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APC - Commercial Real Estate > Measurement > Flashcards

Measurement Flashcards

1
Q

What is the internal dominant face?

A

the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

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2
Q

What is GIA and what does it include/exclude?

A

Gross internal area - Measures internal faces of external walls and includes:

  • Columns
  • Lift wells
  • Mezzanines with permanent access
  • Loading bays
  • Ancillary office (main space basis)

Excludes
open balconies
open fire escapes
open-sided covered ways

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3
Q

Name 5 ways to take accurate measurements

A
  1. Take check measurements, if they differ do it again
  2. check measurements onsite against scale floor plans
  3. check you are taking measurements to the correct surfaces. eg. not to the occupiers fit out
  4. Take the RICS guidance to site to ensure that you know what to include and exclude and the appropriate basis of measurement.
  5. Take your time/take a second person with you
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4
Q

What is an Eaves height?

A

Where roof meets walls - used to measure industrial buildings:

  • clear height -The height between the structural floor surface and the underside of the lowest point of the structural ceiling or roof
  • Internal eaves height - the height between the floor surface and the underside of the roof covering at the eaves on the internal wall face

External eaves height - the height between the ground surface and the exterior of the roof covering at the eaves on the external
wall face

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5
Q

What is a commonly used scale for a building plan?

A

1:100

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6
Q

What is the net frontage of a shop?

A

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

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7
Q

What does IPMS 3 measure?

A
  • The floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas
  • it is calculated on an occupier-by occupier or floor-by-floor basis for each building.
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8
Q

What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?

A

RICS Property Measurement, 2nd edition, 2018

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9
Q

What is the measuring accuracy of a typical disto?

A

plus or minus 1.5mm

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10
Q

What did you include/exclude

A

Included: all internal walls

Excluded: common toilets

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11
Q

When did Property Measurement 2018 become effective?

A

1st May 2018

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12
Q

What is GEA and what does it include/exclude?

A

Gross external area - Measure around outside of building and includes external walls

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13
Q

On what basis would you measure ancillary office space contained within a warehouse

A

GIA

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14
Q

When is Gross internal area used?

A

It is approx 15% more than NIA and used for:

  • Industrial
  • Warehouses
  • Supermarkets, large department stores

For the following purposes:

  • Agency
  • Rating
  • Valuation
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15
Q

What is the gross frontage of a shop?

A

The overall external measurement in a straight line across the front of the building from the outside of the external wall or the centre line of the party walls

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16
Q

What are RICS members encouraged to do until IPMS becomes embedded into market practice?

A

Report on a dual basis

17
Q

When is Net internal area used?

A
  • Standard shops and convenience stores

For the following purposes:

  • Agency
  • Rating
  • Valuation
18
Q

When measuring a shop unit that is fitted out with full height partitioning by the tenant, what are some of the methods you can use to estimate the actual built width of the shop?

A
  • Remove a ceiling tile
  • Try and get behind the partitioning
  • Inspect the basement or first floor to see actual built width
  • Scale from floor plans (having undertaken some on site check measurements)
19
Q

When is Gross External area used?

A

It is approx. 3% more than GIA

Used for the following purposes:

  • Planning
  • Council Tax
  • Building reinstatement costs
20
Q

What is the shop depth?

A

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

21
Q

How do you ensure your laser is accurate?

A
  • Take regular check measurements by comparing the laser measurements with a physical measure, like a tape measure
  • Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate
22
Q

Name some measuring tools?

A
  • Disto laser measure - ensure its calibrated (regular check measurements)
  • tape measure
  • Rod - wooden ruler to get behind racking
  • Trundle wheel
  • prop map, CAD, BIM
23
Q

What is the site depth?

A

The measurement from the front to rear boundaries

24
Q

What are the differences between IPMS 3 and NIA?

A
  • Perimeter measurements are taken to the ‘Internal Dominant Face’
  • No exclusions for areas of restricted height of less than 1.5m
  • All columns are included
  • Area occupied by the reveals of a window when measured and assessed as the IDF are included
  • On floors with multiple occupants, the area is taken to the midpoint of the partition wall between tenancies
  • Covered galleries and balconies for the exclusive use of one tenant are included and stated separately
25
Q

What is the scale rule for plans?

A

1: 100 - Building plans
1: 1250 - Street plan
1: 2500 - location plans

include:

  • scale
  • northpoint
  • copyright
26
Q

What document should you refer to when measuring retail and industrial property?

A

RICS Code of measuring practice, 6th edition 2015

27
Q

How does IPMS 3 (office) deal with limited use areas

A

Limited use areas should be identified,

measured and stated separately

28
Q

What is NIA and what does it include/exclude?

A

Net internal area - Usable area

Includes:

  • Atria with clear heights and entrance (if not common)
  • kitchens
  • notional lift lobbies and fire corridors
  • Area occupied by demountable partitioning

Excludes:

  • WCs
  • plant and lift rooms
  • cleaners cupboards
  • service risers and meter cupboards
  • areas with headroom of less than 1.5m
  • continuing heating units
29
Q

Give me an example of a limited use area?

A
  • an area with a limited height e.g less than 1.5m
  • areas with limited natural light
  • area difference from internal dominant
    face

APC - Commercial Real Estate (20 decks)

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