Measurement

Question 1

• What do you know about the RICS Property Measurement 2018?

Answer 1

Professional Statement

States that members must:

• Provide date of measurement
• State measurement methodology
• Provide reference and scale of any plans
• State the conversion from metric to imperial

Details the use of IPMS!

Question 2

• What is IPMS?

Answer 2

• Dictated by IMPSC (Coalition)
• Increase transparency and comparability
• When dual reporting - differences must be explained
• Not always usable - Remember that some countries have different legislation e.g. limits on ceiling heights
• IPMS: All Buildings released but not adopted by the RICS

Question 3

• What are the IPMS measurement types?

Answer 3

IPMS 1 - GEA - All properties - Planning and Costings
IPMS 2 - GIA - Offices and Residential - Valuation, Agency and Taxation
IPMS 3 - NIA - Offices - Valuation, Agency and Taxation

IPMS 3A - GEA - Residential - Valuation, Agency and Taxation
IPMS 3B - GIA - Residential - Valuation, Agency and Taxation
IPMS 3C - EFA - Residential - Valuation, Agency and Taxation

Question 4

• How do you measure on an IPMS basis?

Answer 4

Internal Dominant Face:
- The finished surface comprising of more than 50% of the surface – floor to ceiling height
- Ignore any columns either recessed or protruding perimeter trunking etc

• Always measure from the inside of the wall if adjoining another property/tenant

Component Areas:
- External wall or Internal structural elements (walls and columns)
- Can be technical services (plant rooms, lifts)

Question 5

• What is included in IPMS1?

Answer 5

Purpose = Planning and Costings
Types = Offices and Residential
Equivalent = GEA
Measure to = External Boundaries of Building

Included but State Separately =
- Covered Galleries
- External Balconies
- Rooftop Terraces
- Permanent Mezzanines

Exclude =
- Voids
- Patios and Decks

Difference with GEA =
- GEA Deducts:
o External Balconies
o Rooftop Terraces

Question 6

• What is included in IPMS2?

Answer 6

Purpose = Valuation, Agency and Tax
Types = Offices and Residential
Equivalent = GIA
Measure to = Internal Dominant Face (middle of shared walls)

Included but State Separately =
- Covered Galleries
- External Balconies
- Rooftop Terraces
- Permanent Mezzanines

Exclude =
- Voids
- Patios and Decks

Difference with GIA =
- GIA Deducts:
o External Balconies
o Rooftop Terraces

Question 7

• What is included in IPMS3?

Answer 7

Purpose = Valuation, Agency and Tax
Types = Offices
Equivalent = NIA
Measure to = Internal Dominant Face (middle of shared walls)

Included but State Separately =
- Covered Galleries
- All Balconies
- Rooftop Terraces (Exclusive Use)

Exclude =
- Voids
- Patios and Decks
- Standard Facilities:
o Stairs
o Lifts
o WCs
o Plant Rooms

Difference with GIA =
- NIA Deducts:
o External Balconies
o Rooftop Terraces
o Internal Structural Walls and Columns
o Measurement to middle of shared walls
o Areas of Below 1.5m Headroom

Question 8

• What is included in IPMS3 A, B and C?

Answer 8

• Used for residential property
• Must say which of IPMS 3 is adopted
• Area in exclusive occupation
• If adjoining another separate property, measure to center of joining wall
• Included but state separately = attic, basement, balconies, garages
• Excluded = voids

IPMS 3a – GEA
IPMS 3b – GIA
IPMS 3c – NIA (EFA – carpeted room by room basis)

Question 9

• What are the differences between Traditional Measurement Methods and IPMS?

Answer 9

• IPMS measured to Internal Dominant Face
• More transparent and comparable around the world
• Not all property use-classes

Question 10

• How does IPMS promote best practice and why is it important?

Answer 10

• International usage
• More comparable and transparent
• Dual-reporting is best practice

Question 11

• What do you know about Code of Measuring Practice?

Answer 11

Guidance Note

• Metric used as standard measure
• Most widely used methods
• Provides scales for plans

Question 12

• What is GEA?

Answer 12

• Everything from outside of each floor level
• Exclude open-sided balconies, canopies, roof terraces, voids

All types of properties

Question 13

• What is GIA?

Answer 13

• Internal faces of walls at each floor level
• Exclude open-sided balconies, canopies, roof terraces, voids

Industrial (including ancillary offices and mezzanine)

Question 14

• What is NIA?

Answer 14

• Internal faces of walls at each floor level
• GIA but exclude common areas, WCs, plant rooms, stairwells, areas below 1.5m headroom

Offices and retail

Question 15

• What are the different scales for plans?

Answer 15

• Building 1:100
• Site Plan 1:2500
• Lease plan 1:50 to 200

Question 16

• What training have you received for Edozo?

Answer 16

• Digital mapping used for gaining site plans and location maps for properties
• Training on how to draw site boundaries and amend them
• The different types of maps available

Question 17

• How do you calibrate a laser measure?

Answer 17

Annually by the manufacturer.

Question 18

• How do you check a laser measure?

Answer 18

Check against two points that you know to be a certain measurement before every inspection.

Question 19

• How do you cross-check measurements?

Answer 19

Check against EPCs and VOA measurements.
EPC – GIA – 15% to Net
VOA – Code of Measuring Practice