Measurement Level 2

Question 1

What was your high street retail example?

Answer 1

Boots, Hainult

Question 2

Why did you measure on an NIA basis?

Answer 2

Market standard for lease renewal
There is no International Property Measurement Standard for retail.
Focus on usable space
In line with RICS Code of Measuring Practise

Question 3

What is the zoning method?

Answer 3

It is NOT a measurement method or a valuation method it is an ANALYSIS method to enable comparison of shops in terms of zone A – ITZA.

Question 4

Why do you use zoning in retail?

Answer 4

Because the value of floor area decrease the further back you go

Question 5

What is a Zone A?

Answer 5

The first 6.1m (9.1m) of a shop unit
The most VALUABLE

Question 6

Basic principal of zoning?

Answer 6

Halving back in zones, so zone B is half as valuable as zone A and zone C is half as valuable as zone B.

Question 7

Would you zone a large shop?

Answer 7

No - market standard
Excessive zone A can distort a valuation.

Question 8

What did you include in the NIA for the retail unit?

Answer 8

Shop unit usable area
Store cupboards
Kitchen
Retail office

Question 9

When would you use NIA for offices?

Answer 9

When requested by the client

Question 10

What does the NIA exclude for retail?

Answer 10

WC
Boiler/plant room

Question 11

How did you reach the shop fit out?

Answer 11

Managed to reach the structural wall with the laser

Question 12

How would you try and reach the shop fit out?

Answer 12

• Remove a ceiling tile
• Try and get behind any partitioning
• Inspect the basement of first floor to see the actual build width
• Scale from floor plans (having taken on site measurements)

Question 13

Where might you have 9.1m metre zones?

Answer 13

Oxford Street and Regent Street

Question 14

What are the typical zoning assumtptions?

Answer 14

A/1
A/2
A/4
A/8
A/10

Question 15

How did you account for ancillary and store space? How else could you?

Answer 15

£2.50 flat rate - as per comps
Can also zone ie A/10, A/16, A/20 depending on the value

Question 16

What zones and ancillary measurements were there?

Answer 16

Zone A, B and C
Store x3
Kitchen

Question 17

What are the pros of a laser measure?

Answer 17

Compact
Fast
System Memory
one Man Job

Question 18

What are the cons of a laser measure?

Answer 18

More expensive
Need steady hand
Need batteries
No good for short distances
Solid target needed
Reflective surfaces are difficult
Maximum range of 80 m needs calibrating

Question 19

What is the common scale for a building plan?

Answer 19

1:100

Question 20

What is a scale?

Answer 20

Ratio of the length in a drawing to the length of the real thing.

Question 21

How did you measure using scale ruler?

Answer 21

1. check the scale
2. use a ruler with scale on
3. align the ruler with the zero mark of the scale
4. take measurements with correct scale
   eg id 1:100, if measurement = 5cm then
   5m * 100 = 500m

Question 22

What was your PBSA measurement example?

Answer 22

Kings Cross urbanest

Question 23

What was the purpose?

Answer 23

Accounts Valuation

Question 24

Why did you note the measurements on the plan beforehand?

Answer 24

To be able to cross reference on site

Question 25

Why did you carry out check measurements?

Answer 25

To ensure correct sizes as it may impact value

Question 26

What guidance did you follow for the PBSA measurment?

Answer 26

RICS Professional Standard: RICS Property Measurement (2nd Edition) January 2018 (inc. IPMS)

Question 27

Why did you use IMPS 3C?

Answer 27

Market Standard
IPMS 3 is used for occupier
3C was used to measure the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face and finished surface
Focuses on useable space
Consistency

Question 28

Why did you calculate sqft to sqm?

Answer 28

Because the client provided areas in sqft but laser measured in sqm

Question 29

Were there any discrepencies?

Answer 29

No

Question 30

What would you do if there were discrepencies?

Answer 30

Do a joint measure

Question 31

What were the room sizes of PBSA measurement?

Answer 31

Ensuite: 12sqm
Studio: 20 sqm

Question 32

What are the main differences between IPMS 3 and NIA?

Answer 32

Perimeter measurements are taken to the ‘Internal Dominant Face’
No exclusions for restricted height of less than 1.5m
All columns 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 separately

Question 33

What is the conversion of sqm to sqft

Answer 33

sqm * 10.7639

Question 34

How do room sizes impact rental levels

Answer 34

Larger rooms command higher rents

Question 35

What is the internal dominant face?

Answer 35

Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section