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ANNA - RICS Spring 2024 Revision > Measurement L2 > Flashcards

Measurement L2 Flashcards

1
Q

What is the purpose of IPMS?

A

To improve consistency of measuring practice across different countries
RICS Code of Measuring Practice

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2
Q

What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?

A

RICS Property Measurement, 2018

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3
Q

What was the aim of RICS Property Measurement, 2018?

A

Establish consistencies in property measurement to be adopted by governments and industry on a global basis

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4
Q

Which IPMS measuring practices were adopted in RICS Property Measurement, 2018?

A

Offices and residential properties

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5
Q

What are RICS members encouraged to do until IPMS becomes embedded into market practice?

A

Report on a dual basis

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6
Q

Are you aware of anything that was published recently in relation to IPMS?

A

IPMS All Buildings, 2023

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7
Q

For what types of property is adoption of IPMS mandatory?

A

When reporting on residential and office space, unless the client provides a written instruction to use an alternative

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8
Q

What are the general principles of RICS Property Measurement, 2018?

A

All RICS members and RICS regulated firms must comply with the following requirements and retain the following information on file or in their report::

  • purpose of the measurement instruction
  • date of the measurement instruction
  • date of measurement
  • measurement standard adopted
  • if IPMS is not used, document the reason for departure
  • measurement methodology adopted (e.g. laser measurer or tape measure)
  • scale of any plans used
  • floor area schedule with relevant areas cross- referenced to floorplans
  • unit of measurement and conversion factor, if applicable (e.g. square feet to square metres) and
  • name of the RICS member and/or RICS regulated firm responsible for the instruction.
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9
Q

When did Property Measurement 2018 become effective?

A

1st May 2018

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10
Q

When is IPMS 1 - Offices used? What method of measurement does it most closely correspond to?

A

Planning – basis of measurement for planning applications and approvals, site coverage

GEA

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11
Q

When is IPMS 2 - Offices used? What method of measurement does it most closely correspond to?

A

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

GIA

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12
Q

When is IPMS 3 - Offices used? What method of measurement does it most closely correspond to?

A

Agency, valuation and taxation

NIA

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13
Q

What does IPMS 1 - Offices include and exclude?

A

Measures the area of a building including external walls on a floor-by-floor basis

Include but state separately:
• Covered galleries and balconies
• Generally accessible roof terraces

Exclude:
• Upper void of an atrium
• Open external stairwell
• Patios, refuse areas, external parking at ground level

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14
Q

What does IPMS 2 - Offices include and exclude?

A

the sum of the areas of each floor level of an office building measured to the internal dominant face and reported on a component-by-component basis for each floor of a building.

Include but state separately:
• Covered galleries and balconies
• Generally accessible roof terraces

Exclude:
• Upper void of an atrium
• Open external stairwell
• Patios, refuse areas, external parking at ground level

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15
Q

What does IPMS 3 - Offices include and exclude?

A

Measures the floor area of an office available on an exclusive basis to an occupier but excluding the standard facilities and shared circulation areas. Measured to the Internal Dominant Face

Include but state separately:
• Covered galleries and balconies and roof top terraces in exclusive use

Exclude:
• Standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WCs, cleaners’ cupboards, plant rooms etc.

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16
Q

What is the definition of the Internal Dominant Face?

A

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

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17
Q

What are the differences between IPMS 3 and NIA?

A

Perimeter measurements are taken to the ‘Internal Dominant Face’
• No exclusions for restricted height of less than 1.5m
• All columns are included
• Area occupied by the reveals of a window when measured and assessed as the IDF are included
• On floors with multiple occupants, the area is taken to the midpoint of the partition wall between tenancies
• Covered galleries and balconies for the exclusive use of one tenant are included and stated separately

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18
Q

What are the THREE IPMS standards for measuring residential buildings?

A
  • IPMS 1 - Residential: External
  • IPMS 2 - Residential (Internal): Internal area of the building
  • IMPS 3 - Residential (Occupier): the occupation of the building on an exclusive basis to an occupier
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19
Q

What are the THREE sub-areas of IPMS 3 Residential?

A
  • IPMS 3A: measurement to the outer face of the external wall and centre-line of shared walls
  • IPMS 3B: measurement of the area in exclusive occupation, including internal walls and columns, measured to the IDF
  • IPMS 3C: measurement of the area in exclusive occupation, excluding the walls and columns, measured to the IDF
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20
Q

What document should you refer to when measuring retail and industrial property?

A

RICS guidance note Code of Measuring Practice, 2015

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21
Q

When would you use GEA as a basis of measurement?

A
  • Town planning
  • Council tax valuations
  • Building cost estimates for houses
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22
Q

When would you use GIA as a basis of measurement?

A
  1. Industrial/warehouses, retail warehouses and food stores:
    • Estate agency
    • Rating
    • Valuation
  2. Building cost estimates for commercial assets
  3. New homes valuations
  4. Property management
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23
Q

When would you use NIA as a basis of measurement?

A

Shops/Offices:
* Estate agency
* Rating
* Valuation
* Property management

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24
Q

When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?

A

Include:
• Columns
• Lift wells
• Mezzanines with permanent access
• Loading bay

Exclude:
• Canopies
• Fire escapes
• Covered ways

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25
Q

On what basis would you measure ancillary office space contained within a warehouse?

A

GIA

26
Q

When measuring a shop unit that is fitted out with full height partitioning by the tenant, what are some of the methods you can use to estimate the actual built width of the shop?

A
  • Remove a ceiling tile
  • Try and get behind the partitioning
  • Inspect the basement or first floor to see actual built width
  • Scale from floor plans (having undertaken some on-site check measurements)
27
Q

What is included in a Net Internal Area (NIA) measurement?

A
  • Atria with clear height above and entrance halls if not used in common areas
  • Notional lift lobbies and notional fire corridors
  • Kitchens
  • Built-in cupboards and the like occupying usable area
  • Ramps, sloping areas and steps within the usable area and pavement vaults
  • Areas occupied by ventilation and heating grilles
  • Areas occupied by skirting and perimeter trunking
  • Area occupied by non-structural walls subdividing accommodation in sole occupancy
28
Q

What is excluded in a Net Internal Area (NIA) measurement?

A
  • WCs
  • Plant and lift rooms
  • Stairwells
  • Meter and service cupboards and service risers
  • Areas less than 1.5m in height
  • Cleaners rooms
  • Permanent circulation areas
  • Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if the space it occupies is rendered substantially unusable or it protrudes more 0.25m or more into a usable area
  • Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m
  • Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable
29
Q

What is the internal eaves height?

A

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

30
Q

What is the site depth?

A

The measurement from the front to rear boundaries

31
Q

What is the built depth?

A

The maximum external measurement from the front to rear walls

32
Q

What is the gross frontage for a shop?

A

The overall external measurement in a straight line across the front of the building from the outside of the external wall or the centre line of the party walls

33
Q

What is the net frontage for a shop?

A

The overall frontage of the shop line measured between the internal face of the external walls

34
Q

What could be used to measure the boundaries whilst on site?

A

Trundle wheel

35
Q

How accurate do measurements have to be?

A

Table of Tolerances are set out in Appendix A of Property Measurement 2018
When carrying out measured building surveys, net area surveys and valuation surveys, an accuracy of ±25mm is required

36
Q

What is a commonly used scale for a building plan?

A

1:100

37
Q

What is a commonly used scale for a street plan?

A

1:1250

38
Q

What is a commonly used scale for a street/location plan?

A

1:1250

39
Q

What is a commonly used scale for a location plan?

A

1:2500

40
Q

What is a commonly used scale for a road map?

A

1:50,000

41
Q

What are commonly used measuring tools?

A
  • Tape measure
  • Rod
  • Laser device
  • Trundle wheel (used for measuring land)
42
Q

How do you check the accuracy of your laser measuring device?

A

Check a known distance and record the measurements in a log

Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate

43
Q

How do you measure land?

A

Check the boundaries accurately on site with an OS plan and/or land registry title document, prior to calculating the area using Promap. You could also use a trundle wheel onsite.

44
Q

Define ‘Common Facilities’

A

Shared facilities within a building that will likely remain unchanged such as stairs, escalators, cleaners cupboards etc

45
Q

Define ‘Component Area’

A

Extent at ground level, covered by roofing, to the outermost structural extension of the building. Similar to GIA.

46
Q

Define ‘Component’

A

An element in which the floor area can be divded. E.g. a room.

47
Q

Define ‘Finished surface’

A

Wall surface directly above the wall-floor junction, ignoring any skirting or trunking

48
Q

Define ‘Internal Dominant Face (IDF)’

A

Internal finish comprising more than 50% of the floor to ceiling height

49
Q

Define ‘Internal Dominant Face (IDF) Wall Section’

A

Internal finish of an External Wall, ignoring any adjoining structural columns that protrude or recess

50
Q

Define ‘Limited use area’

A

An area incapable of effective occupation due to either:
* Lack of natural light
* Legal restriction
* Practical restriction e.g. height

Must be states separately under IPMS

51
Q

Define ‘Useable Floor Area’

A

Part of the floor that can be considered useable for any sensible purpose

52
Q

Mentioned in summary of experience - L1

Why would a pharmacy be measured on a NIA basis?

A

Pharmacies are usually within shops, which Code of Measuring Practice states should be measured on a NIA basis for valuation and marketing purposes.

53
Q

Mentioned in summary of experience - L1

Why would a hotel be measured on a GIA basis?

A

Code of Measuring Practice states that, where applicable, all leisure assets should be measured using GIA. This is because a leisure property could be subject to the requirements of several different bodies (e.g. licensing) where different areas need to be treated differently - therefore GIA is most approproate.

54
Q

Mentioned in summary of experience - L1

When measuring rooms using scaled drawings, what was the scale that was on the plan?

A

1:50 for rooms
1:100 for the building

55
Q

What are the benefits of IPMS?

A
  • Easier method of comparison
  • International consistency
  • Consistency between disciplines
56
Q

When did IPMS come into effect?

A

2018

57
Q

What does IPMS 1 include and when would you use it?

A
58
Q

What does IPMS 2 include and when would you use it?

A
59
Q

When measuring a property, which things must be stated in the valuation report?

A

Date
Basis
Equipment used
Methodology
Floor areas
Areas not measured
Conversion factor

60
Q

How do you calibrate a disto and how often should you do this?

A

Check it for accuracy against a known distance before every inspection
If inaccurate – send to manufacturer for calibration

61
Q

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

A

There is no mention of how to measure land

62
Q

Within your valuation report, in addition to setting out your floor areas, what other information must you provide?

A

method of measurement
date of measurement
instruments used
areas not measured

ANNA - RICS Spring 2024 Revision (29 decks)

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