Measurement (L1C)

Question 1

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

Answer 1

• 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

Question 2

What is IPMS?

Answer 2

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

Question 3

Types of measurement

Answer 3

• 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)

Question 4

What is GEA in relation to GIA and NIA typically?

Answer 4

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

Question 5

What does GIA include and exclude?

Answer 5

Includes:

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

Excludes:

• Canopies
• Fire escapes
• External wall thickness

Question 6

What does NIA include and exclude?

Answer 6

Includes:

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

Excludes:

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

Question 7

How do you measure IPMS 3a?

Answer 7

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

Question 8

How do you measure using IPMS 3b?

Answer 8

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

Question 9

How do you measure using IPMS 3c?

Answer 9

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

Question 10

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

Answer 10

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

Question 11

What happened at the IPMS review?

Answer 11

• 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

Question 12

What does GEA include and exclude?

Answer 12

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

Question 13

What are limited use areas?

Answer 13

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

Question 14

What is zoning (ITZA)

Answer 14

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

Question 15

How do you measure land?

Answer 15

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

Question 16

What should you do before measuring a property?

Answer 16

Ensure:

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

Question 17

What can affect the accuracy of measurements?

Answer 17

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

Question 18

Name some common measuring tools

Answer 18

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

Question 19

What is 1 hectare in acres?

Answer 19

1 ha = 2.47 acres

Question 20

What is 1 sqm in sq ft?

Answer 20

1 sqm = 10.7639 sq ft

Question 21

Why would you depart from IPMS?

Answer 21

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

Question 22

What is the internal dominant face?

Answer 22

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

Question 23

What documents are you aware of relating to measurement?

Answer 23

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.

Question 24

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

Answer 24

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

Question 25

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

Answer 25

No

Question 26

Which properties have to be measured using IPMS?

Answer 26

Mandatory for Office and Residential

Question 27

What is excluded in IPMS3?

Answer 27

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

Question 28

Differences between NIA and IPMS3?

Answer 28

* 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

Question 29

How do you calibrate a Disto?

Answer 29

* 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

Question 30

Limitations of Trundle Wheel?

Answer 30

* Clicks every time 1m * Not as accurate if ground bumpy * Human error

Question 31

What are some limitations of Promap?

Answer 31

- Doesn't take topography into account | - As online mapping system, may not be 100% accurate

Question 32

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

Answer 32

- Depends on purpose of measurement, no defined amount.

Question 33

Which RICS Property Measurement documents apply to measurement?

Answer 33

- 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).

Question 34

When is adopting IPMS mandatory?

Answer 34

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

Question 35

How do you go about measuring land?

Answer 35

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

Question 36

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

Answer 36

Use a trundle wheel

Question 37

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?

Answer 37

NIA or IPMS 3

Question 38

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?

Answer 38

a

Question 39

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

Answer 39

Tape measures can stretch