MEASUREMENT OF LAND & PROPERTY Flashcards
1
Q
When undertaking the measurements of a building, what factors are
you governed by?
A
- RICS Code of Measuring Practice.
- The purpose of the code is to provide succinct, precise definitions to permit the accurate measurement
of buildings and land. - The correct calculation of the sizes, areas and volumes associated of buildings are provided on a
common and consistent basis. - This is to support surveyors undertaking property inspections for valuation, management,
conveyancing, planning, taxation, sale, letting and acquisition to provide a common framework to
measure buildings. - The code contains a hierarchy of definitions with the core definitions being:-
o GEA.
o GIA.
o NIA (Net Internal Area).
2
Q
What is the definition of GEA?
A
- The entirety of the space contained within the main external envelope of the building measured
externally at each floor level including:
o Canopies.
o External Balconies.
o Fire Escapes.
o Garden Stores.
3
Q
What is the definition of GIA?
A
- The entirety of space as measured from the inside face of the main external walls including:
o Columns.
o Mezzanines with permanent access.
o Loading Bays.
o Lift wells.
4
Q
What is the definition of NIA?
A
- The usable space within a building measured to the face of the main external walls including:
o Atria with clear height above, measured at base level only.
o Kitchens.
o Built in cupboards.
o Notional lift lobbies.
5
Q
What are the NRM?
A
- The RICS New Rules of Measurement: Order of Cost Estimating and Elemental Cost Planning which
provide a structured basis for measuring building works and a consistent approach for dealing with
other components of an order of cost estimate or elemental cost plan.
6
Q
What would you expect the percentage of NIA to GIA / GEA to be?
A
- It depends on the type of project being undertaken whether a school, hospital or 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.
7
Q
What are measured surveys?
A
- Measured surveys involve taking measurements of sites or buildings in order to produce accurate
drawings to scale and may include levels (Construction Industry Council Definition). - They are usually specified to an agreed level of detail, to acceptable accuracy tolerances, scale, delivery,
times and costs. - Traditionally they were produced in 2D hard-copy line drawings, topographical plans, floor plans,
sections and elevations. - More recently digital data can come from the end product either in 2D drawing format or in 3D model
format.
8
Q
What is Building Information Modelling?
A
- Building Information Modelling (BIM) is the holistic process of creating and managing information for
a built asset. - Based on an intelligent model and enabled by a cloud platform, BIM integrates structured, multidisciplinary
data to produce a digital representation of an asset across its lifecycle, from planning and
design to construction and operations.
9
Q
When reporting defects within properties that require further
investigation, what are the different category ratings within the Single
Survey?
A
- 1: No immediate action or repair is needed. Normal maintenance must not be treated as a repair for the
purpose of the Single Survey. - 2: Repairs or replacements requiring future attention. This rating is used when repairs are required when
the defect is not considered to be serious or urgent - 3: Urgent Repairs or replacement are needed now. This rating is to be used where if a defect is not
addressed, it can cause problems to other parts of the property or may be a safety hazard. This rating
must be used where the defect is of a serious nature or where immediate repairs are required. A serious
defect is one, which is likely to: compromise the structural integrity of the property; and/or
compromise the intended function of the building element; and/or seriously affect the health and/or
safety of the occupiers.
10
Q
What information would you typically look to obtain from a seller /
occupier?
A
- How long the seller has lived in the property.
- Structural alterations undertaken with approximate dates, planning permissions and building regulations
approvals. - Known defects and problems.
- The age of service installations and maintenance records for central heating boilers.
- Drainage where if private a confirmation of the usual emptying arrangements.
- Ownership & maintenance of shared boundaries and access areas.
11
Q
What tools would you look to utilise when carrying out a survey?
A
- Measuring Device
- Electronic Moisture Meter
- Torch
- Spirit Level
- Pocket Mirror
- Plumb bob
- Compass
- Umbrella/wellies
- Mask
- Wipes/hand sanitizer
- Disposable gloves
- First aid kit
- Phone
- Scaled plans
12
Q
What risk factors should you consider when inspecting a property?
A
- Whether I am able to use inspection tools in a sensible and safe manner.
- To not climb on any furniture, garden walls, stand on boxes which could be unsafe.
- Only use fitted loft ladders if satisfied that they are safe.
- To not touch any part of the electrical installations, if unsafe electrics are detected.
- Do not adjust or move glass fibre insulation.
- Terminate the inspection immediately if:-
o Loose fill asbestos insulation is identified.
o If I injure myself in any way.
o If the seller/occupier attempts to intimidate or abuse me in any way. - Check in with the office at regular intervals and do not end the day with an unaccompanied inspection,
unless another responsible person is informed of their whereabouts. - Keep car keys, mobile phone and/or valuables safe during the inspection.
- Do not allow the occupier to lock doors behind me.
13
Q
What desktop information would you typically look to obtain prior to
undertaking the inspection?
A
- Estate Agent particulars.
- Relevant site information (e.g. the nature of the subsoil).
- Particular exposure to wind-driven rain or frost attack.
- Details of previous works and permissions.
- Guarantees, warranties and any supporting reports, specifications and quotations.
- Conservation area or listed building status.
- Lease details.
14
Q
What would be included within your terms of engagement for
undertaking an inspection?
A
- The service being provided for example the Standard RICS Building Survey Service unless extra
services are agreed. - Details of the Surveyor including RICS membership status, experience and qualifications.
- Procedures prior to the inspection.
- Terms of payment.
- Cancelling the appointment.
- Liability.
- Complaints handling procedures.
15
Q
Who carries out measured surveys?
A
- Typically they are carried out by land surveyors affiliated to the RICS and the Chartered Institution of
Civil Engineering Surveyors. - Measured survey companies can also be found within the Trade Survey Association (TSA).
16
Q
What is meant by the term GNSS?
A
- GNSS (Global navigation satellite systems) can be used to give x and y plan accuracy with great
accuracy in support of carrying out measured surveys.
17
Q
What are total stations?
A
- A total station is an optical instrument commonly used in construction, surveying and civil engineering.
- It is useful for measuring horizontal angles, vertical angles and distance — it does this by analyzing the
slope between itself and a specific point. - Total stations often contain a few different components:
o Electronic transit theodolite.
o Electronic distance meter (EDM).
o Microprocessor.
o Electronic data collector and storage system. - Total stations are highly accurate to a fraction of an arc second as well as measure distances to
hundredths of a foot over thousands of feet.
18
Q
What is photogrammetry?
A
- The term “photogrammetry” is the combination of the words “photo” and “meter” it means
measurements from photographs. - This technique involves a process of record-keeping, measuring, and evaluating terrestrial and aerial
photographs. - The practice of Photogrammetry Applications in surveying includes site planning, topographic
mapping and earthwork volume estimation for proposed roads. - The photogrammetric process consists of proper project planning, image retrieval, image processing,
control data for image adjustment, data accumulation and presentation of an end product results. - The result of the photogrammetric method coordinates values of specific points, a realistic
representation of the earth surface (topographic map), or a reformed image of the earth surface
including map-like characteristics.
19
Q
What are UAVs and how are they used in Surveying?
A
- UAV Surveys Aircraft are commonly referred to as Drones, Unmanned Aerial Vehicles (UAVs) or
Remotely Piloted Aircraft (RPA). - When utilised by Chartered Surveyors site measurements can be taken quickly and accurately to
support with professional surveys for engineering and design purposes. - They can also remove a lot of the risks associated with people working at height for example to support
with visual roof inspections.
20
Q
What is meant by the term laser scanning in surveying?
A
- Laser scanning is used to capture the accurate distance between objects at rapid speed.
- It is also referred to as a point cloud survey or light detection and can be used to generate 3D images
which is then converted into 3D building models for BIM and CAD applications. - The use of laser scanning in conjunction with drones and helicopters is now a recognised method of
measuring exact details of site topography and existing structures.
21
Q
What is IPMS?
A
- IPMS stands for the International Property Measurement Standards.
- The IPMS is a coalition of 80 global professional organisations that was first formed in 2013 when it
produced its first version of its measurement standards. - There were various versions of the standards that are targeted at industry specific sectors such as:-
o IPMS Office.
o IPMS Residential.
o IPMS Retail. - IPMS All Buildings was introduced in January 2023 and now supersedes all previous standards.
- The RICS has been a pivotal member of the coalition since its inception and provided consultation and
advice to its members.
22
Q
Please explain your understanding of the recent IPMS Updates?
A
- IPMS All Buildings was introduced in January 2023 and now supersedes all previous standards and
applies to all buildings irrespective of their use or sector class. - Key Updates to this latest standard include:-
o A shorter and more concise format has been adopted.
o Definitions set out within the standards were made to be deliberately unique in an attempt to
prevent confusion amongst existing standards across global markets.
o The IPMS is organized into 4 volumes that can be utilised by different professional groups in
various scenarios.
o This is thought to encourage the adoption of the standards on a global scale as some markets
were slow to incorporate IPMS and called for one simplified version of the standards.
23
Q
What are different volumes of the IPMS?
A
- IPMS 1 – External Measurements for Whole or Part of a Building.
- IPMS 2 – Internal Measurements for Whole or Part of a Building.
- IPMS 3.1 – External Measurements for Exclusive Occupation.
- IPMS 3.2 – Internal Measurements for Exclusive Occupation.
- IPMS 4.1 – Internal Measurements for Selected Areas including Internal Walls and Columns.
- IPMS 4.2 - Internal Measurements for Selected Areas excluding Internal Walls and Columns.
24
Q
Please explain your understanding of the key definitions set out within
the IPMS?
A
- Internal Dominant Face – The inside surface area comprising more than 50% of the lowest 2.75m
measurement vertically from the structural floor surface, or to the ceiling if lower, for each wall section. - Component – One of the main elements into which the floor area of a building can be allocated.
- Component Area – The floor area attributed to one of the components.
- Standard Facilities – Shared areas in a building that typically do not change over time, such as
circulation areas, stairs, escalators, lifts/ elevators, toilets, cleaners cupboards, plant rooms, fire refuge
areas and maintenance rooms.
25
Q
What is your view of the IPMS Updates?
A
- I think the IPMS when established globally will provide an extremely useful set of measurement
standards that will hopefully negate ambiguity across international markets. - In reality this is proving very difficult to achieve due to the existing preferences in place in each market
place. - For example the UK has been slow to adopt the IPMS due to a familiarity and preference of the
existing standards. - I am also awaiting the updated RICS Professional Statement for Property Measurement to find out
how the Institution and experts within the profession view the updated IPMS.
