Measurement (Level 2) Flashcards
Professional Standard - What is RICS Property Measurement (2018) incorporating IPMS
- Mandatory standard
- Introduced International Property Measruement Standards (IPMS) to avoid global inconsistency and increase transaprency
- Replaces references to measurements of office and residential in RICS Code of Measuring Practice (2015)
- Members encouraged to report on a dual basis until IPMS is embedded into practice, having regarard to client instructions
- RICS intention is it will become mandaotry practice
- Must advise client on benefits of IPMS
Professional Standard - Under the professional standard, what should be included in a measurement?
- Provide date when measurements are undertaken
- state measuring methodology adopted
- provide reference to scale of any plans used
- state the conversion factor from metric/imperial any any rounding
- clearly document measurement and calculations
- Retain a record of the RICS member responsible to certify above requirements
- advise clients on benefits of IPMS, however, understand it is not always suitable.
- RICS member must document the reason for departure
- It includes Appendix A which details of acceptable tolerances
Definitions - Common Facilities
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
Definitions - Component Area
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.
Definitions - Finished Surface
The wall surface directly above the horizontal wall-floor
junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipework.
Definitions - Internal Dominant Face
inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section
Definitions - IDF wall section
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.
Definitions - Limited Use Area
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
Definitions - Useable Floor Area
floor space within a building that is available for use by the occupier, excluding areas like structural columns, plant rooms, stairwells, and common spaces that do not contribute to the operational use of the space.
Definitions - Internal Eaves Height
the clear height between the floor and the lowest points on the underside of the roof i.e. the eaves
Definitions - Site depth
The measurement of a site from front to rear boundaries
Definitions - Shop depth
the measurement from the notional display window to the rear of the retail area, including the thickness of the display window
Definitions - Built Depth
the maximum external measurement from the front to rear walls
Definitions - Gross frontage
the overall external measurement in a striaght line across the front of the building from the outside of the external walls or the centre line of the party walls
Definitions - Net frontage
the overall frontage of the shop line measured between the internal face of the externall walls
Definitions - IPMS 1 - Offices
For planning and building cost purposes (GEA)
Definitions - IPMS 2 - Offices
for agency and valuation purposes (GIA)
Definitions - IPMS 3 - Offices
also for agency and valuation purposes (NIA)
Definitions - Do IPMS relate directly to GEA, GIA, NIA?
Not exactly
Definitions - What is the definition of GEA?
The entirety of the space contained within the main external envelope of the building
Measured externally at each floor level.
Rating, council tax banding, town planning, Building Cost Estimation
Exclusions
* Canopies
* External Balconies
* Fire Escapes
* Garden Store etc
* Voids over/under structural, raked or stepped floors
Definitions - What is the definition of GIA
The entirety of space as measured from the inside face of the main external walls
Marketing and valuation of industrial and factory properties, retail warehouses, department stores, superstores; often used in rating and property management/service charges and build cost
estimation/insurance valuations).
Exclusions
* Canopies
* External Walls
* External Balconies
* External Fire Escapes
* Garden Store, Greenhouse etc
* External Projection
* Voids over/under structural, raked or stepped floors.
Definitions - What is the definition of NIA
The usable space within a building measured to the face of the main external walls.
Marketing and valuation of retail and office accommodation, rating of hereditaments and property management).
Inclusions
* Atria with clear height above, measured at base level only
* Entrance halls (unless multi – let)
* Ramps of lightweight construction to false floors
* Pavement vaults
* Built in cupboards, Notional lift lobbies
* Kitchens
Definitions - What would you expect the percentage of NIA to GIA / GEA to be?
- depends on the type of project being undertaken (school, hospital, office etc…)
- If it were an office building I would expect the NIA to GIA to be in the region of 70-85%,
- where 70% is not good and 85% is excellent.
IPMS 1 - When would you use IPMS 1 and how would you take a measurement?
- used for measuring the area of a building
- include external walls
- on a floor by floor basis
