Measurement (submission) Flashcards
Talk me through an office you have measured - what basis did you use and why? What was your process? How did you ensure your measurements were accurate? And how did you ensure that you measurements were presented clearly and coherently?
- Used NIA (as APP9 of COMP 6 states should use for valuation of offices) and IPMS 3 (as mandatory as per RICS Property Measurement 2nd Ed for offices from Jan 2016, doc states 3 should be used for agency and valuation purposes).
- Printed off floor plans – checked before leaving that were to scale
- Checked the batteries and accuracy of my disto
- Measured the property using NIA and IPMS
• Checked measurements with existing floorplans.
• IPMS Measurement was supported by a CAD drawing and verified on site
• On site noted 2 areas which appeared to be cupboards were in fact plant rooms, therefore excluded.
• Used pen/paper to calculate areas on site - Dual reported the measurements to the client:
• Digitally measured off scaled plans, with reference to several check measurements to confirm to scale/not distorted in any areas.
• Input measurements in Excel with Property Address, File No, Measuring Basis, Surveyor name, Measurement Date and saved.
• Set out measurements clearly in a table, detailing IPMS and NIA & explained difference to my client in report, also clearly marked up on a scaled floor plan
• Applied a suitable conversion factor to my
sq m measurements to reflect local market practice (sq ft, *10.764).
• IPMS - stated a percentage degree of tolerance (KT – plus or minus 2% (most of the time using a 1:100 plan, i.e. ‘Building Plan’)
What was the size in NIA/IPMS 3 office measurement?
484.70 (sqm), IPMS 476.03 (sqm)
What did you include in your NIA office measurement?
Usable area – including: Kitchens Built in cupboards occupying usable area Areas occupied by non-structural walls Areas occupied by skirting
What did you exclude NIA office measurement?
All internal structural walls and columns Lift rooms, plant rooms etc Toilets and cleaners rooms Stairwells, permanent lift lobbies Common corridors
Not applicable to building, but would also otherwise exclude:
External Balconies and Covered Galleries
Service risers and meter cupboards
Continuous heating units
Areas under 1.5m
Areas are unusable space if opposite face under 0.25m
How did the NIA and IPMS measurements differ (office)?
- All internal structural walls and columns were included (stated as limited use areas for comparison with NIA)
- Measured to IDF rather than surface of perimeter wall (LUA)
- Areas occupied by the reveals of windows where assessed as IDF included (LUA)
- No useable spaces under 1.5m in building, so no difference on that front.
- No balconies or covered terraces on this occasion, so no difference on that front.
Talk me through an industrial unit you have measured - what basis did you use and why? What was your process? How did you ensure your measurements were accurate? And how did you ensure that you measurements were presented clearly and coherently?
- Used GIA (as APP6 of COMP 6 states should use for valuation of industrial buildings).
- Also GEA to calculate site coverage (measured around outside of building, using colleagues assistance to laser measure, MORE TO ADD?).
- No plans, but as measuring site area, printed off Land Registry title document.
- Checked the batteries and accuracy of my disto – wall check etc., log.
- Measured the property using GIA and GEA (for site coverage purposes)
• Checked boundaries and verified on site against Land Registry title, which were identifiable by a chain link fence. (could have used trundle wheel if no digital boundaries were available).
• Used pen/paper to draw plan, and calculate areas on site. - Reported the measurements to the client:
• Input measurements in Excel with Property Address, File No, Measuring Basis, Surveyor name, Measurement Date and saved. ALSO DID SAME ON HAND-DRAWN PLANS.
• Set out measurements clearly in a table, detailing GEA, GIA and site area with reference to an appended Edozo Map and Land Registry Map indicating my understanding of title boundaries and area.
• Reported site area on both acre/hectare basis.
What was the size in GIA industrial measurement/offices/mezzanine floor and why included? Industrial/ancillary ratio?
- Total GIA 3,397.7 sq m
- Industrial space 220.95 sq m
- Offices 441.9 sq m
- Mezzanine Floor 295.37 sq m (GIA inc. mez with permanent access).
- Calculated office/ancillary ratio of 13%.
What did you include in your GIA industrial measurement?
Columns, lift wells, mez w permanent access, loading bays.
Measured ancillary offices GIA.
What did you exclude GIA industrial?
Exc. Canopies, fire escapes and covered ways.
What was site area and coverage (also definition)? How did you calculate?
Plot ratio – as defined in COMP 6 – ratio between size of site and building footprint GEA.
Measured external wall faces to calculate GEA (3,450 sq m, 0.85 acres, plot ratio therefore 22%).
What is minimum eaves height + how did you measure + what was it? How did you measure roller shutter dimensions + what were they?
I measured the internal eaves height (minimum eaves height) in accordance with COMP definition: clear height between floor and lowest point on underside of roof, which was in this case the horizontal metal frame for the flat roof decking – 5.7m
Measured roller shutters to lowest height of shutter door (internal roller shutter box), and to internal face of roller door sides.
3x roller shutters – 4.3 m wide x 5.2m high
Talk me through a retail unit you have measured - what basis did you use and why? What was your process? How did you ensure your measurements were accurate? And how did you ensure that you measurements were presented clearly and coherently?
- Used NIA (as APP9 of COMP 6 states should use for estate agency/valuation of retail premises, was doing L and T)
- No plans.
- Checked the batteries and accuracy of my disto – wall check etc., log.
- Measured the property using NIA
• Used pen/paper to draw plan, noted columns on site and any structural walls that would separate or reduce the width of the ground floor space for zoning purposes. I then calculated the areas on site, using the ITZA methodology to also calculate each ground floor zoned area (A/B/C). - Reported the measurements to the client:
• Input measurements in Excel with Property Address, File No, Measuring Basis, Surveyor name, Measurement Date and saved. ALSO DID SAME ON HAND-DRAWN PLANS.
• Set out measurements clearly in a table, detailing total NIA and Ground floor Zone A area with First Floor Storage NIA stated separate from Zone A area, as applied £2 psf rate instead, based on comparable evidence.
What was the size in NIA/FF/ITZA retail measurement? What zoning amounts did you apply and why?
- Total NIA 207.96 sq m / 2,238 sq ft
- Ground Floor ITZA 89.78 sq m / 966 sq ft
- First Floor Stores 59.85 sq m / 644 sq ft @ £2 psf
What did you include in your NIA retail measurement?
Usable area – including: Kitchens Built in cupboards occupying usable area Areas occupied by non-structural walls Areas occupied by skirting
What did you exclude NIA retail?
All internal structural walls and columns Lift rooms, plant rooms etc Toilets and cleaners rooms Stairwells, permanent lift lobbies Common corridors
