Measurement APC Q&A Flashcards
Core measurements within the Code of Measurement
GIA
GEA
NIA
What is GEA?
- Area of a building measured externally at each floor
What does GEA exclude?
- External open sided canopies
- Fire escape canopies
Open car parks
What is GEA used for?
- Town Planning
- Rating & Council Tax - Resi
- Building Cost Estimation - Resi
What does GEA include?
-Perimeter wall thickness
- Areas occupied by internal walls and partitions
- Columns, lift, stairwells etc
- Mezzanines areas with permanent access
- Any area with a headroom of less than 1.5m (in NIA, areas of less than 1.5m are not included. However, they are included in IPMS 3 but stated separately)
What is GIA?
- Building is measured to the internal face of the perimeter walls at each floor
- Internal face of perimeter wall - means structural wall or plaster coat applied to that wall
What does GIA include?
- Areas occupied by internal walls are partitions
- Columns, stairwells, lift wells and other internal projections
- Atria and entrance halls
- Internal open sided balconies
- Mezzanine floor area with permanent access
- Areas with a head room less than 1.5M
What does GIA exclude?
- Perimeter wall thickness
- Canopies
- External open-sided balconies, covered ways and fire escapes
What is GIA used for?
- Building Cost Estimation
- Estate Agency & Valuation (Food superstores, Industrial/warehouses )
- Rating (Food superstores, Industrial/warehousing)
- Property Management (calculation of service charges for apportionment of occupiers’ liabilities) GIA/NIA
What are the key RICS documents regarding measurement?
- RICS Code of Measuring 2015
- RICS Property Measurement 2018
- IPMS
When was the RICS Professional Statement, RICS Property Measurement 2nd Edition (2018) effective from?
1st May 2018
What is IPMS?
International Property Measurement Standards
What are the benefits of IPMS?
- Worldwide consistency
- Increased transparency of measurement data
- Facilitates international trade in property
- Easier portfolio benchmarking
What is a component area in IPMS?
- One of the main elements in which a floor can be divided
What are the component areas in IPMS?
- A: Columns, Walls ans Notional Boundaries
- B: Vertical penetration area (stairs/left)
- C: Technical Areas (M&E, plant rooms)
- D: Sanitary Areas
- E: Circulation Areas
- F: Primary Areas (santiary & horizontal part of tenant fit out, not included in D & E)
- G: Secondary (car aprking that ofrom part of teh building + excercise, food court)
- H: Other areas
If a component area is a multifunctional use, what should it be stated as?
Stated according to principle use
What is dual reporting?
- A departure must be justified
- You can dual report both IPMS and Code of measuring
- E.g IPMS 3 and NIA
When should dual reporting be adopted?
Typically when there is not enough comparable evidence recorded using teh same basis, so other basis of measurement are also adopted
What is the benefit of dual reporting?
Facilitates comparable evidence locally and globally
What is IPMS 1?
- Sum of areas of each floor level of a building measured to the outer perimeter of teh external construction features and reported on floor by floor basis
- Universal standard applies to all building classes
- Includes all areas, walls, pillars and enclosed walkways for retail and industrial
In IPMS 1, what measurements are included but stated separately?
- Internal, external balconies
- Roof terraces
What areas are excluded in IPMS 1?
- Open light wells
- Open external stairways
- Patios
- External car park
Why has RICS made changes from Code of Measuring Practice to Property Measurement?
To provide a globally consistent measurement
What is the difference between IPMS 1 and GEA?
- Internal balconies are included in GEA
- External balconies excluded in GEA
- Accessible rooftops are excluded in GEA
What is IPMS 2?
- The sum of teh area of each floor level of a building measured to the internal dominate face and reported on a component by component bais for each floor of eth building
In IPMS 2, what measurements are included but stated separately?
Internal balconies
External balconies
Accessible rooftop terraces
What areas are excluded in IPMS 2?
Open light wells
Open external stairways
Patios
External car parking
What is the difference between IPMS 2 and GIA?
The main difference is that IPMS 2 is measured to the internal extents of the internal dominant face (IDF) rather than to the internal face of the perimeter walls.
Internal balconies are included/excluded in GIA, and included but stated separately in IPMS 2
External balconies are excluded from GIA, and included but stated separately in IPMS 2
Accessible rooftops are excluded in GIA, and included but stated separately in IPMS 2
What is IPMS 3?
The floor area available on an exclusive basis to an occupier, excluding standard facilities, calculated on an occupier by occupier basis
What are standard facilities?
The areas of a building that provide shared facilities and typically do not change over time e.g. stairs, lifts, toilets, cleaners cupboards, plant rooms
What is included in IPMS 3?
Internal walls and columns
Floor area taken to internal dominant face
Where there is adjacent common wall, it is measured to centre line
In IPMS 3, what measurements are included but stated separately?
Internal balconies
External balconies
Accessible rooftop terrace
Areas under 1.5m
What areas are excluded in IPMS 3?
Standard facilities
What is the difference between IPMS 3 and NIA?
Internal walls and columns are excluded in NIA, and included for IPMS 3
Common walls with adjacent occupier are measured to dominant face in NIA, and centre line with IPMS 3
Enclosed walkways or passages excluded from NIA, but included in IPMS 3
To what IPMS does GEA most closely relate to?
IPMS 1
To what IPMS does GIA most closely relate to?
IPMS 2
To what IPMS does NIA most closely relate to?
IPMS 3
What is an application of IPMS 1?
Planning applications
What is an application of IPMS 2- office?
Building cost estimations and reinstatement costs
What is an application of IPMS 3?
Property Management - service charge in mixed use buildings
Agency & Valuation
What are limited use areas?
Certain areas in building that that cannot be legally or effectively occupied due to legislation e.g. height restriction, limited light etc
Not specified by RICS as they vary from market to market
What is the internal dominant face?
‘The internal dominant face is the inside finished surface comprising more than 50% of 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’
What is the Internal face of the perimeter wall?
Means the structural wall or plaster coat applied to that wall
What does NIA include?
Atrium with clear ceiling height
Entrance halls
Notional Lift lobbies
Kitchens
Built in units - cupboards
Areas occupied by ventilation / heating grills
Areas occupied by skirting
Areas occupied by non-structural walls subdividing accommodation in sole occupancy
Ramps/steps etc. in usable area
What does NIA exclude?
Toilets
Lift rooms, plant rooms etc
Corridors, entrance halls etc. used in commons
Stairwells, lift wells
Internal structural walls
Areas with a head room less than 1.5m
What is NIA used for?
Estate agency and valuation: Shops, supermarkets, business use
Ratings (shops, supermarkets etc.)
Property Management - service charge apportionments
What are the main reasons for Property Measurement?
Valuation
Purchase and Sale
Leasing and Letting
Reinstatement Cost Assessments
Business Rates
Property Management
What is retail area?
Net internal area of a shop
What is storage area?
The area of a shop that does not form part of the retail area, as it is exclusively used for storage
What are ancillary areas?
All NIA not included in Retail area and Store area but capable of beneficial use
What is gross frontage?
External measurement in a straight line across the front of the building
What is net frontage?
External measurement in a straight line between internal faces of external walls
What is net frontage?
Internal width between inside faces of external walls
What is shop depth?
Measurement from notional display window to rear of retail area
Why is accurate measurement so important?
Third parties may rely on area to make financial decisions
Helps create transparent, stable, property market
Market value is determined by floor area
What equipment can be used for property measurement?
Laser measurer
Tape / ruler
Trundle wheel
Knitting needle / Kebab Stick
Promap
What information must be kept on file and included in the measurement report?
- Date of measurement
- Method of measurement (e.g. IPMS or Code of Measuring Practice) - any reason for departure
- Basis of measurement (EG NIA, GIA or GEA)
- Confirmation as to whether plans are being used (and reference to appropriate scale if they are)
- Measurements metric (but can refer to imperial too)
What is zoning?
Used to compare retail units with different frontage to depth ratios
Front of shop is most valuable
Zones of 6.1m where each zone back becomes 50% less valuable
ITZA which is then rentalised
What must RICS members and firms consider when evaluating the level of accuracy that is achievable and acceptable?
Purpose, client requirements and expectations, building conditions, time/cost elements, ramifications if level of accuracy is deemed insufficient
What unit of measurement does the RICS prescribe?
None, members should adopt metric or imperial units (usually metric in UK)
What is the approximate conversion of sq ft to sq m
Would divide the area value by 10.764 (1sq. ft = 0.09 sq. m)
What is the approximate conversion of acre to hectare?
1 acre = 0.40 hectare
Positives and negatives of a data capture technique you use?
Laser distometer - They read longer distances much quicker and there is less chance of misreading a measurement
limitations: laser cannot measure if they do not have a surface to reflect off, e.g. if hit window or mirrored wall, so if another person is there you could ask them to hold a piece of paper against the wall, might run out of charge, needs calibrating every annually by sending back to manufacturer to ensure it is accurate.
Tape measurer – usually limited in length, sagging or slight angle can interfere with accuracy.
Trundle wheel – rough/soft terrain/obstacles may reduce accuracy.
Where do you measure to when measuring a pitched roof?
1:1250 & 1:500 in urban/developed areas and 1:2500 in rural areas.
Where do you measure to when measuring a pitched roof?
From ground to lowest point of the roof
