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APC - RICS > Measurement - L1 + L1 submission > Flashcards

Measurement - L1 + L1 submission Flashcards

1
Q

Level 1 submission + Bible

A

Submission + Bible

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2
Q

Level 1 Commentary

A

I am familiar with the RICS Property Measurement 2nd Edition, incorporating International Property Measurement Standards (IPMS) All Buildings (2023).

I am also aware of the RICS Codes of Measuring Practice and bases including GEA, GIA and NIA.

IPMS aims to provide an international benchmark, as well as confidence and consistency in property measurement worldwide.

I am aware of the parameters involved in evaluating accuracy levels, such as the site conditions and the purpose of the measuring exercise.

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3
Q

Main Codes/Professional/ International Standards

A
  1. RICS Professional Statement Property Measurement 2nd Edition (2018)
  2. RICS Code of Measuring Practice (2015) 6th edition
  3. International Property Measurement Standards: All Buildings (2023)

–> Published by the International Property Measurement Standards Coalition (IPMSC)

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4
Q

RICS Professional Statement Property Measurement 2nd Edition (2018)

A

Possible mistake in submission - IPMS is incorporated but not the All Building 2023.

But it incorporates aspects of the IPMS suite of guidance.

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5
Q

What does the RICS Property Measurement 2018 incorporate?

A
  1. Application of Prof Statement

–> Application (date of measurement, scale, use, purpose)

–> Accuracy (site conditions, purpose, client requirement = below)

–> Use of IPMS (Benefits to clients = below)

  1. Technical definitions

–> IDF

–> IPMS - Def & application

  1. IPMS offices
  2. IPMS Residential
  3. Appendix A - Tolerances
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6
Q

Background - RICS Professional Statement Property Measurement 2nd Edition (2018)

A

This global RICS-led initiative introduced mandatory IPMS and practices aiming to avoid current inconsistent def of measurement in different counties

Led by the IPMSC (coalition) which is a global group of professional and not for profit organisations

RICS Property Measurement (2nd Edition) incorporates IPMS for Residential and Office Buildings.

Came into effect in 2019 following its first edition in 2016

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7
Q

AIMS RICS Professional Statement Property Measurement 2018

A
  • Aims to bring global consistency, uniformity, clarity and transparency
    .
  • Aimed to establish consistence in property measurement to be adopted by government and industry
    .
  • Members are encouraged to report on a dual basis until IPMS is embedded into market practice, having regard to the client’s instructions
    .
  • The RICS intention is that it will become mandatory practice
    .
  • At Present all members must advise their clients about the benefits of IPMS
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8
Q

SUBMISSION
Accuracy –> RICS Professional Statement Property Measurement 2018

A

M&F responsibility to adopt appropriate measuring and computing processes so as to satisfy the requirements of clients and users.
.
M&F must consider the following parameters when evaluating the level of accuracy:

  1. PURPOSE =Purpose of the measurement exercise?
    .
  2. CLIENT REQUIREMENTS =What are the client’s requirements and expectations in terms of accuracy and confidence in measurement?
    .
  3. SITE CONDITIONS = What are the building or site conditions at the time of survey that would influence how measurements are undertaken?
    .
  4. TIME/COST =What are the time/cost elements involved in the measurement and reporting?
    .
  5. RAMIFICATIONS- What would be the ramifications if the level of accuracy is deemed insufficient for the purpose?
    .
    Consideration of these issues will enable the necessary equipment and procedures to be adopted for the various stages of measurement and area calculation.
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9
Q

Accuracy of measurement

–> laser

A

Lasers to be accurate to within 1.5 mm up to 200 m

But bright sun light can distort measurements

All measurements tool should be checked for accuracy frequently against a known distance and the results recorded in a log

Lasers should be calibrated annually by the manufacturers

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10
Q

Accuracy “Appendix A: Tolerances”

–> As per the RICS Professional Statement Property Measurement 2018

A

Appendix A shows ‘The survey accuracies shown are industry standard’. Showing the survey scale and the level of accuracy expected in mm

1:20 = +/- 5mm

1:50 = +/- 100mm

1: 100 = +/- 25 mm

1:200 = +/- 50 mm

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11
Q

What code relates to measuring practice

( –> RICS Code of Measuring Practice (2015) 6th edition)

A

RICS Code of Measuring Practice (2015) 6th edition

  • GEA - (IPMS 1, equates closely)
  • GIA - (IPMS 2 - equates closely)
  • NIA - (IPMS 3 equautes somewhat)

Plus useful def, diagrams and application

Plus Technical definitions and diagrams

The code is intended for the UK only.

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12
Q

RICS Code of Measuring Practice (2015) 6th edition

A

The RICS Code of Measuring Practice (2015) is still best practice document for all measurement exercises expect for office & residential

Provides precise definitions to ensure a common & consistent approach to measurement

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13
Q

Tell me about what is included in NIA/GIA/GEA?

A
  • NIA includes all spaces that can be used for occupation or activities, such as offices, corridors, storage rooms.
    .
  • GIA represents the total floor area within a building, including all internal spaces, walls, and partitions. It includes the NIA as well as the internal walls, columns, and other structural elements.
    .
  • GEA measures the total floor area of a building, including all internal spaces, as well as any external walls, projections, or elements that form part of the building’s structure.
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14
Q

Purpose of the Code

A

The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement of buildings and land.

The code contains a hierarchy of definitions with the core definitions being:

  • GEA Gross External Area
  • GIA - Gross Internal Area - Approx 2-3% deduction from GEA
  • NIA (Net Internal Area)
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15
Q

Asset and it’s measurement (depends on the purpose of the measurement task)

A

Industrial buildings GIA or NIA (and sometimes GEA depending on the purpose of measuring)

Offices - NIA

Retail - NIA

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16
Q

Reporting
-> As per the Application of this RICS Professional Statement Property Measurement 2018

A

M&F involved with measurement must comply with these requirements and retain the following information on file or in their report:

–PURPOSE purpose of the measurement instruction

– DATE OF INSTRUCTION date of the measurement instruction

– DATE date of measurement

– MEASUREMENT measurement standard adopted

– IPMS? if IPMS is not used, document the reason for departure

– TOOL measurement methodology adopted (e.g. laser measurer or tape measure)

– SCALE - scale of any plans used

– floor area schedule with relevant areas cross referenced to floor plans

– UNIT & CONVERSION unit of measurement and conversion factor, if applicable (e.g. square feet to square metres) and

– name of the RICS member and/or RICS regulated firm responsible for the instruction

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17
Q

Use of IPMS

(As per the RICS Property Measurement 2018)

A

RICS members are expected to advise their client or employer on the benefits of using IPMS.

However, it is understood that IPMS is not suitable in all circumstances and in these circumstances RICS members must document the reason for departure.

–> i.e. needing like for like for comparable so may need to measure on NIA over IPMS as not widely adopted and understood in the industry

–> Adopting IPMS terms when calculating or reporting the area of office and residential floor space on an IPMS basis is mandatory.

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18
Q

What is the definition of GEA?

A

AREA OF A BUILDING

MEASURED EXTERNALLY

AT EACH FLOOR LEVEL

Gross External Area is the area of a building measured externally at each floor level.

  • Used for Town Planning, Rating and Council Tax and Building cost estimates for houses

(The entirety of the space contained within the main external envelope of the building.)

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19
Q

GEA Inclusions

A

GEA Inclusions

  • Loading bays
  • Perimeter Wall Thickness and External Elevations
  • Garages
  • Conservatories
  • Columns,
  • Chimney breasts
  • Stairwells
  • Lift-wells
  • Lift rooms / plant rooms
  • Internal balconies
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20
Q

GEA Exclusions

A

GEA Exclusions:

  • Canopies
  • External Balconies, roof terraces
  • Fire Escapes
  • Garden Store i.e. Green houses
  • Voids over/under structural, raked or stepped floors
21
Q

What is Gross Internal Area (GIA) and when is it used/application

A

AREA OF A BUILDING

MEASURED TO THE INTERNAL FACE

OF THE PERIMETER WALLS

AT EACH FLOOR LEVEL

Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level

The entirety of space as measured from the inside face of the main external walls

GIA - Property management – GIA is a basis of measurement for the calculation of service charges for apportionment of occupiers’ liabilities

  • Used for Estate agency, rating, valuation of industrial / warehouses, Building cost estimate, department stores
22
Q

GIA Inclusions

A

GIA Includes:

  • Toilets
  • Column
  • Lift wells
  • Loading bays
  • Chimney breast
  • Stairwells
  • Garage
  • Conservatories
  • Lift rooms / plant rooms
  • Mezzanines with permanent access
23
Q

GIA Exclusions

A

GIA Exclusions

  • Canopies
  • Covered Ways
  • Fire Escapes
  • External Walls
  • External Balconies
  • Garden Store, Greenhouse etc
24
Q

GEA vs GIA

A

GEA - Gross External Area is the area of a building measured EXTERNALLY at each floor level.

GIA - Gross Internal Area is the area of the building measured to the INTERNAL face of the perimeter walls at each floor level.

25
Q

Net Internal Area (NIA) & Used

A

USEABLE AREA IN A BUILDING

MEASURED TO THE INTERNAL FACE OF THE PERIMETER

AT EACH FLOOR LEVEL

  • Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor
    level

The usable space within a building measured to the face of the main external walls.

NIA covers all areas which are used for a specific purpose. It does not include those parts of buildings which enable them to function eg WC, Lift/Stairwell

Used - Agency, Marketing and valuation of retail and office accommodation

NIA - approx 15% deduction from GIA

26
Q

What does NIA Include?

A

NIA Inclusions:

  • Kitchens
  • Built in cupboards
  • Atria with clear height above, measured at base level only
  • Entrance halls (unless multi let)
  • Ramps, sloping areas and steps within usable areas
  • Areas occupied by ventilation/ heating grilles
  • Notional lift lobbies and notional fire corridors
27
Q

NIA Exclusions

A

NIA Exclusions:

  • Toilets
  • Columns
  • Cleaners Rooms
  • Plant and lift rooms
  • Stairwells
  • Area less than 1.5 m in height
  • Vehicle parking areas
28
Q

What is IPMS

A

It is a new, principles-based, international standard which specifies how to measure property assets. It means that for the first time, property will be measured in a consistent way around the world.

IPMS does not define the units of measurement (e.g. feet and metres) but instead what is included in the measurement of property floor space.

The standard itself is owned by the IPMSC (coalition) and professional organisations such as RICS subscribe to the shared international standard and commit to its use and implementation through their memberships.

29
Q

The RICS and IPMS

A

Have the adopted it? according to the book they haven’t yet

30
Q

Accuracy of IPMS

A

(Doesn’t not specifically say in the main document but according to the bible)

IPMS refers to the measurer having to state the degree of tolerance reported as a percentage

IPMS recommends that all measurements are supported by computer generated drawings and verified on site

(plus see Tolerance in appendix A of the RICS Property measurement below)

31
Q

Reporting
- From IPMS

A

Reporting

  1. The principles of measurement and calculation along with the measurements reported must be clearly
    documented:

▪ USE = the use of the Building or part of the Building, if mixed use;

▪ STANDARD = the standard used - E.G. IPMS 1, IPMS 2, IPMS 3.1, IPMS 3.2, IPMS 4.1 or IPMS 4.2;

▪ TOOL = the method of measurement and the tools used –> E.G. laser, tape measure, trundle wheel

▪ UNIT = the unit of measurement;

▪ DATE = the date of the measurement; and

▪ VERIFIED? whether the measurement has been verified on site and the way it was validated.

  1. L BY L = Buildings or selected areas are to be reported on a level by level basis.
  2. CONVERSION FACTOR = Measurements may be required to be converted between imperial and metric, in which case the conversion factor must be stated.
  3. LEVEL = IPMS adopt Level 0 as the ground level entrance. Floors above are described as Level 1, 2 and 3 etc. and floors below are described as Level -1, -2 and -3.
  4. DIUAL REPORTING –> REFERENCED = Where dual reporting is adopted, reconciliation between IPMS and the standard referred to must be appropriately referenced.
32
Q

What are the benefits of using IPMS All Buildings?

A

Benefits:

▪ BENCH MARKING = Provide a mechanism for bench marking property measurement information across international markets.

▪ TRANSPORTABLE = Provide a common and transportable method for property practitioners to use.

▪ SPEND MONEY CALIBRATING SPACE = Enable people to benchmark their property assets without needing to spend significant sums of money and resource calibrating space measurements.

▪ TRANSPARENCY & CONSISTENCY = Provide greater transparency and consistency to all users worldwide

▪ CONSISTENT VAL & FIN REPORTING = Provide consistency in the data which sits alongside valuations and financial reporting.

▪ Provides fundamental economic building block of all property metrics used in operation, leasing, acquisition, deposition, and many other types of valuation.

33
Q

Measurement Practice and Calculation
- From IPMS

A

Measurement Practice and Calculation

IPMS adopts the following fundamental measurement and calculation practices:

▪ UNIT = Measurements and calculations should be in the unit of measurement commonly adopted in the relevant jurisdiction.

▪ HORIZONTALLY = All measurements, with the exception of height, are to be taken horizontally.

▪ COMPUTER = IPMS measurement should be supported by Computer Generated Drawings if available but, where other drawings are used as a basis for measurement, annotated dimensions on drawings should be used in preference to a reliance on scaling alone.

▪ VERIFIED = Where possible, measurements should be independently verified on site.

▪ ACCURATE = Measurement and computing processes must be sufficiently accurate to satisfy the requirements and the purpose to which the measurement is to be used.

▪ LEVEL BY LEVEL = Buildings or selected areas are to be measured individually on a level by level basis.

▪ When faced with situations not explicitly addressed by IPMS, the principles are to be extrapolated using a logical and consistent approach, based on these fundamental principles and supported by an explanation.

34
Q

To use the IPMS?

A

To use the IPMS:

  1. Identify the purpose of the measurement; then
  2. Select the appropriate IPMS for that purpose; and then
  3. Apply the measurement practice for the selected IPMS.
35
Q

Used for?
IPMS 1
IPMS 2
IPMS 3

A

IPMS 1 - Offices - for planning or building cost purposes (GEA)

IPMS 2 - Offices - for agency and valuation purposes (GIA)

IPMS 3 - Offices - also for agency and valuation purposes (NIA)

36
Q

IPMS 1 – definition

A

IPMS 1:

–> Used for measuring the area of a building including EXTERNAL walls on a floor by floor basis

(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 component basis for each floor of a building)

37
Q

IPMS 1 Inclusions & Exclusions

A

Measurements INCLUDE BUT stated separately:

  • Covered galleries (i.e. internal balconies) = included in GEA
  • Balconies (often referred to as external open-sided balconies)
  • General accessible roof terraces

EXCLUSIONS include:

  • External parking at ground level
  • Open external stair wells
  • Patios and refuse areas
  • Upper void levels of an atrium
38
Q

IPMS 2

A

IPMS 2 is used for measuring the interior of an office to include all areas available for direct use

Measured to the internal dominant face (IDF) of the wall on a floor by floor basis in component areas

  • Similar to GIA

‘IPMS 2 - Office: the sum of the areas of each floor level of an office / residential building measured to the internal dominant face reported on a component-by-component basis for each floor of a building.

Areas can be detailed on a component by competent basis

39
Q

internal dominant face (IDF)

A

The internal dominant face (IDF)

= the inside finished surface, comprising MORE than 50% of the floor to ceiling height for each IDF wall section

40
Q

IPMS 2 - Includes & Excludes

A

Including

  • Internal walls,
  • Columns
  • Enclosed walkways or passages between separate buildings

Included by stated separately

  • Covered galleries and balconies
  • General accessible roof terraces
  • Enclosed roof-top plant rooms and lift equipment room

Exclusions:

  • Open light wells
  • Patio and decks at ground floor level
  • External Parking and equipment yards refuse area
  • Cooling equipment
41
Q

IPMS 3

A
  • Used for measuring the occupation of floor areas in exclusive use using same assumptions as IPMS 2
  • Measured to the internal dominant face on a floor by floor basis
  • The floor area available on an exclusive basis to an occupier
  • IPMS 3 uses the term ‘useable floor area’ meaning space for the exclusive use of an occupier.
42
Q

IPMS 3 Includes and Exclude

A

Excludes:

Standards common area facilitates

  • WC’s
  • Lifts,
  • Stairs
  • Cleaners cupboards
  • Plant rooms
  • motor rooms

Measurements included by stated separately

  • Covered galleries and balconies
  • Generally accessible roof terraces
43
Q

Difference between IPMS 3 & NIA

i.e. What IPMS 3 does that NIA doesn’t do

A

Main difference relating to IPMS 3

  • Perimeter measurements are taken at the internal dominant face
  • No exclusions for restricted height of less than 1.5 m
  • All columns are included
  • Area occupied by the reveals of a window when measured and assessed as that internal dominant face are included
  • On floors with multiple occupiers, that area is taken to the midpoint of the partition wall between tenancies
  • Covered galleries and balconies for the exclusive use of one tenant are included by stated separately
44
Q

IPMS All Buildings 2023 Purpose /aims

A
  • The RICS are yet to adopt this new mandatory form of measurement developed by the IPMSC
  • Aims to establish a consistent methodology for measuring all types of buildings globally
  • Aims to promote international collaboration
  • Harmonises all building classes into a single document into one set of standards
  • It will render obsolete the previous publications for office & residential measuring
  • Aims to provide high level, overarching standards that provide guidance on best pratcice in property measurement
  • Once adopted by the RICS, its envisioned that the current RICS Property Measurement 2018 will not be relevant
45
Q

Measurement of land

A
  • Check boundaries accurately on site with an OS map/ or Land Registry Title doc before cal the area of the site using ProMap
  • Use ProMap
  • Trundle Wheel could be used
  • Use mathematical trigonometry or planimeter for the calculation of the site area
  • A Plot ratio is the ratio between the size of the site and the building footprint (GEA) AKA the site cover
  • 1 acre is 0.4046 hectare
46
Q

Measurement tools

A

Include:

  • Trundle wheel
  • Tape
  • Rod
  • Laser
  • Software e.g. ProMap
47
Q

Scales

A

A sale is the ratio of the length in a drawing to the length of the real thing

include:

1 : 50 = Room plan

1 : 100 = Building plan

1 : 1,250 = Street plan

1 : 2,500 = Location Plan

1 : 50,000 Rad, walking map

48
Q
A

APC - RICS (17 decks)

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