Measurement - Level 1

Question 1

Tell me about your understanding of RICS Property Measurement

Answer 1

Global RICS-led initiative introduced mandatory International Property Measurement Standards and practices aiming to avoid current inconsistent definitions of measurement in different countries and bring greater global transparency

It is led by the International property Measurement Standards Council and came into effect from 1st May 2018

It replaces references to the measurement of offices and residential properties in the RICS Code of Measuring Practice 2015

Members are encouraged to report on a dual basis until IPMS is embedded into market practice having regard to the client’s instructions - RICS have the intention that it will become mandatory practice

At present, members must advise their clients about the benefits of IPMS

Question 2

When would you use NIA as a measurement basis?

Answer 2

For retail and offices

Question 3

When would you use GIA as a measurement basis?

Answer 3

Industrial/warehouses and retail warehouses

Question 4

When would you use GEA as a measurement basis?

Answer 4

Town planning, council tax valuations and building costs estimates for houses

Question 5

Tell me about what is included in NIA/GIA/GEA

Answer 5

Exclusions for NIA:
- WCs
- Plant and lift rooms
- Stairwells
- Service cupboards
- Areas less than 1.5m in height
- Cleaners’ rooms
- Columns

Question 6

What measurement basis would you use for office property?

Answer 6

NIA

IPMS:
1 for planning or building cost purposes (GEA)
2 for agency and valuation purposes (GIA)
3 also for agency and valuation purposes (NIA)

Question 7

What measurement basis would you use for industrial property?

Answer 7

GIA

Question 7

What measurement basis would you use for retail property?

Answer 7

NIA / ITZA

Question 8

Why is accuracy important when you measure buildings?

Answer 8

1. Cost estimation
2. Space optimisation
3. Property valuation

IPMS refers to the measurer having to state a degree of tolerance reported as a percentage

Question 9

Tell me about how you use floor plans to facilitate measuring buildings?

Answer 9

They provide an overview of the building’s layout, including the location of rooms, doors, windows and other features

Measurements can be recorded on the floor plans for reference and enable you to keep track of measurements that have been taken for each section of the building

Scaled floor plans can be digitised enabling you to check the measurements that you have taken.

Question 10

How do you calibrate a laser measurer?

Answer 10

Lasers should be calibrated annually by manufacturers

Check against a known distance and keep records logged

Question 11

Why do you take check measurements?

Answer 11

To ensure that the measuring tool that you are using is providing accurate readings and thus avoiding errors/inaccuracy when measuring

Question 12

Tell me about a strength and weakness of a measuring technique you have used

Answer 12

Using a laser measurer gives quick and accurate measurements of distance and areas, making the process more efficient and reduces the potential for errors. Lasers tend to be accurate to within c1.5mm up to 200m but bright sunlight can distort measurements.

Question 13

When would you use a tape measure?

Answer 13

For measuring smaller areas or details such as checking whether a height is above 1.5m to be included within measurement when measuring in accordance with NIA for offices

Question 14

When would you use a trundle wheel?

Answer 14

For measuring land

Question 15

What is a potential source of error when measuring?

Answer 15

Laser not being calibrated correctly

Question 16

What is IPMS?

Answer 16

International Property Measurement Standards

Question 17

What is dual reporting and when would you use it?

Answer 17

Dual reporting is the recording of measurements on both a traditional measurement basis and IPMS basis

Members are encouraged to report on a dual basis until IPMS is embedded into market practice

Question 18

What IPMS bases are you aware of and when would each of these be used?

Answer 18

IPMS Office buildings:

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’ of the wall on a floor-by-floor basis in component areas

IPMS 3 - used for measuring the occupation of floor areas in exclusive use using the same assumptions as IPMS 2

Question 19

What are limited use areas and how do you report these?

Answer 19

Parts of a building that are not typically accessible or are not designed for use by occupants.

Make note and describe the limited use area and explain why the area has been excluded from measurement

Question 20

What is the internal dominant face?

Answer 20

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

Question 21

How do you deal with a situation where your client requests a different measurement standard to those contained within the RICS guidance?

Answer 21

Make the client aware of the appropriate measurement standard in accordance with RICS guidance and recommend the use of these as the measurement basis

Question 22

What is a suitable measurement tool for taking land measurements?

Answer 22

Trundle wheel / software such as Promap

Question 23

How would you treat low or limited head height when measuring?

Answer 23

Areas less than 1.5m in height are to be excluded from measurement when doing so on an NIA basis

Question 24

How would you measure using a scaled plan?

Answer 24

Take a check measurement when inspecting the property

Scaled plans can be digitised and measurements taken from the desktop

Question 25

How would you adjust your comparable evidence if it was measured on a different basis to your subject property?

Answer 25

GIA = approx 2-3% deduction from GEA

NIA = approx 15% deduction from GIA

Question 26

What is a tolerance level when measuring?

Answer 26

An acceptable range of deviation given as a % from the actual measurement that is considered within acceptable limits