Measurement (Level 2) Flashcards
How would you ensure that you present your measurements clearly and coherently?
Following RICS Property Measurement Standards (IPMS or Code of Measuring Practice).
Using consistent units (e.g., sq ft or sq m).
Presenting data in tables or diagrams for clarity.
Including annotations or explanations for any assumptions made.
Retail Unit, Hobhouse
How did you check the disto was calibrated?
I ensured that it had been returned back to the manufacturer annually
I checked it against a known measurement
What is an NIA basis?
Net usable area measured to the internal face of the perimeter walls at each floor level (approx 15% deduction from GIA)
Used for estate agency and valuation of retail and offices, rating, property management
Excludes columns, restricted headroom (1.5m in height)
What is excluded in NIA Measurements?
Structural elements: Internal walls, columns, and piers.
Common areas: Stairwells, corridors, and lobbies.
Toilets, kitchens, and plant rooms (unless for exclusive use).
Service areas: Lift shafts, ducts, and risers.
Non-usable space: Areas with restricted head height (<1.5m) or unusable voids.
Retail Unit, Hobhouse - Measurement
You mentioned you closely aligned, is that sufficient?
It was 1 sq ft different the measured survey.
to ensure accuracy and reliability, I:
Cross-referenced the lease plans and measured survey to verify consistency.
Checked my disto calibration before measuring.
Applied RICS Property Measurement standards to ensure compliance.
Documented and presented the measurements clearly, specifying the NIA basis.
Would you ever rely on someone else’s measurements?
I always double check or measure myself
Office, Eastbourne Terrace, Measurement
What is the purpose of the desktop review?
To check and verify the existing floor area measurements against the measured survey
Office, Eastbourne Terrace, Measurement
How did you measure on NIA?
I measured the lettable space excluding areas such as common parts, structural walls, service areas, columns and areas of less than 1.5 metres in height.
Office, Eastbourne Terrace, Measurement
Is there another method of measurement the RICS suggests for offices?
Yes, IPMS3
Office, Eastbourne Terrace, Measurement
Did you charge for your time in undertaking the measurement?
Yes, I did. It was outlined in a separate agreement referred to as a a Surveyor’s Instruction. This document included the scope of work, time, fees, and any other relevant terms related to the measurement task.
Office, Whitcomb Street - measurement
Why did you measure on both IPMS3 and NIA?
As my client requested that I measured the NIA
Office, Whitcomb Street - measurement
Did you review any other sources?
Previous measured survey
Land Registry plans
Planning drawings or documents
Service charge apportionment plans
As-built drawings (if the property was recently developed or refurbished)
Office, Whitcomb Street - measurement
What was the purpose of the measurement?
For marketing particulars and marketing purposes
What is the difference between IPMS 3 and NIA?
IPMS 3 measures the internal area of a building, including external walls and structural columns, while NIA (Net Internal Area) measures the usable space within the internal walls, excluding areas like corridors, stairwells, and service areas.
IPMS - Measurements taken to the IDF, no exclusions for restricted height of less than 1.5 metres, all columns included
Tell me about your understanding of RICS Property Measurement?
RICS Property Measurement sets out mandatory global standards for measuring property, ensuring consistency, accuracy, and transparency, including the use of IPMS.
When would you use NIA, GIA and GEA as measurement basis?
NIA – For offices and retail (net lettable areas).
GIA – For industrial and warehouse properties.
GEA – For development appraisals and building cost assessments.
What is IPMS all buildings?
IPMS All Buildings is a universal measurement standard that ensures consistency and transparency when measuring all property types globally.
What is dual reporting? When do you use it?
When you provide a property measurement in both traditional and IPMS formats
What RICS guidance relates to measurement of land?
RICS Guidance Note Land Measurement for Planning and Development Purposes
What are the typical measurements of a scaled map?
1:5000
What is the internal dominant face?
The inside surface of the external wall with the largest area of glazing.
What is IPMS?
International Property Measurement Standards
What measurement basis would you use for an industrial building?
GIA or IPMS 2
What measurement basis would you use for a retail property
NIA or IPMS 3
What is the tolerance for measurement
2% maximum
What are the mandatory information recording requirements under RICS Professional Standard Property Measurement (2nd ed) 2018
Purpose of the measurement instruction
Date of the instruction
Date of measurement
Measurement standard adopted
If IPMS not used, reason for departure
Measurement tools
Scale of plans used
Unit of measurement
Name of measurer
What are the differences between IPMS and NIA?
NIA - Measures the lettable/usable space and includes
Includes - Sales areas, kitchenette, built in units, usable floor area, skirting and perimeter trunking.
Excludes - Columns, areas of 1.5 metres in height, toilets
IPMS
Perimeter measurements are taken to the Internal Dominant Face
No exclusions for restricted height of less than 1.5 metres
All columns are included
Covered galleries and balconies for the exclusive use of one tenant are included and stated separately
What should the accuracy of a laser measure be?
1.5mm up to 200 metres
What does NIA exclude compared to IPMS
Columns
Areas under 1.5m in height
Internal Walls
Toilets
Cleaners cupboard
What are the general principles of measurement and calculation in RICS Professional Standard - RICS Property Measurement 2018?
Purpose of measurement instruction
Date of measurement instruction
Date of measurement
Measurement standard adopted
Laser measure/tape measure
Scale of any plans used
RICS Members are expected to advise their client on the benefits of using IPMS
What is the difference between IPMS 1 and GEA?
Uses?
Measured to the outer perimeter of external construction features and reported on a floor by floor basis
Uses - Planning and build costs
Included but stated separately:
Covered galleries (included in GEA)
Balconies (Excluded GEA)
Roof terraces (Excluded GEA)
Excluded : Lightwells, Atrium, external stairwell, anything not fully enclosed (Patio/car park)
What is the difference between IPMS 2 and GIA
Uses?
Uses - Agency and valuation
Included but stated separately
Covered galleries (included in GIA)
Balconies (Excluded GIA)
Roof terraces (Excluded GIA)
Measure to Internal Dominant Face
