Measurement (Submission)

Question 1

Why did you use IPMS 2 for your office valuation in sawbridgeworth instead of IPMS 3?

Answer 1

Because the Property was in sole occupation as opposed to a multi-let office building.

Therefore I measured to the internal dominant face on a floor-by-floor basis.

Question 2

What is excluded in IPMS 2?

Answer 2

Excludes open light Wells, upper voids of an atrium, external car parking, patios

Included but stated seperate:
Covered galleries and balconies.

Question 3

Define Internal Dominant Face.

Answer 3

Inside finished surface which comprises more than 50% of the floor-to-ceiling height.

Question 4

When would you use IPMS 1 - Office?

Answer 4

For planning and building cost purposes. Broadly similar to GEA.

Albeit it includes galleries and balconies which GEA doesnt.

Question 5

How would you recalibrate your Leica Disto?

Answer 5

I wouldn’t do this myself, I would send it back to the manufacturer.

I would check if it needs recalibrating by measuring a known distance.

Question 6

What would you expect to find on a Title Plan?

Answer 6

Title Number
A north arrow
Red outline of the parcel of land
Land Registry logo
Scale

Question 7

Why did you measure the industrial unit in Woodford by GIA?

Answer 7

Because the RICS Code of Measuring Practice 2015 is still the best practice document to refer to unless it is an office or residential space I am measuring.

Question 8

When would you refer to the RICS Code of Measuring Practice 2015?

Answer 8

It is still the best practice document for all measurement exercises except for OFFICE and RESIDENTIAL.

Question 9

What are the bases of measurement under the RICS Code of Measuring Practice 2015?

Answer 9

GEA - Planning and build cost estimates
GIA - Industrial
NIA - Retail

Question 10

What is a reasonable assumption to make between the variances of GEA and GIA?

Answer 10

GIA is approximately 2-3% deduction from GEA.

Question 11

What is the intention of the IPMS

Answer 11

Aims to establish consistencies in property measurement across all countries and bring greater global transparancy.

Question 12

Is IPMS mandatory/ are there any exceptions as to when you might not use it?

Answer 12

It is when measuring office and residential properties.

UNLESS

your client provides written instruction to use an alternative

Question 13

What does GIA for industrial or retail warehouses include and exclude?

Answer 13

Includes: Internal face of the perimeter wall inc columns, lift wells, mezzanines with permanent access and loading bays.

Excludes: canopies, fire escapes and covered ways.

Question 14

How many hectares are in 1 acre?

Answer 14

approximately 0.4 hectares.

Question 15

What is another way of measuring land as opposed to Promap?

Answer 15

A trundle wheel could be used.

Question 16

What is in Appendix A of the IPMS (2018)?

Answer 16

The details of acceptable tolerances (stated as a percentage)

Question 17

What is the Ordinance Survey?

Answer 17

It is the national mapping agency for Great Britain.

Question 18

What must you include in your report regarding measurement?

Answer 18

Date
methodology
measurements and calculations

Question 19

What are the limitations of a laser measurement?

Answer 19

They can be distorted in sunlight and are not accurate on reflective surfaces

Question 20

What else could you use to measure?

Answer 20

tape measure
OS mapping software
Trundle wheel

Question 21

How would you usually measure things?

Answer 21

I would advise my client on the benefits of the IPMS and state the reasons for the departure from the Code of Measuring Practice.

However, I usually report on a dual basis, including both measurements.

Question 22

What is IPMS - Residential?

Answer 22

IPMS 1- External
IPMS 2- Interior area of the building (similar to GIA)
IPMS 3 - Floor area to an exclusive owner.

Question 23

What is the difference between IPMS3 and NIA?

Answer 23

1. all columns are included in IPMS
2. covered galleries for the exclusive use of one tenant are included but stated separately in IPMS
3. areas occupied by window reveals are included if assessed as the internal dominant face in IPMS
4. For floors with multiple occupancies, the area is measured to the midpoint of the internal partition wall in IPMS
5. no exclusions for the restricted heights of less than 1.5m in IPMS.
   6, External balconies are included but stated separately in IPMS.
6. accessible rooftop terraces are included in IPMS but stated seperately.

Question 24

In regards to your industrial valuation in Woodford which you measured, what are standard eaves heights?

Answer 24

There are no standard eaves heights. I measure the eaves heights to determine the sufficiency for use. Ie. Warehouse/ industrial.

Question 25

What did you measure the industrial building in Braintree by and why?

Answer 25

GIA because the RICS Code of Measuring Practice (2015) states that it is still the best practice unless it is an office or residential space.

Question 26

Is the RICS Code of Measuring Practice (2015) mandatory?

Answer 26

Yes, except for office and residential properties it is mandatory to follow the RICS International Property Measurement Standards. It is the RICS intention that it will become mandatory but it requires time for it to become embedded into the market practice.

Question 27

What are the three bases of measurement?

Answer 27

GEA
GIA
NIA

Question 28

What is the net frontage?

Answer 28

It is the overall frontage of the shop line measured between the internal face of the external walls.

Question 29

what is Promap?

Answer 29

It is an online Ordnance Survey mapping system.

Question 30

What is the future changes in terms of IPMS?

Answer 30

‘IPMS All Buildings’ Documents are going to be released in near future and this will replace the current four documents (Office, Resi, Industrial, Retail) which were released in 2014, 2016, 2018, and 2019.

It also includes the additional IPMS 4 which is for ‘selected areas’. 4.1 and 4.2 is for including and excluding columns.

Question 31

Why is property measurement so important?

Answer 31

Provides a tool for comparison.
It underpins decisions made by all property users.
It is a fundamental basis for all specialisms.

Question 32

What is IPMS 1?

Answer 32

The total of the areas of each floor level of a Building measured to the outer perimeter of External Walls, Sheltered Areas, and Balconies.

Question 33

What is IPMS 2?

Answer 33

The total of the areas of each floor level of a Building measured to the Internal Dominant Face for all external walls and balconies on each level.

Question 34

What is IPMS 3?

Answer 34

The floor area available on an exclusive basis to an occupier.

Question 35

What bases does the draft IPMS All Building Asset Classes include?

Answer 35

IPMS 1 – External – the floor Area for all or part of a Building measured to its external boundary

IPMS 2 – Internal – the floor Area for all or part of a Building measured to its internal boundary

IPMS 3A – Exclusive Occupation External - the Floor Area available on an exclusive basis to an occupier measured to the external boundary of the Building

IPMS 3B – Exclusive Occupation Internal - the Floor Area available on an exclusive basis to an occupier and where appropriate, measured to the internal boundary of the Building

IPMS 4A – a selected measured Floor Area which includes internal Walls and Columns

IPMS 4B - a selected measured Floor Area which excludes internal Walls and Columns

Question 36

why did you state the external patio area separately?

Answer 36

may be beneficial for prospective purposes

Question 37

What is excluded in IPMS 3 office?

Answer 37

Standard facilities

Included but stated separately:
Balconies, covered galleries, and roof terraces in exclusive use