Measurement COPY Flashcards
Tell me about your understanding of RICS Property Measurement 2nd edition
- Professional statement - Came into effect 1st May 2018
- Introduced the mandatory IPMS for offices and residential with the aim to establish consistencies in property measurement to be adopted by governments and industry on a global basis and bring greater global transparency.
- Members are encouraged to report on a dual basis until IPMS is embedded into market practice having regard to the client’s instructions.
- Replaces references to the measurement of offices and residential properties in the RICS Code of Measuring Practice.
When would you use IPMS as a measurement basis?
For all office or residential measurements
What is the definition of GEA?
Gross External Area is the area of a building measured externally at each floor level.
When would you use GEA as a measurement basis?
Town Planning, Council tax valuations/building cost estimates for houses.
What is included in GEA?
- Perimeter wall thickness and external projections
- Areas occupied by internal walls and partitions
- Columns, stairwells, chimneys the like
- Internal balconies
- Mezzanine areas intended for use with permanent access
- Outbuildings which share at least one wall with the main building
- Loading bays
- Garages
- Conservatories
What is Excluded in GEA?
- External open sided balconies, covered ways and fire escapes
- Canopies
- Open vehicle parking areas, roof terraces and the like
- Voids over structural, rakes or stepped floors
- Greenhouses, garden stores, fuel stores and the like in residential
What is the definition of GIA?
Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level
When would you use GIA as a measurement basis?
Estate agency, rating, measurement for the valuation of industrial/warehouses
What is included in GIA?
- Areas occupied by internal walls and partitions
- Columns, piers, chimney breasts and stair wells, lift wells
- Atria and entrance halls with clear height above, measured at the base level only
- Internal open sides balconies, walkways and the like
- Horizontal floors, with permanent access, below structural, raked or stepped floors
- Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies)
- Mezzanine floor areas with permanent access
- Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms, cleaners’ rooms, and the like
- Lift rooms, plant rooms, fuel stores, tank rooms which are housed in a covered structure of a permanent nature, whether or not above the main roof level
- Voids over stairwells and lift shafts on upper floors
- Areas with a headroom of less than 1.5m
- Garages/conservatories
What is excluded in GIA?
- Perimeter wall thickness and external projections
- External open-sides balconies, covered ways and fire escapes
- Canopies
- Voids of structural, raked or stepped floors
- Greenhouses, garden stores, fuel stores and the like in residential property.
What’s the definition of NIA?
Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor level
When would you use NIA?
- Estate agency and valuation (shops, supermarkets, offices and business use)
- Rating
- Property management
What does NIA include?
- Atria with clear height above measured at base level only
- Entrance halls
- Notional lift lobbies and notional fire corridors
- Kitchens
- Built in units, cupboards and the link occupying usable area
- Ramps and sloping areas and steps with useable areas
- Areas occupied by ventilation/heating grills
- Areas occupied by skirting and perimeter trunking
- Areas occupied by non-structural walls
What does NIA exclude?
- Those parts of entrance halls, atria, landings and balconies used in common
- Toilets, toilet lobbies, bathrooms, cleaners’ rooms, and the like
- Lift rooms, plant rooms, tank rooms (other than those of a trade process nature), fuel stores, and the like
- Stairwells, lift-wells and permanent lift lobbies
- Corridors and other circulation areas where used in common with other occupiers
- Internal structural walls, walls enclosing excluded areas, columns, piers, chimney breasts, other projections, vertical ducts, walls separating tenancies and the like
- Space occupied by permanent air conditioning so far as the space it occupies is rendered substantially unusable.
- The space occupied by permanent, intermittent air-conditioning, heating or cooling apparatus protruding 0.25m or more into the usable area
- Areas with a headroom of less than 1.5m
- Vehicle parking areas (number and type of spaces noted)
Whats the definition of IPMS 1?
The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, and reported on a floor-by-floor basis.
When would you use IPMS 1?
Town Planning, Council tax valuations/building cost estimates for houses.
What is included in IPMS 1? * denotes excluded in GEA
- Covered galleries (internal balconies) – included but stated separately
- External open sides balconies included but stated separately*
- Accessible roof terraces* - included but may be stated separately
(Same as GEA)
- Perimeter wall thickness and external projections
- Areas occupied by internal walls and partitions
- Columns, stairwells, chimneys the like
- Internal balconies
- Mezzanine areas intended for use with permanent access
- Outbuildings which share at least one wall with the main building
- Loading bays
- Garages
- Conservatories
What is excluded in IPMS 1?
- Canopies
- Open vehicle parking areas
- Voids over structural, rakes or stepped floors
- Greenhouses, garden stores, fuel stores and the like in residential
What is the difference between IPMS 1 and GEA?
- Covered galleries (internal balconies) – included but stated separately (Included GEA)
- External open sides balconies included but stated separately (excluded GEA)
- Accessible roof terraces - included but may be stated separately (normally excluded GEA)
What is the definition of IPMS 2?
The sum of the areas of each floor level of an office building measured to the internal dominant face and reported on a component-by-component basis for each floor of a building
When would you use IPMS 2?
Agency and valuation purposes
What is included in IPMS 2? * Denotes excluded in GIA
- All internal walls, columns and enclosed walkways or passages between separate buildings.
- Area occupied by the reveals of windows when measured and assessed as the internal dominant face*
- Covered galleries (stated separately) – sometimes included/excluded in GIA
- Balconies, often referred to as external open -sided balconies (stated separately)*
- Accessible roof terraces (stated separately)*
(Same as GIA)
- Areas occupied by internal walls and partitions
- Columns, piers, chimney breasts and stair wells, lift wells
- Atria and entrance halls with clear height above, measured at the base level only
- Internal open sides balconies, walkways and the like
- Horizontal floors, with permanent access, below structural, raked or stepped floors
- Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies)
- Mezzanine floor areas with permanent access
- Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms, cleaners’ rooms, and the like
- Lift rooms, plant rooms, fuel stores, tank rooms which are housed in a covered structure of a permanent nature, whether or not above the main roof level
- Voids over stairwells and lift shafts on upper floors
- Areas with a headroom of less than 1.5m
- Garages/conservatories
What does IPMS 2 exclude?
- Perimeter wall thickness and external projections
- Canopies
- Voids of structural, raked or stepped floors
- Greenhouses, garden stores, fuel stores and the like in residential property.
Whats difference between IPMS 2 and GIA?
Measured to IDF - Area occupied by the reveals of windows when measured and assessed as the internal dominant face included
- Covered galleries ( included and stated separately) – sometimes included/excluded in GIA
- Balconies, often referred to as external open -sided balconies (included stated separately)
- Accessible roof terraces ( included stated separately)*
Whats the definition of IPMS 3?
The floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas, and calculated on an occupier-by- occupier or floor-by-floor basis for each building.
When would you use IPMS 3?
Agency and valuation purposes
What is included in IPMS 3?
- All internal walls and columns*
- Floor area is taken to centre line of the common wall (surface of common wall with NIA)
- Enclosed walkways between buildings in exclusive occupation*
- Area occupied by the reveals of windows if assessed as IDF*
- Areas of less than 1.5m in height*
- Internal balconies/covered galleries (included but stated separately). Included/excluded in NIA
- External open sides balconies used exclusively (included but stated separately)*
- Accessible roof terrace (included but stated separately)
Whats excluded in IPMS 3?
- Those parts of entrance halls, atria, landings and balconies used in common
- Toilets, toilet lobbies, bathrooms, cleaners’ rooms, and the like
- Lift rooms, plant rooms, tank rooms (other than those of a trade process nature), fuel stores, and the like
- Stairwells, lift-wells and permanent lift lobbies
- Corridors and other circulation areas where used in common with other occupiers
- The space occupied by permanent, intermittent air-conditioning, heating or cooling apparatus protruding 0.25m or more into the usable area
- Vehicle parking areas (number and type of spaces noted)
Whats the difference between NIA and IPMS 3?
- All internal walls and columns included
- Floor area taken to centre line of common wall
- Enclosed walkways included
- Measured to IDF and not internal wall
- Areas of less than 1.5m included
- External open sided balconies and roof terraces in exclusive occupation
What measurement basis would you use for office property?
IPMS 3
What measurement basis would you use for industrial property?
GIA
What measurement basis would you use for retail property?
NIA
How does RICS Property Measurement differ from the old Code of Measuring Practice?
Incorporates IPMS
Why is accuracy important when you measure buildings?
- It can have a significant influence on value
- It is important to measure accurately to ensure you have met client’s requirements
- It is important to measure accurately so the fit out can be implemented correctly
Tell me about how you use floor plans to facilitate measuring buildings?
- I use floorplans to sketch my measurements
- I use floorplans to check my measurements once I have calculated – any discrepancies I go back and remeasure.
What are the approximate scales of a lease plan and a location plan?
Room plan = 1:50 Floor plan = 1:100 Street location plan = 1:1250 Location plan = 1:2500 Road/walking map = 1: 50,000
How do you calibrate a laser measurer?
I would not calibrate a laser as per the manufacturer’s instructions it is for them to calibrate.
Why do you take check measurements?
To ensure accuracy before reporting
Tell me about a strength and weakness of a measuring technique you have used.
Laser measure – fast, usually very accurate.
Disadvantage: sometimes laser will not reach wall to wall, or you are not able to see it – need to have something held up at half way to combat.
When would you use a tape measure?
For narrow areas
When would you use a trundle wheel?
For site areas
What is a potential source of error when measuring?
- Human error – misreading, additional check measurements.
- Unsure what to in/exclude - take enough measurements to calculate later on
- Equipment error – faulty equipment which should be checked and calibrated quickly/annually.
What is dual reporting and when would you use it?
Reporting on two different bases.
- If the client requests it
- Until IPMS is embedded into market practice
Has IPMS been introduced for residential?
Yes
What are the changes between the existing and new (IPMS) residential practice?
Replaces use of GEA/GIA/NIA in code of measuring practice.
What is the definition of IPMS 1 Residential?
‘IPMS 1: The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, which may be reported on a component basis for each floor of a building.’
When is IPMS 1 Residential used?
‘IPMS 1 is used for measuring the area of a building including external walls. It can be used by parties for planning purposes or the summary costing of development proposals.
What is the definition of IPMS 2 Residential?
‘IPMS 2 – Residential: The sum of the areas of each floor level of a residential building measured to the internal dominant face, which may be reported on a component-t-by-component basis for each floor of a building.’
When is IPMS 2 Residential used?
Measuring the interior of a residential building (not on an occupier basis)
What is the definition of IPMS 3 residential?
IPMS 3 – Residential: The floor area available on an exclusive basis to an occupier.
If you were measuring a multi occupied building would each unit have its own IPMS 3A/3B/3C measurement?
Yes
What is the definition of IPMS 3A?
An external measurement of the area in exclusive occupation, measured to the outer face of the external wall.
What is IPMS 3A measured to? (Multi unit dwellings)
- to the outer face of the external wall and
- to the centre-line of shared walls between occupants and
- to the finished surface of walls shared with common facilities.
What is the definition of IPMS 3B?
The area in exclusive occupation, including the floor area occupied by internal walls and columns measured to:
- The internal dominant face
- The finished surface of shared walls
What is included IPMS 3B?
- All internal walls and columns
- Area occupied by window reveals (when assessed as IDF)
- Walkways between other buildings (if exclusive occupation)
- Areas of less than 1.5m in height
What is excluded IPMS 3B?
- Standard facilities and shared circulation areas
- Areas of stairwells
- Patios/decks at ground level not forming part of structure
What is included and stated separately in IPMS 3B?
- Attics, basements/cellars
- Balconies and verandas in exclusive use
- Garages
- Limited use areas.
What is excluded but can be stated separately individually in IPMS 3B?
- Patios
- Unenclosed parking areas, which may be measured or defined by number of spaces
- Staircase openings
- Voids where the area, including the enclosing wall (if there is one), is greater than 0.25m2 [2.7ft2]
- Vertical penetrations that form part of common facilities.’
What is the definition of GIA (resi)?
Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level
Whats the difference between GIA and IPMS 3B?
- Measured to IDF as opposed to surface wall.
- Areas occupied by the reveals on windows if assessed as IDF included
- Balconies – Included but stated separately
- Accessible roof terraces included but stated separately
Why did you use GIA for measuring in your case study?
- As per the information paper, comparable evidence in property valuation, 2012“ Whatever the property type and the basis of measurement, it is essential to ensure that the valuer applies the same method of measurement to the property being valued as is used in analysing the comparable evidence.” – This has since been corroborated by the latest comparable evidence guidance note – comparable evidence in real estate valuation (1st edition 1st October 2019, effective 9th October 2019)
- Also due to the residential agency guidelines in the code of measuring practice.
What did you include in your GIA measurement for your case study?
- Measured to the surface of the wall, above the skirting board.
Included; - Area occupied by kitchen units and built in cupboards as part of the room measurement (but identified separately as per residential agency guidelines in the code of measuring practice).
- Included internal walls and areas occupied by skirting board.
What would you use IPMS 3B and not IPMS 2?
Because I was measuring the area in exclusive occupation.
How would your case study measurement differ with the introduction of IPMS?
I would measure using IPMS 3B, I would measure to the internal dominant face which would have been the surface of the large longer window in the reception room and bedroom.
What is the definition of IPMS 3C?
The area in exclusive occupation, excluding the floor area occupied by full height, permanent, internal walls and columns measured to :
- The internal dominant face
- The finished surface of all full-height internal walls
- Fully glazed partitions are not regarded as internal walls
When is IPMS 3C used?
For measuring the area on a room by room basis.
What are the inclusions/exclusions for IPMS 3C?
Same as 3B
What is Effective Floor Area?
Effective floor area is a measurement basis historically used by the UK Valuation Office Agency for measuring flats (but not houses) for council tax.
What is ‘area’ is EFA? What would you take off to convert from IPMS 3C to EFA?
EFA is ‘useable area’ or ‘carpet area’
- Areas with headroom of less than 1.5m
- Bathrooms, showers and toilets
- The area of balconies
- The area of roof terraces
What are limited use areas and how do you report these?
Service providers need to be aware that in certain markets there may be areas in buildings that are incapable of legal or effective occupation due to local or national legislation. Such areas and their limitations are to be identified, measured and stated separately within IPMS reported areas.
What is the internal dominant face?
‘The internal dominant face (IDF) 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 other IPMS standards have been introduced?
- IPMS for industrial in consultation
- IPMS for retail has finished its consultation period and will likely be included as part of property measurement third edition.
How do you ensure that you present your measurements clearly and coherently?
Set out measurements clearly in a table, detailing IPMS and NIA also clearly marked up on a scaled floor plan
How would you measure a mezzanine?
- Included in GEA and GIA (if permanent access)
- Not included IPMS 1, 2,3 or NIA
- Resi – included in IPMS
How did you measure the health centre using NIA?
- Printed off floor plans
- Checked the batteries and accuracy of my disto
- Measured the property using NIA
- Reported the measurements to the client
What did you include in your NIA measurement of the health centre?
Included: >ancillary accommodation specifically for the benefit of patients, such as the baby change. > Entrance halls > Kitchens > areas occupied by skirting > clinical waste storage
What did you exclude from your NIA measurement of the Health centre?
Excluded: > cleaners’ store > lift wells > stairwells > plant rooms > internal structural walls > staff toilets > vehicle parking areas (numbers noted).
Talk me through your office measurement.
- Printed off floor plans
- Checked the batteries and accuracy of my disto
- Measured the property using NIA and IPMS 3
- Reported the measurements to the client
What was the size in NIA office measurement?
1251.7 (sqm)
What was the size in IPMS 3 office measurement?
1359.2 (sqm)
What did you include in your NIA office measurement?
> Kitchens
> Built in cupboards occupying usable area
> Areas occupied by non-structural walls
> Areas occupied by skirting
What did you exclude NIA?
> External Balcony > All internal structural walls and columns > Lift rooms, plant rooms etc > Toilets and cleaners rooms >Stairwells, permanent lift lobbies > Common corridors
How did the NIA and IPMS measurements differ?
- IPMS external balcony was included but stated separately
- All internal structural walls and columns were included
- Measured to IDF rather than surface of perimeter wall
- Areas occupied by the reveals of windows where assessed as IDF included
How did you ensure accuracy of your office measurement?
- Checked measurements with existing floorplans.
- IPMS Measurement was supported by a CAD drawing and verified on site
- IPMS also states that the measurer should state a percentage degree of tolerance (1% being acceptable)
What did you learn from your measurement online CPD?
I Increased my understanding of why IPMS was introduced and the requirements around dual reporting, if requested by a client.
What purpose did you measure the HC in South London?
Check measurements after an occupier vacated in advance of marketing
Why did you use the guidance note Valuation of Medical Centre and Surgery Premises, 2010?
Because within it contains guidelines on how to measure (NIA basis) with inclusions and exclusions. For example, you are to include baby change facilities and toilets provided specifically for the use of patients.
How did you ensure accuracy of your measurement of the Health Centre?
I checked with my line manager that I had used correct methodology.
How did you report measurements?
On an NIA basis in line with GN60 as I was measuring for marketing purposes
If you had measured the industrial unit, can you take me through how you would do it?
- Print off floor plans
- Checked the batteries and accuracy of my disto
- Measured the property using GIA
- Report the measurements to the client
What would you include in an industrial unit measurement?
Include:
- Columns
- lift wells
- mezzanines with permanent access loading bays
- Serviced accommodation (toilets, showers etc).
- Areas under 1.5m headroom.
What would you exclude in a GIA measurement of an industrial unit?
Exclude:
- Canopies
- Fire escapes
- Covered ways
- Perimeter wall thickness
- External open sided balconies
Would you measure the office accommodation in an industrial unit on IPMS?
No. GIA.
Where is the measurement taken to for the common wall when measured for IPMS 3?
Centre line of the common wall
Where is the measurement taken to for the common wall when measured for NIA?
Surface of the common wall
