Measurement Summaries (Tech)

Question 1

What are key RICS documents regarding measurement?

Answer 1

RICS Property Measurement 2nd Edition 2018

RICS Code of Measuring Practice 6th Edition 2015

Question 2

When was RICS Professional Statement 2nd Edition 2018 effective from?

Answer 2

1 May 2018

Question 3

NIA

Answer 3

Net Internal Area

The useable area of a building measured to the internal dominant face of the perimeter wall at each floor level

Question 4

IPMS

Answer 4

International Property Measurement Standards

Published by International Property Measurement Standards Coalition 15 Jan 2023

Question 5

Benefits of IPMS?

Answer 5

worldwide consistency

increased transparency

easier portfolio benchmarking

facilitates international trade in property

Question 6

Component Area in IPMS

Answer 6

One of the main elements into which the floor area can be divided

There’s A, B1, B2, B3, C, D, E, F, G, H

Question 7

What properties does IPMS currently apply to?

Answer 7

All buildings, regardless of their use or occupation

Used to be Offices and Residential as per Property Management 2018 but this needs updating

Question 8

Dual Reporting

Answer 8

Reporting in terms of IPMS and another basis

Can only do this with good reason, EG all comparable evidence is NIA/GIA/GEA so need to compare like with like

Question 9

When should dual reporting be adopted

Answer 9

When there is not enough comparable evidence using the same basis, so the client requests another standard is used as well

Question 10

Benefit of dual reporting?

Answer 10

Facilitates comparative analysis both locally and globally

Question 11

Why did RICS change from Code of Measuring to Property Measurement?

Answer 11

Provides a globally consistent measurement practice

Question 12

IPMS 3

Answer 12

The Floor Area available on an exclusive basis to an occupier, but excluding Standard Facilities, and calculated on an occupier-by- occupier basis

Question 13

Standard Facilities

Answer 13

Areas of a building that provide shared facilities and typically do not change over time

EG stairs, lifts, toilets, cleaner cupboards, plant rooms

Question 14

What is included in IPMS 3?

Answer 14

internal walls and columns
half the common wall as measured to centre line when there is adjacent wall

Question 15

What measurements are included but stated separately in IPMS 3?

Answer 15

internal balconies
accessible rooftop terraces
areas under 1.5m

Question 16

what areas are excluded in IPMS 3?

Answer 16

Standard facilities

Question 17

Difference between IPMS 3 and NIA?

Answer 17

internal walls and columns are excluded NIA, and included IPMS 3

common walls measured to dominant face in NIA, and to centre line in IPMS 3

enclosed walkways/passages excluded NIA and included IPMS 3

Question 18

Limited Use Areas

Answer 18

certain areas in building that cannot be legally or effectively occupied due to legislation
vary between markets
not specified by RICS but examples include limited light / restricted height

Question 19

Internal dominant face

Answer 19

Inside finished surface of a wall comprising of 50% floor to ceiling height

Question 20

What does NIA include?

Answer 20

atria and entrance halls
kitchens
areas with ventilation / heating grills
areas occupied by skirting / perimeter trimming

Question 21

What does NIA exclude?

Answer 21

perimeter wall thickness
external projections
external balconies
external car parking
external stairs
areas under 1.5m
lift rooms, plant rooms, toilets, cleaner cupboards

Question 22

What is NIA used for?

Answer 22

rating
property management
estate agency and valuation for shops, supermarkets and business use

Question 23

Main reasons for property measurement

Answer 23

valuation
purchase and sale
leasing and letting
RCAs
business rates
property management

Question 24

Retail Area?

Storage area?

Answer 24

The NIA of a shop

area not part of retail area as only used for storage

Question 25

Ancillary Area

Answer 25

area capable of beneficial use but not included as retail area or storage area EG cleaners room

Question 26

Gross Frontage

Answer 26

external measurement in a straight line across the front of the building

Question 27

Net Frontage

Answer 27

external measurement in a straight line between internal faces of external walls

Question 28

Why is accurate measurement so important?

Answer 28

market value determined by floor areas 3rd parties rely on floor area to make financial decisions helps create transparent property market

Question 29

Equipment for Measurement

Answer 29

laser measurer trundle wheel measuring tape ruler digital mapping knitting needle / kebab stick

Question 30

What information must be kept on file and included in the measurement report?

Answer 30

use of building (or part that is being measured if mixed use) IPMS standard (1/2/3.1/3.2/4.1/4.2) methodology tools used unit date scale of any plans used floor area whether measurement has been validated on site (new to IPMS All) name of RICS member who measured

Question 31

What must RICS members/firms consider when evaluating the level of accuracy that is achievable and acceptable?

Answer 31

purpose client requirements and expectations building conditions ramifications if insufficient

Question 32

What unit of measurement does RICS prescribe?

Answer 32

None Members should adopt metric (U.K.) but imperial units can be used as well

Question 33

Appropriate tolerance when measuring?

Answer 33

depends what is being measured depends on site conditions and circumstances +/- 1% to 10% small, easy room has less tolerance large, outdoor car park has more

Question 34

Would you zone a restaurant or measure it on overall basis?

Answer 34

Depends on comparables Overall - assumes front and back of restaurant are equally valuable Zone - first 6.10m/20ft more valuable

Question 35

Principles of measurement

Answer 35

fair and reasonable representation of area (cannot be tweaked) capable of being measured objectively verifiable all measurements except height taken horizontally clearly documented (IPMS standard used, method, tools, unit and date) Note: state how measurement was taken EG Pro Map software, hand drawings, laser in person

Question 36

What determines the type of measurement?

Answer 36

The purpose (not the building type)

Question 37

Property Measurement 2018

Answer 37

Professional Statement: Aim and Scope of Standards IPMS: Office and Residential

Question 38

Code of Measuring Practice 6th Edition 2015

Answer 38

defines GEA, GIA and NIA provides worked examples intended for U.K. use only

Question 39

Are you permitted to depart from IPMS?

Answer 39

Yes, if agreed with client if all comparable evidence is in GEA/GIA/NIA

Question 40

Convert Sq Ft to Sq M

Answer 40

divide 1 Sq Ft by 10.764

Question 41

Talk me through how you measured Templars Square Units for validating SC?

Question 42

Talk me through how you undertook measurement for Victoria Street (Exclusive possession) IPMS 3?