Measurment - Level 1 Flashcards
What RICS Documents relate to Measurement?
- RICS Code of Measuring Practice, 6th Edition
- RICS Property Measurment, 2nd Edition 2018 (IPMS)
What is NIA?
Net Internal Area is the useable area within a building measured to the internal face of the perimeter walls at each floor level
What is included in NIA?
- Atria with clear height above, measured at base level only.
- Kitchens
- Built in units.
- Cupboards
- Other occupying useable areas
- Ramps
- Sloping areas and steps within useable area
What is excluded in NIA?
- Parts of entrance hall
- Landings and balconies used in common
- Toilets
- Cleaners’ rooms
- Lift rooms
- Plant rooms
- Stairwells
- Corridors and other circulation areas where used in common with other occupiers
- Columns
- Internal structural walls
What is NIA used for?
- Shops
- Offices
What is GIA?
Gross internal area is the whole enclosed area of a building measured to the internal face of the perimeter walls at each level
What is included in GIA?
- Areas occupied by internal walls and partitions.
- Columns
- Stairwells
- Chimney breasts
- Lift wells
- Vertical ducts
- Atria and entrance halls, with clear height above, measured at base level only.
- Mezzanine floors with permanent access
- Service Accomodation such as toilets, changing rooms, cleaners’ rooms.
- Voids over stairwell and lift shafts on upper floors.
- Loading bays
- Areas with a headroom over 1.5m
What is excluded in GIA?
- Perimeter wall thickness and external projections
- External open-sided balconies
- Covered ways and fire escapes
- Canopies
- Voids over or under structural, raked or stepped floors
- Greenhouses
- Gardens stores
What is GIA used for?
- Warehouses
- Factories
- Workshops
What is GEA?
Gross External Area is the area of a building measured externally at each floor level
what is included in GEA?
- Perimeter wall thickness and external projections
- Areas occupied by internal walls and partitions
- Columns
- Piers
- Chimney breasts
- Internal balconies
- Mezzanine areas intended for use with permanent access
- Lift rooms
- Plant rooms
- Outbuildings which share at least one wall with the main building
- Loading bays
- Areas with a headroom of less than 1.5m
- Garages and conservatories
what is excluded in GEA?
- External open sided balconies
- Covered ways and fire escapes
- Canopies
- Open vehicle parking areas
- Roof terraces
- Voids over or under structural, raked or stepped
What is GEA used for?
Land
Worked related to
- Planning
- council tax
- building reinstatement costs
What is IPMS 1
The sum of the areas if each floor level of a Building measured to the outer perimeter of external construction features, which may be reported on a Component-by-Component basis for each floor of a Building.
IPMS 1, which equates closely to the former GEA (gross external area).
What is IPMS 2 - Office?
The sum of the areas of each floor level of an office building measured to the Internal Dominant Face and reported on a Component-by-component basis for each floor of a building
IPMS 2 – Office, which equates closely to the former GIA (gross internal area).
What is IPMS 2 - Residential?
The sum of the areas of each floor level of a building measured to the internal dominant face, which may be reported on a Component-by-component basis for each floor of the building
IPMS 2 – Residential, which equates closely to the former GIA (gross internal area) and net sales area (NSA).
What is IPMS 3 - Office
The floor area available on an exclusive basis to an occupier, but excluding standard facilities, and calculated on an occupier-by occupier of floor-by-floor basis for each building
What is IPMS 3 - Residential?
The floor area available on an exclusive basis to an occupier
- IPMS 3A – Residential, which equates somewhat to the former GEA (gross external area).
-IPMS 3B – Residential, which equates somewhat to the former GIA (gross internal area).
-IPMS 3C – Residential, which equates somewhat to the former EFA (effective floor area).
What does IPMS stand for?
International Property Measurement Standards
What does IPMS 2 Include
- All internal areas
- Columns
- Walls
- Enclosed voids
- Balconies
- Loading bays
- Mezzanines
What does IPMS 3 Exclude?
- Patios
- Unenclosed parking spaces
- Staircase Openings
- Voids where area is greater than 0.25m2
What does IPMS 2 Exclude?
- Areas outside external walls
- Sheltered areas
When is IPMS 1 used?
Used for planning purposes or costings of development proposals
What dies IPMS 1 include?
- All areas and walls
- columns
- enclosed walkways
- passages
- balconies
- sheltered areas
- verandas,
- mezzanine
What dies IPMS 1 exclude?
- temporary structures
- open lightwells
- open external stairways
- structures beyond the covered area
What IPMS documents are there?
- IPMS Office Buildings, Nov 2014
- IPMS Residential building, Sept 2016
- IPMS Industrial Building, Jan 2018
- IPMS Retail Buildings, Sept 2019
- IPMS All Buildings 2023
When is IPMS 2 Used?
Data on use of space, benchmarking, Marketing
What is the difference between IPMS 3 and NIA?
IPMS includes areas less than 1.5m head room, Internal structural walls, columns, chimney breasts, garages
What is the definition of IDF?
Internal Dominant Face- The inside surface area comprising more than 50% of the floor to ceiling height for each IDF wall section. If such does not occur, the finished surface is deemed to be in IDF
What is the level of measurment accuracy acceptable?
Accuracy typically +/- 2% IPMS states this must be stated as a percentage and that all measurements should be supported by computer generated drawings and verified on site.
When is IPMS 3 used?
Valuation and marketing
What are the measurement techniques?
- Straight line
- plot on plan
- ITZA measurements
- measure to plaster finish wall
- inspect and measure basement
- scale from a plan (be aware of resizing)
What must you state on a plan?
- Address
- Date of inspection,
- Inspector name
- Scale
- North point
- Unit of measurment
- Measurement basis
- Verified on site?
- measurement tools.
What are the measurement tools?
- Disto Laser
- Trundle wheel
- Tape measurer
- Ruler
- Metre Stick
when can IPMS NOT be used? and why?
Statutory basis such as rating, uneconomical for the VOA to remeasure every property
Is IPMS mandatory and where does it tell you?
RICS Property Measurment, 2nd Edition, January 2018 (office and residential)
Definition of building line?
The line within or coinciding with the proeprty line beyond which it is illegal to build
What is zoning? How do we measure this?
Zoning is the concept that a retail, the first 6.1m us most valuable and so on.
Can be 4.3m or 9.43m in London for example
What are the main plan scales?
1:50 - Room Plans
1:100 - Building Plans
1:1250 - Street/Location Plan
1:2500 - Location Plan
1:5000 - Maps/Road Maps
Definition of Internal Eaves Height?
Clear Height between the floor and the lowest point of the underside of roof
Definition of side depth?
Measurment fromt he front to the rear boundaries
Definition of Gross Frontage?
Overall external measurment in a straight line across the front of the building
Definition of Net Frontage?
Overall frontage of the shop line measured between the internal face or external walls
How do you measure land?
- Check land boundaries on an OS Plan or Land registry title plans
- Use trundle wheel on site
- Scale plan from title plans
What is the RICS Professional Statement?
Instructs RICS members how to apply the IPMS standards for Offices and Residential
what is the purpose of IPMS?
An international Property Measurment Standards (IPMS) will ensure that property assets are measured in a consistent way, creating a more transparent marketplace, greater public trust, stronger investor confidence, and increased market stability
How do you convert m2 to sq.ft? and vice versa?
1m2 = 10.7639sq.ft /1 sq ft = 0.0919m2
Definition of Common Facilities?
Those parts of a building providing shared facilities that typically do not change over time, including for example, circulation areas, stairs, escalators, lifts/elevators and motor rooms, toilets, cleaners cupboards, plant rooms, fire refuge areas, maintenance rooms and unallocated parking spaces
How would you convert acres to hectares? and vice versa?
1 acre = 0.40 hectares / 1 hectare = 2.47 acres
Is the RICS Professional Document mandatory?
YES
Definition of Component Area?
The extent at ground level of the area of a building covered by one or more roofs, the perimeter of which is the outermost structural extension, exclusive or ornamental overhangs
Definition of Finished surface?
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units and pipework
Definition of IDF Wall Section?
Each internal finish of a section of an external wall, ignoring the existence of any columns, that is recessed from or protrudes from its adjacent section
Definition of Limited Use Area?
Market and Jurisdictional Differences - Area difference from internal dominant face, area with limited height, areas with natural limited light, above and below ground, area difference from covered area.
How would you consider measurement of comparables?
I would determine the measurment basis of the comparable areas and determine how i can compare - such as recalculating my measurements to the other basis
How would you calibrate your laser measure?
Testing using a confirmed measurement?
What are the limitations of using a laser?
Batteries, bright Light, extreme cold
What is the building Plan Scale?
1:100
When was RICS Professional Statement - Proeprty Measurment 2nd Edition published and implemented
Published January 2018
Implemented 1 May 2018
What is the location Plan scale?
1:2500
What is the street plan scale?
1:1250
What is the Maps/Road Maps Scale?
1:5000
Where can you find the guidance on measuring?
RICS Code of Measuring Practice 6th edition
RICS Property Measurment 2018
How much area difference would you expect to get when measuring to GIA and NIA?
Approx. 15% in favour of GIA
How much area difference would you expect to get when measuring to GIA and GEA?
Approx. 3% in favour of GEA
What are you views on using Code of Measuring practice?
Must be cautious in its use. It is gradually being superseded by IPMS and the RICS Professional Statement property Measure 2nd Edition 2018
what is eaves heght?
Height where the roof meets the walls
What is the market norm eaves height for prime industrials?
8 metres
What was the latest IPMS Standards to be released?
IPMS All buildings - Published in 2023
What property class incorporates IPMS 4?
All building asset classes
Is it mandatory to measure using IPMS?
YES - But only for offices and residential
RICS Professional statement on property measurment states IPMS is mandatory unless instructed otherwise or not normal for market.
IPMS all building not yet adopted by RICS
what would you do if a client told you not to use IPMS?
I would do as requested by the client
- Document this is terms of enagement and valuation report
Why is accurate measuring important?
it is an important trait of any property
- the measurements form the basis of analysis and valuation
