Measurement (L2) Flashcards
What is the RICS document relating to measurement?
RICS Professional Statement: RICS Property Measurement (2nd Ed). January 2018
What does IPMS replace?
It replaces references to measurement of offices and residential properties in the RICS Code of Measuring Practice 2015
How does the Code of Measuring Practice differ from IPMS?
The main difference between the IPMS and the CoMP is that the measurements are taken to the “Internal Dominant Face”
What are the EIGHT general principles of measurement and calculation in RICS Professional Statement?
- Date
- Methodology
- Scale
- Conversion factor
- Measurements and calculations clearly documented
- RICS member responsible
- Benefits of IPMS
- IPMS is mandatory
What if your client did not want to use IPMS?
First I would explain the benefits of IPMS.
I would accommodate the clients request of measurement but also state the IPMS measurements.
What do you currently advise your clients on regarding measurement?
I must advise clients about the benefits of IPMS.
Is IPMS mandatory?
(submission L1)
The Professional Statement: RICS Property Measurement 2nd Edition, 2018 is mandatory to RICS members, if there is a reason why IPMS cannot be used then it should be explained.
What is IPMS?
(submission L1)
International Property Measurement Standards.
What does IPMS All Buildings do?
(submission L1)
A single document
for all building classes
in one set of standards
What is the purpose of the introduction to IPMS All Buildings?
(submission L1)
CONSISTENT METHODOLOGY
all buildings types in the world.
Promotes international collaboration.
What is the aim of introducing IPMS (International Property Measurement Standards) and practices ?
(submission L1)
- To avoid current inconsistent definitions of measurements in different countries
- Bring greater global transparency
What are the other forms of measuring instruments and what are their limitations?
(submission L1)
Measuring tapes (not as accurate as a laser measurer)
Distometers (need to be regularly calibrated)
Trundle wheel (not very accurate, good for long distances)
What is NIA?
(submission L1)
Net Internal Area
- the “usable” area within a building measured to the internal face of the perimeter walls at each floor level.
- used for marketing commercial or residential property.
What is NSA?
(submission L1)
Net Sales Area
- Net Sales Area is the GIA of a new or existing residential dwelling.
- Includes basements, mezzanines, galleries and hallways
- Excludes areas lower than 1.5m, garages, conservatoires, external open-sided balconies
- Greenhouses, garden stores
- Terraces
What is GIA?
(submission L1)
Gross Internal Area
- the area of a building measured to the internal face of the perimeter walls at each floor level.
- used mainly for industrial.
What is GEA?
(submission L1)
Gross External Area
- Area of a building measured externally at each floor level.
- Used for town planning and building cost estimation.
When would a valuer use a GEA measurement?
Insurance purposes
What is IPMS 1?
Similar to GEA.
Used for commercial and residential.
Measuring the area of a building including external walls. Measurements included but stated separately are for example balconies.
Exclude: Atrium and open external stairwells.
Patios and refuse areas.
What is IPMS 2 Residential (Internal)?
Similar to GIA.
Measuring the interior area of the building.
Measured to the internal dominant face of the wall.
Alike IPMS 1, measurement included but stated separately are for example covered galleries and balconies.
What is IPMS 3 Residential (Occupier)?
Measuring the occupation of floor areas (precise). Measured also to the internal dominant face. Same assumptions as IMPS 2.
What is IPMS 3A?
Similar to IPMS 1, but for more precise buildings
Measure to the outer face of the external wall and to the centre line of shared walls
(Think of a flat and that has neighbours on both sides i.e. doesn’t own all her walls as shares them with the neighbours).
What is IPMS 3B?
Similar to IPMS 2 and GIA.
Measurement of the area in exclusive occupation, including
the floor area occupied by internal walls and columns,
measured to:
* the internal dominant face and
* the finished surface of shared walls
What is included and excluded in IPMS 3B?
Measurements included but stated separately and
individually:
- Attics, basements/cellars
- Balconies and verandas in exclusive use
- Garages
- Limited use areas.
Measurements excluded but which may be stated
separately and individually:
- Patios
- Unenclosed parking areas, which may be measured
or defined by number of spaces
- Staircase openings
What is IPMS 3C?
Similar to IPMS 3B.
Measurement of the area of exclusive occupation
Measured EXCLUDING the internal walls and columns
Measured to the Internal Dominant Face and finished surface
Why did you use IPMS 3B in 9 Kingsley Gardens?
(Submission L2)
IPMS 3B is the measurement of the area in exclusive occupation.
As the property is split into maisonettes, I was measuring the exclusive occupation of the first floor maisonette therfore IPMS 3B is most appropriate.
What is the main difference in measurements of IPMS and GIA?
IDF v wall
What is the internal dominant face?
The inside finished surface that occupies over 50% of the wall section.
The internal finish comprising more than 50% of the floor to ceiling height for each wall Section.
How do you identify which is the internal dominant face?
(submission L2)
The finished surface that occupies over 50% of the wall section.
What is the finished surface?
(submission L2)
The wall surface directly above the horizontal wall–floor junction, ignoring skirting boards, cable trunking, heating and cooling units and pipework.
What is the IPMSC ?
International Property Measurement Standards Coalition
How would you check the boundaries accurately on site?
Land Registry title plan or OS map
Can you tell me what you understand of margins of error in measurement?
It is up to the valuer’s discretion to decide
What can be used to measure land?
Trundle wheel
What scales are used on plans?
1:50 for a single room
1:100 for a building plan
1:1250 for a street/location plan
1:2500 for a location plan
1:50000 for a Road/walking plan
What is a typical scale for a floorplan?
1:50/ 1:100
Typically
What is the scale of a location plan?
1:1250
How do you calibrate your laser distometer?
Send it off the manufacturers annually to be calibrated
How accurate is a laser?
Lasers tend to be accurate to within c.1.5mm up to 200m
Why is calibration for laser distometers important?
To ensure accuracy
What can you do to ensure that your measurements are as accurate as possible?
(Submission L2)
Taking several check measurements
Ensuring the laser or tape is measuring from the correct surfaces
Checking measurements with scaled plans
What are the benefits and limitations of a laser distometer?
(Submission L2)
Benefits:
- Accuracy
- Ease of use
Limitations:
- It does not function well in bright light
- Difficult to use in very narrow spaces
How would you measure a bay window?
Using Trigonometry.
Measure both widths of the bay window (add together and divide by 2) times the depth of the bay window.
If you were at a property and done all your measurements, when you came back to the office your measurements realised that you had missed a couple of dimensions, what would you do?
Use a scale ruler and scale a scaled floor plan.
If you didn’t have the floorplans available, how could you measure?
You would have to rearrange to reinspect the property.
