Measurement (L1C) Flashcards
Describe the application of RICS Property Measurement (2nd Ed, 2018)
- 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
What is IPMS?
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
Types of measurement
- 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)
What is GEA in relation to GIA and NIA typically?
GEA =
GIA + 2% / 3%
NIA + 15%
What does GIA include and exclude?
Includes:
- columns
- lifts
- walls
- mezzanine with permanent access
- loading bays
Excludes:
- Canopies
- Fire escapes
- External wall thickness
What does NIA include and exclude?
Includes:
- Lift lobbies
- Kitchens
- Cupboards
- Ramps
- Non-structural walls
Excludes:
- Toilets
- Areas under 1.5m
- Permanent circulation areas
- Shared atria
How do you measure IPMS 3a?
Measure to outer face of external wall and centre line of shared wall
How do you measure using IPMS 3b?
Measure to area in exclusive occupation, including internal walls, columns, measured to IDF
How do you measure using IPMS 3c?
Measure to area in exclusive occupation, excluding internal walls and columns, measured to IDF.
Does RICS Code of Measuring Practice 6th ed., effective from May 2015, still apply?
It still applies to all buildings except for residential and offices.
What happened at the IPMS review?
- 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
What does GEA include and exclude?
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
What are limited use areas?
- Area difference from IDF
- Limited height
- Limited natural light
- Above and below ground
- Covered area
What is zoning (ITZA)
- Valuation technique for comparison of retail properties
- In Terms of Zone A
- Zone A is 20ft of 6.1m (halving back principle)
How do you measure land?
- Check boundaries are accurate using OS Map or Land Registry title
- Use ProMap or LandInsight
- Use a trundle wheel
What should you do before measuring a property?
Ensure:
- Floor plans
- Calibration
- Charged devices
- Graph paper if drawing floor plans
What can affect the accuracy of measurements?
- The device:
- Disto +/- 1mm (test against known distance)
- Tape measures can stretch and compress - The Property
- The operator
Name some common measuring tools
- Tape measure (fibre 30m, steel 5m)
- Rod
- Laser Distometer
- Trundle wheel
What is 1 hectare in acres?
1 ha = 2.47 acres
What is 1 sqm in sq ft?
1 sqm = 10.7639 sq ft
Why would you depart from IPMS?
- If client requests:
- Must advise of benefits
- Report on dual basis
- Facilitates comparative analysis - IPMS may not be suitable:
- state reason for departure
- document reasons
What is the internal dominant face?
The inside finished surface comprising more than 50% of the floor to ceiling height for each section forming an internal perimeter
What documents are you aware of relating to measurement?
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.
Does the RICS Professional Statement Property Measurement (2nd edition, 2018) advise which unit of measurement should be used?
• RICS Property Measurement does not specify – either imperial or metric – whatever is the most appropriate in the market
Does either the RICS Code of Measuring or RICS Property Measurement deal with the measurement of land?
No
Which properties have to be measured using IPMS?
Mandatory for Office and Residential
What is excluded in IPMS3?
Shared facilities e.g. WCs, stairs, lifts, cleaners cupboards
Differences between NIA and IPMS3?
- 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
How do you calibrate a Disto?
- 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
Limitations of Trundle Wheel?
- Clicks every time 1m
- Not as accurate if ground bumpy
- Human error
What are some limitations of Promap?
- Doesn’t take topography into account
- As online mapping system, may not be 100% accurate
What is an acceptable margin for error in a measurement of a commercial building?
- Depends on purpose of measurement, no defined amount.
Which RICS Property Measurement documents apply to measurement?
- 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).
When is adopting IPMS mandatory?
Adopting IPMS terms when calculating or reporting the
area of office and residential floor space on an IPMS
basis is mandatory.
How do you go about measuring land?
1) Check boundaries accurately on site with an OS Plan / Land Registry title document
2) Calculate the area using Promap
What could you do if you did not have access to Promap?
Use a trundle wheel
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?
NIA or IPMS 3
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
What’s the benefit of a laser measurer compared to a tape measure?
Tape measures can stretch
