Measurement

Question 1

What guidance is there when carrying out measurement?

Answer 1

RICS Practice Statement – Property Measurement 2nd Edition 2018

IPMS 2023

RICS Code Measuring Practice 6th Edition 2015

Question 2

What would you take with you when measuring?

Answer 2

Tape, rod, laser device which have been collaborated

• If site them maybe a trundle wheel
• Up to date floor plans

Question 3

How do you measure an industrial unit with a mezzanine floor and a canopy?

Answer 3

GIA

INCLUDING Mez floor with permeant access

EXCLUDING - Canopies

Ancillary offices also done on GIA

Question 4

Tell me about an office building which you have measured and the approach taken.

Answer 4

Measured Victoria Street - Office Space

IPMS 3 - I included the kitchen but excluded the toilets. I also included the area of skirting and perimeter trunking and areas occupied by non-structural walls subdividing accommodation in sole occupancy.

Question 5

How would you measure a shop trading on basement, ground and first floor with a large central staircase and a return frontage?

Answer 5

NET INTERNAL AREA

Question 6

What is zoning?

Answer 6

Zoning is a technique used to assess the rental value of a retail unit and not a basis of measurement.

Question 7

Explain zoning process?

Answer 7

The front of the shop is worth more than the back. Close to footfall etc.

Based on the halving back principal. The ITZA rent is x

then x/2,
x/4, x/8 etc.

first floor and storage / basement is usually x/10.

Zones are typically 20 ft zones / 6.1m. in some areas (Bond Street, Oxford Street and Edinburgh) there are 30ft zones. (9.1M)

Natural zones are changes in the layout of the shop, i.e. steps.

Mirrored zones are when a shop has 2 frontages.

Return frontages you may add 10% on to the zone A rent for the Zone A section, however you would always assess comparable evidence to establish this.

Question 8

How would you measure a plot of land for valuation purposes?

Answer 8

• check the boundaries on site with an OS plan / land registry title document and calculate the area of a site using Promap.
• Or could use a trundle wheel and then trigonometry.

Question 9

Is this Code mandatory for RICS members?

Answer 9

Is a guidance note NOT a practice statement. It provides precise definitions to ensure a common & consistent approach to measurement.

Question 10

How would you measure an industrial building for rating purposes?

Answer 10

GIA

Include, columns, lift wells, mezzanines, loading bays, areas of less than 1.5m height and plant rooms

Exclude, Canopies, fuel stores, open sided balconies and external fire escapes.

Question 11

How would you measure a food store / supermarket or out of town retail warehouse?

Answer 11

On a GIA basis. Consult the Code.

Question 12

What do you exclude from the measurement of an industrial unit?

Answer 12

On a GIA basis,

Exclude, Canopies, fuel stores, open sided balconies and external fire escapes.

Question 13

What scale of plan do you usually work to, in your area of work?

Answer 13

1:50 and 1:100 usually.

Question 14

What is the difference between a Goad plan and an OS plan?

Answer 14

The goad plan states names of units, is not to scale and shows multiple levels.

Goad plan is used to show retail properties.

Question 15

What is a scale?

Answer 15

A scale refers to the relationship of a feature’s length on a map to its actual distance on Earth

Question 16

What information must be included on all plans?

Answer 16

Scale and North point and crown copyright

Question 17

How would you measure an atrium in an office building occupied by a single tenant?

Answer 17

Include it!!

measured at base level only if nothing above.

Question 18

How do you deal with tenants’ improvements when measuring for valuation purposes?

Answer 18

Find out what is and what isn’t. Typically exclude tenants improvements if they are going to be reinstates – always ask the client what they want.

Question 19

How do you treat a notional lift lobby and notional fire corridor during an inspection of an office?

Answer 19

You would exclude lift lobbies. If the lift is going directly into your floor plate then you would include the area, however would probably be a discussion if it was to be rentalised when letting.

Question 20

Do you exclude canopies on a Gross External Area measurement?

Answer 20

YES

Question 21

How do you deal with tenants’ improvements when measuring for valuation purposes?

Answer 21

Take instructions from your client and check what is and what isn’t tenant’s improvements.
Also check the reinstatement clause.

Question 22

What is ITZA? When/why would you use it? How do you zone?

Answer 22

Zoning is a valuation technique, not a basis of measurement.

ITZA = In Terms of Zone A.
Space near street is more valuable - ability to attract passing footfall into the shop.

Halving back principle using 20ft (6.1m) as standard.

Half the value of each area until getting to C/D, then remainder

30ft zones on Oxford Street, Bond Street and Scotland

Common allowances/discount - quantum discounts, shape, e.g. excessive frontage to depth, unusual shape, masked areas, split levels

Question 23

Would you always zone a retail unit?

Answer 23

In general the market does zone, so often best to in order to compare your property to your evidence.

However, you do not have to and for department stores and very large units you may wish to value on an overall basis – once ground floor exceeds 10,000 sqft

Question 24

What would you include for NIA?

Answer 24

NIA is usable area within a building measured to the internal face of the perimeter walls at each floor level.

It includes atria with clear height above entrance halls, notional lift lobbies, kitchens, areas occupied by ventilation/heating, areas occupied by skirting/perimeter trunking.

Question 25

What would you exclude from NIA?

Answer 25

Toilets, cleaners cupboards, bathrooms, lift rooms, plant rooms, stair wells, lift lobbies, internal columns, corridors, space occupied by permanent air conditioning units and areas with less than 1.5m headspace.

Question 26

How would you measure a retail unit?

Answer 26

NIA – measure to the inside of the windows

Question 27

How would you measure for rating purposes?

Answer 27

GIA

Question 28

How would you measure an industrial unit?

Answer 28

GIA

Question 29

What is the difference between NIA and IPMS3 -Office?

Answer 29

IPMS3 – office accounts for internal structural walls, columns, half the area of the wall with an adjacent tenants, areas with a headroom of less than 1.5m, balconies and roof top terraces and in respect of the internal dominant face, the areas within window reveals where the IDF is taken to glazing whereas GIA doesn’t. IPMS 3 includes all internal walls, columns whereas NIA excludes this except for non-structural lightweight partitions which are included. IPMS includes the floor area is taken to the centre line of the common wall so the area includes half the width of the common wall. NIA excludes half the width of the common wall IPMS 3 includes enclosed walkways or passages between separate buildings in exclusive occupation whereas NIA normally excludes where used solely as access IPMS 3 includes areas less than 1.5m in height separately whereas NIA excludes this IPMS 3 and NIA excludes open light wells, patios and external car parking.

Question 30

How do you measure an industrial unit with a mezzanine floor and a canopy?

Answer 30

GIA basis. If there is permanent access to mezzanine you would include it. Canopy would be excluded.

Question 31

How would you measure a shop trading on basement, ground and first floor level with a large central staircase and a return frontage?

Answer 31

NIA basis and exclude from display windows to rear of retail area including the thickness of the window.

Question 32

How would you measure a plot of land for valuation purposes?

Answer 32

Trundle wheel. If it is a large area look at ordnance survey map.

Question 33

What is an eaves height?

Answer 33

measurement from the ground to the lowest point of the roof support.

Question 34

What is site depth?

Answer 34

The measurement from the front to rear boundary.

Question 35

How would you measure the depth of a retail unit?

Answer 35

Measure from the display window to the rear of the retail unit. (Including the thickness of the display window).

Question 36

Should you use the thickness of the window?

Answer 36

yes

Question 37

What is the net retail frontage and how would you measure?

Answer 37

The overall external frontage on the shop line measured between the internal face of the external walls, or the internal face of support columns. (includes display window frames).

Question 38

If you are measuring for marketing purposes what must you be careful off?

Answer 38

Accuracy. Rents will be based on the size.

Question 39

What do you use to measure a property?

Answer 39

Laser, tape, trundle wheel, ordnance survey.

Question 40

How do you know the laser is accurate?

Answer 40

Calibrate the laser annually or measure a known distance.

Question 41

What does the code say about the margin of error?

Answer 41

1-10% but it depends on what you are valuing.

Question 42

What does it say about metric reporting?

Answer 42

You should report in meters

Question 43

Does the net frontage of a retail unit include external walls?

Answer 43

No

Question 44

Why source of errors could there be in measurement?

Answer 44

Fault in equipment Human error Conversions

Question 45

If you are on site and unsure what to include and exclude what do you do?

Answer 45

Take both measurements and check RICS Property Measurement.

Question 46

What does GEA exclude?

Answer 46

Canopies, fire escapes, open vehicle parking areas.

Question 47

What scales are used on plans?

Answer 47

1:50 room plans 1:100 building plan 1:1250 street location plan 1:2500 location plan 1:5000 road maps

Question 48

In short what is the difference between NIA and GIA?

Answer 48

NIA looks are the usable space.

Question 49

What is ITZA?

Answer 49

In terms of zone a. A method of comparing retail values.

Question 50

When would you use ITZA and why?

Answer 50

For retail because the front of retail is most valuable.

Question 51

How do you zone?

Answer 51

Halving back from front.

Question 52

What issues would you expect to experience when measuring a period building?

Answer 52

Irregular shaped rooms

Question 53

GEA used for? GEA measures externally at each floor level

Answer 53

Town Planning, Rating and Council Tax and building cost estimation.

Question 54

How would you measure an office suite with a heating system around the perimeter of the suite and partitioned office?

Answer 54

Exclude the heating system and I portioning is structural you would exclude, if non structural you would include.

Question 55

What scale of plan do you usually work to, in your area of work?

Answer 55

Room plan 1:50 or building plan 1:100.

Question 56

What is the difference between a Goad plan and a O S plan?

Answer 56

Goad plan gives a birds eye view of a retail centre showing the floor space and exact location of all outlets including pedestrian zones and road crossings etc. allows you to assess the site quality of store locations. Ordnance survey shows the location including roads and streets.

Question 57

What makes a plan land registry compliant?

Answer 57

Scale, north point, demise edged red, must show boundaries, must not contain any disclaimers, must be able to identify it on an ordnance survey map, identify floor levels, must show roads, show land and property lined in colour.

Question 58

GEA Include?

Answer 58

Area of building measured externally at each floor level Everything in the main envelope of the building. Atria Internal balconies Loading bays Pavement vaults Garages Conservatories Perimeter Wall Thickness and External Elevations Lift Rooms, Plant Rooms, Fuel Rooms Areas with a headroom of less than 1.5m Mezzanine Areas with permanent access

Question 59

What does GEA exclude?

Answer 59

Canopies Roof terraces – state area separately as they may have value Open-sided balconies External fire escapes Open vehicle parking areas Greenhouses

Question 60

What is GIA?

Answer 60

Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level

Question 61

What does GIA include?

Answer 61

Same as GEA but from the inside of the wall. Areas occupied by Internal Walls and Partitions Areas with a headroom of less than 1.5m Columns, Stairwells, Lift Wells Mezzanine Areas with permanent access Lift Rooms, Plant Rooms, Fuel Rooms Service accommodation such as toilets

Question 62

What does GIA exclude?

Answer 62

Same as GEA but from the inside of the wall. External Open Sided Canopies, Fire Escapes Open Vehicle Parking Areas Canopies Perimeter Wall Thickness & External Projections

Question 63

When is GIA used?

Answer 63

* Building cost estimation – GIA is a recognised method of measurement for calculating building costs * Estate agency and valuation – GIA is a basis of measurement for the marketing and valuation of industrial buildings (including ancillary offices), warehouses, department stores, variety stores and food superstores. For the avoidance of doubt the basis of measurement should be stated * Rating – GIA is the basis of measurement in England and Wales for the rating of industrial buildings, warehouses, retail warehouses, department stores, variety stores, food superstores and many specialist classes valued by reference to building cost (areas with a headroom of less than 1.5m being excluded except under stairs) * Property management – GIA is a basis of measurement for the calculation of service charges for apportionment of occupiers’ liabilities

Question 64

What is NIA?

Answer 64

Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor level

Question 65

What does NIA include?

Answer 65

Atria with clear height above (if let to a single tenant) Entrance halls Skirting and perimeter trunking Pavement vaults Kitchens Notional lift lobbies Stationary cupboards Ramps, internal steps but not stairwell Areas occupied by ventilation / heating grilles

Question 66

What does NIA exclude?

Answer 66

Atria and entrances (where shared in a multi-let building) Areas under 1.5m Protrusions of more than 0.25m (e.g. heating or cooling units) Usable space less than 0.25m wide (e.g. fireplace) Corridors (circulation space). If it has a single function and cannot be considered usable. Continuous heating or cooling across the whole wall Vehicle parking areas Toilets, Cleaners Cupboards, bathrooms Lift Rooms & Plant Rooms Stair Wells, Lift Wells, Permanent Lift Lobbies Kitchens Internal Columns

Question 67

When is NIA used?

Answer 67

* Estate agency and valuation – NIA is the basis of measurement for the valuation and marketing of the following types of buildings: * Shops and supermarkets; offices; and business use * Rating – NIA is the principal basis of measurement for rating of shops including supermarkets, offices, business use (except those in APP 6), and composite hereditaments * Property management – NIA is a basis of measurement for the calculation of service charges for apportionment of occupiers’ liability

Question 68

How does GIA differ from NIA?

Answer 68

GIA is measured up to perimeter walls and includes structural partitions. NIA measures usable area only.

Question 69

What does the code say about using m or ft for measuring?

Answer 69

Code says to adopt metric units as standard

Question 70

How do you know where the boundaries are?

Answer 70

Look at OS map or title plans

Question 71

How do you know if your tape measure is accurate?

Answer 71

Use steel rule

Question 72

What are the 3 things a plan should always have?

Answer 72

A north arrow, scale and crown copyright

Question 73

Have you measured an office building? - How do you deal with radiators?

Answer 73

Depends – if intermittent include the space, continuous or more than 0.25m you take out.

Question 74

Retail example: What must you refer to before carrying out a measurement?

Answer 74

You need to refer to your inspection and the RICS Guide to Surveying Safely. Refer to the 4 stages of inspection.

Question 75

What does the Code of Measuring Practice (6th Edition) apply to?

Answer 75

Code of measuring practice, 6th edition (currently applies to all building classes except offices and residential and is effective globally from 18 May 2015).

Question 76

What are the Principles of Measurement?

Answer 76

capable of being measured objectively verifiable All measurements except for height are to be taken horizontally The measurements and calculations must be clearly documented and the following stated: * the IPMS standard used, for example, IPMS 1, IPMS 2 – Retail, IPMS 3A – Retail, IPMS 3B – Retail or IPMS 3C – Retail * the method of measurement and the tools used (see Section 2.2) * the unit of measurement * the date of the measurement and * whether the measurement is verified on site. Buildings are to be measured individually and reported on a floor-by-floor basis as existing or proposed at the time of measurement. principles of IPMS should be extrapolated using a common-sense approach.

Question 77

What equipment could you use to carry out a measurement?

Answer 77

Laser Measurer (ensure that it is calibrated for accuracy annually) Tape Trundle Wheel

Question 78

What can impact the accuracy of a measurement?

Answer 78

Site-specific conditions and circumstances, across the wide spectrum of sites and properties for which the Code may be applied. So it is worth identifying the parameters for evaluating the level of accuracy that should be attained: * What is the purpose of the measurement exercise? * What is being measured? * What are the site conditions at the time of measurement? * What would be the ramifications should the level of accuracy be deemed insufficient for the purpose?

Question 79

IPMS 3 include>

Answer 79

* All internal walls and columns within an occupant’s exclusive area are included within IPMS 3 - Office. The floor area is taken to the internal dominant face and, where there is a common wall with an adjacent tenant, to the centre-line of the common wall. * Measurements included but stated separately: * Balconies, covered galleries and roof top terraces in exclusive use are to be measured to their inner face and their areas stated separately.

Question 80

IPMS 3 exclude?

Answer 80

* Standard facilities, as defined above.