Tell me about your understanding of RICS Property Measurement.
RICS property measurement 2018 2nd edition, introduces IPMS.
How does RICS Property Measurement differ from the old Code of Measuring Practice?
RICS Property Measurement represents a significant evolution from the old Code of Measuring Practice by aligning with international standards, enhancing clarity and consistency, and ensuring global applicability. Introduction of IPMS.
Why is accuracy important when you measure buildings?
- Financial – Office measurements must be correct to ensure a tenant is paying the correct rent.
- Operational efficiency and space planning.
- Safety standards – escape routes etc
- Insurance – RCA’s, must be accurate measurements for accurate costs.
How do you calibrate a laser measurer?
Measure a known length and use that as the reference marker, Compare your laser measure’s results to those on the yardstick or tape measure. If they are only off by a few millimeters, then your device is still properly calibrated. If your distances are five millimeters or more apart, your device’s calibration needs to be restored. Take to manufacturer.
Tell me about a strength and weakness of a measuring technique you have used.
Laser measure – Can be hard when using on your own if you don’t have anything to bounce the measurement off, if you have a colleague you can get them to hold a note pad etc.
Tape - Tape measures are generally limited in length (e.g., 10-50 meters). For longer distances, multiple measurements are required, which can be cumbersome and prone to errors.
Trundle - Trundle wheels can be less precise, especially on uneven or rough terrain. Errors can occur if the wheel does not roll smoothly or if the user does not maintain a straight path.
What is IPMS?
IPMS stands for International Property Measurement Standards. It is a set of globally recognized standards designed to ensure consistency, transparency, and comparability in property measurement.
Why has IPMS been introduced?
- Consistency and standardisation - By standardizing measurement practices, IPMS helps unify how properties are measured, reported, and compared, reducing confusion and discrepancies.
- IPMS helps ensure that measurements are reliable and can be trusted, thereby supporting accurate valuations and assessments.
Which IPMS standards are adopted by RICS?
- IPMS 1 - is used for measuring the area of a building including external walls. GEA
- IPMS 2 - the sum of the areas of each floor level of an office building measured to theinternal dominant face. GIA
- IPMS 3 – Office, which equates somewhat to the former NIA
- 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 RICS guidance relates to the measurement of land?
Land Measurement for planning and development purposes, 2021
How can you ensure your measurements are accurate?
Use reliable and calibrated equipment, take check measures.
METICULOUS
How do you ensure that your property measurements align with the RICS Property Measurement (2nd Edition) standards?
To ensure alignment with the RICS Property Measurement (2nd Edition) standards.
- Follow meticulously.
- Select correct IPMS for purpose.
- Establish IDF for IPMS 2/3
RCA, IDF
Can you describe a situation where adhering to these standards impacted the outcome of your measurement work?
- Undertaking an RCA.
- Ensured to collect data for IPMS2
- Ensured to establish IDF for each section of wall.
- Resulted in accurate areas for accurate costing.
Global consistency, transparent, IDF, IPMS
Can you discuss the key principles of the RICS Property Measurement (2nd Edition) and how they guide your measurement practice?
- consistency, transparency, and accuracy in property measurement. These principles guide my practice by ensuring that all measurements are taken in a standard manner, making them reliable and comparable across different properties.
- Introduces IPMS for consistency worldwide.
- Select suitable IPMS for the task.
- Establish IDF
draw plan…
Can you discuss the methodology and tools used to conduct the measured survey? relating to examples
We had no existing plans, so to start I sketched a rough layout to allow me to annotate with measurements using a pencil. I then primarily used a disto and used tapes for small reveals etc. I took plenty of photos to reference when drawing up on autocad.
Can you explain the process you follow when conducting a measured survey, and how do you ensure the accuracy of your measurements?
- First understand which IPMS.
- Walk round to understand.
- Sketch layout.
- Assess IDF.
- Take measures using a variety of techniques.
How did the measured survey for the Macclesfield project contribute to the design process for the refurbishment?
The measured survey for the Macclesfield project was crucial in providing an accurate and detailed layout of the existing space. This allowed the design team to work with precise dimensions, ensuring that the new internal layout would meet the client’s specific area requirements for each room. The accuracy of the survey meant that the design could be developed without the risk of spatial conflicts or the need for significant adjustments later in the process. The detailed measurements also facilitated effective communication with the client, enabling them to visualize the proposed changes with confidence.
What is the internal dominant face?
- Inside surface of external walls that encloses a space.
- Makes up 50% of the surface (by area) floor to ceiling.
- If more than 50% is glazing then the internal side of glazing is IDF.
What is IPMS 1?
- Relates closeley to former GEA
- Used for planning purposes.
- Difference between IPMS 1 and GEA is that balconies, roof top terraces and covered galleries are reported but stated seperatly.
What is IPMS 2
- Relates to former GIA
- Used for construction costs and RCA
- Measured to IDF and reported on component by component basis for each floor.
- Includes all internal walls and columns etc.
- Key difference to GIA is that balconies, terraces and covered galeries are included but stated seperatly.
What is IPMS 3?
- Closely related to NIA
- Used for service charge and valuation.
- Floor area exclusive to an occupier.
- Excludes standard facilities such as stairs, lifts and WC’s.
- Area taken from IDF, where division wall it splits between the wall.
- key difference between NIA is that internal walls and columns included, exclusive use balconies etc measured to internal face included but stated seperatly.
What other IPMS are there?
- IPMS 2 Resi = GIA/NSA (Net sales area)
- IPMS 3A RESI = GEA
- IPMS 3B RESI = GIA
- IPMS 3C RESI = EFA (effective floor area)
What is limited use area?
- Balconies, roof top terraces and covered galeries, areas with less than 1.5m in height.
- Areas measured, but reported seperate.
