Measurement & Inspection Flashcards

1
Q

What is IPMS

A

International Property Measuring Standards

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
2
Q

What changes are the RICS looking to make to the guidance on measurement?

A

The RICS are looking to bring all asset classes under IPMS measurement for all buildings

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
3
Q

Why was IPMS introduced?

A

To create more consistency in global measuring standards

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
4
Q

What basis are offices measured?

A

IPMS 3 (NIA)

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
5
Q

What is IPMS 1 used for?

A

Used for measuring the area of a building including the external walls on a floor-by-floor basis

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
6
Q

What is IPMS 2 used for?

How would IPMS 2 be measured?

A

Office buildings for agency and valuation purposes.

Measured to the Internal Dominant Face roughly on a GIA basis.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
7
Q

What is included and excluded under IPMS 2?

A

Included:
- Covered balconies
- Assessable roof terraces

Excluded:
- Patio and decks at ground level

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
8
Q

What is the difference between GIA and IPMS 2?

A

GIA:
- Measured to the internal face of a property
- Excludes any Balconies or Terraces

IPMS 2:
- Measured to the Internal Dominant Face
- Includes Balconies and Terraces if covered

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
9
Q

What are the differences in IPMS 3 and NIA

A
  • IPMS 3 - perimeter measurements taken to internal dominant face
  • IPMS 3 - No exclusions for restricted height of less than 1.5m
  • IPMS 3- All columns are included
  • IPMS 3 - On floor with multiple occupiers, the area is taken to the midpoint of the partition wall between tenancies
  • IPMS 3 - Covered galleries and balconies for the exclusive use of one tenant are included and stated separately
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
10
Q

Within you examples you say that you reported on a NIA or GIA basis shouldn’t you have reported your measurements on a IPMS basis?

A

I could have however my client requested measurements on a NIA or GIA basis. However, I did collect enough measurements to report back on an IPMS basis if required.

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
11
Q

What is the best measuring document for all property uses except Residential and Offices?

A

RICS Code of Measuring Practice 2015

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
12
Q

When would you take a GEA approach?

A

For Town Planning and Council Tax Valuations

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
13
Q

What are the 3 Bases of Measurement?

A

GEA
GIA
NIA

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
14
Q

When would you take a GIA approach?

A

For Estate Agency and Rating

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
15
Q

When would you take a NIA approach?

A

For Retail Shops

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
16
Q

What is included in NIA for Offices?

A
  • Kitchens
  • Built-in cupboards
  • Non-structural walls (separating occupiers)
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
17
Q

What is excluded in NIA for Offices?

A
  • WC’s
  • Stairwells
  • Areas less than 1.5m in height
  • Cleaners rooms
  • Plant rooms
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
18
Q

What should be stated when presenting a measurement to client?

A
  1. Date of measurement
  2. Methodology adopted
  3. References and scale of any plans used
  4. State conversion factor from metric / imperial and any rounding
  5. Measurements and calculations clearly documented
  6. Retain record of who took measurements
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
19
Q

What is the definition of limited use area?

A
  • No official definition
  • Space under 1.5m ceiling height
  • Limited natural light
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
20
Q

What is the definition of useable floor area?

A
  • No official definition
  • Unrestricted floor area
  • Ceiling heights above 1.5m
  • Has good natural light
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
21
Q

What is the acre to hectare ratio?

A

1 acre = 0.4 hectares

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
22
Q

What are the different measurement tools?

A
  1. Tape measurer
  2. Rod
  3. Laser devise
  4. Software measuring property
How well did you know this?
1
Not at all
2
3
4
5
Perfectly
23
Q

What is the usual scale on maps etc

A

1 : 50,000

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
24
Q

How do you know a laser measurer is accurate

A

I would measure a known distance

How well did you know this?
1
Not at all
2
3
4
5
Perfectly
25
Q

How often does a laser measurer need lad calibration?

A

Every 6 to 12 months

26
Q

What are the advantages and disadvantages to using a laser measurer?

A

Advantages:
- Easy to use
Can get to difficult places

Disadvantages:
- Hard to use when there is no sunlight or lights

27
Q

Are Mezzanines included in GIA?

A

Yes, but only if there is a permanent access to it.

If no permanent access then it is included as a feature.

28
Q

What is an Internal Dominant Face?

A

The main inner wall surface of a room or space

29
Q

How would you inspect a property?

A

Using the ‘Four step process’

30
Q

What is the inspection ‘Four Step’ Process

A
  1. Consider personal safety, H&S procedure
  2. Inspect the local area
  3. External Inspection
  4. Internal Inspection
31
Q

What would you take with you when going to a inspection? (4 things)

A
  1. Mobile Phone
  2. Laser Measurer
  3. Relevant PPE
  4. Inspection Pro-Forma
32
Q

What would you consider when inspecting the local area?

A
  1. Local Facilities: Public Transport, Other businesses present
  2. Hazards: Flooding, Site Contamination
  3. Local market: Other available properties with agents boards
33
Q

What would you consider when externally inspecting a property?

A
  1. Repair and condition
  2. Defects
  3. Method of construction
34
Q

What would you consider when internally inspecting a property?

A
  1. Layout and specification
  2. Repair
  3. Defects
35
Q

What are the purposes of an inspection?

A
  1. Valuation
  2. Property Management
  3. Agency
36
Q

What is the difference between a Valuation and Agency inspection?

A

Valuation: What factors would ‘influence value’.
- Location
- Tenure
- Defects

Agency: ‘What factors would ‘influence marketing’
- Repair
- Stat Compliance

37
Q

What are the 2 main construction types for offices and retail shops?

A
  1. Steel Frame
  2. Concreate Frame
38
Q

What are some office specification requirements?

What guidance would there be for office fit out?

A
  1. Double Glazing
  2. Air Con
  3. Ceiling height of between 2.6 to 2.8m

Under the BCO (British Council for Offices) Guide to Office Specification 2023,

39
Q

What is a Shell and Core fit out?

A

Where an office space is left empty ready for an occupier to ‘fit out’ themselves

40
Q

What is Efflorescence?

How is Efflorescence caused?

A

White marks deposit that appear of the surface of bricks and concrete.

When water inside the material evaporates and leaves dissolved salts behind.

41
Q

What is CAT A fit out for offices?

A

Grade A specification

42
Q

What is CAT B fit out for offices?

A

Where a space is fitted to a basic standard for a occupier to do ‘Enhanced finishes’ to complete.

43
Q

What types of defect are there?

A

2 types:
1. Inherent Defect (Design based e.g. RAAC)
2. Latent Defect (Defect that can’t be seen e.g. cracking in foundations)

44
Q

What is an inherent defect?
Give an example

A

A defect in the the design or material that is present.
Such as RAAC

45
Q

What is a latent defect?

A

A defect that you couldn’t see or find on an inspection

46
Q

What should you do if you find a defect?

A
  1. Take a photo
  2. Establish the cause of the damage on site
  3. Inform the client
  4. Recommend advice from a building surveyor
47
Q

What are the 3 most common causes of a building defect?

A
  1. Movement
  2. Water
  3. Defective materials
48
Q

What is Subsidence?

A

Downward movement of a buildings foundations

49
Q

What is Heave?

A

An expansion of the ground beneath a building

50
Q

Apart from Heave and Subsidence what could cause cracking in a building?

A

Thermal expansion and movement

51
Q

What is Wet Rot caused by?

A

Timber decay

52
Q

What is Dry Rot caused by?

A

Fungal attack

53
Q

What is Rising Damp?

A

Damp which rising upwards through a buildings foundations, stops at 1.5 metres

54
Q

What caused Condensation?

A

A lack of ventilation

55
Q

What does RAAC stand for?

A

Reinforced Autoclaved Aerated Concrete

56
Q

What is RAAC?

A

A type of lightweight concrete used until the 1990’s

57
Q

What is a Hazardous material?

A

A material that is harmful to health

58
Q

Name a Hazardous Material?

A

Main one is Asbestos

59
Q

What is Japanese Knotweed?

A

An ‘invasive plant’ that causes damage to foundations and tarmac

60
Q

How would you dispose of Japanese Knotweed?

A

You would refer to a specialist. But they would..
- Chemically treat the weeds
- Dig it out

61
Q

What is the measurement tolerance or margin or error allowed?

A

For Valuation & General Property Measurement: ±1% to ±2% tolerance is generally acceptable.

62
Q

What document would you refer to for measurement queries?

A
  • RICS Code of Measuring Practice 6th Edition
  • RICS Property Measurement 2nd Edition