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