Measurement - Summary of Experience Flashcards
What are the RICS documents regarding measurement?
RICS Code of Measuring Practice, 6th Edition 2015
RICS Property Measurement, 2nd Edition 2018
When was the RICS professional standard, RICS property measurement 2nd edition 2018 effective from?
1st April 2018
- Reissued as a professional standard in June 2024
What were the changes under the June 2024 reissue of RICS property measurement?
Changed from statement to standard
Why did RICS change from the code of measuring practice to the professional standard?
To provide a global standard of measuring practice - Was not previously consistent
What is IPMS?
International property measurement standards
- Do not seek to define units of measurement but states what is included within measurements (accuracy)
Why were the IPMS brought in?
- To provide international consistency (confidence)
- Increased measurement data transparency
- Easier portfolio benchmarking of measuring
- Facilitates international property trade
What is an international standard?
Something that is established and agreed at an international level - Implemented and delivered locally
- Organisations subscribe to its use and implementation through their membership
What is a component area in IPMS?
Elements to which floor areas are divided
- Designated according to their structure and function
e.g. sum of all component areas will each to IPMS1/2/3
What is GEA?
The area of a building measured internally at each floor level (measured to the exterior walls)
What is GIA?
The area of a building measured to the internal face of the perimeter walls at each floor area
What is NIA?
The useable area of a building, measured to internal face of the perimeter walls at each floor level
When did IPMS all buildings become effective?
15 January 2023 - Not mandatory for RICS
Tell me about IPMS all buildings?
- Lets users choose standard relevant to purpose of the area being measured
- Introduced to create clearer boundaries on extent of each measurement - 4 stage process introduced for each measurement
- Superseded all previously published IPMSC
What does IPMSC stand for?
International property measurement standards coalition
If a IPMS component area is multifunctional use, what should it be stated as?
State according to principle use
What properties does IPMS currently apply to?
All buildings as of 2023, before it was just office and residential
What is dual reporting?
Reporting in terms of IPMS and another basis
When should dual reporting be adopted?
ALWAYS - When there lacks comparable evidence using the same basis - Therefore client requests standard other than IPMS
Benefit of dual reporting?
Facilitates comparative analysis locally and globally
Can you talk me through the steps you undertook to measure the office unit at Croxley Park?
1) Review lease - Gathered existing floor plan
2) Confirmed measurement basis what is included/excluded + Undertake risk assessment
2) Calibrated my laser measure
3) Conduct and record measurements
4) Complete measurement report - Send to client
What is IPMS 1?
- The sum of the areas of each floor level of a building measured to outer perimeter of external construction features, reported on a floor by floor basis
What is featured within the RICS Code of Measuring Practice 2015?
- Measurement standards
- Best practice guidance on measurement techniques to maintain professional standards
- Guidelines towards consistency
SIMPLE - provides succinct, precise definitions
What is the difference between IPMS1 and GEA?
- Internal balconies (included in GEA - Stated separately in IPMS1)
- External balconies (included in GEA - Stated separately in IPMS1)
- Accessible rooftop terraces (Excluded in GEA - Stated separately in IPMS1)
What is the difference between IPMS2 and GIA?
- Internal balconies (Included in GIA, included but stated separately in IPMS2)
- External balconies (Excluded in GIA, included but stated separately in IPMS2)
- Accessible rooftop terraces (included but stated separately in IPMS2)
What is the difference between IPMS3 and NIA?
- External walls and columns excluded in NIA (Included in IPMS3)
- Common walls with adjacent occupier measured to dominant face in NIA (Centre line in IPMS3)
- Enclosed walkways or passages excluded from NIA (Included in IPMS3)
Why did you use GIA when measuring Unit 6, Merton Road?
Pre-agreed with my client. Standard alongside other industrial units at the property
Why did you use IPMS3 when measuring the office unit at Croxley Park?
Was an office unit. IPMS3 is mandatory for office units under RICS property measurement 2018
Could you have used another measuring basis at Croxley Park?
Could have used NIA. Would have had to have been pre-agreed with the client as IPMS3 is mandatory (dual reporting due to lack of comparative analysis)
What measurements are included but stated separately in IPMS1?
- Internal balconies
- External balconies
- Accessible rooftop terraces
What areas are excluded in IPMS1?
- Open light wells
- Open external stairways
- Patios
- External car parking
What is IPMS3?
The floor area available on an exclusive basis to occupier, excluding standard facilities, calculated on an occupier-by-occupier basis for a building
What is included in IPMS3?
- Internal walls and columns
- Floor area taken to the internal dominant face
- if there is an adjacent common wall, it is measured to the centre line
What is IPMS2?
The sum of the area of each floor level of a building measured to the internal dominant face, and reported on a component basis for each floor of a building
What measurements are included but separately stated in IPMS2?
- Internal balconies
- External balconies
- Patios
- External car parking
What is the difference between IPMS2 and GIA?
- Internal balconies are included in GIA (included but separately stated in IPMS2)
- External balconies are excluded from GIA (included but separately stated in IPMS)
- Accessible rooftop terraces are excluded in GIA (included but separately stated in IPMS2)
- Areas occupied by window reveals when measured as the internal dominant face, excluded in GIA (included in IPMS2)
What are standard facilities?
Areas of a building that provide shared facilities and typically do not change over time
What is the internal dominant face?
Inside surface comprising more than 50% of the lowest 2.75m measured vertically from the structural floor surface or ceiling if lower, for each wall section (measurement to main wall surface)
What areas are excluded in IPMS2?
- Open light wells
- Open external stairways
- Patios
- External car parking
What is included in GEA?
- Perimeter wall thickness and external elevations
- Areas occupied by internal walls and partitions
- Columns, stair wells, lift wells, lift rooms, plant rooms
- Mezzanine areas with permanent access
What is included in GIA?
- Areas with headroom of less than 1.5m
- Areas occupied by internal walls and partitions
- Columns, stairwells, lift wells, lift rooms, plant rooms, fuel rooms
- Mezzanine areas with permanent access
What is included in NIA?
- Atria (if let to single tenant)
- Entrance halls
- Notional lift lobbies (reception)
- Lift lobby
- Kitchen
- Areas occupied by ventilation / heating grilles
- ## Areas occupied by skirting and perimeter trunking (cable enclosures)