Measurement/ Surveying and Mapping

Question 1

Rule of thumb when identifying who is responsible for the boundary of a piece land?

Answer 1

You would go to the title deeds of the land and look for the T mark. Whichever way this faces is the side of the boundary responsible for maintenance.

Question 2

Plan in front of you with boundaries, how do you know the boundaries are correct?

Answer 2

Download the Title Plan from Land Registry and check against this.

Question 3

How do you rectify an incorrect boundary?

Answer 3

I would speak to my Solicitors who have dealt with this before. They would write to Land Registry explaining why I think there’s a mistake on the Title Deeds and apply for a deed of rectification from LR.

LR would need to notify the neighbour affected.

MOCK QUESTION

Question 3

In what instance might you think there is a boundary era?

Answer 3

If it’s obvious that the land registry title plan does not reconcile with the fence line on the ground.

Or if there is unregistered land within the site boundary

Question 4

What to do if you come across unregistered land?

Answer 4

If you have the title deeds that show this land within your ownership then you can apply to Land Registry for it to be registered.

If you have occupied the unregistered land for 12 years then you can claim its yours with adverse possession. Then likely to be awarded a possessory title.

Question 5

What % of land is registered in the UK?

Answer 5

88%

Question 6

How would you make sure your laser measurer/ distometer is accurate?

Answer 6

I would check if it needs recalibrating by measuring a known distance.

Question 7

How do you use a laser measurer?

Answer 7

Default of the measurer is to measure from the rear of the device. Press the bottom once to clear it and again to take the measurement.

Question 8

What would you expect to find on a Title Plan?

Answer 8

Title Number
A north arrow
Red outline of the parcel of land
Land Registry logo
Scale = 1:1250. This means 1 metre on the map represents 1250 metres on the ground.

Question 9

Describe typical scales of plans and what their difference purposes are?

Answer 9

1. 1:50 = Floor Plans/ Elevations
2. 1:500 = Site Plan
3. 1:1250 = LR Title Plan
4. 1:2500 = Location Plan

Question 10

What would you expect to find on a Title Register?

Answer 10

Property Register - Including Address/ Covenants
Proprietor details - owners and price they paid
Charges Register - restrictive covenants (restrictions on the use), who has an option on the land and if there are any bank charges

Question 11

What is the aim of the RICS Property Measurement (2018) (incorporating IPMS)?

Answer 11

To bring greater global transparency by avoiding current inconsistent definition of measurement in different countries

Question 12

What use classes is IPMS mandatory for?

Answer 12

Offices and resi, UNLESS your client provides written instruction to use an alternative.

Question 13

What trumps what, IPMS or RICS Code of Measuring Practice? And how do they differ?

Answer 13

IMPS has replaced Code of Measuring practice for offices and resi. However, members are encouraged to report on a dual basis.

Main difference is the replacement of GEA, GIA and NIA with IPMS 1, IPMS 2, IPMS 3 and IPMS 4.

MOCK QUESTION

Question 14

Difference between IPMS 3 and NIA?

Answer 14

• Areas occupied by windows are included if assessed as the IDF in IPMS.
• For floors with multiple occupancies, the area is measured to the midpoint of the internal partition wall in IPMS.
• Columns are included with IPMS 3
• Areas less than 1.5m in height are included in IPMS.
• Basements are included with IPMS.
• External balconies are included but stated separately in IPMS

Question 15

What is meant by Internal Dominant Face in IPMS?

Answer 15

The internal finish comprising more than 50% of the floor to ceiling height. If such does not occur, the Finished Surface is deemed to be the IDF

Question 16

What has IPMS replaced from the Code of Measuring Practice for residential measurement? And how does it differ?

LOOK AT BEFORE ASSESSMENT

Answer 16

IPMS 1 - External. SIMILAR TO GEA. There are some exceptions such as balconies. In IPMS these are included but stated separately. In GEA they are excluded.

IPMS 2 - Interior area. Measurements are to the IDF and include all internal walls/ columns. SIMILAR TO GIA. But in IMPS the area occupied by the window when assessed at the IDF is included and COMP it is not.

IPMS 3 - Floor area to an exclusive occupier. Split into 3A, 3B and 3C:

3A = Exclusive Occupation External - measurement to the outer face of the external wall and the centre-line of shared walls. Similar to IMPS 1.
3B = Exclusive Occupation Internal - measurement of the area in occupation INCLUDING internal walls and measured to the IDF. Similar to IPMS 2.
3C = Measurement of the area in occupation EXCLUDING internal walls and measured to the IDF. SIMILAR TO NIA.

Question 16

What is meant by the Finished Surface in IMPS?

Answer 16

The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipework.

Question 17

What is does IPMS say is mandatory for RICS members when measuring office and residential buildings?

Answer 17

1. Dates, 2. Methodology, 3. scale, 4. documented
2. Date when measurements were undertaken
3. State measuring methodology adopted
4. State reference and scale to any plans used
5. Measurements must be clearly documented

Question 18

When would you refer to the RICS Code of Measuring Practice 2015?

Answer 18

It is still the best practice document for all measurement exercises except for OFFICE and RESIDENTIAL

Question 19

Differences between GEA, GIA & NIA?

Answer 19

GEA = includes everything
GIA = everything to the internal perimeter of the external walls
NIA = the net usable area to the internal walls

MOCK QUESTION

Question 20

What are the bases of measurement under the RICS Code of Measuring Practice 2015? And when would you use each?

Answer 20

GEA - Site coverage on planning applications and build cost estimates for houses.
GIA - Resi Valuations, estate agency and industrial agency
NIA - Office valuations, agency and property management service charges

MOCK QUESTION

Question 21

What is a reasonable assumption to make between the variances of GEA and GIA?

Answer 21

GIA is approximately 2-3% deduction from GEA.

Question 22

How many hectares are in 1 acre?

Answer 22

approximately 0.4 hectares.

Question 23

What are the limitations of a laser measurement?

Answer 23

They can be distorted in sunlight and are not accurate on reflective surfaces

Question 24

How did you measure the Golf Club? What did you include?

Answer 24

On the basis of the code of measuring practice. I measured the GIA of the property
1. Before starting, I checked the accuracy of the Disto
2. I obtained floor plans from the Client to assist me with the measurements.
3. I looked at the Health and Safety report to identify any buildings or materials that were hazardous
4. When direct measurement was not possible, I used a 30 metre tape measure and added up the measurements if they were longer than the tape.
5. I gathered the total measurements of each internal dimension of each of the buildings and multiplied them to get the floor areas in square units

Question 25

How would you measure a site area?

Answer 25

Using Promap. For accuracy, I would ask an architect to overlay the sites Land Registry with the sites Promap.

MOCK QUESTION

Question 26

What is Promap?

Answer 26

It is an Ordnance Survey mapping system primarily used for measuring land.

Question 27

Why is measurement important?

Answer 27

It provides a tool for comparison and aids decision making.