Measurement & Inspection Flashcards
What is IPMS
International Property Measuring Standards
What changes are the RICS looking to make to the guidance on measurement?
The RICS are looking to bring all asset classes under IPMS measurement for all buildings
Why was IPMS introduced?
To create more consistency in global measuring standards
What basis are offices measured?
IPMS 3 (NIA)
What is IPMS 1 used for?
Used for measuring the area of a building including the external walls on a floor-by-floor basis
What is IPMS 2 used for?
How would IPMS 2 be measured?
Office buildings for agency and valuation purposes.
Measured to the Internal Dominant Face roughly on a GIA basis.
What is included and excluded under IPMS 2?
Included:
- Covered balconies
- Assessable roof terraces
Excluded:
- Patio and decks at ground level
What is the difference between GIA and IPMS 2?
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
What are the differences in IPMS 3 and NIA
- 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
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?
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.
What is the best measuring document for all property uses except Residential and Offices?
RICS Code of Measuring Practice 2015
When would you take a GEA approach?
For Town Planning and Council Tax Valuations
What are the 3 Bases of Measurement?
GEA
GIA
NIA
When would you take a GIA approach?
For Estate Agency and Rating
When would you take a NIA approach?
For Retail Shops
What is included in NIA for Offices?
- Kitchens
- Built-in cupboards
- Non-structural walls (separating occupiers)
What is excluded in NIA for Offices?
- WC’s
- Stairwells
- Areas less than 1.5m in height
- Cleaners rooms
- Plant rooms
What should be stated when presenting a measurement to client?
- Date of measurement
- Methodology adopted
- References and scale of any plans used
- State conversion factor from metric / imperial and any rounding
- Measurements and calculations clearly documented
- Retain record of who took measurements
What is the definition of an area with limited use?
- No official definition
- Space under 1.5m ceiling height
- Limited natural light
What is the definition of useable floor area?
- No official definition
- Unrestricted floor area
- Ceiling heights above 1.5m
- Has good natural light
What is the acre to hectare ratio?
1 acre = 0.4 hectares
What are the different measurement tools?
- Tape measurer
- Rod
- Laser devise
- Software measuring property
What is the usual scale on maps etc
1 : 50,000
How do you know a laser measurer is accurate
I would measure a known distance
How often does a laser measurer need lad calibration?
Every 6 to 12 months
What are the advantages and disadvantages to using a laser measurer?
Advantages:
- Easy to use
Can get to difficult places
Disadvantages:
- Hard to use when there is no sunlight or lights
Are Mezzanines included in GIA?
Yes, but only if there is a permanent access to it.
If no permanent access then it is included as a feature.
What is an Internal Dominant Face?
The main inner wall surface of a room or space
How would you inspect a property?
Using the ‘Four step process’
What is the inspection ‘Four Step’ Process
- Consider personal safety, H&S procedure
- Inspect the local area
- External Inspection
- Internal Inspection
What would you take with you when going to a inspection? (4 things)
- Mobile Phone
- Laser Measurer
- Relevant PPE
- Inspection Pro-Forma
What would you consider when inspecting the local area?
- Local Facilities: Public Transport, Other businesses present
- Hazards: Flooding, Site Contamination
- Local market: Other available properties with agents boards
What would you consider when externally inspecting a property?
- Repair and condition
- Defects
- Method of construction
What would you consider when internally inspecting a property?
- Layout and specification
- Repair
- Defects
What are the purposes of an inspection?
- Valuation
- Property Management
- Agency
What is the difference between a Valuation and Agency inspection?
Valuation: What factors would ‘influence value’.
- Location
- Tenure
- Defects
Agency: ‘What factors would ‘influence marketing’
- Repair
- Stat Compliance
What are the 2 main construction types for offices and retail shops?
- Steel Frame
- Concreate Frame
What are some office specification requirements?
What guidance would there be for office fit out?
- Double Glazing
- Air Con
- Ceiling height of between 2.6 to 2.8m
Under the BCO (British Council for Offices) Guide to Office Specification 2023,
What is a Shell and Core fit out?
Where an office space is left empty ready for an occupier to ‘fit out’ themselves
What is Efflorescence?
How is Efflorescence caused?
White marks deposit that appear of the surface of bricks and concrete.
When water inside the material evaporates and leaves dissolved salts behind.
What is CAT A fit out for offices?
Grade A specification
What is CAT B fit out for offices?
Where a space is fitted to a basic standard for a occupier to do ‘Enhanced finishes’ to complete.
What types of defect are there?
2 types:
1. Inherent Defect (Design based e.g. RAAC)
2. Latent Defect (Defect that can’t be seen e.g. cracking in foundations)
What is an inherent defect?
Give an example
A defect in the the design or material that is present.
Such as RAAC
What is a latent defect?
A defect that you couldn’t see or find on an inspection
What should you do if you find a defect?
- Take a photo
- Establish the cause of the damage on site
- Inform the client
- Recommend advice from a building surveyor
What are the 3 most common causes of a building defect?
- Movement
- Water
- Defective materials
What is Subsidence?
Downward movement of a buildings foundations
What is Heave?
An expansion of the ground beneath a building
Apart from Heave and Subsidence what could cause cracking in a building?
Thermal expansion and movement
What is Wet Rot caused by?
Timber decay
What is Dry Rot caused by?
Fungal attack
What is Rising Damp?
Damp which rising upwards through a buildings foundations, stops at 1.5 metres
What caused Condensation?
A lack of ventilation
What does RAAC stand for?
Reinforced Autoclaved Aerated Concrete
What is RAAC?
A type of lightweight concrete used until the 1990’s
What is a Hazardous material?
A material that is harmful to health
Name a Hazardous Material?
Main one is Asbestos
What is Japanese Knotweed?
An ‘invasive plant’ that causes damage to foundations and tarmac
How would you dispose of Japanese Knotweed?
You would refer to a specialist. But they would..
- Chemically treat the weeds
- Dig it out
What is the measurement tolerance or margin or error allowed?
For Valuation & General Property Measurement: ±1% to ±2% tolerance is generally acceptable.
What document would you refer to for measurement queries?
- RICS Code of Measuring Practice 6th Edition
- RICS Property Measurement 2nd Edition
Name a common building defect for a public house?
Damp and water ingress
Before going to an Inspection what documents would you request from your client??
- Asbestos register
- Fire Safety Certificate
What would you do if you went to an inspection and found Cannabis within a property?
- Call the police.
- Don’t inform your client as you don’t know if they are complicit
What would you do if you went to an inspection and found Needles in the property?
- Take a photo and leave
- Call to police to report trespassers
What are the names of the longhead and shorthead of a brick?
Longhead = Stretcher
Shorthead = Header
What is the RICS standard on Asbestos?
RICS Professional Standards: Asbestos, 2021
What is Spaling?
Refers to the breaking, flaking, or chipping off of the brick surface usually caused by ‘freeze-thaw’ cycles
What are the 3 main areas of the surveying safely?
- PPE
- Risk Assessment
- Person & Corporate responsibilities
In your Level 2 Measurement example shouldn’t you have reported your measurements on a IPMS 3 basis?
Client preference to measure on a NIA basis.
However, I made sure to collect enough measurements to report back on an IPMS basis if required
What sort of foundation would a pub typically have?
Not my area of expertise…
- Strip foundation
