Measurement - SOE Flashcards
What are the key RICS documents regarding measurement?
RICS Code of Measuring Practice, 6th Edition 2007 (globally effective from 2015)
RICS Property Measurement, 2nd Edition 2018
When was the RICS Professional Statement, RICS Property Measurement 2nd Edition (2018) effective from?
1st May 2018
What is GEA?
The area of a building measured externally 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 NIA?
The useable area of a building, measured to the internal face of the perimeter walls at each floor level
What is IPMS?
International property measurement standards
What are the benefits of IPMS?
Worldwide consistency
Increased transparency of measurement data
Facilitates international trade in property
Easier portfolio benchmarking
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 accordioning to principle use
What properties does IPMS currently apply to?
Offices and residential
What is dual reporting?
Report in terms of IPMS and another basis
When should dual reporting be adopted?
When there is not enough comparable evidence recorded using the same basis, so the client requests a standard other than IPMS
What is the benefit of dual reporting?
Facilitates comparative analysis both locally and globally
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
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
Why has RICS made changes from Code of Measuring Practice to Property Measurement?
To provide a globally consistent measurement practice
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 sepatately 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 IPMS 3?
The floor area available on an exlcusive basis to an occupier, excluding standard facilities, calculated on an occupier-by-occupier basis for a building
What is the difference between IPMS 2 and GIA?
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 are standard facilities?
The areas of a building that provide shared facilities and typically do not change over time EG stairs, lifts, toilets, cleaners cupboards, plant rooms
What is included in IPMS 3?
Internal walls and columns
Loor area taken to internal dominant face
Where there is adjacent common wall, it is measured to centre line
In IPMS 3, what measurements are included but stated separately?
Internal balconies
External balconies
Accessible rooftop terrace
Areas under 1.5m
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
To what IPMS does GEA most closely relate to?
IPMS 1
To what IPMS does GIA most closely relate to?
IPMS 2
To what IPMS does NIA most closely relate to?
IPMS 3
What is an application of IPMS 1?
Town planning
What is an application of IPMS 2?
Building cost estimation
What is an application of IPMS 3?
Property management
What are limited use areas?
Certain areas in building that that cannot be legally or effectively occupied due to legislation EG height restriction, limited light etc
Not specified by RICS as they vary from market to market
What is the internal dominant face?
The inside finished surface of a wall
What does GEA include?
Perimeter wall thickness and external projections
Areas occupied by internal walls and partitions
Columns
Balconies (internal)
Plant rooms
Loading bays
Areas with headroom under 1.5m
What does GEA exclude?
External balconies
External car parking
External fire escape stairs
What is GEA used for?
Town planning, rating and council tax, and building cost estimation
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?
Rating, building cost estimation, estate agency and valuation, property management
What does NIA include?
Atria and entrance halls
Kitchens
Areas with ventilation/heating grilles
Areas occupied by skirting and perimeter trunking
What does NIA exclude?
Perimeter wall thickness and external projections
External balconies
External car parking
External fire escape stairs
Areas with headroom under 1.5m
Areas occupied by permenant A/C, or heating/cooling apparatus
Lift rooms, plant rooms
Toilets, cleaners cupboards etc
What is NIA used for?
Rating, property management, estate agency and valuation for shops, supermarkets and business uses
What are the main reasons for Property Measurement?
Valuation
Purchase and Sale
Leasing and Letting
Reinstatement Cost Assessments
Business Rates
Property Management
What is retail area?
Net internal area of a shop
What is storage area?
The area of a shop that does not form part of the retail area, as it is exclusively used for storage
What are ancillary areas?
Areas capable of beneficial use, but not included in retail or storage area NIA
EG plant room, cleaner room
What is gross frontage?
External measurement in a straight line across the front of the building
What is net frontage?
External measurement in a straight line between internal faces of external walls
What is shop width?
Internal width between inside faces of external walls
What is shop depth?
Measurement from notional display window to rear of retail area
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, trundle wheel, measuring tape, measuring rod, scale rulers, digital mapping
What information must be kept on file and included in the measurement report?
Purpose, date, measurement standard, reason for departure from IPMS if applicable, methodology, scale of any plans used, floor area, unit of measurement, name of RICS member responsible
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 is zoning?
Used to calculate value of retail units
Front of shop is most valuable
Zones of 6.1m where each zone back becomes 50% less valuable
ITZA which is then rentalised
What unit of measurement does the RICS prescribe?
None, members should adopt metric or imperial units (usually metric in UK)
What is the approximate conersion of sq ft to sq m?
Would divide 1 sq ft by 10.764
What is the approximate conversion of acre to hectare?
1 acre = 0.40 hectare
What basis of measurement do you use to measure shops?
NIA
What basis of measurement do you use when estimating cost of development?
GEA
What is the RICS international property measurement 2nd edition refering to?
Office and residential
Are you permitted to not use IPMS?
Yes, but need to clarify this with the client EG if all comparable evidence is in GEA, GIA or NIA then wouldnt use IPMS as wouldnt be able to compare
Is IPMS mandatory for office and residential?
Yes
What is main difference between IPMS 3 and NIA?
Permiter measurements are taken to internal dominant face, columns are included, and areas occupied by reveal of window are included
Areas under 1.5m are included but stated separately
What would you exclude from NIA?
Columns, toilets, cleaners cupboards, plant rooms, lift rooms, stair wells
What data capture techniques do you use?
Laser distometer - limitations: laser cannot hit window or mirrored wall, so if another person is there you could ask them to hold a piece of paper against the wall, needs calibrating every 12 months by sending back to manufacturer to ensure it is accurate
Software like ProMap - used measuring land, fields etc - limitations: does not take into consideration elevation. If no ProMap would use Trundle Wheel
Kebab Stick or Knitting Needle - used to measure behind shop fit
What scale is a Land Registry Plan?
1:1250 in urban areas and 1:2500 in rural areas
What does GIA comprise?
Everything to the interal wall
Where do you measure to when measuring a pitched roof?
From ground to lowest point of the roof
