Measurement (L2)

Question 1

when would you apply GEA?

Answer 1

planning and buildcosts and if i was unable to get inside the building

Question 2

how would you measure a plot of land

Answer 2

I would use Promap and land registery, but this is based of satelite imagery and therefore may not reflect precisely whats on the ground

Question 3

when would you use NIA as a basis of measurement?

Answer 3

use for retail premises, total USABLE space, exclude colums, staircases, lift spaces, air circulations areas, terraces, areas below 1.5m, w/c unless own fitout etc, include kitchens, built in cupbaords and areas above perimeter trunking
measured to the internal face, not internal dominant face (most dominant face, more than 50%)

Question 4

when would you use GIA

Answer 4

used for floorplans etc. in market appraisals and for marketing purposes

Question 5

What is the relevant RICS guidance for measuring?

Answer 5

the RICS Code of Measuring Practice 6th Ed., used to provide succinct and precise definitions to permit the accurate measurement of buildings and land.

Question 6

Define GEA

Answer 6

Gross External Area - area of building measured externally at each floor level

Question 7

what does GEA exclude

Answer 7

open vehicle parking areas, covered ways and fire escapes

Question 8

what is GIA

Answer 8

building measured to the internal face of the perimeter walls at each floor level

Question 9

GIA includes/excludes

Answer 9

Includes = colums, stairwells, toilets, conservatories etc
Excludes = canopies, covered ways, fire escapes

Question 10

What is NIA

Answer 10

USABLE area in a building measured to the internal face of the perimeter walls at each floor level

Question 11

NIA includes/excludes?

Answer 11

Includes = kitchens, built in units
Excludes = toilets, stairwells, areas with headroom of less than 1.5m

Question 12

What would you use GEA, GIA and NIA?

Answer 12

GEA = build cost estimations and when I can’t access the building (farm buildings)

GIA = estate agency (floorplans) and valuations of non-resi buildings (farm buildings)

NIA = estate agency and vals of shops, supermarkets

Question 13

How would you measure a resi buildings for a red book valuation?

Answer 13

IPMS 2 or IPMS 3b

Question 14

what are the Residential Agency Guidelines?

Answer 14

• measure to GIA
• above the skirting and below 1.5m
• bays/recesses/alcoves - exclude or include, but state which
• L-Shaped measured in two parts
• Limited height areas are less than 1.5m
• fuel stores, plant rooms, cupboards
• areas for services eg meter cupboards

Question 15

What is IPMS

Answer 15

International Property Measurement Standards - provide a global consistent method for measuring, which creates a more transparents marketplace and increased market stability

RICS Property Measurement 2nd Ed 2018

Used for offices and residential buildings

IPMS Industrial and IMPS Retail have been produced, but are yet to be incorporated into RICS Standards

Question 16

What is IPMS 1 Resi?

Answer 16

similar to GEA, it is the sum of the areas of each floor level of a building, measured to the outer perimeter of external construction features.

Used for planning applications

Includes walls, columns, enclosed walkways.
Excludes open light wells, open external stairways, car parking

Question 17

What is IPMS 2 Resi?

Answer 17

measured to the internal DOMINANT face, similar to GIA and used for costings (eg build costs)

• includes all areas within the internal dominant face including internal walls, columns etc
• excludes external car parking, loading bays and sheltered areas

Question 18

IMPS 3 Resi?

Answer 18

measuring the occupation of floor areas in exclusive use.

In multi-occupied buildings, each unit would have its own IPMS 3 measurement

Question 19

What is IPMS 3a) b) and c) Resi?

Answer 19

IPMS 3a) = external measurement of the area in exclusive use (IPMS 1/GEA)

IPMS3b) = internal measurement of the area in exclusive use, including internal wall (IPMS 2/GIA) - measured to internal dominant face, used for agenct and valuation

IPMS3c) = internal measurement of the area in exclusive use, excluding internal walls (NIA)

Question 20

What is a Limited Use Area?

Answer 20

areas that should be reported and identified separated, such as head heights below 1.5m or basement areas

Question 21

what is the Internal Dominant Face?

Answer 21

inside finished surface comprising more than 50% of the floor to ceiling height of that wall section

Question 22

What is a Laser Distometer?

Answer 22

A tool used to measure buildings.

+ materials with good reflecting characteristics
+ operating between -10 and +50 degrees C
- loses accurate over long distances
- must have solid surface for laser to reach
- must not be too bright

Must be calibrated once a year

Question 23

What other methods of measuring are there?

Answer 23

• Tape (loses accuracy over large distances with lack of tension)
• Trundle Wheel (useful for large areas, but awkward and innacurate if the ground is bumpy)
• Promap/Mapping software (good for large areas, but satelite imagery may not be a true account of what is one the ground)

Question 24

What scales are used for Land Registry?

Answer 24

• 1:500 or 1:1250 for resi and urban
• 1:2500 - rural farms and land

Question 25

What must be included on any plan?

Answer 25

• Scale including a scale bar
• Northing
• show sufficient detail to be identified on OS Maps
• Location title
• Metric