Measurement - Summary Of Experience Flashcards
What is the name of the RICS Professional Statement that incorporates IPMS, and why is it important to the RICS?
RICS Property Measurement (2018) which is a Global Professional Statement.
IMPS is important to the RICS because they want to create on international standard for property measurement.
It came into effect in May 2018 after its first introduction in 2016.
What are Members encouraged to do in relation to IPMS?
RICS encourages members to record measurements on both bases, to encourage IPMS to become market practice.
“Members are expected to advise their clients/employers on the benefits of using IPMS and it is mandatory to adopt it for offices and residential properties.
What are the general principles / mandatory actions of measurement & calculation in RICS Professional Statement Property Measurement 2018?
- Provide a date when measurements are undertaken.
- State the measuring methodology adopted.
- Provide reference and scales of any plans.
- State the conversion factor from metric/imperial
- Clearly document any measurements / calculations.
What is “IPMS 1 - Offices” used for?
Used for measuring the area of a building including external walls on a floor-by-floor basis.
It includes (but states separately):
- Covered galleries.
- Balconies.
- Generally accessible roof terraces (GEA did not include galleries and balconies)
It excludes:
- External Parking at Ground Level.
- Open external stairwells
- Upper void levels of an atrium.
What is ‘IPMS 2 - Offices” used for ?
IPMS is for agency and valuation purposes (closest to GIA)
- Used for measuring the interior of an office, includes all areas available for direct use, measured to the internal dominant face of the wall on a floor by floor basis.
- ‘Internal Dominant Face’ are covered balconies, galleries and generally accessible roof terraces.
What does IPMS 2 included and exclude?
Measurements included but stated separately are:
- Covered galleries and balconies.
- Generally accessible roof terraces.
Exclusions include:
- Open light wells and upper-level voids of an atrium.
- Patio and decks at ground floor level
- External parking and equipment yards, cooling equipment and refuse areas.
What is ‘IPMS - Offices” Used for?
Also used for agency and valuation purposes (Closest to NIA)
IPMS 3 is the same as IPMS 2 BUT measures the areas in exclusive use to the occupier.
What are the main differences between IPMS 3 and NIA?
- Perimeter measurements are taken to the ‘Internal Dominant Face’
- No exclusions for restricted height of less than 1.5m
- All columns are included.
- Area occupied by the reveals of a window when measured and assessed as the internal dominant face are included.
- On floors with more than one tenant, the area is taken to the midpoint of the partition wall between tenancies.
- Covered balconies for the exclusive use of one tenant are included.
What does IPMS say about the measurement of Residential Buildings?
IPMS Residential came into affect on 1 May 2018.
- IPMS 1 External
- IPMS 2 Residential (Interior)
- IPMS 3 Residential (Occupier) - Split into 3A, 3B, 3C
Tell me what you know about IPMS All Buildings (2023)
This document supersedes all standards previously published by the IPMS coalition.
- It aims to establish constant methodology for measuring ALL types of buildings in the world.
- Aims to promote international collaboration.
- The RICS is yet to adopt this new mandatory form of measurement.
- The document sets out definitions as:
- IPMS 1 External Measurement
- IPMS 2 Internal
- IPMS 3.1 External Exclusive Use
- IPMS 3.2 Internal Exclusive Use
- IPMS 4.1 Selected areas including internal walls.
- IPMS 4.2 Selected areas excluding internal walls.
What do you know about the RICS Code Of Measuring Practice, 2015?
- This document is still a best practice document for all measurement exercises expect for offices and residential properties.
- Provides precise definitions to ensure a common & consistent approach to measurement.
What are the bases of measurement under the RICS Code of Measuring Practice, 2015?
- GEA which is used for council tax valuations and building cost estimates for houses.
- GIA which is used for estate agency, ratings, building cost estimation for commercial assets and valuations of industrial / warehouses, valuations of retail warehouses.
- NIA same as GIA but for shops (approx 15% deduction from GIA)
Tell me about GIA for Industrial / Retail Warehouses?
- GIA includes columns, lift wells, mezzanines with permanent access and loading bays.
- GIA excludes canopies, fire escapes and covered ways.
- Ancillary offices within the unit are measured on a GIA.
Tell me about NIA for Shops?
When measuring to NIA for shops, surveyors should try to estimate the actual built width of the shop by:
- Removing a ceiling tile.
- Try and get behind the partitioning (spot any gaps/holes)
- Inspect the basement or first floor to see actual built width.
- Scale from floor plans.
- Take sufficient on site measurements to calculate the ITZA
What would you include when measuring NIA for offices?
I would include:
- Atria with clear height and entrance halls if not used in common areas.
- Kitchens
- Built-in cupboards and the like occupying useable area.
- Ramps, sloping areas.
- Areas occupied by ventilation, heating grilles, skirting, perimeter trunking.
- Areas occupied by non-structural walls subdividing accommodation in sole occupancy.
