Measurement (Lvl 2)

Question 1

Are mezzanine floors included in GIA?

Answer 1

Yes, if they have a permanent fixed staircase.

Question 2

What is measured in NIA?

Answer 2

The net usable area.

Question 3

What is excluded from NIA?

Answer 3

Entrance halls, balconies, landings used in common
Circulation space and corridors
meter cupboards
staircases
W.C.s
height restrictions of 1.5m
columns and walls

Question 4

What is the RICS Guidance for measurement?

Answer 4

RICS Professional Statement: Property Measurement 2nd edition 2018 (Now Archived!)

RICS Guidance Note: Code of Measuring Practice 2015

IPMS: All Buildings

Question 5

What were the requirements of RICS Property Measurement 2018?

Answer 5

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.

Question 6

What are the requirements under IPMS?

Answer 6

Documenting:

The use of the building
The standard used (IPMS)
The method of measurement and tools
The unit of measurement
The date of measurement
Whether the measurement has been verified on site and the way it was validated

Question 7

What is IPMS 1, 2 and 3 used for?

Answer 7

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

Question 8

What is excluded from IPMS 3?

Answer 8

shared and common facilities
lifts, stairs and motor rooms
WC’s , cleaners cupboards, plant room

Question 9

What are the main differences between IPMS 3 and NIA?

Answer 9

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.

Question 10

What is the RICS Code of Measuring Practice 2015?

Answer 10

Best practice for all measurement exercises excluding offices and residential properties.
(Includes GIA, GEA and NIA guidance)

Question 11

When would you use GIA?
What is included and excluded?

Answer 11

Industrial and Retail Warehouses

Includes - WCs, Lifts, Columns, mezzanines with permanent access, loading bays.
Excludes - canopies, fire escapes, and covered ways.

Question 12

When would you use NIA?
What is included and excluded?

Answer 12

Retail spaces.

Includes - kitchen, staff room

Excludes - WCs. Stairwells, Plant and lift rooms, Permanent Circulation areas, Areas of less than 1.5 metres.

Question 13

How do you ensure accuracy of measurements?

Answer 13

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.

Question 14

What are some common plan scales?

Answer 14

Land Reg complaint / Location Plan - 1:1250 (urban areas) or 1:2500 (rural areas)
Building Plan - 1:100
Room Plan - 1:50

Question 15

How would you measure land?

Answer 15

Measure “site area” under the Code of Measuring Practice

Use LandApp or Trundle Wheel on Site
Check boundaries on site with land reg plan.

Question 16

What is the purpose of zoning for retail premises?

Answer 16

Zoning is a valuation model that standardises comparable evidence across retail properties in terms of Zone A. This allows for retail properties of different frontage / depth ratios to be compared to one another.

Question 17

What is the internal dominant face?

Answer 17

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.

Question 18

What is masking?

Answer 18

Area of the shop that is less visible or not visible from the entrance.
Includes areas hidden by lift shafts and stairs.

Question 19

What are the principal features in a retail unit that become important in measuring and translating this into a zoned analysis?

Answer 19

Frontage width
Any masked areas
Changes in floor level
Structural Walls
Depth and Width of Unit
Return Frontage
Basement, 1st floor etc

Question 20

What are limited use areas?

Answer 20

Areas in IPMS which are of limited use i.e. limited natural light or under 1.5m in height.

Should be measured but recorded separately.