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

WCs
Plant and lift rooms
Cleaner’s cupboards
Service risers and meter cupboards
Continuous heating units
Areas with head height < 1.5m
Areas of unusable space <0.25m

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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

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19
Q

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

A

Offices and residential properties

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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
What are the general principles of RICS Property Measurement, 2018?
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
When did Property Measurement 2018 become effective?
1st May 2018
23
When is IPMS 1 - Offices used? What method of measurement does it most closely correspond to?
Planning or building cost purposes GEA
24
When is IPMS 2 - Offices used? What method of measurement does it most closely correspond to?
Agency and valuation purposes GIA
25
What does IPMS 1 - Offices include and exclude?
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
When is IPMS 3 - Offices used? What method of measurement does it most closely correspond to?
Agency and valuation purposes NIA
27
What does IPMS 2 - Offices include and exclude?
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
What does IPMS 3 - Offices include and exclude?
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
What are the differences between IPMS 3 and NIA?
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
What are the THREE IPMS standards for measuring residential buildings?
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
What is IPMS 2 Residential?
The sum of each floor area measured to the internal dominant face and can be reported in component areas. Similar to GIA.
32
What is IPMS 3 Residential?
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
What is Gross External Area (GEA)?
The area of a building measured externally at each floor level.
34
What is Gross Internal Area (GIA)?
The area of a building measured to the internal face of the perimeter walls at each floor level.
35
What is Net Internal Area (NIA)?
The useable area within a building measured to the internal face of the perimeter walls at each floor level.
35
What is zoning and how would you calculate?
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
What is ITZA?
In terms of Zone A – method of measuring and comparing retail units. Zones are valued ITZA – halving back from Zone A.
36
What is the difference between GIA and IPMS 2 Residential?
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
What is the difference between GIA and IPMS 2 Office?
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
What is the difference between GIA and NSA?
Net Sales Area would be the GIA of each flat within an apartment building. This would exclude the communal areas.
39
What are the differences between GIA and NIA?
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
How would you measure individual apartments in an apartment building?
I would use IPMS 3B to measure individual apartments in an apartment building.
41
How do you measure an industrial unit?
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
When was RICS property measurement effective from?
1st May 2018
43
What is a veranda?
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
What is the definition of net internal area?
NIA is the useable area within a building measured to the internal face of the perimeter walls at each floor level.
45
What is the definition of Gross Internal Area?
GIA is the area of a building measured to the internal face of the perimeter walls at each floor level.
46
What RICS guidance is available for measurement?
RICS Code of Measuring Practice 6th Edition - Published May 2015 - Effective May 2015 - Guidance Note RICS Property Measurement 2nd Edition - Published January 2018 - Effective May 2018 - Professional Statement
47
What is internal dominant face?
Internal finished surface comprising 50% or more of the surface area for each vertical section
48
What are the differences between NIA and IPMS?
IPMS measurements taken to internal dominant face IPMS Includes columns IPMS Multi let offices will include half of the internal dividing wall measured as limited use area
49
What are the parameters provided by RICS when evaluating the level of accuracy that could be expected from a measured survey?
Contained in RICS Property Measurement 2nd edition What is the purpose of the measurement exercise? What are the client’s requirements and expectations in terms of accuracy and confidence in measurement? What are the building or site conditions at the time of survey that would influence how measurements are undertaken? What are the time/cost elements involved in the measurement and reporting? What would be the ramifications if the level of accuracy is deemed insufficient for the purpose?