Measurement

Question 1

RICS guidance in this area?

Answer 1

RICS Property Measurement Professional Statement 2018

Code of Measuring Practice 2015

Question 2

Types of measurement tools?

Answer 2

• Tape measure
• Laser
• Software
• Trundle wheel

Question 3

Advantages and disadvantages of laser device?

Answer 3

+ accurate from 1.5mm to 200m
+ good for measuring long units e.g industrial

• bright light can distort laser

Question 4

How do you calibrate a laser?

Answer 4

• Measure easy measurement and compare with tape measure.
• Disto on tripod and measure 10 times from baseline point.
• Average the values measured.

AY sends off lasers to manufacturer annually to be calibrated.

Question 5

What scale would you use for a:

Building plan?

Situation/ location plan?

Wider location plan?

Answer 5

Building plan - 1:100

Situation/ location plan - 1:5,000

Wider location plan - 1:250,000

Question 6

What should be shown on a plan?

Answer 6

Compass arrow pointing North

Question 7

Aim of RICS Property Measurement Professional Statement 2018?

Answer 7

• Avoid current inconsistent definitions of measurement in different countries and bring greater global transparency.
• Document introduces mandatory international property measurement standards.

Question 8

What properties is IPMS applicable to?

Answer 8

Currently office and residential

Question 9

Benefits of IPMS to be told to client?

Answer 9

• Better global consistency in measurement practice/ definitions.
• Increased global transparency.
• Easier portfolio benchmarking.
• Greater credibility for valuation professionals.

Question 10

What are the general principles of measurement and calculation in RICS Professional Statement?

Answer 10

1. Provide date when measurements taken
2. State methodology used
3. State scale of plans used
4. State conversion factor between metric and imperial
5. Measurements and calculations clearly documented
6. Note RICS member responsible for measuring

Question 11

What is IPMS 1?

Answer 11

• Formerly GEA.
• Used for town planning/ build cost purposes.
• Measure of whole building including external walls.
• Inclusions (but stated separately): covered galleries, balconies, generally accessible roof terraces.
• Exclusions: upper void level of atrium, patios, refuse area, parking.

Question 12

What is IPMS 2 Office?

Answer 12

• Formerly GIA.
• Used for agency and valuation purposes.
• Measuring interior of an office including all areas available for direct use, measured to INTERNAL DOMINANT FACE.
• Same as IPMS 1 but excludes external walls.

Question 13

What is IPMS 3 Office?

Answer 13

• Formerly NIA.
• Used for agency and valuation purposes.
• Used to measure occupation of floor areas in exclusive use, measured to IDF.
• Inclusions: internal walls and columns/ taken to centre line of common wall shared with adjacent occupier.
• Exclusions: Standard facilities that are shared/ common areas

Question 14

What is Internal Dominant Face (IDF)?

Answer 14

Inside finished surface comprising more than 50% of floor to ceiling height for each IDF wall section.

Question 15

Difference between IPMS 3 Office and NIA?

Answer 15

• IPMS taken to IDF.
• IPMS includes limited height areas below 1.5m.
• IPMS includes all columns.
• IPMS includes areas occupied by reveals of windows when assessed as IDF.

NIA excludes all of the above and does not measure to centre line.

Question 16

Which property type was first to be IPMS?

Answer 16

Office

Question 17

Aim of Code of Measuring Practice 2015?

Answer 17

• Best practice for all measurement, except office and resi.
• Provides definitions to ensure consistent approach.

Question 18

Basis of measurement and when used?

Answer 18

GEA - town planning/ council tax vals/ building cost estimates for houses.

GIA - agency/ vals/ rating/ building cost estimated for commercial.

NIA - same as GIA.

Question 19

When is GEA used?

Answer 19

town planning/ council tax vals/ building cost estimates for houses

Question 20

When is GIA used?

Answer 20

• Industrial
• Warehouses
• Retail warehouses

Question 21

When is NIA used?

Answer 21

• Retail shops
• Offices

Question 22

Inclusions and exclusions on GIA?

Answer 22

Measured to internal face of perimeter walls

Includes:
Columns/ internal walls/ lift wells/ loading bays/ mezz (with permanent access)

Excludes:
Canopies (stated separately)
Fire escapes/ covered ways

ANCILLARY OFFICES MEASURED ON GIA

Question 23

Inclusions and exclusions for NIA?

Answer 23

Useable area within a building measured to internal face of perimeter walls

Includes:
Internal non-structural walls that forms part of the exclusive occupation area

Excludes:
Shared facilities/ columns/ internal walls separately exclusive use areas/ stairwells/ limited use areas below 1.5m

Question 24

Measurement accuracy?

Answer 24

+/- 1% to +/- 10%

Depends on property size and use.

Question 25

Why do you compare with the VOA? Could they be inaccurate?

Answer 25

They measure in accordance with the RICS documentation. Publicly accessible measurements used to determine the RV, therefore good level of accuracy. Usually compare to other measurements too if available, but know that VOA measure in same accordance as my own.