What is the RICS Guidance?
- RICS Professional Statement: Property Measurement 2nd edition (Incorporating International Property Measurement Standards) – effective from May 2018.
- RICS Guidance Note: Code of Measuring Practice 2015
What are the requirements of RICS Property Measurement 2018?
- Provide a date when the measurements are undertaken
- State the measuring methodology adopted
- Provide the reference and scale of any plans used.
- Conversion factor (metric/imperial) and any rounding.
- Measurement and calculations must be clearly documented
- RICS member responsible.
- IPMS IS MANDATORY FOR OFFICE AND RESIDENTIAL (unless Client requests departure).
What is IPMS 1, 2 and 3 used for?
1 - Offices - (Similar to GEA) - for planning and build cost purposes
2 - Offices - (Similar to GIA) - Agency and Valuation
3 - Offices - (Similar to NIA) - Agency and valuation purposes
When would you use IMPS 3?
- Used to measure the occupation of floor areas in exclusive use.
What’s excluded in IMPS 3?
- shared and common facilities
- lifts, stairs and motor rooms
- WC’s , cleaners cupboards, plant room
What are the main differences between IMPS 3 and NIA?
IPMS 3 - Perimeter measurements taken to Internal Dominant Face
- No exclusion for restricted height of less than 1.5m
- All columns are included
- Multiple occupation - measurement taken to midpoint of the partition wall.
- Covered galleries and balconies in exclusive use are included but stated separately.
What is the RICS Code of Measuring Practice 2015?
- Best practice for all measurement exercises excluding offices and residential properties.
(Includes GIA, GEA and NIA guidance)
When would you use GIA?
What is included and excluded?
- Industrial and Retail Warehouses
Includes - WCs, Lifts, Columns, mezzanines with permanent access, loading bays.
Excludes - canopies, fire escapes, and covered ways.
When would you use NIA?
What is included and excluded?
Retail spaces.
Includes - kitchen, staff room
Excludes - WCs. Stairwells, Plant and lift rooms, Permanent Circulation areas, Areas of less than 1.5 metres.
How do you ensure accuracy of measurements?
- Ensure calibrated laser measurer
- Check measurements and multiple measures throughout.
- Support measurement with computer-generated drawings and verify these on site.
- State a degree of tolerance.
What is a common scale used for Location Plans?
1:2500
What is a common scale used for Building Plans?
1:100
How would you measure land?
- Use LandApp or Trundle Wheel on Site
- Check boundaries on site with land reg plan.
What is the purpose of zoning for retail premises?
- valuation metric that standardises the comparison of retail spaces by converting their entire area into an equivalent area as if it were all prime Zone A space
What are the main considerations for measuring different sectors?
- Office - IMPS 3
- Retail - NIA
- Industrial - GIA
Consideration include basis of measurement, what is including and excluded.
What is the difference between the code of measuring practice and RICS Property Measurement?
- Code of Measuring Practice is not a mandatory requirement.
- Property Measurement 2nd Edition is mandatory.
Code - Relates to GIA, GEA, NIA or all buildings excluding Office and Residential which are covered by IMPS3.
What is IPMS All Buildings?
IPMS All Buildings is applicable to all types of Buildings independent of their use or their occupation.
What is the internal dominant face?
The internal finish comprising more than 50% of the floor to
ceiling height for each IDF Wall Section. If such does not occur,
the Finished Surface is deemed to be the IDF.
What is affected by the frontage to depth ratio?
The ITZA zoning.
What is masking?
Area of the shop that is less visible or not visible from the entrance.
Includes areas hidden by lift shafts and stairs.
What are the principal features in a retail unit that become important in measuring and translating this into a zoned analysis?
- Frontage width
- Any masked areas
- Changes in floor level
- Structural Walls
- Depth and Width of Unit
- Return Frontage
- Basement, 1st floor etc
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