Measurement Level 2 Flashcards
What was your high street retail example?
Boots, Hainult
Why did you measure on an NIA basis?
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
What is the zoning method?
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.
Why do you use zoning in retail?
Because the value of floor area decrease the further back you go
What is a Zone A?
The first 6.1m (9.1m) of a shop unit
The most VALUABLE
Basic principal of zoning?
Halving back in zones, so zone B is half as valuable as zone A and zone C is half as valuable as zone B.
Would you zone a large shop?
No - market standard
Excessive zone A can distort a valuation.
What did you include in the NIA for the retail unit?
Shop unit usable area
Store cupboards
Kitchen
Retail office
When would you use NIA for offices?
When requested by the client
What does the NIA exclude for retail?
WC
Boiler/plant room
Structural walls
Columns
How did you reach the shop fit out?
Managed to reach the structural wall with the laser
How would you try and reach the shop fit out?
- 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)
Where might you have 9.1m metre zones?
Oxford Street and Regent Street
What are the typical zoning assumtptions?
A/1
A/2
A/4
A/8
A/10
How did you account for ancillary and store space? How else could you?
£2.50 flat rate - as per comps
Can also zone ie A/10, A/16, A/20 depending on the value
What zones and ancillary measurements were there?
Zone A, B and C
Store x3
Kitchen
What are the pros of a laser measure?
Compact
Fast
System Memory
one Man Job
What are the cons of a laser measure?
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
What is the common scale for a building plan?
1:100
What is a scale?
Ratio of the length in a drawing to the length of the real thing.
How did you measure using scale ruler?
- check the scale
- use a ruler with scale on
- align the ruler with the zero mark of the scale
- take measurements with correct scale
eg id 1:100, if measurement = 5cm then
5m * 100 = 500m
What was your PBSA measurement example?
Kings Cross urbanest
What was the purpose?
Accounts Valuation
Why did you note the measurements on the plan beforehand?
To be able to cross reference on site
Why did you carry out check measurements?
To ensure correct sizes as it may impact value
What guidance did you follow for the PBSA measurment?
RICS Professional Standard: RICS Property Measurement (2nd Edition) January 2018 (inc. IPMS)
Why did you use IMPS 3C?
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
Why did you calculate sqft to sqm?
Because the client provided areas in sqft but laser measured in sqm
Were there any discrepencies?
No
What would you do if there were discrepencies?
Do a joint measure
What were the room sizes of PBSA measurement?
Ensuite: 12sqm
Studio: 20 sqm
What are the main 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
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
What is the conversion of sqm to sqft
sqm * 10.7639
How do room sizes impact rental levels
Larger rooms command higher rents
What is the internal dominant face?
Inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section
