measurement question spotting Flashcards
Can you talk me through how you undertook the measurement of an office in the City?
Prior to inspection:
- Provided with a copy of the floor plans and measured survey
- Identified where my measurements needed to be taken from on the plan
- Took distometer which I checked with a known distance
- Took measurements on a plan
- On return to the office I calculated the IPMS 3 calculation and the NIA as requested by my client and clearly marked up the measurement with a scale, details of the measurer, basis of measurement, date of measurement
What are some of the limitations to a distometer
- Can be distorted by light
- Can’t measure through partitioning
- Subject to human error
- Cant measure distances beyond 200m
How to check a disto is working?
- Sent to manufacturer for annual calibration
- Check a known distance and record results in a log
What are the differences between IPMS 3 and NIA?
- Perimeter measurements taken to the IDF
- Heights of less than 1.5m included
- Columns included
- On floors with multiple occupiers, measurement is taken to half way point of the partitioning
- Areas occupied by reveals of a window when determined as the IDF are included.
When determining NIA for an office, what is it, and what is included and excluded?
Net internal area. Used generally for valuation purposes and most commercial uses, except industrial. Basically, assesses net usable area
Included:
- Kitchens
- Areas occupied by perimeter trunking is less than 0.25m protruding
- Built in cupboards
- Entrance halls if not in common areas.
Excludes:
- Pillars, columns and protrusions
- WCs
- Areas < 1.5m in height
- Stairwells
What is required when preparing a measurement according to RICS?
RICS suggests that all measurements should be prepared with the support of a digitally created map
State:
Name of measurer
Date of measurement
Basis of measurement
All calculations clearly detailed
Reference to scale of plans used
State if there is any rounding and/or conversion
What is the sqm to sq ft ratio?
1 sqm is 10.7639 sq ft
What’s an acceptable margin?
Ranges from 1% to 10% depending on the type of building. An old period building with a complicated layout would expect a higher margin. A modern building with a regular shape, much lower towards the 1% margin
What was the quoted rent level at bishopsgate?
£72.50
How many hectares to acres?
1 = 2.471acres
How many sq ft in acres?
43,560 sq ft
how many acres to hectares
0.4047
sq.ft to sqm?
0.0929
What is Promap?
A digital mapping service that uses ordnance survey mapping to accurately measure sites.
What do you check before using promap?
OS plan or land reg title
If you were measuring land what would you use?
Trundle wheel and then trigometry for the site area
What is the site cover?
Plot ratio between the size of the site and the building footprint (GEA)
What are promap limitations?
Subject to:
Human error in measuring and scale reported on
Difficult to be entirely accurate on drawings of the map
- Why not a measured survey and why did you verify?
We tried to get our client to get a measured survey but because the floor was small and their objective was to reduce capital expenditure they wanted us to go on site to verify this.
- Why not IPMS?
It is not widely adopted in the London Office market.
if you found a difference what would you do?
I would speak to my client and depending on what they requested, I would then inform the solicitors and these changes would be reflected in the hots and also the service charge.
What are the different bases of measurement
What are the key differences between the different bases of measurement?
The key bases of measurement, as outlined by the RICS Property Measurement Standards are:
* Gross External Area (GEA)
* Gross Internal Area (GIA)
* Net Internal Area (NIA)
* IPMS (International Property Measurement Standards)
The key differences between they different bases:
GEA = the total area of a building measured externally at each floor level, often used for planning and construction purposes
GIA = the total internal floor area within the external walls, excluding eternal structures but including areas such as corridors and storage. Commonly used for industrial and warehouse buildings.
NIA = the usable floor area within a building, excluding common areas such as lobbies, stairwells and toilets. This is typically used for office and retail space measurement
IPMS = a global standard for measuring property, used to ensure consistency and transparency, particularly in cross-border transactions.
whats included in the rics professional standard: rics property measurement (2018)
The standard aims to promote consistency and transparency in property measurement across the industry.
The RICS Property Measurement (2018) Standard includes:
1. Adoption of International Property Measurement Standards (IPMS): ensuring global consistency in property measurement, with specific guidelines for measuring office and residential buildings.
2. Measurement Definitions: Clear definitions of measurement bases
3. IPMS for Offices: Detailed guidance on applying IPMS Standards to office buildings, including IPMS 1 (building’s footprint), IPMS 2 (internal measurements) and IPMS 3 (usable floor area)
4. Best Practices and Accuracy: Guidance on ensuring accurate and transparent property measurement, including verification processes.
5. Compliance and Reporting: Requirements for members to follow the standard, including documentation and reporting formats.
What is the significance of IPMS?
IPMS is a global RICS-led initiative aimed at avoiding inconsistent definitions of measurement in different countries and bringing greater global transparency.
Only for office and resi.
