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Measurement - Level 2 Flashcards

1
Q

Define GIA

A

Areas of a building measured to the internal face of the perimeter walls

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2
Q

What RICS documents are there for measurement?

A

Code of measuring practice 6th edition 2015
RICS property measurement 2nd edition 2018
IPMS All building 2023

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3
Q

What do you exclude when measuring on an NIA basis?

A

Stair cases and lifts
Toilets
Structural walls
Headroom less than 1.5m
Columns

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4
Q

What are the main differences between IPMS and NIA?

A

IPMS you measure to the IDF instead of perimeter wall
Include windows if more than 50% of IDF
Include columns for IPMS
IPMS don’t exclude areas with restricted head height

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5
Q

What are limitations of a disto?

A

Need for calibration
Run out of battery
Hard to see in bright lights or shiny surfaces
Restriction on distance

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6
Q

What is meant by internal dominant face

A

The internal finishing comprising more than 50% of the floor to ceiling height

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7
Q

Define internal eaves height?

A

Measurement from the floor to the underside of the purlin

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8
Q

How do you ensure that you measure accurately?

A

Do check measurements
Cross check with plans
Try and measure in straight line
For retail measure to wall not tenant fit out

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9
Q

What is excluded in GIA?

A

Canopies
Covered way
Fire escape

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9
Q

What would you expect the % of NIA to GIA be?

A

Approx 15% more for GIA

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10
Q

What is the principle of zoning?

A

Method of measuring a retail unit to calculate and compare its value

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11
Q

When would you use IPMS3C?

A

Where resi properties need to measured on a room by room basis (HMOs).

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12
Q

Say you’re measuring a plan with a scale 1:100. What tolerance is provided in RICS guidance?

A

+/- 2 %

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13
Q

What are the parameters provided by the RICS when evaluating the level of accuracy that could be expected from a measured survey?

A

+/- 25mm

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14
Q

What is the difference between measuring NIA and zoning?

A

NIA is a measurement standard, zoning is a method of calculating a value of a retail unit
Zoning measures in 6.1m depth starting at the front of the shop to calculate Zone A rate.

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15
Q

How do you treat atriums when measuring an office on the upper floors ?

A

Excluded according to IPMS Office

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16
Q

Tell me what you know about IPMS?

A

Internal property measuring standard, introduced to standardise measurement global
Four different types
Latest document is all building but not yet adopted

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16
Q

What are the changes brought about by IPMS All Buildings?

A

Published 23 Jan 2023
One standard which applies to all building types independent of use of occupation
Introduction of IPMS4

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17
Q

When measuring an office building and its 50% office, 50% warehouse l how would you measure it?

A

Do what lease says
Measure both ways and depends on how comps have been measured. GIA & IPMS

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18
Q

How do you ensure your laser is accurate?

A

Test measure before inspection using an accurate point in office
Get calibrated

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18
Q

What is included/excluded within NIA?

A

Measure internal face of external walls with more exclusions
Include; atria with clear height, kitchens, notional life lobbies, fire corridors & areas occupied by non structural partitions.
Excluded; WCs, plant & lift rooms, cleaner’s cupboard, service rooms, areas with head height below 1.5m

19
Q

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

A

Offices and residential properties

19
Q

Define eaves height?

A

The height between the floor surface and the underside of the roof covering, supporting purlins or underlining (whichever is lower) at the races on the internal face

20
Q

What are RICS members encouraged to do until IPMS becomes embedded into market practice?

A

Report on a dual basis

21
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

22
Q

When did Property Measurement 2018 become effective?

A

1st May 2018

23
Q

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

A

Planning or building cost purposes

GEA

24
Q

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

A

Agency and valuation purposes

GIA

25
Q

What does IPMS 1 - Offices include and exclude?

A

Measures the area of a building including external walls on a floor-by-floor basis

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

Exclude:
* Upper void of an atrium
* Open external stairwell
* Patios, refuse areas, external parking at ground level

26
Q

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

A

Agency and valuation purposes

NIA

27
Q

What does IPMS 2 - Offices include and exclude?

A

exclude?

a
Measures the interior of an office to include all areas available for direct use, measured to the Internal Dominant Face

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

Exclude:
* Upper void of an atrium
* Open external stairwell
* Patios, refuse areas, external parking at ground level

28
Q

What does IPMS 3 - Offices include and exclude?

A

Measures the floor area of an office available on an exclusive basis to an occupier but excluding the standard facilities and shared circulation areas. Measured to the Internal Dominant Face

Include but state separately:
* Covered galleries and balconies and roof top terraces in exclusive use

Exclude:
* Standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WCs, cleaners’ cupboards, plant rooms etc.
* Upper void of an atrium
* Open external stairwell
* Patios, refuse areas, external parking at ground level

29
Q

What are the differences between IPMS 3 and NIA?

A

Perimeter measurements are taken to the ‘Internal Dominant Face’
No exclusions for restricted height of less than 1.5m
All columns are included
Area occupied by the reveals of a window when measured and assessed as the IDF are included
On floors with multiple occupants, the area is taken to the midpoint of the partition wall between tenancies
Covered galleries and balconies for the exclusive use of one tenant are included and stated separately

30
Q

What are the THREE IPMS standards for measuring residential buildings?

A

IPMS 1 - Residential: External
IPMS 2 - Residential (Internal): Internal area of the building
IMPS 3 - Residential (Occupier): the occupation of the building on an exclusive basis to an occupier

31
Q

What is IPMS 2 Residential?

A

The sum of each floor area measured to the internal dominant face and can be reported in component areas.

Similar to GIA.

32
Q

What is IPMS 3 Residential?

A

a
The floor area on an exclusive basis to the occupier. It is broken into 3 sections:

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 finished surface.

IPMS 3C: Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face.

33
Q

What is Gross External Area (GEA)?

A

The area of a building measured externally at each floor level.

34
Q

What is Gross Internal Area (GIA)?

A

The area of a building measured to the internal face of the perimeter walls at each floor level.

35
Q

What is Net Internal Area (NIA)?

A

The useable area within a building measured to the internal face of the perimeter walls at each floor level.

35
Q

What is zoning and how would you calculate?

A

Zoning is a method used to compare retail units.

I would calculate by splitting the retail asset into zones.

Zone A is the highest value area and a depth of 6.1m back from the shop window frontage.

Zone B a further 6.1m back and so on.

Beyond Zone C typically would be ancillary space and storage.

35
Q

What is ITZA?

A

In terms of Zone A – method of measuring and comparing retail units.

Zones are valued ITZA – halving back from Zone A.

36
Q

What is the difference between GIA and IPMS 2 Residential?

A

GIA:

excludes balconies, roof terraces and verandas.
measures to finished face
IPMS 2:

measures to IDF, includes window reveals if IDF
includes but states separately balconies, roof terraces and verandas.

37
Q

What is the difference between GIA and IPMS 2 Office?

A

GIA:
- excludes balconies, covered galleries and rooftop terraces.

IPMS 2:

Balconies, covered galleries and rooftop terraces are included but stated separately.
measures to IDF, window reveals included if IDF

38
Q

What is the difference between GIA and NSA?

A

Net Sales Area would be the GIA of each flat within an apartment building.

This would exclude the communal areas.

39
Q

What are the differences between GIA and NIA?

A

NIA:

excludes columns
excludes shared internal walls
excludes common areas such as entrance halls, toilets, stairwells, lift.
GIA:

includes columns
includes all internal walls
includes common areas.

40
Q

How would you measure individual apartments in an apartment building?

A

I would use IPMS 3B to measure individual apartments in an apartment building.

41
Q

How do you measure an industrial unit?

A

GIA.

Include:

columns
lift wells
mezzanines with permanent access
loading bays.
Excludes:

canopies
fire escapes
Ancillary offices within an industrial unit would be measured using GIA.

42
Q

When was RICS property measurement effective from?

A

1st May
2018

43
Q

What is a veranda?

A

An open or partly enclosed area on the outside of a building at ground level, and covered by a roof that is an integral part of the building.

44
Q
A

My APC (17 decks)

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