Measurement (level 2)

Question 1

Name some reasons you might carry out a measurement of a building?

Answer 1

1. valuation
2. Rating
3. leasing/selling/acquisition
4. Management
5. Taxation

Question 2

What are the general principles to consider when carrying out a measurement (eg meters to feet)

Answer 2

1. State the date of the measurement
2. State the basis of the measurement e.g GEA
3. State any plans used
4. state the conversion between metric and imperial
5. clearly document the measurements and calculation

Question 3

Can you provide the old measurement basis for the new IMPS office system:

Answer 3

IMPS 1- for planning or building cost purposes is-GEA
IMPS 2- for providing data of efficient use of space, can be used for benchmarking. Agency and valuation- GIA
IMPS 3- measuring the occupation of floor area in use. also agency and valuation- NIA

Question 4

Are you aware of the new Measurement guidance

Answer 4

Yes I am aware of the New Rules for Measurement. I understand these come into effect in Dec 2021.

Question 5

Can you explain how you would measure a retail space

Answer 5

1. I would measure it on a NIA basis

2. If it was for valuation purpose its on a reduced rate basis using ITZA

Question 6

Can you explain how retail zoning works?

Answer 6

Yes its a reduced rate basis:

1. zone A 9.14 m2 (full area)
2. zone B 9.14 m2( half area)
3. zone C 9.14 (quarter area)

and so on…..

Question 7

Can you explain how you would measure an industrial building

Answer 7

1. consider what the purpose of the valuation was for
2. Either GIA or NIA for estate agency or valuation. GEA for rating.
3. I would also report the measurement in line with IMPS 1, 2 or 3 industrial buildings

Question 8

Can you explain how you would measure an Office building?

Answer 8

1. Measure the NIA
2. Measure against IMPS 1 (planning and building costs), 2 (reporting on use of space/benchmarking) or 3 (agency and valuation)

Question 9

Can you explain how WWTW are measured? and valued

Answer 9

1. GEA
2. Depreciated replacement cost basis
3. work out the DRC and decapitalise it at a rate set by SG to find out rateable value

anything further I would ask Graham*

Question 10

Can I explain what Quantum means in the context of property measurement

Answer 10

Quantum is the consideration given to the size of a property e.g if the size of a property is particularly large you might get a reduced rate per m2 or if its very small you might have an enhanced one

Question 11

Can you state what the inclusions and exclusions are for IMPS 1

Answer 11

Inclusions (but stated seperate)

1. galleries
2. balconies
3. roof terrace (accessible)

Exclusions:

1. upper void from atrium
2. open external stairwell
3. patio or external parking area at ground level

Question 12

Can you state what the inclusions and exclusions are for IMPS office 2

Answer 12

Inclusion(but stated separate):

1. covered galleries
2. balcony
3. roof terrace (accessible)

Exclusion:

1. open light well
2. space above atruim
3. external parking area
4. equipment yard/cooling equipment
5. patio or decking at ground floor level

Question 13

Can you state what the inclusions and exclusions are for IMPS 3

Answer 13

These are the same as IMPS 2

Question 14

State the difference between IMPS 3 and NIA

Answer 14

1. IMPS perimeter measures to the “internal dominant face”
2. no exclusions for height restricted spaces of less than 1.5m
3. all columns included
4. on floors with multiple occupancy the measurement is taken to the mid point of wall depth
5. covered galleries and balconies are included but stated separate
6. window reveals are included when working out the internal dominant face

Question 15

What are the 3 bases of measurement

Answer 15

1. GEA- for planning, council tax and building cost estimates for houses only
2. GIA- for Estate agency, rating, building cost estimate for commercial buildings and valuation of industrial and valuation and rating or retail
3. NIA- same as above but also for shops (appox 15% reduction from GIA)

Question 16

What are the exclusions of GEA

Answer 16

1.External open-sided balconies, covered ways and fire escapes
2.Canopies
3.Open vehicle parking areas, roof terraces, and the like
4.Voids over or under structural, raked or stepped
floors

Question 17

What are the inclusions and exclusions of NIA

Answer 17

Inclusion:

1. Atria- if clear height and not used as common space
2. lift, lobbies or fire corridor
3. kitchens
4. built in cupboard
5. ramps
6. areas occupied by ventilation or heating

exclusions:

1. WC
2. Plant and lift room
3. Stairwells
4. Meter and service cupboard
5. areas with less than 1.5 m height
6. cleaners rooms
7. corridors/circulation areas

Question 18

What are the inclusions and exclusions of GIA

Answer 18

Inclusions:

1. colunmns
2. lifts
3. mezzanies
4. loading bays

Exclusions:

1. canopies
2. fire escapes
3. covered ways

Question 19

N/A

Answer 19

N/A

Question 20

What are the inclusions and exclusions of GIA

Question 21

What are the inclusions and exclusions of GIA

Answer 21

Inclusions:
All serviced areas like WC, showers, lifts, plant rooms
Columns 
Internal walls
Stairwells

Exclusions: external walls
Open side balconies
Canopies
Voids over or under ranked steps

Question 22

What are the inclusions and exclusions of GIA

Question 23

What are the inclusions and exclusions of GIA

Question 24

What are the inclusions and exclusions of GIA

Question 25

How would i measure our land:

Answer 25

1. Check boundaries on sites
2. calculate the area using GIS or OS measurement tool
3. or break the site up into different areas and calculate them and add them up