Measurement Level 1 Flashcards
What are the salient points of the RICS Code of Measuring Practice 2015?
Details the difference between GEA, GIA and NIA
1. Gross External Area – Town Planning, council tax, building cost estimates (resi)
2. GIA – Estate agency, rating, building cost estimation (commercial), valuation – industrial, retail warehouses, food stores and new homes (2-3% discount from GEA)
3. NIA – as above but for shops and offices (15% discount from GIA)
What is the RICS Code of Measuring Practice 2015?
- It is still the best practice document for all measurement exercises except for offices and residential properties.
- Ensures a consistent approach to measurement
What is included in Gross External Area?
Included:
- Perimeter wall thickness
- Internal walls
- Columns/pillars
- Lift wells
- Plant rooms
What is excluded in Gross External Area?
Excluded:
- Open balconies
- Headroom less than 1.5m in height
What is included in Gross Internal Area (for industrial/retail warehouses)
- Columns
- Lift wells
- Mezzanines with permanent access
- Loading bays
- Service areas eg WCs
What is excluded in Gross Internal Area (for industrial/retail warehouses)
- Canopies
- Fire escapes
- Covered ways
What is included in Net Internal Area for offices?
- Useable space
- Kitchens
- Built in cupboards
- National lift lobbies
- Offices
What is excluded in Net Internal Area for offices?
- WCs
- Plant and lift room
- Stairwells
- Columns
- Internal structural walls
What is the purpose of the Property Measurement 2nd Edition (2018)?
To establish consistencies in property measurement and to be adopted by the industry on a global basis
As per the Property Measurement 2018 guidance, what are the mandatory measurement report requirements?
- Purpose of measurement report
- Measurement date
- Measurement methodology
- If not IMPS- Why?
- Equipment used
- Reference and scale of plans used
- State conversion factor imperial/ metric
- Retain record of RICS member responsible
- IMPS mandatory and members to advise clients
What are the benefits of IPMS?
- Facilitates international property trade
- Consistent language for property
- Transparency
- Benchmarking
- Consistency and Creditability in the method
What does IPMS stand for?
International Property Measurement Standards
What are the limitations of IPMS?
- Difficulty comparing offices measured on different bases
- Clients lack of understanding
- Understanding how to apply new guidance
How do you calibrate your laser measure?
- Check the accuracy against a known distance and the results are recorded in a log.
- Should be calibrated annually by manufacturers.
IPMS 1 Office
Similar to GEA.
Areas of each floor level of a building measured to the outer perimeter of external construction features
IMPS 2 Office
Office similar to GIA.
Sum of the areas of each floor level of a building measured to the Internal Dominant Face
IMPS 3 Office
Office similar to NIA.
Floor Area available on an exclusive basis to an occupier but excluding Standard Facilities and shared circulation areas, calculated on an occupier-by-occupier or floor by floor basis.
What would you do if you did not have a laser measure?
Use the plans and a scale ruler
How would you measure a retail unit and what guidance would you follow?
NIA basis (Zone for a valuation measurement)
(RICS Code of Measuring Practice 2015)
What guidance would you follow for measuring an office unit?
IMPS: Office buildings
- IPMS 1: Offices – for planning or building cost purposes (GEA)
- IMPS 2: Offices – for agency and valuation purposes (GIA)
- IMPS 3: Offices – also for agency and valuation purposes (NIA)
What guidance would you follow for measuring an industrial unit?
RICS Code of Measuring Practice 2015
- NIA
- GIA
- GEA
What guidance would you follow for measuring a resi/student unit?
IPMS: Residential Buildings
When did IMPS for residential come into effect?
May 2018
What is IPMS Residential 1 and 2?
- IPMS 1 External
- IPMS 2 Residential (internal) – the interior of the building
What is IMPS 3 for Residential and what are the categories?
IPMS 3 Residential (Occupier) – the occupation of the building on an exclusive basis to an occupier.
o This is broken down into 3 sub areas
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 Internal Dominant Face and shared surface
IMPS 3C – measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face and finished surface
How would you measure for IPMS Residential 3a?
Measurement to the outer face of the external wall and centre-line of shared walls
How would you measure to IPMS Residential 3b?
Measurement of the area in exclusive occupation, Includes:
- internal walls and columns,
Measured to the Internal Dominant Face and shared surface
How would you measure to IPMS Residential 3c?
Measurement of the area of exclusive occupation, excluding:
the walls and columns,
measured to the Internal Dominant Face and finished surface
What is the Name of the RICS Professional Statement that incorporates IPMS, and why is it Important to the RICS?
RICS Property Measurement (2018).
IPMS is important to the RICS because they want to create one international standard for property measurement.
What does RICS Professional Statement on ‘Property Measurement’ (2nd Edn, 2018) cover?
- It introduces mandatory International Property Measurement Standards.
- Bring greater global consistency and transparency.
- Led by IPMSC (C for council)
- It replaces measurement in RICS Code of Measuring Practice 2015.
- Office and Resi – RICS only adopted it for office and Resi
- But if retail or industrial – RICS Code of Measuring Practice (2015) – NIA, GIA, GEA.
What basis should you report measurements on?
Dual basis until IPMS embedded into market.
How does IPMS 2 compare with GIA? How do convert IPMS 2 to GIA?
Take IPMS 2 and deduct:
A. Internal open-sided balconies or galleries (for some jurisdictions)
B. Balconies (for some jurisdictions)
C. Areas within window reveal where IDF is taken to the glazing
D. Generally accessible rooftop terraces.
… to arrive at GIA.
What are the main difference between IMPS3 and NIA?
- Perimeter measurements taken to “internal dominant face”
- No Exclusion of areas with a restricted height of less than 1.5m
- All columns are included.
- Areas occupied by the reveal of a window are included in the measurement.
- On floors with more than one tenant, the area is taken to the midpoint of the partition wall between tenancies.
- Covered balconies for the exclusive use of one tenant are included and stated separately.
How to convert IMPS 3 to NIA?
To convert NIA, deduct the following from IPMS 3.
- Areas within window reveals
- Area of internal structural walls, columns
- Half the area of a wall with an adjacent tenant - IDF
- Areas with headroom less than 1.5m.
- Area of balconies (open-sided balcony)
- Internal balconies or galleries
-Rooftop terraces
When would you use IMPS 1 Residential?
It can be used by parties for planning purposes or the summary costing of development proposals.
What is included and excluded in IMPS 3C?
Included (stated separately):
attics,
basements,
balconies,
garages
Excluded (might still be stated separately):
patios,
staircase openings,
unenclosed parking areas,
voids where the area is greater than 0.25m2.
When is GIA predominantly used?
- Estate agency
- Rating
- Building cost estimation for commercial assets
- Property measurement – GIA basis for service charge calculations
- Valuation of industrial/warehouses
- Valuation and rating of retail warehouses and food stores
Define GIA
Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level.
What basis of measurement would you use for Warehouse?
GIA
(ancillary offices within the unit are measured on GIA)
When is GEA predominantly used?
- Town planning
- Council Tax Valuations
Building cost estimates for houses
Define GEA
Gross External Area is the area of a building measured externally at each floor level.
Define NIA?
Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor level.
When is NIA predominantly used?
Valuation and rating for shops (approx. 15% deduction from GIA).
How accurate is a laser?
Tend to be accurate to within 1.5mm up to 200m.
Bright sunlight can distort measurements.
