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2021 > Measurement (L1C) > Flashcards

Measurement (L1C) Flashcards

1
Q

Describe the application of RICS Property Measurement (2nd Ed, 2018)

A
  • Purpose & date of measurement instruction
  • Date of measurement
  • Reason for departure from IPMS
  • Measurement device used
  • Scale of plan used
  • Floor area schedule
  • Unit of measurement and conversion
  • RICS member and firm responsible
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2
Q

What is IPMS?

A

International Property Measurement Standards (Residential) - Property Measurement 2nd edition

  • Improves consistency and global transparency
  • Works alongside IFRS and IVS
  • Mandatory
  • Can publish on dual basis currently
  • Members must inform clients of benefits
  • Not always appropriate, so can depart, must state reason for departure
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3
Q

Types of measurement

A
  • IPMS 1 (equates somewhat to GEA): Planning
  • IPMS 2 (GIA) - Costings of office and resi
  • IPMS 3 (NIA) - offices agency and valuation
  • IPMS 3a (GEA) - Residential (external)
  • IPMS 3b (GIA) - Residential (internal incl. walls)
  • IPMS 3c (EFA) - Residential (internal excl/ walls)
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4
Q

What is GEA in relation to GIA and NIA typically?

A

GEA =
GIA + 2% / 3%
NIA + 15%

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5
Q

What does GIA include and exclude?

A

Includes:

  • columns
  • lifts
  • walls
  • mezzanine with permanent access
  • loading bays

Excludes:

  • Canopies
  • Fire escapes
  • External wall thickness
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6
Q

What does NIA include and exclude?

A

Includes:

  • Lift lobbies
  • Kitchens
  • Cupboards
  • Ramps
  • Non-structural walls

Excludes:

  • Toilets
  • Areas under 1.5m
  • Permanent circulation areas
  • Shared atria
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7
Q

How do you measure IPMS 3a?

A

Measure to outer face of external wall and centre line of shared wall

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8
Q

How do you measure using IPMS 3b?

A

Measure to area in exclusive occupation, including internal walls, columns, measured to IDF

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9
Q

How do you measure using IPMS 3c?

A

Measure to area in exclusive occupation, excluding internal walls and columns, measured to IDF.

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10
Q

Does RICS Code of Measuring Practice 6th ed., effective from May 2015, still apply?

A

It still applies to all buildings except for residential and offices.

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11
Q

What happened at the IPMS review?

A
  • Unsuccessful - resistance to change and lack of comps
  • Avoid using as per client’s instructions, document departure
  • Market uses old measures, I report on dual basis, but comps are old measures
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12
Q

What does GEA include and exclude?

A

Includes:

  • Everything in main envelope
  • Atria
  • Internal boundaries
  • Loading bays
  • Pavement vaults
  • Garages
  • Conservatories

Excludes:

  • Canopies
  • Roof terraces
  • Open-sided balconies
  • Fire escapes
  • Open vehicle parking areas
  • Greenhouses
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13
Q

What are limited use areas?

A
  • Area difference from IDF
  • Limited height
  • Limited natural light
  • Above and below ground
  • Covered area
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14
Q

What is zoning (ITZA)

A
  • Valuation technique for comparison of retail properties
  • In Terms of Zone A
  • Zone A is 20ft of 6.1m (halving back principle)
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15
Q

How do you measure land?

A
  • Check boundaries are accurate using OS Map or Land Registry title
  • Use ProMap or LandInsight
  • Use a trundle wheel
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16
Q

What should you do before measuring a property?

A

Ensure:

  • Floor plans
  • Calibration
  • Charged devices
  • Graph paper if drawing floor plans
17
Q

What can affect the accuracy of measurements?

A
  1. The device:
    - Disto +/- 1mm (test against known distance)
    - Tape measures can stretch and compress
  2. The Property
  3. The operator
18
Q

Name some common measuring tools

A
  • Tape measure (fibre 30m, steel 5m)
  • Rod
  • Laser Distometer
  • Trundle wheel
19
Q

What is 1 hectare in acres?

A

1 ha = 2.47 acres

20
Q

What is 1 sqm in sq ft?

A

1 sqm = 10.7639 sq ft

21
Q

Why would you depart from IPMS?

A
  1. If client requests:
    - Must advise of benefits
    - Report on dual basis
    - Facilitates comparative analysis
  2. IPMS may not be suitable:
    - state reason for departure
    - document reasons
22
Q

What is the internal dominant face?

A

The inside finished surface comprising more than 50% of the floor to ceiling height for each section forming an internal perimeter

23
Q

What documents are you aware of relating to measurement?

A

RICS Guidance Note Land Measurement for Planning and Development Purposes - (effective Aug 2021).
This provides clarity on measurement of land for P&D purposes.
- Should be read in accordance with RICS Professional Statement Property Measurement 2018 (2nd ed) and International Land Measurement Standards.
- When considering boundaries, I would also refer to the RICS Guidance Note Boundaries: Procedures for Boundary Identification, Demarcation and Dispute Resolution.

24
Q

Does the RICS Professional Statement Property Measurement (2nd edition, 2018) advise which unit of measurement should be used?

A

• RICS Property Measurement does not specify – either imperial or metric – whatever is the most appropriate in the market

25
Q

Does either the RICS Code of Measuring or RICS Property Measurement deal with the measurement of land?

A

No

26
Q

Which properties have to be measured using IPMS?

A

Mandatory for Office and Residential

27
Q

What is excluded in IPMS3?

A

Shared facilities e.g. WCs, stairs, lifts, cleaners cupboards

28
Q

Differences between NIA and IPMS3?

A
  • No exclusions for areas less than 1.5m, columns and internal walls included in IPMS3
  • IMPS 3 measure to internal dominant face
  • Balconies, covered galleries & roof terraces included but stated separately
29
Q

How do you calibrate a Disto?

A
  • Check accuracy by measuring against a known measurement (checked with tape measure)
  • Do this three times to check accurately
  • Send back to the manufacturer annually to be
30
Q

Limitations of Trundle Wheel?

A
  • Clicks every time 1m
  • Not as accurate if ground bumpy
  • Human error
31
Q

What are some limitations of Promap?

A
  • Doesn’t take topography into account

- As online mapping system, may not be 100% accurate

32
Q

What is an acceptable margin for error in a measurement of a commercial building?

A
  • Depends on purpose of measurement, no defined amount.
33
Q

Which RICS Property Measurement documents apply to measurement?

A
  • RICS Property Measurement 2nd Edition for residential & office (2018)
  • RICS Code of Measuring Practice 6th edition (May 2015) - all measurement except resi & office
  • RICS Guidance Note Land Measurement for Planning and Development Purposes - (effective Aug 2021).
34
Q

When is adopting IPMS mandatory?

A

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

35
Q

How do you go about measuring land?

A

1) Check boundaries accurately on site with an OS Plan / Land Registry title document
2) Calculate the area using Promap

36
Q

What could you do if you did not have access to Promap?

A

Use a trundle wheel

37
Q

You follow the guidance of RICS Code of Measuring Practice and RICS Property measurement. What basis of measurement did you adopt when valuing an office?

A

NIA or IPMS 3

38
Q

If you were measuring a residential property and another surveyor has also measured it, what would you expect a reasonable tolerance to be between two measurements?

A

a

39
Q

What’s the benefit of a laser measurer compared to a tape measure?

A

Tape measures can stretch

2021 (22 decks)

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