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Fed apc > Measurement submission > Flashcards

Measurement submission Flashcards

1
Q

What is Net Internal Area (NIA)?

A

The useable area within a building measured to the internal face of the perimeter walls at each floor level.

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2
Q

What is Gross Internal Area (GIA)?

A

The area of a building measured to the internal face of the perimeter walls at each floor level.

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3
Q

What is Gross External Area (GEA)?

A

The area of a building measured externally at each floor level.

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4
Q

What is the Internal Dominant Face (IDF)?

A

It is the internal finished surface comprising 50% or more of the floor to ceiling wall section (wall).

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5
Q

What are International Property Measurement Standards (IPMS)?

A

A global RICS-led initiative introduced mandatory Internal Property Measurements Standards and practices aiming to avoid current inconsistent definitions of measurement in different countries and bring greater global transparency.

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6
Q

When instructed to measure what do you advise surrounding IPMS?

A

I would encourage to report on a dual basis until IPMS is embedded into market practice

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7
Q

Is it mandatory to measure in line with IPMS?

A

Yes when measuring Residential and office buildings, however, if the client provides a written instruction to use alternative I can depart from using IPMS

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8
Q

Why is IPMS not always suitable?

A

Because the majority of buildings are assessed using conventional method and because the costs for measuring IPMS can be unviable

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9
Q

What are the general principle and practices when taking measurements?

A
  • Provide a date of when measurement were taken
  • State the methodology adopted
  • Provide reference and scale of any plans used
  • State the conversion factor and rounding
  • State the member who measured
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10
Q

What is IPMS1? and what is used for?

A

Used for measuring the area of a building including external walls and is used for planning purposes mainly

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11
Q

What is included/excluded in IMPS 1 Office?

A

Included:

  • Anything inside including external walls
  • common facilities

Included but stated separately:

balconies
covered galleries
roof terraces.

Excluded:

upper void levels of an atrium
open external stair wells
patios
refuse areas
external parking at ground level.

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12
Q

What is IPMS 2?

A

It measures the internal floor areas of a building to the IDF of the wall on a floor by floor basis; but also on a component by component basis

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13
Q

What is included/excluded in IPMS 2 Office?

A

A
Included:

  • columns
  • internal walls
  • common facilities

Included but stated separately:

  • balconies
  • covered galleries
  • roof terraces.

Excluded:

  • open light wells and upper level voids of an atrium
  • patio and decks at ground level
  • external parking and equipment yards
  • cooling equipment and refuse areas.
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14
Q

What is IPMS 3 office?

A

Measures the internal floor area to the IDF on an exclusive basis to an occupier, but excluding standard, shared and common facilities

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15
Q

What is included/excluded in IPMS 3 Office?

A

Included:
- internal walls and columns within an occupant’s exclusive area are included.

Included but stated separately:

balconies
covered galleries
roof terraces.

Excluded:

standard facilities (stairs, escalators, lifts, toilets, cleaners’ cupboards, plant rooms)
open light wells
upper level voids of atrium
external car parking
refuse areas
open external stairways.

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16
Q

What is the difference between IPMS 3 Office and NIA?

A

5 differences:

IPMS 3:

  • measures to the IDF, and not to the internal wall surface
  • Includes but states separately Limited Use areas, such as height below 1.5 mt, and internal structural walls (whereas NIA excludes them)
  • Includes columns (and NIA doesn’t)
  • Party walls are measured to the centre line (whereas NIA measures to the internal surface wall)
  • Includes terraces and balconies (and NIA excludes them)
17
Q

What is the difference between GIA and IPMS 2 Office?

A

GIA:
- excludes balconies, covered galleries and rooftop terraces.

IPMS 2:
- Balconies, covered galleries and rooftop terraces are included but stated separately.
measures to IDF, window reveals included if IDF

18
Q

What is the difference between GIA and NSA?

A

Net Sales Area would be the GIA of each flat within an apartment building.

This would exclude the communal areas.

19
Q

What are the differences between GIA and NIA?

A

NIA:

  • excludes columns
  • excludes shared internal walls
  • excludes common areas such as entrance halls, toilets, stairwells, lift.
  • Excludes areas less than 1.5 m height

GIA:

  • includes columns
  • includes all internal walls
  • includes common areas.
20
Q

What do you measure include and exclude when measuring an Industrial space on GIA?

A
  • Include columns, lifts wells, mezzanines with permanent access and loading bays
  • Exclude canopies, fire escapes and covered ways
  • Ancillary office within the unit are measured to GIA
21
Q

What are the commonly used scales?

A

1: 50 = Room Plan
1: 100 = Building Plan
1: 1250 = Street/Location Plan
1: 2500 = Location Plan
1: 50000 = Road/Walking Map

22
Q

What is the conversion from acres to hectares?

A

1 acre = 0.4046 hectares.

1 hectare = 2.471 acres

23
Q

Why did you not adopt IPMS? When was the retail IPMS released and is it mandatory to use?

A

The valuation was required to be based on NIA basis. IPMS for retail is currently not mandatory, however, members are expected to advice clients on the benefits of using IPMS.

24
Q

If a retail has return frontage, what would you do?

A

There are various ways:
- Adding a percentage to the overall rent or to the ITZA area (say 5%)
- Measuring the return affected area and adding a percentage to that affected area (10% say)
- Adding an amount per linear metre run if the return frontage to the ITZA

25
Q

What Professional Statement did the RICS release to incorporate the International Property Measurement Standards?

A

RICS Property Measurement, 2018

26
Q

For what purpose IPMS 1 is used? What method of measurement does it most closely correspond to?

A

Planning or site coverage purposes; GEA

27
Q

For what purpose is IPMS 2 - Offices & Resi is used? What method of measurement does it most closely correspond to?

A

Building costs and reinstatement costs
GIA

28
Q

For what purpose is IPMS 3 - Offices used? What method of measurement does it most closely correspond to?

A

Agency and valuation purposes but also for tax purposes
NIA

29
Q

What is the internal eaves height?

A

The clear height between the floor and the lowest point on the underside of the roof e.g. at the eaves

30
Q

For what purposes is IPMS 3 - Resi used? What method of measurement does it most closely correspond to?

A

Agency, valuation and taxation purposes;
NIA

31
Q

What are the THREE sub areas of IPMS 3 Residential/broadly what area do you measure?

A

IPMS 3A: measurement to the outer face of the external wall and centre-line of shared walls
* IPMS 3B: measurement of the area in exclusive occupation, including internal walls and columns, measured to the IDF and finished surface of shared wals
* IPMS 3C: measurement of the area in exclusive occupation, excluding the walls and columns, measured to the IDF and finished surface of of a full-height wall

32
Q

What document should you refer to when measuring retail and industrial property?

A

RICS Code of measuring practice, 2015

33
Q

What is IMPS 3A?

A

Measurement to the outer face of the external wall and centre-line of shared walls

34
Q

What is IPMS 3b?

A

Measurement of the are in exclusive occupation, including internal walls and columns and measured to the IDF and finished surface

35
Q

What is IPMS 3C?

A

Measurement of the area of exclusive occupation, excluding walls, columns and measured to the IDF and finished surface

36
Q

What is IMPS 3 resi used for?

A

Measures the area of a building on an exclusive basis to an occupier and is broken into three sub areas.

All sub areas do measure but state separately:
- Attics
-Balconies
-Garages
-Limited Use Areas

37
Q

For what properties and when would you use GIA as a basis of measurement?

A
  • Residential, Industrial, warehouses, retail warehouses and food stores:
  • Estate agency
  • Rating
  • Valuation
  • Building cost estimates for commercial assets
  • New homes valuations
38
Q

For what properties and when would you use NIA as a basis of measurement (2, for 3 uses)?

A

Shops/Offices:
* Estate agency
* Rating
* Valuation

Fed apc (20 decks)

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