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APC ASSESSMENT > Measurement (Level 2) > Flashcards

Measurement (Level 2) Flashcards

1
Q

What RICS guidance must you have regard to for Measurement?

A

Code of Measuring Practice, 6th edition 2015 (Global Guidance Note) - applies to retail and industrial buildings

RICS Property Measurement, 2nd edition, January 2018 (Global Professional Statement - Mandatory) – confirms IPMS for office and resi as mandatory. Effective 01 May 2018.

Incorporates IPMS – applies to offices and residential. Adopting IPMS is mandatory unless clients request deviation.

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2
Q

What is the RICS Professional Standard Property Measurement (2018)

A
  • Global RICS-led initative that incorporates International Property Measurement Standards (IPMS)
  • Establish consistency in property measurement on global basis
  • Replaces measurements of offices and residential properties in RICS Code of Measuring Practice (2015)
  • Members encourages to report on dual basis until IPMS emedded into practice
  • Advise client’s on benefits of IPMS
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3
Q

When was IPMS All Building introduced?

A

January 2023

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4
Q

When did Property Measurement 2018 become effective?

A

1st May 2018

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5
Q

What was the aim of RICS Property Measurement, 2018?

A

Establish consistencies in property measurement to be adopted by governments and industry on a global basis

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6
Q

What are the general principles of RICS Property Measurement, 2018?

A
  • Advise clients of the benefits of using IMPS
  • Document the reason for not using IMPS
  • Must provide a date when the measurements are undertaken
  • State the measuring methodology adopted
  • Provide the reference and scale of any plans used
  • State the conversion factor from metric / imperial and any rounding
  • Measurements and calculations must be clearly documented
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7
Q

Which IPMS measuring practices were adopted in RICS Property Measurement, 2018?

A

Offices and residential properties

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8
Q

For what types of property is adoption of IPMS mandatory?

A

When reporting on residential and office space, unless the client provides a written instruction to use an alternative

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9
Q

When is IPMS 1 used? What method of measurement does it most closely correspond to?

A

Planning

Formerly GEA

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10
Q

What is IPMS 1 and what does it include and exclude?

A
  • Universal standard applies to all building classes
  • The sum of the areas of each floor level of a building
  • Measured to the outer permiter of external construction features
  • Includes external walls
  • Reported on a floor-by-floor basis

Include but state separately:
- Covered galleries and balconies
- Generally accessible roof terraces

Exclusions:
- open lightwell/upper voids of an atrium
- patios
- open external stairways

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11
Q

IPMS 1 Diagram

A
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12
Q

GIA Diagram

A
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13
Q

Difference between IPMS 1 and GEA

A

Inclusion of external floor areas such as balconies, and rooftop terraces.
Measured to Internal Dominant Face

IPMS 1 = GEA + External Balconies + Rooftop terraces

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14
Q

When is IPMS 2 - Offices used? What method of measurement does it most closely correspond to?

A

Costings - building costs/reinstatement costs

Formerly GIA

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15
Q

What is IPMS 2 - Offices and what does it include and exclude?

A

Measures the interior of an office to include all areas available for direct use, measured to the Internal Dominant Face. Reported on a component-by-component basis for each floor of a building.

Include but state separately:
- Covered galleries and balconies
- Generally accessible roof terraces

Exclusions:
- open lightwell / upper voids of an atrium
- patios
- external car parking

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16
Q

IPMS 2 Diagram

A
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17
Q

Difference between IPMS 2 and GIA

A

The main difference is that IPMS 2 is measured to the internal extents of the internal dominant face (IDF) rather than to the internal face of the perimeter walls.

IPMS = GIA + Limited Use Area + Internal balconies + roof terraces

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18
Q

When is IPMS 3 - Offices used? What method of measurement does it most closely correspond to?

A

Agency, valuation, property management purposes

Formerly (NIA)

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19
Q

What is IPMS 3 - Offices and what does it include and exclude?

A

The 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 for each building.
Measured to the Internal Dominant Face
Where walls are shared to adjacent tenants, measurement taken to centre line of wall

Include but state separately:
- balconies
- roof top terraces in exclusive use

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20
Q

IPMS 3

A
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21
Q

What are the differences between IPMS 3 and NIA?

A

IPMS 3 generally gives higher usable floor plate
Internal columns now included

IMPS = NIA + Limited Use Area (heights to 1.5m) + half the width of common walls + structural internal walls + columns + external balconies + rooftop terraces

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22
Q

What document should you refer to when measuring retail and industrial property?

A

RICS Code of measuring practice, 2015

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23
Q

When would you use GEA as a basis of measurement?

A

Town planning
Council tax valuations
Building cost estimates for houses

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24
Q

When would you use GIA as a basis of measurement?

A

Industrial/warehouses, retail warehouses and food stores:
* Estate agency
* Rating
* Valuation
Building cost estimates for commercial assets

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25
Q

When would you use NIA as a basis of measurement?

A

Shops/offices:
* Estate agency
* Rating
* Valuation

approx 15% deduction from GIA

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26
Q

When you’re measuring industrial / retail warehouses on a GIA basis, what do you include and exclude?

A

Include:
* Columns
* Lift wells
* Mezzanines with permanent access
* Loading bay

Exclude:
* Canopies
* Fire escapes
* Covered ways

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27
Q

On what basis would you measure ancillary office space contained within a warehouse

A

GIA

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28
Q

What is included in a Net Internal Area (NIA) measurement?

A

Atria with clear height above and entrance halls if not used in common areas
Notional lift lobbies and notional fire corridors
Kitchens
Built in cupboards and the like occupying usable area
Ramps, sloping areas and steps within the usable area and pavement vaults
Areas occupied by ventilation and heating grilles
Areas occupied by skirting and perimeter trunking
Area occupied by non-structural walls subdividing accommodation in sole occupancy

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29
Q

What is excluded in a Net Internal Area (NIA) measurement?

A

WCs
Plant and lift rooms
Stairwells
Meter and service cupboards and service risers
Areas less than 1.5m in height
Cleaners rooms
Permanent circulation areas
Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if the space it occupies is rendered substantially unusable or it protrudes more 0.25m or more into a usable area
Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m
Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable

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30
Q

What is the internal eaves height?

A

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

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31
Q

What is the site depth?

A

The measurement from the front to rear boundaries

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32
Q

What is the shop depth?

A

The measurement from the notional window display to the rear of the retail area, including the thickness of the display window

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33
Q

What is the built depth?

A

The maximum external measurement from the front to rear walls

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34
Q

What is the gross frontage for a shop?

A

The overall external measurement in a straight line across the front of the building from the outside of the external wall or the centre line of the party walls

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35
Q

What is the net frontage for a shop?

A

The overall frontage of the shop line measured between the internal face of the external walls

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36
Q

What is the difference between plot ratio and site cover?

A

Plot ratio: gross floor area of the property divided by the site area

Site cover: the building footprint expressed a percentage of the site area

37
Q

What should be done before calculating the site area on Promap?

A

Check the boundaries on site with an OS plan and / or Land Registry title document

38
Q

What could be used to measure the boundaries whilst on site?

A

Trundle wheel

39
Q

How accurate do measurements have to be?

A

Table of Tolerances are set out in Appendix A of Property Measurement 2018

When carrying out measured building surveys, net area surveys and valuation surveys, an accuracy of ±25mm is required

40
Q

What is the building line?

A

The line within, or coinciding with, the property line, beyond which it is illegal to build

41
Q

What is a commonly used scale for a Room Plan?

A

1:50

42
Q

What is a commonly used scale for a building plan?

A

1:100

43
Q

What is a commonly used scale for a street/location plan?

A

1:1,250

44
Q

What is a commonly used scale for a road map?

A

1:50,000

45
Q

What are commonly used measuring tools?

A

Tape measure
Rod
Laser device
Trundle wheel (used for measuring land)

46
Q

How do you check the accuracy of your laser measuring device?

A

Check a known distance and record the measurements in a log

Send devices to be calibrated at least quarterly or if accuracy begins to deteriorate

47
Q

What is the accuracy of lasers?

A

c.1.5mm to 200mm - sunlight can distort measurements

48
Q

How would you measure land?

A

Trundle Wheel or ProMap

49
Q

What are measured surveys?

A
  • Measured surveys involve taking measurements of sites or buildings in
    order to produce accurate drawings to scale and may include levels
    (Construction Industry Council Definition).
  • They are usually specified to an agreed level of detail, to acceptable
    accuracy tolerances, scale, delivery, times and costs.
  • Traditionally they were produced in 2D hard-copy line drawings,
    topographical plans, floor plans, sections and elevations.
  • More recently digital data can form the end product either in 2D
    drawing format or in 3D model format.
50
Q

What is Building Information Modelling?

A
  • Building Information Modelling (BIM) is the holistic process of creating and managing information for a built asset. Based on an intelligent model and enabled by a cloud platform, BIM integrates structured, multi-disciplinary data to produce a digital representation of an asset across its lifecycle, from planning and design to construction and operations.
51
Q

When reporting defects within properties that require further investigation, what are the different category ratings within the Single Survey?

A
  • 1 No immediate action or repair is needed
  • 2: Repairs or replacements requiring future attention, but estimates are still advised
  • 3: Urgent Repairs or replacement are needed now
52
Q

What is NIA and what is included and excluded within measurement?

A

Net Internal Area
The usable space within a building measured to the internal face of perimeter wall.
Used for valuing and marketing Office and Retail

Inclusions:
Entrance Halls
Kitchens
Storage

Exclusions:
Common Areas
Toilets
Circulation areas
Fire escapes
Car parking
Areas less than 1.5m in height

53
Q

What is GIA, what’s it used for and what is included and excluded?

A

Gross Internal Area
The entirety of space as measured from the inside face of the main external walls
Used for valuing and marketing Resie and Industrial

Inclusions:
Lift wells
Colum’s
Mezzanines with permeant access

Exclusions:
Canopies
Fire Escapes/external stairs

54
Q

What is GEA, what’s it used for and what is included and excluded?

A

Gross External Area
The entirety of the space contained within the main external envelope of the building, measured externally at each floor level
Used for Town planning, rating and council tax and in some building cost estimation

Inclusions:
Loading Bay

Exclusions:
Canopies
Fire Escapes
Greenhouses

55
Q

Benefits and limitatiions of a laser distometer and tape measure?

A

Laset distometer:

Benefits:
- Accuracy
- Ease of use

Limitations
- Bright light - does not function well
- difficult to use in narrow spaces
(tapes and rods better here)

Benefits:
- Good for tight spaces
- measure behind tenant fitout works

Limitations
- Bend/sag leads to inaccuracy
- hard to use for longer distances

56
Q

How to check measurements are accurate?

A
  • taking several measurements
  • make sure the laser or tape is measuring from the correct surfaces
  • check measurements with scales plans
57
Q

Definition of Internal Dominant Face

A

The intside surface area 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.

58
Q

Definition of Finished Surface

A

The wall surface directly above the horizontal wall-floor
junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipework.

59
Q

Definition of Common Facilities

A

Those parts of a Building providing shared facilities that
typically do not change over time, including for example,
circulation areas, stairs, escalators, lifts/elevators and motor rooms, toilets, cleaners’ cupboards, plant rooms, fire refuge areas, maintenance rooms and unallocated parking spaces.

60
Q

Definition of Component Area

A

The extent at ground level of the area of a Building covered by one or more roofs, the perimeter of which (sometimes referred to as the drip line) is the outermost structural extension, exclusive of ornamental overhangs.

61
Q

Definition of IDF Wall Section

A

Each internal finish of a section of an External Wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section.

62
Q

Definition of limited-use areas

A

areas incapable of legal or effective occupation. Need to be measured and stated seperately within IPMS reported areas. e.g. height restriction (1.5m or less in height) - height should be stated and in any compenant area spreadsheet.

defintion differs from market to market

63
Q

How would you measure office, retail and industrial?

A

Office - IPMS 3 roughly equivalent to the net internal area (NIA) from the CMP this includes all internal walls and columns within the area available exclusively to an occupier but excluding standard facilities.

Retail - The NIA which is the useable area measured to internal face of perimeter walls at each floor; sometimes GIA may be used for larger units such as supermarkets or department stores.

Industrial - GIA measured to the internal face of perimeter walls at each floor.

64
Q

What should you bring with you on-site?

A

Copy of the RICS Guidance!

65
Q

How to succeed in measurement?

A

Practise measurement as often as possible, measuring the property or land for each and every instruction.

The RICS guidance should be read and referred to on site to ensure measurement is made on the correct basis.

Taking check measurements on the same visit will enable mismeasurements or misrecorded measurements to be identified

In large buildings or challenging configurations, measuring with a colleague can help, especially if one person takes measurements as the other records them

66
Q

Office Unit, Birmingham - Why did you use IPMS 3?

A
  • Used for agency purposes
67
Q

Office Unit, Birmingham - What would you do if your client did not want to use IPMS 3?

A

Explain benefits of IPMS 3:
- global standardisation
- market perception (transparency/credibility)
- designed to adress modern complexitiies
- more precise

  • Identify how IPMS 3 and NIA diverge, and how differences may impact client objectives
  • Offer dual basis measurement
  • respect client decision
68
Q

Office Unit, Birmingham - why did you exclude standard facilities to calculate usable floor area?

A

?

69
Q

Office Unit, Birmingham - what is the Internal Dominant Face?

A

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.

70
Q

Office Unit, Birmingham - What was the difference between IPMS 3 and NIA?

A

?

71
Q

Industrial Unit, Mill Hill - why did you measure using GIA?

A

?

72
Q

Industrial Unit, Mill Hill - why did you use a laser distometer and tape measure?

A

?

73
Q

Industrial Unit, Mill Hill - why did you not include the mezzanine level?

A

?

74
Q

Industrial Unit, Mill Hill - what is the mezzanine level?

A

?

75
Q

Industrial Unit, Mill Hill - why did you measure at each floor level?

A

?

76
Q

Industrial Unit, Mill Hill - What is the site depth?

A

The measurement from the front to rear boundaries

77
Q

Industrial Unit, Mill Hill - what is the eaves height?

A

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

78
Q

What must be included in measurement report

A

Under RICS Property Measurement 2018:
- purpose of measurement instruction
- date of measurement instruction
- date of measurement
- measurement standard adopted
- if IPMS not used, document reason for departure
- measurement methodology adopted (laser distometer, tape measure)
- scale of any plans used
- floor area schedule with relevant areas crossreferenced to floorplans
- unit of measurement and conversion factor (sf / sqm)
- name of RICS member / RICS firm responsible for instruction

79
Q

If IPMS not used, what must you do?

A
  • state reason for departure
80
Q

How to convert Code of Measuring Practice 2015 into IPMS

A
  • RICS provide IPMS conversion pro forma to covert
81
Q

Is adopting IPMS terms when calculating or reporting area of office and residential floor space on IPMS basis mandatory

A

Yes

82
Q

Can you explain zoning?

A

Zoning is a standard method of measuring retail premises to calculate and compare their value. (Main purpose for Vals)
retail premises are divided into zones each of a depth of 9.14 meters.
Zone A first 9.14m (most valuable space)
Zone B is halve of 9.14m and again to Zone C.

83
Q

What is the RICS Code of Measuring Practice 6th Edition 2015 for?

A

The purpose of the code is to provide succinct, precise definitions for the accurate measurement of buildings and land.

The correct calculation of the sizes, areas and volumes associated of buildings are provided on a common and consistent basis.

The code contains a hierarchy of definitions: GEA, GIA, NIA.

84
Q

How do you measure land?

A

ProMap

85
Q

What is a distometer and how do you caliberate it?

A

Laser tape measure
Check accuracy against known measurement
return to manufacturer annually for calibration

86
Q

Benefits of IPMS

A

Consistency
Reduces Risk
Accuracy

87
Q

When would you not zone a retail property

A

Retail warehouse
Department Store
Supermarket

88
Q

Are you aware of IPMS all buildings?

A

yes brought in Jan 2023
Will supersedes all previous published IPMS documents under IPMS Coalition to set one standard
Property Measurement and Code of Practice still remain

APC ASSESSMENT (18 decks)

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