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APC Revision 2023 > Measurement (Level 1) > Flashcards

Measurement (Level 1) Flashcards

1
Q

What does the RICS Professional Statement on Property Measurement (2018) set out?

A
  • Sets out the requirements of RICS members and firms in relation to property measurement
  • Standards and requirements for International Property Measurement Standards (IPMS)
  • Application of IPMS
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2
Q

What does RICS Guidance Note Code of Measuring Practice (2015) apply to?

A
  • Code of Measuring Practice applies to all building classes except offices and residential
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3
Q

What does RICS Guidance Note Land Measurement for Planning and Development Purposes (2021) set out?

A
  • Sets out guidance on the measurement of land areas for planning and development purposes
  • Should be read in conjunction with RICS Professional Statement on Property Measurement
  • Identifies 5 principal measurements:
    1. Land Ownership Area
    2. Site Area
    3. Net development area
    4. Plot Ratio
    5. Site Coverage
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4
Q

What is the RICS aim in relation to property measurement?

A

The key is to promote consistency and accuracy of property measurement around the world, this is why there is a need for the measurement standards

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5
Q

What is IPMS and what standards has the RICS adapted?

A

IPMS = International Property Measurement Standards

  • Applies to the measurement of office and residential buildings
  • IPMS 1 covers both offices and residential buildings
  • IPMS 2 & 3 for offices and residential buildings
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6
Q

When would you use NIA as a measurement basis?

A

IPMS 3 – Office – uses NIA as a basis of measurement

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7
Q

When would you use GIA as a measurement basis?

A

IPMS 2 – Residential – uses GIA as a measurement basis
IPMS 2 – Office - uses GIA as a measurement basis

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8
Q

When would you use GEA as a measurement basis?

A

IPMS 1 – uses GEA as a measurement basis

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9
Q

What is Net Internal Area?

A

Net Internal Area (NIA) - the usable area within a building measured to the face of the internal finish of perimeter or party walls ignoring skirting boards and taking each floor into account

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10
Q

What is Gross Internal Area?

A

Gross Internal Area (GIA) - the area of a building measured to the internal face of the perimeter walls at each floor level.

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11
Q

What is Gross External Area?

A

Gross External Area (GEA) - the area of a building measured to the perimeter wall thickness and external projections

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12
Q

What is Site Area?

A

Site Area - the area of land submitted in the planning application drawings that is subject to an application for permission for a particular development

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13
Q

What measurement basis would you use for office property?

A

IPMS Office 2 & 3

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14
Q

What measurement basis would you use for residential property?

A

IPMS Residential 2 & 3

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15
Q

What measurement basis would you use for industrial property?

A

RICS states that surveyors should follow IPMS where possible however it is not mandatory for industrial and retail. Most agents use Code of Measuring Practice as that’s what all of the comparables are valued on.

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16
Q

What measurement basis would you use for retail property?

A

RICS states that surveyors should follow IPMS where possible however it is not mandatory for industrial and retail. Most agents use Code of Measuring Practice as that’s what all of the comparables are valued on.

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17
Q

What measurement basis would you use for development land?

A

RICS Guidance Note Measurement of Land for Planning and Development Purposes sets out guidance on how to measure the site area

‘the area of land submitted in the planning application drawings that is subject to an application for permission for a particular development’

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18
Q

How does RICS Property Measurement differ from the old Code of
Measuring Practice?

A
  • Key change is that the latest code of measuring practice no longer applies to offices
19
Q

Why is accuracy important when you measure buildings?

A
  • Value – differences in measurement can impact the value of a property
  • Honesty and Integrity
  • Safety – can impact the plans and safety requirements of a building
20
Q

How do you calibrate a laser measurer?

A
  • Follow the Leica Guidance
  • establishing a constant baseline, taking at least 10 measurements from a fixed point

Alternatively you can send your disto away for re-calibration

21
Q

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

A

Limitations of Using a Disto:
- hard to read in bright sunlight
- When measuring to a dark surface – the measuring time can increase leading to inaccuracies

22
Q

When would you use a tape measure?

A
  • Used to measure narrow or complex areas, or where it is not possible to use a laser (e.g. bright sunlight).
23
Q

When would you use a trundle wheel?

A
  • When measuring land
24
Q

What tools would you use to measure development land?

A
  • Mapping software – Google Maps or Promap
  • Trundle wheel
25
Q

What is a potential source of error when measuring?

A
  • Human Error
  • Equipment failure
  • Incorrect methodology
26
Q

Why has IPMS been introduced?

A

IPMS have been introduced to promote accuracy and consistency in the measurement of buildings around the world

27
Q

Which IPMS standards are adopted by RICS?

A
  • IPMS
  • IPMS – Office 2 & 3
  • IPMS – Residential 2 & 3
28
Q

What is IPMS All-Buildings?

A

IPMS All Buildings

  • IPMS All Buildings is the newest International Measurement Standard covering all buildings
  • Supersedes all prior IPMS documents and builds on the concepts and objectives contained in previous versions of IPMS into one harmonised standard
  • Effective from 15 January 2023 but RICS has not yet adopted it

RICS will now work to draft a new measurement standard to incorporate the concepts into RICS Property Measurement Standards and consult its members.

29
Q

What is dual reporting and when would you use it?

A

Dual Reporting is when you measure/report to two different sets of measuring standards

Dual reporting is used when there is a transition period between two different sets of measurement standards

30
Q

What IPMS bases are you aware of for office buildings and when would each of these used?

A

IPMS 2 - Office – basis of measurement GIA
IPMS 3 – Office – basis of measurement NIA

31
Q

What IPMS bases are you aware of for residential buildings and when would each of these used?

A

IPMS 2 – Residential – basis of measurement GIA

IPMS 3A – Residential – an external measurement of the area in exclusive occupation

IPMS 3B – Residential - an internal measurement including internal
walls, etc

IPMS 3C Residential - an internal measurement excluding internal
walls, etc

32
Q

What are the differences between COMP and IPMS 3 - Office?

A

When measuring the NIA
- IPMS you measure to the internal dominant face
- IPMS includes columns
- IPMS includes areas under 1.5m in height

Internal Dominant Face - Point on a wall that occupies more than 50% of wall to ceiling height

33
Q

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

A

Limited Use Areas - areas in buildings that are incapable of legal
or effective occupation due to local or national legislation

Such areas and their limitations are to be identified, measured and stated separately within IPMS reported areas

34
Q

What is the internal dominant face?

A

Internal Dominant Face - The internal finish comprising more than 50% of the floor to ceiling height for each IDF Wall Section. If such does not occur, the Finished Surface is deemed to be the IDF.

35
Q

How has IPMS been incorporated into Property Measurement?

A

IPMS 1, IPMS 2 (Office and Residential) and IPMS 3 (Office and Residential) have been incorporated into RICS Professional Statement on Property Measurement 2018 as mandatory standards and requirements

36
Q

What RICS guidance relates to the measurement of land?

A

RICS Guidance Note on Land Measurement for Planning and Development Purposes (2021)

37
Q

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

A
  • RICS members are expected to advise their client or employer on the benefits of using IPMS
  • If the client still insists on using a different measurement standard RICS members must document the reason for departure
38
Q

What Is a suitable measurement tool for taking land measurements?

A
  • Mapping Software e.g Google Maps or Promap
  • Trundle Wheel
39
Q

How can you ensure your measurements are accurate?

A
  • Check them
  • Ensure all equipment is properly calibrated
  • Adhere to the standards and guidance provide by the RICS
40
Q

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

A

If the area is incapable of legal or effective occupation it should be treated as a limited use area

41
Q

What is a tolerance level when measuring?

A

Tolerance level is the level of inaccuracy that is permitted when measuring land and property.

For larger areas e.g development site a tolerance level of +/-10% is permitted

For small areas such as floor plates of an officing building +/- 1% is permitted

42
Q

How could you take measurements from Google Maps?

A

You can take site areas using Google Maps by outlining the area you want to be measured with your mouse

43
Q

How reliable are measurements taken from Google Maps?

A
  • It is reliable over smaller areas however there are some errors with larger areas
44
Q

For your retail unit in Birmingham what basis of measurement would you use?

A

Code of Measuring Practice - NIA

  • Comparable evidence used NIA so was the most applicable method to establish market rent

APC Revision 2023 (34 decks)

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