Measurement L2 submission Flashcards
Level 1 Submission specific
Level 1 Submission specific
Level 1 Commentary
I am familiar with the RICS Property Measurement 2nd Edition, incorporating International Property Measurement Standards (IPMS) All Buildings (2023).
I am also aware of the RICS Codes of Measuring Practice and bases including GEA, GIA and NIA.
IPMS aims to provide an international benchmark, as well as confidence and consistency in property measurement worldwide.
I am aware of the parameters involved in evaluating accuracy levels, such as the site conditions and the purpose of the measuring exercise.
Main codes/Practice Statement & International Standards
RICS Professional Statement Property Measurement 2nd Edition (2018)
RICS Code of Measuring Practice (2015) 6th edition
International Property Measurement Standards: All Buildings (2023)
–> Published by the International Property Measurement Standards Coalition (IPMSC)
What does the RICS Property Measurement 2018 incorporate?
(Focus on IPMS for office & residential)
- Application of Prof Statement
--> Application (date of measurement, scale, use, purpose)
–> Accuracy (site conditions, purpose, client requirement = below)–> Use of IPMS (Benefits to clients = below) - Technical definitions–> Internal Dominant Face
--> IPMS - Def & application
- IPMS offices
- IPMS Residential
- Appendix A - Tolerances
What is IPMS
It is a new, principles-based, international standard which specifies how to measure property assets. It means that for the first time, property will be measured in a consistent way around the world.
IPMS does not define the units of measurement (e.g. feet and metres) but instead what is included in the measurement of property floor space.
to ensure consistent reporting
Purpose /aims
IPMS All Buildings 2023
- The RICS are yet to adopt this new mandatory form of measurement developed by the IPMSC
- Aims to establish a consistent methodology for measuring all types of buildings globally
- Aims to promote international collaboration
- Harmonises all building classes into a single document into one set of standards
- It will render obsolete the previous publications for office & residential measuring
- Aims to provide high level, overarching standards that provide guidance on best pratcice in property measurement
- Once adopted by the RICS, its envisioned that the current RICS Property Measurement 2018 will not be relevant
IPMS 1, 2, 3
IPMS 1 = –> Used for measuring the area of a building including EXTERNAL walls on a floor by floor basis
IPMS 2 –> Used for measuring the interior of an office to include all areas available for direct use measured to the internal dominant face (IDF) of the wall on a floor by floor basis in component areas
IPMS 3 –> - Uses the term ‘useable floor area’ meaning space for the exclusive use of an occupier. Measured to the internal dominant face on a floor by floor basis
RICS Code of Measuring Practice (2015) 6th edition
The RICS Code of Measuring Practice (2015) is still best practice document for all measurement exercises expect for office & residential
Provides precise definitions to ensure a common & consistent approach to measurement
GEA
RICS Code of Measuring Practice (2015) 6th edition Bases GIA and NIA.
Gross External Area
GEA is the area of a building measured externally at each floor level.
- Used for Town Planning, Rating and Council Tax and Building cost estimates for houses
Includes: * Loading bays * Columns * Left Wells * Lift room and plant rooms * garages * internal balconies
Excludes - * Canopies, * External Balconies, roof terraces * Fire Escapes, * Garden Store i.e. Green houses * Voids over/under structural, raked or stepped floors
GIA
RICS Code of Measuring Practice (2015) 6th edition
Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level
Used - Property management – GIA is a basis of measurement for the calculation of service charges for apportionment of occupiers’ liabilities
- Used for Estate agency, rating, valuation of industrial / warehouses, Building cost estimate, department stores
GIA Includes:
- Toilets * Column * Lift wells * Loading bays * Chimney breast * Stairwells * Garage * Conservatories
- Lift rooms / plant rooms
GIA Excludes
- Canopies * Covered Ways * Fire Escapes * External Walls * External Balconies * Garden Store e.g. Greenhouse
NIA
RICS Code of Measuring Practice (2015) 6th edition
- Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor
level
The usable space within a building measured to the face of the main external walls.
Used - Agency, Marketing and valuation of retail and office accommodation
NIA - approx 15% deduction from GIA
Includes
- Kitchens * Built in cupboards * Atria with clear height above, measured at base level only
- Entrance halls (unless multi let) * Ramps, sloping areas and steps within usable areas
- Areas occupied by ventilation/ heating grilles * Notional lift lobbies and notional fire corridors
NIA Exclusions:
- Toilets * Cleaners Rooms * Plant and lift rooms * Stairwells * Area less than 1.5 m in height
- Vehicle parking areas
Accuracy
–> As per RICS Professional Statement Property Measurement 2018
M&F responsibility to adopt appropriate measuring and COMPUTER PROCESSES so as to satisfy the requirements of clients and users.
M&F must consider the following parameters when evaluating the level of accuracy:
- Purpose of the measurement exercise?
- What are the client’s requirements and expectations in terms of accuracy and confidence in measurement?
- What are the building or site conditions at the time of survey that would influence how measurements are undertaken?
- What are the time/cost elements involved in the measurement and reporting?
- What would be the ramifications if the level of accuracy is deemed insufficient for the purpose?
Consideration of these issues ^ will enable the necessary EQUIPMENT and PROCEDURES to be adopted for the various stages of measurement and area calculation.
Accuracy of measurement
–> laser
Lasers tenant to be accurate to within 1.5 mm up to 200 m
But bright sun light can distort measurements
All measurements tool should be checked for accuracy frequently against a known distance and the results recorded in a log
Lasers should be calibrated annually by the manufacturers
Accuracy “Appendix A: Tolerances”
–> As per the RICS Professional Statement Property Measurement 2018
Appendix A shows ‘The survey accuracies shown are industry standard’. Showing the survey scale and the level of accuracy expected in mm
1:20 = +/- 5mm
1:50 = +/- 100mm
1: 100 = +/- 25 mm
1:200 = +/- 50 mm
Level 2 Commentary
Measuring a vacant RETAIL UNIT –> Fenchurch Street, London
Ahead of my inspection, I ensured my laser device had batteries and made sure it had recently been calibrated and tested. This ensured sufficient and accurate measuring could take place.
I measured this retail unit using an existing floor plan. I measured on a Net Internal Area (NIA) basis which included storerooms formed by non-structural partitions
RETAIL UNIT Fenchurch Street - how did you calibrate your laser?
Lasers tenant to be accurate to within 1.5 mm up to 200 m
Aware that bright sun light can distort measurements
All measurements tool should be checked for accuracy frequently against a known distance and the results recorded in a log
–> IN THE OFFICE WE HAVE A KNOW DISTANCE OF 5 METERS WHICH I CHECK THE LASER AGAINST, KEEP A COMPANY LOG
Tandem ensure that all Lasers are calibrated annually by the manufacturers - sent away
RETAIL UNIT Fenchurch Street - where did you source the floorplan from?
This was saved on file in our internal database - also one in the lease
Fenchurch Street - why did you measure on a NIA basis?
Because this was for estate agency and valuation purposes I used NIA to measure as per the advise from Code of Measuring Practice
The retail area of the shop is the Net Internal Area (NIA)
Fenchurch Street - did you exclude any parts from your measurements?
I included:
- Storerooms formed by non-structural partitions, the existence of which I noted, kitchens and built in cupboards
- Excluded WC, area less than 1.5 m in height, lift /plant room, staorwells
Fenchurch Street - NIA for shops
When measuring a shop unit fit out with full height partitioning by the tenant, I estimated the actual built width of the unit by:
- removing a ceiling tile
- I tried to get behind the partition to spot any holes/gaps
Scales from the floor plan provided
Why didn’t you use zoning?
Needed sufficient comparable which were on a NIA basis - needed a like for like. Client’s request to use NIA
Measuring a vacant office floor - Monument Street, London
Measuring a vacant office floor - Monument Street, London
My client instructed me to measure the 1st floor of the vacant office space to assist their instructed agents.
I dual reported the measurements of the office space using IPMS 3 and NIA basis noting the differences between them.
I measured accurately using a floor plan and my laser measuring device.
I also removed ceiling tiles to get a greater indication of the ceiling height of the space.
Monument Street - why did you dual report?
–> As per RICS Property Measurement, 2nd edition 2018
–> RICS professional statement RICS property measurement 1st edition, May 2015
Members are encouraged to report on a dual basis until IPMS is embedded into the market
–> ( as per RICS professional statement RICS property measurement 1st edition, May 2015)
The IPMS standard must be used, but if the client requires another standard, members must adopt a dual-reporting basis including IPMS, unless specifically instructed to the contrary. Dual reporting will facilitate comparative analysis both locally and internationally
–> (as per RICS Property Measurement, 2nd edition 2018)
I advise client on benefits of IPMS - however client requested the office to be on NIA so it woul be easier to find comp in the market, like for like
Where dual reporting is adopted, a reconciliation between IPMS and NIA referred to must be appropriately explained - which i did, diff between IPMS 3 & NIA
Dual Reporting Cont…
Comparing NIA measurements with IPMS 3 – Office
RICS members may wish to compare existing net internal area (NIA) measurements under the Code of measuring practice with IPMS 3 – Office.
It is also likely that members will want to convert NIA measurements to measurements for IPMS 3 – Office for dual reporting or for analysing market transactions on a like-for-like basis
Monument Street - what are the differences between IPMS 3 and NIA?
Main difference relating to IPMS 3
- Perimeter measurements are taken at the internal dominant face
- No exclusions for restricted height of less than 1.5 m, unlike NIA where these areas are excluded
- All columns are included in IPMS 3
- Area occupied by the reveals of a window when measured and assessed as that internal dominant face are included
- On floors with multiple occupiers, that 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 by stated separately
Monument Street - why was ceiling height important?
–> The British Council for Offices Guide to Office Specification (2023)
As per The British Council for Offices Guide to Office Specification (2023)
It advises that the specification of office should Maximised opportunity for daylight (with 300 -500 lux average.) = Theerfore daylight is important for office specification
High ceiling elevates daylight access and makes you feel spacious and luxurious
- went to see if there was a false ceiling to see potential ceiling height - see future potential
Used a floor plan
Found on file and also in the lease
