Measurement Level 1

Question 1

What do you know about RICS property measurement 2nd ed professional statement 2018

Answer 1

Incorporates IPMS Office and Resi.
Must advise clients on the benefits of IPMS
Departure from IPMS needs to be recorded

Question 2

What is RICS IPMS conversion pro forma?

Answer 2

RICS have made a way to convert NIA into IPMS for example.

Document with formulas.

Question 3

What is the aim of iPMS?

Answer 3

To promote global consistency in measuring properties
More transparent market place
Property is global market. Create investor confidence.
Better benchmarking
Each country have their own measurement standards. In spain there are 5.
Each standard provides a different result
JLL / RICS research found variance of 24% depending on which standard applied

Question 4

What is IPMS office 1, 2 and 3

Answer 4

IPMS Office 1 = Former GEA
IPMS OFFICE 2 = FORMER GIA
IPMS OFFICE 3 = FORMER NIA

Question 5

What is iPMS 1

Answer 5

Sum of areas of each floor measured to the outer perimeter of external walls. Reported floor by floor.

Question 6

IPMS 1 inclusions but stated separately

Answer 6

covered galleries
External balconies
roof top terraces

Question 7

IPMS 1 exclusions

Answer 7

external car parking

open light wells

Question 8

IPMS 2 office?

Answer 8

Sum of areas of each floor measured to internal dominant face.
Similar to GIA but not exactly
Balconies and rooftop terraces included but stated separately. These are not normally included in GIA

Question 9

IPMS 3 office

Answer 9

Similar to NIA
Sum of areas available on an exclusive basis to an occupier
Includes columns
Measured to IDF
Areas less than 1.5m height included but stated separately
Galleries, terraces and balconies included but stated separately

Question 10

IPMS 1 Residential is universal. Same as office

Question 11

What are IPMS principles?

Answer 11

Capable of measuring - dubai example
Verifiable - someone must be able to replicate
Documented - someone can understand how area was arrived
Reconcile - should be able to reconcile between different standards
Have CAD drawings or paper plans that someone can take to sight
Common sense

Question 12

What is internal dominant face?

Answer 12

Internal finish comprising 50% or more floor to ceiling height.

Look at size of windows cill to height. If 50% > measurement taken to glazing line.

Walls are sectioned.

Question 13

IPMS 2residential

Answer 13

Internal extent of the building. Excluding things like voids.

Measured to IDF.

Question 14

IPMS 3A residential

Answer 14

Area in exclusive occupation
Measured to external extent eg outer face of ext wall.
Centre line of shared walls with common occupants

Question 15

IPMS 3B residential

Answer 15

Internal area of exclusive occupation
Similar to GIA
Measured to IDF
Excludes common facilities
Includes columns / structural walls

Question 16

IPMS 3C residential

Answer 16

Area in exclusive occupation but room by room basis
Does not include columns and walls
Shared facilities excluded

Question 17

Tell me what NIA is, what is includes and excludes

Answer 17

Usable area in a building measured to internal face of perimeter walls
Floor by floor
Excludes WC, lift lobbies, stairwells, common facilities, areas less than 1.5m headroom, corridors, structural walls, columns or piers

Question 18

What is GEA

Answer 18

Gross external area. Area of a building measured externally.
Does not include parking areas, open side balconies, canopies.

Question 19

What is GIA

Answer 19

Area of building measured to the internal finish of perimeter walls.
Includes: Internal walls, columns, WCs, corridors
Excludes: canopies, perimeter wall thickness

Question 20

Difference between IPMS 3 office and NIA

Answer 20

Internal dominant face
Columns included in IPMS 3
Area under limited use: stated separately but NIA excludes it

Question 21

What are the limitations of using a laser?

Answer 21

Do not work in bright sunlight
Cannot use outdoors or measure land
If property has a lot of glass, can be inaccurate

Question 22

Limitations of tape measurer

Answer 22

If cloth tape then needs to be stretched properly

If steel, may not be long enough for long distances

Question 23

How to calibrate laser?

Answer 23

Leica Guidance - Take 10 measurements from a fixed point
Send it off for calibration - we send it annually
They become inaccurate when they are dropped

Question 24

How far does a disto measure?

Answer 24

Leica D510 - 200m

Question 25

How can you ensure you measure accurately?

Answer 25

Check against scaled floor plans
Take check measurements
READ rics guidance on what to include and exclude
To walls not fitouts

Question 26

How do you measure land?

Answer 26

Digimap - for large land but difficult to measure upto boundaries
Trundle wheel - Push wheel along ground, each click is 1m.

Pace it.

Question 27

What is zoning?

Answer 27

Zoning is valuation technique used for retail shops
Principle is that the front of the shop is more valuable than the rear.
Property is split into different zones with varying levels of value to each zone.

Question 28

Is zoning depth the same everywhere?

Answer 28

Typically it is 6.1m but in some areas eg london zoning depths can be higher. 9.1 in London and can have more zones.