Measurement - Summary of Experience Flashcards
Tell me about your understanding of RICS Property Measurement
RICS Property MEasurement, 2nd Edition, 2018
Provides:
- Technical definitions
- Introduces mandatory IPMS offices and Residential
How does RICS Property Measurement differ from the old Code of Measuring Practice?
Includes IPMS which is mandatory for office and residential measurement
What IPMS standards are adopted by RICS?
IPMS office and residential
Industrial and retail drafted in 2018 and 2019 -> not yet introduced as mandatory
What is dual reporting?
Measuring to both RICS Property Measurement and RICS Code of Measuring Practice
i.e measuring to both IPMS 3 and NIA
What guidance is there when carrying out measurements?
- RICS Property Measurement 2018
- Code of Measuring Practice 2007
What Measurement basis would you use for measuring offices?
Depends on measurement purpose -> typically measure on NIA and IPMS 3
What scales are used on plans?
1:50 - room plan
1:100 - building plan
1:1250 - street/loaction plan
1:2500 - location plan
1:5000 - road/walking map
What is IPMS?
International Property Measurement Standards
Why has IPMS been introduced?
- Establish consistency in global property measurement
- Improve global transparency
What is IPMS 1?
Universal standard that applies to all building classes
- Measures the area of a building including external walls
- Reported on a floor-by-floor basis
What is included in IPMS 1?
All areas of the building, including perimter wall thickness
Included but stated seperately:
- Covered gallies
- Balconies
- Generally accessible roof terraces
What is excluded in IPMS 1?
- Open light wells
- Upper level voids of an atrium
- Open external stairways that are not integral to the building (e.g. open framework fire escape)
- External car parking
- Patios and decks
- Refuse areas
What is excluded in IPMS 1?
- Open light wells
- Upper level voids of an atrium
- Open external stairways that are not integral to the building (e.g. open framework fire escape)
- External car parking
- Patios and decks
- Refuse areas
When is IPMS 1 used?
Planning purposes
Summary costing of development appraisals
What is IPMS 1 former code equivalent?
GEA
What is the difference beteen IPMS 1 and GEA?
Covered gallies
- Included in GEA
- Included but stated seperately in IPMS 1
Balconies
- Excluded in GEA
- Included but stated seperately in IPMS 1
Generally accessible roof terraces
- Usually excluded in GEA
- Included but may be stated seperately in IPMS 1
What is IPMS 2 - Offices?
Sum of all areas of each floor level measured to the internal dominant face
- Reported on a component-by-component basis for each floor of a building
When is IPMS 2 - Offices used?
Used for measuring the interior area and categorising the use of space in an office building
Used in:
- Agency, valuation, property management
- Provide data on the efficient use of space and for benchmarking
What is included in IPMS 2 Offices?
All areas, including internal walls, columns, enclosed walkways, atria at lowest level
Included but stated seperately:
- Covered gallies
- Balconies
- Generally accessible roof terraces
What is excluded in IPMS 2 Offices?
- Perimeter wall thickness
- Open light wells
- upper level voids of atrium
- Patios and decks not forming part of structure
- External car parking
- Equipment yards and refuse areas
What is IPMS 2 former code?
GIA
What is the difference between IPMS 2 Office and GIA?
- Areas occupied by reveals of windows (Internal Dominant Face) included in IPMS but not GIA
- Balconies included but stated seperately in IPMS 2 Offices
- Covered gallies included but stated seperately in IPMS 2 office
- Generally accessible roof terrace included but stated seperately in IPMS 2 office
What is IPMS 3 Office?
The floor area available on an exclusive basis to an occupier, but excluding standard facilities and shared circulation areas
- Occupier-byoccupier basis or floor-by-floor basis, to the internal dominant face
When is IPMS 3 office used?
Measuring the occupation of floor areas in exclusive use
Used in:
- Agency, valuation, property management
What is included in IPMS 3 Offices?
- All internal walls and columns
- Reveals of windows (internal dominant face)
Included but stated seperately:
- Balconies
- Covered gallies
- Roof top terrace with exclusive use
What is excluded in IPMS 3 offices?
Standard facilities (parts of a building providing common facilities that do not change over time):
- Stairwell
- Lift room / plant room / fuel room
- toilets
- Cleaner cupboards
Shared circulation areas
How is IPMS 3 offices used in a building that is occupied by a sinle tenant?
Measure and assume multi-occupied
What is IPMS 3 Office former code equivalent?
NIA
What is the difference between IPMS 3 Office and NIA?
- All internal walls and columns included in IPMS 3 Office, but excluded in NIA
- Are under 1.5m in height included but stated seperately in IPMS 3 office, but excluded in NIA
- Areas occupied by the reveals of windows included in IPMS 3 Office (internal dominant face)
- Balconies and toof terrace with exclusive use included in IPMS 3 Office
- Enclosed walkways in exclusive use included in IPMS 3 Office
What are the IPMS standards Retail?
- IPMS 1 -> external
- **IPMS 2 - Retail -> internal
- **IPMS 3A **- Retail -> occupier
- IPMS 3B - Retail -> occupier
- IPMS 3C - Retail -> occupier
What are the IPMS standards Retail?
- IPMS 1 -> external
- **IPMS 2 - Retail -> internal
- **IPMS 3A **- Retail -> occupier
- IPMS 3B - Retail -> occupier
- IPMS 3C - Retail -> occupier
What are the IPMS Industrial?
IPMS 1
IPMS 2 - Internal
IPMS 3A - External (exclusive occupation)
IPMS 3B - Internal (exclusice occupation)
What is the internal dominant face?
The inside finish surface comprising of 50% or more of the surace area for each vertical section forming an internal perimeter
What do you exclude from the measurement of an office building?
Varies depending on measurement
Usually exclude: toilets, plant rooms, lift rooms, stairwells, cleaner cuoboards for both NIA and IPMS 3 Office
Include columns and walls and in IPMS 3 Office and areas with less than 1.5m headroom (stated seperately)
How would you measure an office suite with a heating system on the perimeter wall?
Exclude if protrudes more than 0.25m
Exclude if continuous around the wall
Tell me about an office unit you have measured and the aproach taken
I measured Part Ground Floor at Riverbridge House -> dual reporting as requested by Client and because SC was apportioned in NIA.
- used Disto and brought lease plan, ruler, tape measure, pen
- Excluded columns and internal walls in NIA but included in IPMS
- Colleague reviewed and supproted my measurements -> i advised my Client and issed calculations to tenant who agreed
Tell me about an office unit you have measured and the aproach taken
I measured Part Ground Floor at Riverbridge House -> dual reporting as requested by Client and because SC was apportioned in NIA.
- used Disto and brought lease plan, ruler, tape measure, pen
- Excluded columns and internal walls in NIA but included in IPMS
- Colleague reviewed and supproted my measurements -> i advised my Client and issed calculations to tenant who agreed
When would you use NIA?
- Estate agency and valuation
- Rating
- Property management
-> Offices, shops, supermarkets
What is NIA and what is included?
Useable area within a building measured to the internal face of the perimeter wall at each floor level
includes:
- All useable area
- Atria with clear height above (at lowest level)
- Entrance halls
- Notional lift lobbies
- Kitchens
- Stationary cupboards
What is excluded in NIA?
- Toilets
- Columns and internal walls
- PLant and lift rooms
- Stairwells
- Cleanercupboards
- Areas under 1.5m in height
- Continuous heating across wall
- Protrusions over 0.25m
What is GIA and what does it include?
The area of a building measured to the internal face of the perimeter wall at each floor level
Includes:
- Everything in main envelope of the building
- Internal walls and columns
- Areas under 1.5m in height
- Stairwells
- Mezzanine areas with permanent access
What is excluded in GIA?
- Perimeter wall thickness
- Canopies / covered ways
- External fire escapes
When would you use GIA?
Industrial, Warehouse
Estate agency, valuation, rating, property management
What is GEA and what is included?
The area of a building measured externally at each floor level
Includes:
- Perimeter wall thickness
- Areas occupied by internal walls and partitions
- Columns, stair wells, lift rooms, plant rooms
- Mezzanine areas with permanent access
What is excluded from GEA?
- Open vehicle parking areas
- External fire escapes
- Canopies
What is excluded from GEA?
- Open vehicle parking areas
- External fire escapes
- Canopies
When would you use GEA?
Planning
Building Cost Estimation
What basis of measurement do you use for rating?
NIA -> offices and shops
GIA -> Industrial and Warehouse
How do you calibrate a disto?
Send back to manufacturer
How do you check accuracy of a disto?
using a teel ruler to measure a known distance
Tell me about a strength and weakness of a measuring tool you have used?
Disto
Strength: accurate, fast, straight
Weakness: needs to be calibrated yearly, fragile so dropping can cause inaccuracy
When would you use a tape measurer?
- measure small distances
- Check accuracy
What would you take with you when measuring?
Lease plan
Pen
Paper
Ruler
Tape measure
Disto
When would you use a trundle wheel?
To measure a plot of land
Helpful in daytime when disto can’t be used / no wall
How would you value a plot of Land for valuation purposes?
Use OS plan to carry out desktop measurement
Or, use trundle wheel and walkthe boundary of the site
What is an appropriate level of accuracy?
Depends on what you are measuring:
- How difficult to measure
- Site specific conditions
e.g greater margin is acceptable with a car park than a London office -> incorrect London office measurement can have a large knock on effect on the reason for measuring (e.g SC apportionment)
What is an appropriate level of accuracy?
Depends on what you are measuring:
- How difficult to measure
- Site specific conditions
e.g greater margin is acceptable with a car park than a London office -> incorrect London office measurement can have a large knock on effect on the reason for measuring (e.g SC apportionment)
Why is accuracy important when measuring buildings?
To ensure there are no miscalculations or errors in the later purpose for which the measurement was carried out
How do you measure an industrial unit with a mezzanine floor and a canpoy?
- Exclude canopy
- Include mezzanine floor if permanent access, but state seperately
What do you exclude from the measurement of an industrial building?
- Canopies
- Covered ways
- External fire escapes
- Perimeter wall thickness
Tell me about an industrial building you have measured and the approach taken
The paddocks Industrial Estate -> to confirm measurements prior to a letting
Measured in GIA in accordance with Code of Measuring Practice 2015. Therefore excluded canopy but included loading bays, areas with headroom under 1.5m in height, all internal partitions and clumns, and mezzanine areas with permanent access
I used a disto and noted my measurements, conducting my calculations in the office which confirmed accuracy within 1%
Is the Code of Measuring Practice Madnatory for RICS members?
No, it is a guidance note, however strongly advised to follow
RICS Property MEasurement 2018 is a professional statement and is mandatory
What changes were made in the Code of Measuring Practice 2015?
Kilmartin v Safeway 2006 -> highlighted the need for clarification on useable space
- Ramps, slopes and steps included in NIA
- Measurement of heating and cooling apparatus
What changes were made in the Code of Measuring Practice 2015?
Kilmartin v Safeway 2006 -> highlighted the need for clarification on useable space
- Ramps, slopes and steps included in NIA
- Measurement of heating and cooling apparatus
