Measurement

Question 1

What is New Rules of Measurement (NRM)?

Answer 1

Provides a set of standards to measure property for the basis of cost management of construction works and maintenance .

NRM 1 Guidance on quantification on project works
NRM 2 Guidance on BofQ and schedules
NRM 3 Guidance on the quantification of maintenance works

Question 2

Why does measurement need to be accurate?

Answer 2

Provide correct information for user, consultants, decision making etc

Purchaser is paying the correct amount for the property/works etc

Question 3

What are the key documents surrounding measurement?

Answer 3

IPMS (International Property Measurement Standards)
RICS Property Measurement (ed 2) - (RICS Professional Statement on measurement incorporating IPMS, Mandatory!)
New Rules of Measurement (Quantification)

Question 4

What must RICS Regulated Firms and Members do within their measurement report?

Answer 4

Purpose of measurement
Date of instruction
Date of measurement
Describe measurement standard adopted
If IPMS not used why
Measurement methodology (laser, tape etc)
Scale
Floor area schedule referenced to floor plans
Unit of measurement (sq m / sq ft)
Name of firm / responsible person

Question 5

Should RICS Members advise on the use of IPMS?

Answer 5

RICS members are expected to advise their client or employer on the benefits of using IPMS.

However, it is understood that IPMS is not suitable in all circumstances and in these circumstances RICS members must document the reason for departure.

Question 6

Is IPMS required for calculating floor area?

Answer 6

Mandatory for - office and residential floor space.

All RICS members should be using IPMS as it’s a stated within the RICS Property Measurement Professional Statement.

Question 7

What unit of measurement should you use?

Answer 7

RICS members and RICS regulated firms should adopt metric or imperial units in accordance with the generally accepted unit for the market or the legal requirements of the jurisdiction.

Question 8

How do you determine what level of detail and measurement is required?

Answer 8

Determine the clients requirements and what the data will be used for.

Question 9

What must you consider when taking on a measurement instruction and your level of accuracy?

Answer 9

What is the purpose of the measurement exercise?

Requirements and expectations in terms of accuracy and confidence in measurement?

What would be the consequences if the level of accuracy is deemed insufficient for the purpose?

Question 10

What IPMS Standards have you used?

Answer 10

IPMS Industrial - IPMS 1 specifically as GEA

Question 11

What does IPMS entail?

Answer 11

• Limited use areas (Limited heights, limited light etc)
• Internal dominant face.
  The internal dominant face (IDF) is the inside finished surface comprising more than 50% of the area between the floor to ceiling height for each IDF wall section. If such does not occur, then the finished surface is deemed to be the IDF.
• Component areas
  Colour coded for different areas use on the floor plan. i.e. workspace areas is light blue and circulation spaces are yellow.

Question 12

What is NIA?

Answer 12

Net Internal Area - Includes the total usable space of the internal area. (Certain specified area not included)

Question 13

What is the GIA?

Answer 13

Gross Internal Area - Area of the building measured internally. (Includes all internal areas including walls and partitions)

Question 14

What is the GEA?

Answer 14

Gross External Area - Entire area of the building measured externally.

Question 15

What is IPMS 1?

Answer 15

Gross External Area. GEA

The whole building is measured to the outer face of the external walls, balconies, sheltered areas etc.

Used for planning purposes or cost appraisals etc.

Question 16

What is IPMS 2?

Answer 16

Gross Internal Area. GIA

Total area measured from the internal dominant face of the external walls. Balconies and mezzanine etc are measured from the internal face of the mezzanine.

Question 17

What is IPMS 3?

Answer 17

Split into 3A and 3B.

3A - Net External Area. NEA

3B - Net Internal Area. NIA

Known as “Useable floor area”

Question 18

What is clear height?

Answer 18

Measurement between the floor and the lowest point of the structural element.

Question 19

What is internal height?

Answer 19

Internal height is the height between the floor and the lowest point of the ceiling.

Question 20

What is covered area?

Answer 20

The area of the extent of the building which is covered by the roof/roofs which includes overhangs.

Question 21

How do you capture measurements?

Answer 21

Distance:
Vernier Callipers (measure between small spaces cracks etc)
Laser's
Tapes
Drone's

Other:
Moisture meter’s
Sound meters (dB)
Vibration meters / kits

Question 22

What is the tolerance of a tape measure?

Answer 22

Tolerance of a 5m Class I tape(mm) (+/- 1mm)
at 2m ± 0.3
at 3m ± 0.4
at 5m ± 0.6

Class II (+/- 2.3mm)

Question 23

What is the tolerance of the Bosh GLM 50 (what i use)?

Answer 23

Laser Class 2

1.5mm up to 50m

Question 24

What are Laser Classes?

Answer 24

Describes the hazards/dangers of the Laser.

i.e. Laser Class 2
Class II laser products emit a beam in the visible light band of 400 nm to 710 nm. Looking at the laser beam for long periods is considered dangerous. Generally, these laser products are positioned so that the eyes will be protected from prolonged exposure through natural aversive reactions (blinking).

Question 25

How do you check your laser?

Answer 25

Carry out a check measurement with an accurate steel tape. Should at least do once per year but before every measured survey for best practice.

Monitor measurements to verify their accuracy over X amount of measurements.

Question 26

How do you calibrate your laser?

Answer 26

Send it to the manufacturer to be calibrated (i.e. bosch) or read the manual.

Question 27

What is the source of error of a disto?

Answer 27

Incorrect readings due to aged, damaged or faulty.

Question 28

What is the source of error of a tape?

Answer 28

Faded markings / Damaged steel
Corroded
Unsteady hand
Sagging

Question 29

What are the limitations of a disto?

Answer 29

• Only up to a certain distance (50m+)
• Dark, Wet, Light and Reflective surfaces
• Battery operated
• Not great in shorter distances
• Steady hand required

Question 30

What are the limitations of a tape?

Answer 30

Requires a steady grip.
Sagging over long distances
Second person sometimes required.

Question 31

What are the limitations of a measuring wheel?

Answer 31

Rough terrain may not give accurate measurements.
Not very precise due to nature of the wheel.
Obstacles will not give accurate readings.

Question 32

Tell me about Vernier Calipers?

Answer 32

Good for measuring small measurements. (cracks etc)
Only good for small measurements.
Very accurate over short measurements
Can take a range of small measurements i.e. external/internal.

Question 33

Tell me about Moisture Meters?

Answer 33

Good for indicating a moisture content of materials (usually timber, masonry or plaster)
Most electronic moisture meters are calibrated for timber.
Material temperature may distort measurements.
Moisture pockets may give false readings.

An electrical circuit is completed through the meter by placing two probes on the surface or embedding them in the material. The moisture meter then measures the electrical resistance, which is influenced by the moisture content in the wall as water is a conductor, thus giving the reading.

Question 34

When would you have a measured survey?

Answer 34

Before, During and After a Project.

Property Acquisition - check/verify floor areas. Confirm boundaries to prevent disputes.

Non-existent Information - Requirement of information.

Question 35

At what stages in a project would you take measurements?

Answer 35

Before - (i.e. design drawings)
During - verify progress of works for payment certs
After - check if the works on site match what is in the drawings

Question 36

What is a Limited use Area?

Answer 36

Areas which are incapable of providing occupation due to statute or effective occupation due to legal or standards.

These may include, limited light areas, limited head height areas etc. Measurements must be recorded and noted separately.

Question 37

Tell me about the IMPS Component Areas?

Answer 37

Component areas are used to divide separate components on drawings and plans for clarity and consistency, provides a Key.

Colour and reference code is utilised for Component Areas.

Descriptions can be found in the document, for example Industrial Key:

B1 - External Wall - Maroon
B2 - Internal Structural Wall - Red
B3 - Internal Non-Structural Wall - Pink
G - Workspace - Light Blue
Circulation space - Yellow

Question 38

Tell me about Theodolites?

Answer 38

Used mostly for Land Surveying, topography etc.

Electronic theodolite called total stations (can electronically take measurements) used in conjunction with a staff.

Measures angles between objects which can be transferred into measurements.

Very accurate, long to set up, large kit.

Tolerance - 1.5mm+/- up to 1500m

Set data point. Measure point A to point B will give measurement.

Question 39

How does thermography work?

Answer 39

Thermography uses an infrared camera to detect heat patterns in elements.

This then shows the moisture in materials.