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.
Why is consistency important in measurement
Consistency in measurement is crucial because it ensures
1. Accuracy and comparability: Standardised measurement allows properties to be compared fairly.
2. Transparency: Consistent methods build trust among stakeholders by providing clear, reliable data.
3. Global standards compliance: adhering to standards like IPMS ensure international consistency, enabling cross-border transactions and investments.
4. Risk reduction: consistent measurements reduce the risk of disputes or misrepresentations.
It promotes trust, fairness, and accuracy in property measurement.
Explain the measurement you verified / the office?
Office in the CITY 155 Bishopsgate. My client wanted to verify the measurements on the heads of terms however, wanted to save costs and therefore, did not want a third party measured survey. I cross-checked the measurement on the heads of terms.
What is a distometer?
A handheld laser distance measuring device to accurately measure distances between 2 points. It emits a laser beams and calculates the time it take for the beam to reflect back from the target.
Key features:
* Precision: highly accurate measurements over short and long distances
* Ease of use: lightweight and portable
Applications: commonly used for measuring room dimensions, building height and site distances
How do you ensure you are taking accurate measurements?
To ensure you are taking accurate measurements with a distometer:
1. Check calibration - calibrated correctly according to the manufacturer’s guidelines
2. Hold the device steady
3. Target reflective surfaces
4. Account for obstacles
Measurement at the correct angle
What importance do correct measurements have in the sale of a building?
Correct measurements are critical in the sale of a building because:
1. Inform accurate valuation – the building’s size directly affects its market value, rent or sale price
2. Ensure transparency – precise measurements provide clear, reliable data for buyers, reducing the risk of disputes
3. Support legal compliance – accurate measurements ensure compliance with RICS Property Measurement Standards and relevant regulations
4. Aid marketing and negotiations – correct data helps produce accurate marketing materials, supporting buyer confidence and smoother negotiations
Correct measurements build trust, enhance accuracy in pricing and ensure compliance.
What are the necessary marketing materials for the disposal of a unit in relation to measurement?
Key marketing materials for the disposal of a unit related to measurement include:
1. Accurate floor plans: Clearly displaying the layout and dimensions of units with measurement standards like NIA or IMPS specified.
2. Measured area schedule: a breakdown of the unit’s areas by measurement type (e.g. NIA, GIA), providing transparency.
3. Property Brochure: Includes the measured areas ensuring prospective buyers or tenants have clear, comparable data.
4. Title plan and boundary information: Verifying the extent of the property’s legal boundaries.
How do you go about determining the property’s freehold title boundary?
Where would you find the property’s freehold title boundary?
To determine the property’s freehold title boundary:
1. Obtain the Title Plan (from Land Reg) – which outlines the property’s registered boundaries
2. Review the Title Register – check the Title Register for any descriptions or notes to clarify the boundaries or anything affecting them
3. Consult historical plans – if available, review historical plans or documents that might provide additional boundary details
4. Site Survey – conduct a physical survey of the property to compare with the Title Plan and confirm site boundary lines, noting any discrepancies or practical boundaries on the ground.
The property’s freehold title boundary can be found in the Title Plan provided by the Land Registry. This document outlines the exact boundaries of the property as registered, showing the extent of the freehold interest. It is used in conjunction with the Title Register, which provides additional details about ownership and any legal rights or restrictions.
What is a Title Plan and what does it show?
A Title Plan is an official map produced by the Land Registry that shows the boundaries and location of a registered property. It typically includes:
1. Property boundaries: outlines the extent of the land, the buildings owned, often marked in red
2. Surrounding area: displays nearby roads, properties and geographical features to provide context
3. Land registration details: corresponds with the Title Register, confirming ownership and legal interests in the land.
It is an essential document for legal purposes, property transactions and verifying land ownership.
What is a Title Register and what does it show?
A Title Register is an official document maintained by the Land Registry that provides key legal information about a registered property. It typically includes:
1. Ownership details: identified the current owner(s) of the property
2. Property description: provides a brief description, including land and buildings
3. Rights and restrictions: lists any legal rights, easements, covenants or restrictions affecting the property
4. Charges and mortgages: details any financial interest, such as mortgages or liens, registered against the property
The Title Register is essential for confirming ownership and understanding any legal obligations tied to the property.
