Measurement (Level 2) - SOE Specific Flashcards
What key RICS documents are you aware of in relation to measurement?
RICS Code of Measuring Practice, 6th Edition 2015
RICS Property Measurement, 2nd Edition 2018
(You also have International Property Measurement Standards: All Buildings 2023) - Not yet mandatory
When was the RICS Professional Statement, RICS Property Measurement 2nd Edition (2018) effective from?
1st May 2018
What are the benefits of IPMS?
Worldwide consistency
Increased transparency of measurement data
Facilitates international trade in property
Easier portfolio benchmarking
What is NIA?
The useable area of a building, measured to the internal face of the perimeter walls at each floor level .
What is GIA?
The area of a building measured to the internal face of the perimeter walls at each floor level
What is GEA?
The area of a building measured externally at each floor level .
What is a component area in IPMS?
One of the main elements into which the floor area of a building can be divided.
What are the component areas in IPMS?
Component areas A, B1, B2, B3, C, D, E, F, G and H
If a component area is a multifunctional use, what should it be stated as?
State according to principle use.
Why has RICS made changes from Code of Measuring Practice to Property Measurement?
To provide a globally consistent measurement practice
What is IPMS 1?
The sum of the areas of each floor level of a building measured to the outer perimeter of external construction features, and reported on a floor by floor basis
Universal standard that applies to all building classes
Includes all areas, walls, pillars and enclosed walkways for retail and industrial
In IPMS 1, what measurements are included but stated separately?
Internal balconies
External balconies
Accessible rooftop terraces
What areas are excluded in IPMS 1?
Open light wells
Open external stairways
Patios
External car parking
What is the difference between IPMS 1 and GEA?
Internal balconies are included in GEA, and included but stated separately in IPMS 1
External balconies are excluded in GEA, and included but stated separately in IPMS 1
Accessible rooftops are excluded in GEA, and included but stated separately in IPMS 1
What is IPMS 2?
The sum of the area of each floor level of a building measured to the internal dominant face, and reported on a component by component basis for each floor of a building
In IPMS 2, what measurements are included but stated separately?
Internal balconies
External balconies
Accessible rooftop terraces
What areas are excluded in IPMS 2?
Open light wells
Open external stairways
Patios
External car parking
What is the difference between IPMS 2 and GIA?
The main difference is that IPMS 2 is measured to the internal extents of the internal dominant face (IDF) rather than to the internal face of the perimeter walls.
Internal balconies are included/excluded in GIA, and included but stated separately in IPMS 2
External balconies are excluded from GIA, and included but stated separately in IPMS 2
Accessible rooftops are excluded in GIA, and included but stated separately in IPMS 2
Areas occupied by the reveals of windows when measured as the internal dominant face, are excluded in GIA and included in IPMS 2
What is IPMS 3?
The floor area available on an exclusive basis to an occupier, excluding standard facilities, calculated on an occupier-by-occupier basis for a building .
What are standard facilities?
The areas of a building that provide shared facilities and typically do not change over time e.g. stairs, lifts, toilets, cleaners cupboards, plant rooms .
What is an application of IPMS 1?
Planning applications
In IPMS 3, what measurements are included but stated separately?
Internal balconies
External balconies
Accessible rooftop terrace
Areas under 1.5m
What is included in IPMS 3?
Internal walls and columns
Floor area taken to internal dominant face
Where there is adjacent common wall, it is measured to centre line
What areas are excluded in IPMS 3?
Standard facilities
What is the difference between IPMS 3 and NIA?
Internal walls and columns are excluded in NIA, and included for IPMS 3
Common walls with adjacent occupier are measured to dominant face in NIA, and centre line with IPMS 3
Enclosed walkways or passages excluded from NIA, but included in IPMS 3
What is an application of IPMS 2?
Building cost estimation and reinstatement costs
What is an application of IPMS 3?
Property management - service charged in mixed use buildings for the apportionment of occupiers liability
Agency and Valuation
What is the internal dominant face?
Introduced in IPMS - ‘The internal dominant face is the inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section. If such does not occur, then the finished surface is deemed to be the IDF’
What does GEA exclude?
External balconies
External car parking
External fire escape stairs
What does GEA include?
Perimeter wall thickness and external projections
Areas occupied by internal walls and partitions
Columns
Balconies
Plant rooms
Loading bays
Areas with headroom under 1.5m
What is GEA used for?
Town Planning
Rating & Council Tax - Residential
Building Cost Estimation - Residential
What does GIA include?
Columns
Internal balconies
Plant rooms
Loading bays
Areas with headroom under 1.5m
What does GIA exclude?
Perimeter wall thickness and external projections
External balconies
External car parking
External fire escape stairs
What is GIA used for?
Used for:
Building Cost Estimation
Estate Agency & Valuation (Food superstores, Industrial/warehouses )
Rating (Food superstores, Industrial/warehousing)
Property Management (calculation of service charges for apportionment of occupiers’ liabilities) GIA/NIA
What does NIA include?
Atrium with clear ceiling height
Entrance halls
Notional Lift lobbies
Kitchens
Built in units - cupboards
Areas occupied by ventilation / heating grills
Areas occupied by skirting
Areas occupied by non-structural walls subdividing accommodation in sole occupancy
Ramps/steps etc. in usable area
What does NIA exclude?
Toilets
Lift rooms, plant rooms etc
Corridors, entrance halls etc. used in commons
Stairwells, lift wells
Internal structural walls
Areas with a head room less than 1.5m
What is NIA used for?
Estate agency and valuation: Shops, supermarkets, business use
Ratings (shops, supermarkets etc.)
Property Management - service charge apportionments
What are the main reasons for Property Measurement?
Valuation
Purchase and Sale
Leasing and Letting
Reinstatement Cost Assessments
Business Rates
Property Management
Why is accurate measurement so important?
Third parties may rely on area to make financial decisions
Helps create transparent, stable, property market
Market value is determined by floor area
What equipment can be used for property measurement?
Laser measurer
Tape / ruler
Trundle wheel
Promap
Knitting needle / Kebab Stick
What information must be kept on file and included in the measurement report?
Date of measurement
Method of measurement (e.g. IPMS or Code of Measuring Practice) - any reason for departure
Basis of measurement (EG NIA, GIA or GEA)
Confirmation as to whether plans are being used (and reference to appropriate scale if they are)
Measurements done in metric (but can refer to imperial too)
What is zoning?
Used to compare retail units with different frontage to depth ratios
Front of shop is most valuable
Zones of 6.1m where each zone back becomes 50% less valuable
ITZA which is then rentalised
What must RICS members and firms consider when evaluating the level of accuracy that is achievable and acceptable?
Purpose, client requirements and expectations, building conditions, time/cost elements, ramifications if level of accuracy is deemed insufficient
What unit of measurement does the RICS prescribe?
None, members should adopt metric or imperial units (usually metric in UK)
What is the approximate conversion of sq ft to sq m?
Would divide the area value by 10.764 (1sq. ft = 0.09 sq. m)
Positives and negatives of a data capture technique you use?
Laser densitometer:
They read longer distances much quicker and there is less chance of misreading a measurement
limitations: laser cannot measure if they do not have a surface to reflect off, e.g. if hit window or mirrored wall, so if another person is there you could ask them to hold a piece of paper against the wall, might run out of charge, needs calibrating every annually by sending back to manufacturer to ensure it is accurate.
Tape measurer – usually limited in length, sagging or slight angle can interfere with accuracy.
Trundle wheel – rough/soft terrain/obstacles may reduce accuracy.
What scale is a Land Registry Plan?
1:1250 & 1:500 in urban/developed areas and 1:2500 in rural areas.
What is dual reporting?
A departure must be justified. You can dual report to both IPMS and the Code of Measuring Practice Bases. For example dual reported IPMS 3 and NIA.
When should dual reporting be adopted?
Typically adopted where there is not enough comparable evidence recorded using the same basis, so other bases of measurement are also adopted.
What is the benefit of dual reporting?
Facilitates comparative analysis both locally and globally .
What is an acceptable tolerance range?
RICS Property Measurement (2nd Edition) recommends:
+/- 5% tolerance for Gross Internal Area (GIA) and Net Internal Area (NIA) in typical property inspections and measurement for agency/valuation purposes.
For formal valuation reports or precise design work, a tighter tolerance, like +/- 1% to 2%, may be expected.
