Property Measurement Flashcards
Which sector standards govern Property Measurement?
RICS Property Measurement, 2nd Edition (2018)
Code of Measuring Practice, 6th Edition (2015)
IPMS: Offices, Industrial and Residential, 1st Edition (2018) - non RICS
What information must you keep on file for measurements?
- Purpose of measurement
- Date of instruction
- Date of measurement
- Standard adopted
- Reason for departing from IPMS
- Methodology / instrument
- Scale of plans used
- Floor area schedule cross ref to plans
- Unit of measurement
- Name of person / firm responsible
What date is the RICS Property Measurement, 2nd Edition effective from?
1 May 2018
Is there a prescribed unit of measurement from the RICS Property Measurement Standards?
No - members and firms should adopt metric/imperial as per legal requirements or generally accepted by the market.
If using IPMS, IPMS terms must be used - this is mandatory
What does IPMS 3A somewhat equate to from Code of Measuring Practice 6th Edition?
Residential - formerly GEA
What does IPMS 3B somewhat equate to from Code of Measuring Practice 6th Edition?
Residential - GIA
What does IPMS 3C somewhat equate to from Code of Measuring Practice 6th Edition?
Residential - Effective Floor Area (EFA)
What does IPMS 2 somewhat equate to from Code of Measuring Practice 6th Edition?
Residential - GIA and NSA
What are the applications of the Residential IPMS areas?
IPMS 2 - Costings (building & reinstatement)
IPMS 3A, B, C - valuation and agency, taxation and service charge liabilities
What are the Office IPMS standards and uses?
IPMS 1 - GEA , planning
IMPS 2- Office GIA - costings
IPMS 3 - Office NIA - agency, valuation, taxation, service charges
Does the IPMS specify what a Limited Use Area is?
No, it says that this will vary due to local or national legislation.
Any LUA need to be noted measured and stated separately within the reported area.
What is the Internal Dominant Face (IDF) as defined by the IPMS?
The inside surface comprising more than 50% of the floor to ceiling height.
If less than 50%, the Finished Surface (i.e. directly above the floor-wall junction) is the IDF.
Under what circumstances would glazing form the IDF?
If the glazing exceeds 50% of the floor to ceiling area.
Where is the IDF if a wall is not vertical or no section exceeds 50% of the total area?
The Finished Surface - i.e. the area just above the junction between floor and wall
Where is the IDF if there is secondary or tertiary glazing?
Members must decided if retro-fit glazing is permanent or not. If so, measurement should be taken to its internal face. Record the nature of the fitting and reasoning of the decision.
What are some component areas that may be used when areas need to be separately allocated for cost purposes under IPMS 1 or IPMS 2
A - Vertical Penetration (risers, shafts) B1 - External Wall B2 - Internal Walls B3 - Internal non-structural elements C - Technical services (plant rooms) D - Hygiene (WCs, changing)
Under what circumstances would you use the Code of Measuring Practice?
Where dual reporting is adopted. Generally, the IPMS standard must be used but clients may require another standard to be used.
Both the IPMS and other standard must be adopted unless specifically instructed to the contrary.
An interface adjustment or explanation of the reconciliation between the standards must be included.
Under IPMS 1, what should be included?
- Walls
- Columns
- Enclosed walkways
- Passages between separate buildings
Under IPMS 1 and 2, what should be included but stated separately?
- Covered galleries
- Balconies
- Verandas
- Internal catwalks
- Sheltered areas
- Mezzanines (permanent)
- Generally accessible roof terraces
Under IPMS 1, what should be excluded?
- Temporary mezzanines
- Open light wells
- Upper levels of atrium voids
- Open framework stairways
- Refuse areas, patios, decks, car parks, etc
What are the key differences between IPMS 1 and GEA
- Balconies are excluded in GEA, stated separately in IPMS 1
- Roof terraces are NORMALLY excluded in GEA and stated separately in IPMS 1
- Covered galleries (winter gardens) are stated separately in IPMS 1 but fully included in GEA
Under IPMS 2, what should be included?
All areas within the IDF including:
- Internal walls
- Columns
- Walkways and passageways
- Covered atria at lowest floor level
Under IPMS 2, what should be excluded?
- Open light wells
- Upper levels of atrium voids
- Sheltered areas and external structures
- Open framework stairways
- Refuse areas, patios, decks, car parks, etc
How do you convert IPMS 2 to GIA?
- Exclude window reveals (IDF)
- Exclude balconies (separate under IPMS 2)
- Exclude covered galleries, verandas, roof terraces (separate under IPMS 2)
- Include mezzanines in main calcs (separate under IPMS 2)
What is IPMS 3 used for?
Measuring the occupation of floor areas in exclusive use
Generally, when would you use IPMS 1, 2 and 3
IPMS 1 - whole buildings externally
IPMS 2 - whole buildings internally
IPMS 3 - whole or part of a building/floor, inc individual dwellings
IPMS 1 and 2 can be used for internal dwellings as appropriate
NEED TO ASK YASMIN
When the Guidance says that certain jurisdictions have different advice re balconies, covered galleries, etc - where is this guidance?
When do you include stairs in IPMS 3 calculations?
Only at the lowest level
Above what threshold do vertical penetrations or voids become excluded from the floor area measurements in IPMS 3?
0.25m2
What’s included under IPMS 3A?
The outer face of the external walls inwards.
Where there are shared walls, to the centre line or finished surface where the walls are shared with common facilities
What’s included but stated separately under IPMS 3A?
- Attics, basements and cellars
- Balconies and verandas in exclusive use
- Garages
- Limited use areas
What’s excluded under IPMS 3A?
- Patios
- Parking areas
- Staircase openings
- Voids of more than 0.25m2
- Vertical penetrations for common services (risers)
What’s included under IPMS 3B?
Internal dominant face of the walls inwards
Finished surface of any shared walls inwards
What’s included but stated separately under IPMS 3B?
- Attics, basements cellars
- Balconies and verandas
- Garages
- Limited use areas
What’s excluded under IPMS 3B?
- Patios
- Unenclosed parking
- Staircase openings
- Voids of more than 0.25m2
- Vertical penetrations for common services (risers)
What’s measured under IPMS 3C ?
The area in exclusive occupation excluding the full height internal walls and columns
When would you need IPMS 3C
Generally, you would report on an EFA basis (Code equivalent) for council tax work on flats (not houses)
When was the Code of Measuring Practice 6th Edition effective from?
1 May 2015
