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Measurement Flashcards

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1
Q

What is the key RICS measurement guidance?

A

RICS Professional Standard: RICS Property Measurement (2nd Ed. January 2018)

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2
Q

What does RICS Professional Standard: RICS Property Measurement (2nd. Ed January 2018) include?

A
  • Application of the Professional Standard
  • Technical definitions
  • IMPS Office and Residential (it will be updated over time to include industrial, retail and mixed use)
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3
Q

What are the requirements set out in RICS Professional Standard: RICS Property Measurement (2nd Ed. January 2018)

A

Retain the following information on file:

  • Purpose of instruction
  • Date of measurement instruction
  • Date of measurement
  • Measurement standard adopted
  • If IPMS is not used, document the reason for departure
  • Measurement methodology (laser measurer or tape measure)
  • Scale if any plans used
  • Floor area schedule with relevant areas cross referenced to floorplans
  • Unit of measurement and conversion factor, if applicable
  • Name of RICS member / firm responsible for the instruction
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4
Q

What are RICS members expected to advise when it comes to measurement?

A
  • Advise client or employer on the benefits of using IMPS
  • Encouraged to report on a dual basis until IPMS is embedded into market practise
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5
Q

What must be remembered?

A

IPMS is not suitable in all circumstances and in these circumstances RICS members must document the reason for departure

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6
Q

What are the IPMS (International Property Measurement Standards)?

A

RICS-led global initiative introduced mandatory IPMS aimed at avoiding inconsistent definitions of measurement in different countries and brining greater global transparency

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7
Q

Who runs the IPMS?

A

IPMSC (The International Property Measurement Standards Council)
- Professional and not-for-profit organisation

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8
Q

What was the sequence of IMPS?

A
  1. IPMS Office Buildings (2014)
  2. IPMS Residential Buildings (2016)
  3. PMS Industrial Buildings (2018)
  4. IPMS Retail Buildings (2019)
  5. IMPS: All Buildings (2023) - Supersedes all previous
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9
Q

Following the sequence of IPMS, how was RICS Guidance updated?

A
  1. IPMS Office Buildings (2014)
    –> Incorporated into RICS Guidance in 2015
  2. IPMS Residential Buildings (2016)
    –> Incorporated into RICS Guidance in 2018 (as RICS Professional Standard: Property Measurement (2nd Ed. January 2018) - STILL MOST RECENT
  3. PMS Industrial Buildings (2018)
  4. IPMS Retail Buildings (2019)
  5. IMPS: All Buildings (2023) - Supersedes all previous
    –> Being incorporated into RICS Guidance
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10
Q

What is the latest guidance?

A
  • IPMS All Buildings supersedes all previous IPMS asset classes
  • IPMS All Buildings has not yet been incorporated into RICS Guidance, so surveyors should follow IPMS Office and Residential guidance still
  • RICS Professional Standard: Property Measurement (2nd Ed January 2018) is the latest RICS Guidance
  • This applied to all properties and includes now out of date IPMS Office and Residential that is being superseded
  • The Code of Measuring Practise (2015) applies to all other asset classes
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11
Q

What is IPMS - common facilities?

A
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12
Q

What is IPMS - component area?

A
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13
Q

What is IPMS - finished surface?

A
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14
Q

What is IPMS - internal dominant face (IDF)?

A

The inside finished surface comprising more than 50% of the floor to ceiling height for each IDF wall section

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15
Q

What is IPMS - IDF wall section?

A
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16
Q

What is IPMA - limited use area?

A
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17
Q

For IPMS Office Buildings, when would you use IPMS 1?

A

Planning or building cost purposes (GEA)

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18
Q

For IPMS Office Buildings, when would you use IPMS 2?

A

Agency or valuation purposes (GIA)

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19
Q

For IPMS Office Buildings, when would you use IPMS 3?

A

Also agency or valuation purposes (NIA)

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20
Q

Talk me through IPMS 1 for Office Buildings?

A

Used for measuring the area of a building including external walls on a floor-by-floor basis

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21
Q

What does IPMS 1 for Office Buildings include?

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces

(GEA did not include galleries and balconies)

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22
Q

What does IPMS 1 for Office Buildings exclude?

A
  • Upper void levels of an atrium
  • Open external stairwells
  • Patios, refuse areas, external parking at ground level
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23
Q

Talk me through IPMS 2 for Office Buildings?

A

Used for measuring the interior of an office to include all areas available for direct use, measured to the Internal Dominant Face of a wall on a floor-by-floor basis in component areas

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24
Q

What does IPMS 2 for Office Buildings include?

A
  • Covered galleries
  • Balconies
  • Generally accessible roof terraces
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25
What does IPMS 2 for Office Buildings exclude?
- Open light wells and upper-level voids of an atrium - Patio and decks at ground level - External parking and equipment yards, cooling equipment and refuse areas
26
Talk me through IPMS 3 for Office Buildings?
Used for measuring the occupation of floor areas in exclusive use using same assumptions as IPMS2, measured to the Internal Dominant Face of a wall on a floor-by-floor basis The floor area available on an exclusive basis to an occupier
27
What does IPMS 3 for Office Buildings include?
- Covered galleries - Balconies - Generally accessible roof terraces
28
What does IPMS 3 for Office Buildings exclude?
- Standard facilities providing shared or common facilities such as stairs, lifts, motor rooms, WCs, cleaners' cupboards, plant rooms
29
What are the main differences between IPMS 3 and NIA?
- Perimeter measurements are taken to the 'Internal Dominant Face' - No exclusions for restricted height of less than 1.5 metres - All columns are included - Area occupied by the reveals of a window when measured and assessed as the internal dominant face are included - On floors with multiple occupiers, the area is taken to the midpoint of the partition wall between tenancies - Covered galleries and balconies for the exclusive use of one tenant are included and stated separately
30
What are the IPMS Residential Buildings standards?
- IMPS 1 - External - IMPS 2 - Internal (interior area) - IMPS 3 - Occupier (occupation of the building on an exclusive basis to an occupier)
31
How is IPMS 3 broken down further?
- IPMS 3A - IPMS 3B - IPMS 3C
32
What is IPMS Residential Buildings 3A?
Measurement to the outer face of the external wall and centre-line of shared walls
33
What is IPMS Residential Buildings 3B?
Measurement to the area in exclusive occupation, including internal walls and columns, measured to the Internal Dominant Face and finished surface
34
What is IPMS Residential Buildings 3C?
Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face and finished surface
35
Talk me through IPMS All Buildings (2023)?
- Supersedes all standards previously published by the IPMS coalition - Aims to establish a consistent methodology for measuring all types of buildings in the world - Harmonises all building classes into a single document into one set of standards - Once adopted by RICS, it is envisaged that the current RICS Property Measurement, 2018) will no longer be relevant
36
What does IPMS All Buildings (2023) set out?
IPMS 1 - External measurement IPMS 2 - Internal measurement IPMS 3.1 - External exclusive use IPMS 3.2 - Internal exclusive use IPMS 4.1 - Selected areas including internal walls IPMS 4.2 - Selected areas excluding internal walls
37
What is the RICS Code of Measuring Practise (2015) used for?
Best practise for all measurement exercises except offices and residential
38
What are the COMP Bases of Measurement?
GEA, GIA, NIA
39
What is GEA used for?
Town planning, council tax valuations and building cost estimates for houses
40
What is GIA used for?
Estate agency, rating, building cost estimation for commercial assets, valuation of industrial / warehouses, valuation and rating of retail warehouses and food stores, new home valuations 2-3% reduction from GEA
41
What is NIA used for?
Same as GIA, but for NIA 15% deduction from GEA
42
What does GIA for industrial / retail warehouses include / exclude?
Includes: - Columns - Lift wells - Mezzanines with permanent access - Loading bays Excludes: - Canopies - Fire escapes - Covered ways Ancillary offices within the unit are measured on a GIA basis
43
How do you use NIA for shops?
When measuring a shop unit fitted out with full height partitioning by the tenant, try to estimate the actual built width of the shop by one of the following: - Remove a ceiling tile - Try and get behind the partitioning - Inspect the basement or first floor to see actual built width - Scale from floor plans (having undertaken some on site check measurements) - Take sufficient on-site measurements to calculate the ITZA measurement
44
What do you include in NIA for Offices?
- Atria with clear height above and entrance halls if not used in common areas - Notional lift lobbies and notional fire corridors - Kitchens - Built-in cupboards and the like occupying useable area - Ramps, sloping areas and steps within the usable area and stated separately and pavement vaults - Areas occupied by ventilation and heating grilles - Areas occupied by skirting and perimeter trunking - Areas occupied by non-structural walls subdividing accommodation in sole occupancy
45
What do you exclude in NIA for Offices?
- WCs - Plant and lift rooms - Stairwells - Meter and service cupboards and service risers - Areas less than 1.5 metres in height - Cleaners' rooms - Permanent circulation areas - Space occupied by permanent, continuous air conditioning, heating or cooling apparatus if space it occupies is rendered substantially unusable, or if it protrudes 0.25m or more into a useable area - Areas rendered substantially unusable with a dimension between opposite faces of less than 0.25m - Measurements should be taken to the glazing for full height glazing unless elements of the window structure or design render the space substantially unusable
46
What are internal eaves height?
The clear height between the floor and the lowest point on the underside of the roof, e.g. at the eaves
47
What is site depth?
The measurement from the front to rear boundaries
48
What is shop depth?
The measurement from the notional display window to the rear of the retail area, including the thickness of the display window
49
What is built depth?
The maximum external measurement from the front to rear walls
50
What is gross frontage?
The overall external measurement in a straight line across the front of the building from the outside of the external walls or the centre line or the party walls
51
What is net frontage?
The overall frontage of the shop line measured between the internal face of the external walls
52
What should you consider when evaluating the level of accuracy that could be expected from a measured survey and one that is both achievable and acceptable?
- Purpose - Client's requirements and expectations - Building or site conditions - Time / cost elements - Ramifications if level of accuracy is deemed insufficient
53
How would you measure land?
- Check boundaries on site with an OS plan / Land Registry title document prior to calculating the area of a site using Promap - Trundle wheel or software like 'Promap' - Mathematical trigonometry or a planimeter for the calculation of a site area - A plot ratio is the ratio between the size of the site and the building footprint (GEA), This is also known as site cover. - 1 acre is 0.4046 hectare
54
What is a building line?
55
What is a scale?
Ratio of the length in a drawing to the length of the real thing
56
What is 1:50 used for?
Room plan
57
What is 1:100 used for?
Building plan
58
What is 1:1250 used for?
Street/location plan
59
What is 1:2500 used for?
Location plan
60
What is 1:50000 used for?
Road / walking map
61
What measurement tools are there?
- Tape - Rod - Laser device - Software
62
How accurate are lasers?
Within 1.5mm up to 200m but bright sunlight can distort measurements All measurement tools should be checked for accuracy frequently against a known distance and the results recorded in a log Lasers should be calibrated annually by manufacturers
63
How do you convert from Sq m to Sq ft?
x 10.7639
64
What is IPMS and why was it introduced?
65
What is the difference between GEA and GIA?
66
When would you use NIA and GIA?
67
What is the typical NIA to GIA ratio for an office building?
68
When in the UK is sq ft used?
69
Do you know how to calculate the difference between sqm and sqft?
70
What is the Code of Measuring Practise? When would you use it?
71
What is the difference between IPMS2 and IPMS 3 for office?
72
What is the first thing you think of when you get to a construction site?
- Sign in - Sort out PPE
73
How would you measure a development site?
- Trundle wheel round the red line boundary - Using land registry
74
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