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
IPMS 1 - What measurements are included but stated seperately in IPMS1?
- covered galleries
- balconies
- accessible roof terraces
- GEA did not include galleries and balconies
IPMS 1 - What do you exclude in IPMS 1?
- upper void levels of an atrium
- Open external stairwells
- patios, refuse areas, external parking at ground level
IPMS 2 -When would you use IPMS 2 and how would you take a measurement?
- Used for measuring the interior of an office to include all areas for direct use
- measured to the Internal Dominant Face (IDF) of the wall
- on a floor by floor basis in component areas
- areas can also be detailed on a component by component basis
IPMS 2 - What measurements are included but stated seperately in IPMS 2?
- covered galleries
- balconies
- accessible roof terraces
IPMS 2 - What do you exclude in IPMS 2?
- open lightwells
- upper void levels of an atrium
- patios, refuse areas external parking, cooling equipment, equipment yards
IPMS 3 -When would you use IPMS 3 and how would you take a measurement?
- used for measuring the occupation of floor areas in exclusive use, using same assumptions as IPMS 2
- measured to Internal Dominant Face (IDF)
- on a floor by floor basis
IPMS 3 - What measurements are included but stated seperately in IPMS 3?
- covered galleries
- balconies
- accessible roof terraces
IPMS 3 - What do you exclude in IPMS 3?
- standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WC’s, plant rooms
IPMS 3 - What is the difference between IPMS 3 and NIA?
- perimeter measurements are taken to the Internal Dominant Face
- no exclusions for restricted height area of less than 1.5m
- all columns included
- area occupied by the reveals of a window when measured and assessed as the internal dominant face are included
- on floors with multiple occupiers, 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 seperately
IPMS All Buildings
- RICS are yet to adopt this new mandatory form of measurement
- developed my IPMSC (Coalition)
- harmonises measurements og all buildings into single document
- once adopted, RICS Property Measurement (2018) will no longer be relevant
Sets out definitions for:
IPMS 1 - External Measurement
IPMS 2 - Internal Measurement
IPMS 3 - Internal an External Exclusive Use
IPMS 4 - Selected Areas including / excluding internal walls
RICS Code of Measuring Practice (2015) - What is it?
- guidance note
- best practice for all measurements exept office and residential
- provides definitions to ensure consistent approach to measurement
RICS Code of Measuring Practice (2015) - What are the basis of measurement?
GEA - town planning, council tax valuations, building cost estimates for houses
GIA - agency, rating, building cost estimation for commercial, valuation of industrial and retail warehouses (approx 2-3% deduction from GEA)
NIA - as above but for shops (approx 15% deduction from GIA)
RICS Code of Measuring Practice (2015) - What does GIA for Industrial / Retail Warehouses include and exclude?
- include columns, lift wells,, mezzanines with permanent access, loading bays
- exclude canopies, fire escapes and covered ways
- ancillary offices within the unit are measured on a GIA
RICS Code of Measuring Practice (2015) - What does NIA for shops include and exclude?
- when measuring a shop unit with full height partioning by the tenant, try to estimate the actual built width of the shop by followin techniques:
- remove a ceiling tile
- try and get behind the partioning (gapes/holes)
- inspect the basement or first floor to see actual built width
- scale from floor plans (having undertaken on site check measurments)
- take sufficient on-site measurements to calculate the ITZA measurement
RICS Code of Measuring Practice (2015) - What does NIA for offices include and exclude?
Include:
- kitchens
- built in cupboards
- areas occupied by non-stfuctural walls subdividing accomodation in sole occupancy
- ramps, sloping areas and steps with the useable area and stated seperately
- areas occupied by ventiliation and heating grilles
- areas occupied by skirting and permiter trunking
- notional lift lobbies and notional fire corridors
Exclude
- WC’s
- plant and lift rooms
- stairwells
- areas less than 1.5m in height
- 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
- cleaners rooms
- meter and service cupboards and service risers
Measurement - When describing a measurement exercise you have done, what should you include?
- reference to application of standards
- basis of measurement
- what you included and what you excluded
Measurement - what are the implications of sourcing comparable evidence on different measurement bases?
- inclusions and exclusions differ meaning measurements may not be consistent
Measurement - How would you convert imperial to metric and vice versa?
Online calculators
Length: 1 foot = 0.3048 metres
Area: 1 square foot = 0.092903 square metres
Measurement - How would you round measurement?
Appropriate rounding, typically 3-4 decimal points
always state when rounding
Measurement - How do you deal with spaces difficult to measure?
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Measurement - What is the purpose of a letter of reliance when using another partys measurements?
letter of reliance is a letter by the party who undertook the measurement, provided to the party relying on the measurement to be accurate, e.g. the client
ensures the measurement was carried out under appropriate standards
Land - How would you measure land?
- check boundaries using OS map and or Land registry title, propr to calculating the area of a site using ProMap
- a trundle wheel could also be used on site
- use mathematical trigonometry for calculation of site area
- a plot ratio is the ratio between the size of te site and the building footprint (GEA) - this is known as site cover as well
- 1 acre = 0.4 hectares
Accuracy - How do you ensure accuracy of measurements?
- IPMS refers to measurer having to state the degree of tolerance reported as a percentage
- IPMS recomends all measurements are supported by computer-generated drawings and verified on site
Measurement Tools - Name measurmeen tools
- tape
- rod
- distometer
- trundle wheels
Measurement Tools - How accurate are distometers?
within 1.5mm - 200mm
bright sunlight can distort measurements
should check accuracy against known distances
results recorded in a log
caliberated annually by manufacturers
Measurement Tools - How would you measure land?
- promap
- trundle wheel
Office, Birmingham - Talk me through your measurement methodology?
- measurement for agency purposes
- adopted IPMS 3
- I used a distometer (laser measurer)
- took check measurements first
- tolerances were within 2mm
- measured to Internal Dominant Face
- IDF is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section
- if there was no IDF (e.g. glass curtain walls), measurement taken from internal surface of the external wall
- I excluded standard facilities such as stairwells, and toilets)
- I included…
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Office, Birmingham - Explain the difference between IPMS 3 and NIA?
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Office, Birmingham - How did you deal with exclusions under IPMS 3?
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Office, Birmingham - How did you ensure measurement accuracy?
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Office, Birmingham - Why did you cross check your measurements with historic data?
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Industrial Unit, Mill Hill - Can you talk me through your methodology?
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Industrial Unit, Mill Hill - Why did you use a laser and a tape measure?
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Industrial Unit, Mill Hill - Why did you exclude the mezzanine level?
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Industrial Unit, Mill Hill - What is site depth and why did you check this?
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Industrial Unit, Mill Hill - Why did you measure the eaves height?
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Measured Surveys - What are measured surveys?
