Measurement L1 Flashcards

1
Q

Tell me about your understanding of RICS Property Measurement.

A

Provides RICS guidance on the measurment of different property types and standards in accordance with IPMS.

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2
Q

When would you use NIA as a measurement basis?

A
  • Shops and convenience stores
  • For agency, rating and valuation.
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3
Q

When would you use GIA as a measurement basis?

A
  • Agency rating and valuation
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4
Q

When would you use GEA as a measurement basis?

A
  • Insurance reinstatement
  • Rating
  • Planning
  • Council Tax
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5
Q

Tell me about what is included in NIA

A
  • The usable space within a building measured to the face of the main external walls including:
    o Atria with clear height above, measured at base level only.
    o Kitchens
    o Built in cupboards

Excluding toilets, stairs, circulation space etc

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6
Q

Tell me about what is included in GIA?

A

The area of a building measured to the internal face of the perimeter walls at each floor level including:
o Columns
o Mezzanines with permanent access.
o Loading Bays.
o Lift wells.

Where would GIA be used?
o Agency, rating and valuation.

15% more than NIA typically

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7
Q

Tell me about what is included in GEA?

A

The area of a building measured externally at each floor level including:
o Canopies.
o External Balconies.
o Fire Escapes.
o Garden Stores.

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8
Q

What measurement basis would you use for office property?

A

IMPS 3

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9
Q

What measurement basis would you use for industrial property?

A

GIA

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10
Q

What measurement basis would you use for retail property?

A

NIA

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11
Q
A
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12
Q

What is the difference between IPMS 3 AND NIA

A

The term ‘net internal area’ is now obsolete and should no longer be adopted as an industry standard term. It is now replaced with the term IPMS 3 known as ‘useable floor area’ - space only for the exclusive use of an occupier.

Measurements should now be taken to what is known as the ‘internal dominant face’ (the area within each vertical section [wall] that makes up the perimeter of the building/unit). This can include inside the window recess (to include inside glazing), as long as the glazing is 50% or more of the floor to ceiling height.

In a multi-let scenario, the area occupied by the dividing wall between two tenants’ accommodation is included within the floor area and apportioned equally between the two as a limited use area.

Will the rentalised area increase with IPMS 3?
Essentially no, the useable floor area calculations are representative of the former net internal area.

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13
Q

How does RICS Property Measurement differ from the old Code of Measuring Practice?

A

Old code of measuring practice looks at NIA NEA GIA

Property measurement now incorporates IMPS 3 and 3b

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14
Q

What are the residential standards for IMPS?

A

IPMS 3A – Residential, which equates somewhat to the former GEA (gross external area).
IPMS 3B – Residential, which equates somewhat to the former GIA (gross internal area).
IPMS 3C – Residential, which equates somewhat to the former EFA (effective floor area).

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15
Q

Tell me about how you use floor plans to facilitate measuring buildings?

A

Use a floor plan to annotate with measurements and saves me having to draw my own.

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16
Q

How do you calibrate a laser measure?

A

Test it over a known distance.

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17
Q

Why do you take check measurements?

A

To ensure the measured plan or historic measurements area accurate.

18
Q

Tell me about a strength and weakness of a measuring technique you have used.

A

Laser.
Incredibly accurate, reliable, easy.
Struggles at distance, in direct sunlight, and runs out of battery.

19
Q

When would you use a tape measure?

A

For very precise or short measurements

20
Q

When would you use a trundle wheel?

A

Areas of land.

21
Q

What is a potential source of error when measuring?

A

Inaccurate disto.

22
Q

What is IPMS?

A

International Property Measurement Standards

23
Q

Why has IPMS been introduced?

A

To standardize measurement standards internationally.

24
Q

Which IPMS standards are adopted by RICS?

A

IPMS 3b - Residential
IPMS 3 - Office

25
Q

Explain your understanding of IPMS All Buildings to me.

A

IPMS All Buildings is applicable to all types of buildings independent of their use or their occupation.

26
Q

What is dual reporting and when would you use it?

A

At clients request. Ie reporting NIA and IMPS 3 in an office valuation.

27
Q

What IPMS bases are you aware of and when would each of these used?

A

IPMS 1, which equates closely to the former GEA
(gross external area).
* IPMS 2 – Office, which equates closely to the former
GIA (gross internal area).
* IPMS 2 – Residential, which equates closely to the
former GIA (gross internal area) and net sales area
(NSA).
* IPMS 3 – Office, which equates somewhat to the
former NIA (net internal area).
* IPMS 3A – Residential, which equates somewhat to
the former GEA (gross external area).
* IPMS 3B – Residential, which equates somewhat to
the former GIA (gross internal area).
* IPMS 3C – Residential, which equates somewhat to
the former EFA (effective floor area).

28
Q

How do they differ to their former Code equivalents?

A

Broader, covers greater variety of asset types.
More specific, ie residential, retail, office, not just 3 categories.

29
Q

What are limited use areas and how do you report these?

A

Report them as part of the whole while making clear limited use.

By separating limited use areas from the primary usable or leasable areas, IPMS helps stakeholders better understand the layout and functionality of the property while ensuring consistency and comparability in measurement practices.

30
Q

What is the internal dominant face?

A

The surface of an internal wall that makes up the majority of the vertical space.

‘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

31
Q

How has IPMS been incorporated into Property Measurement?

A

It is being phased in over time. Many IPMS Standards have been released but only office and residential have been incorporated so far.

32
Q

What RICS guidance relates to the measurement of land?

A

Land measurement for planning and development purposes (1st Edition 2021)

33
Q

How do you deal with a situation where your client requests a different measurement standard to those contained within the RICS guidance?

A

Dual report.

34
Q

What Is a suitable measurement tool for taking land measurements?

A

Trundle wheel or use of online scaled measurement tool

35
Q

How can you ensure your measurements are accurate?

A

Calibrate the measuring tool against a known scale.

36
Q

How would you treat low or limited head height when measuring?

A

Identify the space as restricted/limited use.

37
Q

How would you measure using a scaled plan?

A

Check the scale, print on the correct size paper and use the appropriate side of a scale rule.

38
Q

How would you adjust your comparable evidence if it was measured on a different basis to your subject property?

A

Identify discrepancy
Quantify
Make adjustment
Consider how the market would respond
Make detailed notes and draw attention to it in the text.

If it the report was heavily reliant I might consider remeasuring my own property.

39
Q

What is a tolerance level when measuring?

A

A margin of acceptable error for a type of measurement.

The biggest amount that doesn’t have a material impact on value.

40
Q

How could you take measurements from Google Maps?

A

There are quite a few webistes that use the Google Maps base data and scale to allow you to measure from their mapping.

41
Q

How reliable are these?

A

usually accurate to within a few meters so OK tolerance for large parcels of land.