the world and to bring greater global transparency.
Is IPMS mandatory?
Yes for offices and residential.
What is the effective date for the RICS Property Measurement 2nd Edition (2018)?
May 2018
What recommendations are made in the RICS PM about the bases to report?
Members are encouraged to report on a dual basis until IMPS is embedded in market practice
Can RICS members depart from using IPMS?
Only if Members have advised their client of the benefits of using IPMS and have documented the reason for departure.
What are the benefits of IPMS?
Global consistency and transparency. Even if not adopted now, when they are adopted you will have the measurements on file.
Have IPMS Retail and Industrial been published?
Yes - Retail (Sept 2019), Industrial (Jan 2018) But, not yet implemented by the RICS.
What are the nine key pieces of information that RICS members and firms must retain on file / in their measurement report?
- Purpose of the measurement 2. Date of the instruction 3. Date of the measurement 4. The method used - laser, tape measure etc. 5. The standard / bases of measurement used - IPMS 2 6. The units of measurement and the conversion factor 7. The schedule of areas cross checked to floor plans 8. The scale of any floor plans used 9. The RICS members and/or firm responsible for the measurement.
What is the conversion factor for sq m to sq ft?
1m2 = 10.7639 sq ft
What is the typical scale for a floor plan?
1:100
What is the typical scale for a room plan?
1:50
What is the typical scale for a location map?
1:2500
What is the typical scale of a road map?
1:50000
On what bases would you measure an office?
I would report on a dual basis - IPMS 3 Offices / NIA I would only depart from using IPMS 3 Offices if I have explained the benefits to my client and documented the reason for departure.
What is the difference between IPMS 3 Offices and NIA?
IPMS 3 Offices: - Includes columns - Areas with reduced head height - below 1.5m - are included - Takes perimeter measurements to the IDF - On floors with multiple occupiers, measurements are taken to the midpoint of the partition - Covered galleries and balconies for the exclusive use of one tenant are included and stated separately - Reveals of window included if window is the IDF
What bases of measurement are IPMS 1, IPMS 2 and IPMS 3 Offices most similar to?
IPMS 1 - GEA IPMS 2 - GIA IPMS 3 - NIA Do not correspond exactly
For all IPMS offices, what areas are included but stated separately?
Include but state separately: - Covered galleries - Balconies - Generally accessible roof terraces
What face do you measure to for IPMS 2 and 3 Offices?
The Internal Dominant Face
What is the Internal Dominant Face?
If a window takes up more than 50% of the floor to ceiling height then you measure to the window
What areas are excluded from IPMS 3?
Standard and shared facilities that typically do not change over time: WC’s Stairs Lifts Cleaners cupboard Plant room
What are the different types of IPMS Residential?
IMPS 1 - external IMPS 2 - internal IMPS 3 - exclusive occupier, 3a 3b and 3c
What measurement tools can you use?
Laser, tape measure, trundle wheel (land), rod
How would you measure a piece of land?
Use Pro Map Check the boundaries accurately on site with the Land Registry Title document
What should you check your disto laser for before leaving the office?
Check a known distance and log - calibration to ensure accuracy
What is an internal eaves height?
the clear height between the floor and the lowest point on the underside of the roof
What is site depth?
The measurement from the front to rear boundaries
What is shop depth?
The measurement from the notional display window to the rear of the retail area, including the thickness of the display window
What is built depth?
The maximum external measurement from the front to the rear walls
What is gross frontage?
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
What is net frontage?
The overall frontage of the shop line measured between the internal face of the external walls
What is the building line?
This is a line within, or coinciding with, the property line, beyond which it is illegal to build
What is the effective date for the COMP (2007)?
May 2015
Roughly, what is the discount from GEA to GIA?
2-3%
Roughly, what is the discount from GIA to NIA?
15%
What does measuring on a GEA basis mean, what areas would you include and exclude?
Measurement of the whole interior of a building including the perimeter wall thickness, plus mezzanines with permanent access. Exclude canopies, fire escapes and covered ways
When would you use GEA?
Town planning, council tax, house building costs
What does measuring on a GIA basis mean, what areas would you include and exclude?
Internal wall to wall including mezzanines with a permanent access Exclude canopies, fire escapes and covered ways
When would you use GIA?
For the measurement of retail warehouse units / industrial units.
What measurement bases are ancillary offices within industrial units measured on?
GIA
What is deemed unusable space and excluded from NIA measurements?
Areas with < 1.5m head height Depths of 0.25m between opposite faces (think columns close to walls) Permanent and continuous A/C equipment if the space is rendered suitably unusable, OR if it prutrudes more than 0.25m into useable area
What areas are excluded from NIA over and above the ‘unsuable areas’?
WC’s, plant and lift rooms, stairwells, cleaners room, internal structural walls, permanent circulation areas, meter and service cupboards.
Are kitchens included in NIA?
Yes
Are areas occupied by perimeter trunking, skirting etc. included or excluded from NIA?
Included.
How would you measure a retail unit with a shop fit out?
Try to estimate the shop without the fit out: - Lift a ceiling tile - Try to get behind partitioning - Inspect the basement floor to try and see as built width - Scale from floor plans
Where should you measure the front of a shop to?
The building line
What does 1:50 scale mean?
The plan is a 50th of the size of the actual room / building
What are the limitations of using a laser?
Difficult to measure long distances - can’t see the red dot / accuracy reduced Low accuracy over short distances Need a steady hand to get a precise reading Goes through windows - put a piece of paper up
What are the limitations of using a measuring tape?
Tend to be only 100 ft long
What are the limitations of a trundle wheel?
Terrain can reduce accuracy
What level of accuracy should you measure to?
It depends on: - The purpose of the measurement - The clients requirements - The building conditions - is it a heavily fitted out shop? - The ramification if measurement accuracy is deemed inefficient.
What standard / bases of measurement would you use for offices?
IPMS 3 Offices / NIA - report on a dual basis
What standard / bases of measurement would you use for retail?
NIA
What standard / bases of measurement would you use for retail warehouse?
GIA
What standard / bases of measurement would you use for leisure?
GIA
What standard / bases of measurement would you use for industrial?
GIA - including GIA for ancillary offices - include mezzanine if has a permanent access
How would you use a scaled ruler?
I would use the side with the scale that matched the scale of my plan. I would ensure the plan was printed on the correct size of paper.
Why is accuracy important when you measure buildings?
Because the measurements are likely to be used for another purpose, i.e. assessing the rental value of the property and therefore the measurements need to be accurate to ensure the global rental value is accurate
What is a potential source of error when measuring?
Error in the measuring instrument itself Human error in using the instrument Error when reading the instrument measurement Error in calculating the area
Talk me through how you measured the retail park in Canterbury?
I measured this retail park for disposal purposes. I used a calibrated laser disto and measured on a GIA basis.
Talk me though how you measured the retail units in Nottingham?
I measured the retail units for acquisition purposes. I used a calibrated laser and ruler and measured on an NIA basis.
How does IPMS Retail differ from NIA?
UPDATE
