Measurement Flashcards
What are the latest changes to the Use Classes Order?
1 September 2020, will see Use Classes B1, A1-A5, D1 and D2 revoked
Class E: ‘Commercial, service and business class’ – this combines Use Classes A1-A3, B1, parts of D1 (health, crèches and nurseries) and parts of D2 (indoor sports and recreation)
New Class F Community and Learning
What is class A properties?
A1 shops, varying retail premises Now Class E(a) shops E(b) professional services eg estate agents E(c) Restaurants Cafes
What is class B of the Use classes order? What has changed?
B1 has been removed. New Class E(g). B1 used to be B1(a) offices B1-7 industrial B8 is warehouse and distribution
What is class C of the Use classes order? What has changed?
Nothing has changed.
C1 is hotels
C2 Residential Care
C3 Resi Dwellings
What is class D of the Use classes order? What has changed?
Got rid - Now Class F
D1 is non residential institutions such as places of worship, education
What is Sui Generis?
‘in a class of its own’ - excluded from classification. eg fuel stations
What must you do when you undertake work that includes measurement of a building?
Provide a date of measurement Measurement standard adopted If IMPS is not used - state reason for departure. State conversion factor Reference scale plans
When should you report IPMS
Office and Residential
What are some of the benefits of IPMS
Greater transparency
Consistency
Standardisation
What is the relation for Offices between NIA, GIA and GEA with IMPS which ones?
IPMS 1 = GEA
IPMS 2 = GIA
IPMS 3 = NIA
What is the relation for Residential between NIA, GIA and GEA with IMPS which ones?
IPMS 1 = GEA
IPMS 2 - GIA, Net Sales Area
IPMS 3 - NIA - based on exclusive occupation can be broken down
IPMS 3a - Measurement to outer face of external wall and centre line of shared walls
IPMS 3b - Measurement of exclusive area including internal walls, measured to Internal Dominant Face.
IPMS 3C - Measurement of exclusive area, excluding walls, columns measure to Internal Dominant Face.
What is the internal dominant face? IDF
the internal surface that comprising more than 50% of the floor to ceiling height for each IDF wall section.
What is the difference between IPMS 1 and GEA?
IPMS 1 includes external balconies and rooftop terraces.
What is the difference between IPMS 2 and GIA?
Measurement to the IDF
IMPS 2 includes Limited use areas, internal balconies and roof terraces.
It is also measure on a component by component basis (room by room) whereas GIA is measured from the internal face of the perimeter walls at each floor level.
What is IPMS 3?
IPMS 3 is the floor area on an exclusive basis to an occupier. Excludes standard facilities and shared circulation areas. eg kitchens, W/Cs
Measuring to IDF
Columns included
Measurement taken to centre of party wall
How does IMPS 3 differ from NIA?
Measurements are taken to the IDF
Columns included
Measurement taken to centre of party wall
Balconies are included when in exclusive use.
Area under 1.5m is included.
How do you measure IPMS 1 Residential?
Measured to the outer perimeter wall of the property
How do you measure IPMS 2 Residential?
Measured to the IDF
Measures everything internal
What are the different IPMS 3 Residential?
IPMS 3a - measured to the outer face
- centre line between occupants
- measured to surface wall with common facilities
IPMS 3b (NSA,GIA)
- IDF
- measured to surface wall with common facilities IPMS 3c - Measured on a Room by Room basis
- IDF
- measured to surface wall with common facilities
How would you measure a building on a GIA basis?
Do you exclude anything?
area of a building measured to the internal face of the perimeter walls at each floor level.
Canopies
What do you exclude on GIA?
Perimeter walk thickness and external projections
Canopies
External Balconies
Area of Voids
Why might you use a GEA?
Planning applications, building cost estimate
When would you use GIA?
Rating - Industrial buildings
Valuation - Industrial buildings, food stores, retail warehouses
How would you measure a building in a NIA basis?
The useable area within a building measured to the internal face of the perimeter walls of each level.
What do you exclude NIA?
W/Cs Stairs Lifts Common Parts with other occupiers Columns Areas less than 1.5m
On what basis do you measure Resi Buildings on?
NSA or GIA.
What do you exclude when measuring Resi Buildings on NSA or GIA?
Any areas less than 1.5m
Balconies
Garages
How do you measure the internal eaves height?
Clear height between the floor and the lowest point on the underside of the roof.
What could you use to measure a building?
laser, rod, measuring tape, software
How would you check a laser for accuracy?
Against a known measure
Is the RICS Code of Measuring Practice a Guidance Note or Professional Statement?
Guidance Note
How would you measure the eaves height?
Lowest point from the ceiling to the underside of the roof. Can have external / internal eaves height.
What is a site coverage?
size of the building in relation to the total site area.
What are the principles set out in the RICS Code of Measuring practice?
Guide to permit accurate measurement of buildings and land for a range of purposes.
Sets out GEA, GIA, NIA
When each should be used
What areas are included on different measurement basis.
What differences were there with IPMS and NIA measurements
measurements are taken to IDF
to the midpoint of partitioning wall for multi let properties.
No exclusions for 1.5m height
Internal balconies of exclusive occupation are included.
Why was the staircase not removed from the assessment by the VOA?
My client had an internal staircase between their floors as they occupied multiple floors.
What was the site coverage for the industrial unit in Fareham?
60%
What was the purpose of the valuation in Fareham?
What are rents/yields for industrial space there?
loan security purposes.
6%, £7.50 psf rent