Measurement Flashcards
You note that you had regard to the Code of MP for its professional statement and bases of value?
I am aware that the Code of Measuring Practice is not a Professional Statement, but a Guidance Note. It is globally applicable and its purpose is to provide definitions and description for the accurate measurement of buildings. Currently applicable for industrial and retail. It is NOT a code of valuation.
What RICS guidance must you have regard to for Measurement?
Code of Measuring Practice, 6th edition 2015 (Global Guidance Note) - applies to retail and industrial buildings RICS Property Measurement, 2nd edition, January 2018 (Global Professional Statement - Mandatory) – confirms IPMS for office and resi as mandatory. Effective 01 May 2018. IPMS – applies to offices, residential and industrial. Adopting IPMS is mandatory unless clients request deviation.
What are the bases of measurement (under the CMP)? What are their applications?
Core definitions and special use definitions. Core included below:
GEA (Gross External Area) – the area of a building measured to the external perimeter at each floor level.
Includes; columns, party walls (to centre), mezzanines, garages.
Excludes; external balconies, roof terraces, galleries, open parking areas, structural voids.
Applications: Planning applications, rating and council tax.
GIA (Gross Internal Area) – the area of a building measured to the internal face of the perimeter walls at each floor level.
Includes; all columns and internal walls, permanent corridors, mezzanines, garages, stairwells.
Excludes; perimeter walls, external balconies, structural voids.
Applications: Building costs, industrial and warehouses, supermarkets.
NIA (Net Internal Area) – The usable area within a building measured to the internal face of the perimeter walls at each floor.
Includes; kitchens, non-structural walls, entrance halls in exclusive use.
Excludes; Common areas, toilets, stairwells, permanent circulation, headroom less than 1.5m, or narrower than 0.25m, cleaner’s rooms.
Applications: Valuing retail and offices (if IPMS departure).
Effective Floor Area – EFA is used for council tax banding of flats and maisonettes
Net Sales Area – NSA is used in the valuation and marketing of residential dwellings, particularly in new developments
What are the special use definitions for Resi under the CMP? What are their applications?
NSA: Net Sales Area is the GIA of a new or existing residential dwelling.
Includes basements, hallways, mezzanines. Excludes garages, conservatories, balconies, less than 1.5m headroom.
Applications: valuation and marketing of resi.
EFA: Effective Floor Area is the usable area of the rooms measured to the internal face of the walls of those rooms.
Excludes bathrooms, toilets, any internal walls (structural or not), less than 1.5m headroom.
Applications: council tax banding of flats.
How did you measure residential prior to IPMS?
For residential valuation: NSA (which is basically GIA).
Agency – ref. to Residential Agency Guide.
How does IPMS 1 compare to the COMP? Differences?
Equates closely to GEA.
Under IPMS, you need to measure and state separately: balconies, covered galleries and accessible roof terraces.
Under GEA you don’t measure balconies, covered galleries and accessible roof terraces
How does IPMS 2 compare to the COMP? Differences?
Equates closely to GIA for office and residential, as well as NSA for residential.
Measured to the internal dominant face instead of the internal face.
Under IPMS, you need to measure and state separately: balconies, covered galleries and accessible roof terraces.
Under GIA you don’t measure balconies.
How does IPMS 3 Office compare to COMP? Differences?
Equates closely to NIA.
It is the floor area available on an exclusive basis to an occupier.
Excludes shared facilities and circulation areas.
DIFFERENCES:
Measured to the internal dominant face instead of the internal face.
IPMS doesn’t exclude heights of less than 1.5m
IPMS doesn’t exclude structural walls and columns
Under IPMS, you need to measure and state separately: balconies, covered galleries and accessible roof terraces.
Tell us about RICS Property Measurement, 2nd edition, January 2018.
2nd edition was effective 1 May 2018. Global professional statement, Mandatory. Incorporates IPMS for office and residential. Require Member to advise benefits of IPMS. Members encouraged to report on a dual basis until IPMS embedded, but it is dependent on client instructions. Sections: - Technical definitions - IPMS Office - IPMS Resi - IPMS Data standards
What measurement information should be recorded under RICS Property Measurement 2nd Ed January 2018?
Purpose of the measurement instruction
Date of measurement instruction
Date of measurement
Measurement basis, e.g. IPMS 1, 2 or 3 (a, b
or c for residential buildings)
Unit of measurement and conversion factor
If IPMS not used, reason
Measurement methodology (e.g. Laser measurer)
Measurement tolerance
Name of RICS member and/or firm responsible for the instruction
Floor area schedule areas cross referenced
What is the Internal Dominant Face?
The inside finished surface comprising more than 50% of the floor to ceiling height in each wall section.
What is International Property Measurement Standards (IPMS)? Why has it been introduced?
The International Property Measurement Standards Coalition (IPMSC) was set up by RICS in May 2013 to introduce a common language for measurement
- working to develop and implement international standards for measuring property to eradicate inconsistencies
- will ensure that property assets are: measured in a consistent way, create a more transparent marketplace, greater public trust, stronger investor confidence, and increased market stability.
What are the conversion factors for Sqm to Sqft and Acre to Hectare?
Sqm to Sqft: * 10.7639 Sqft to Sqm: * 0.0929 1 M = 3.28084ft 1 ft = 0.3048m Hectares are larger than acres. 1 Acre = 0.4046 hectares 1 ha = 2.4710 acres
Land area
Legally demised area of land(title plan), relevance to agents and lawyers.
Site area
Area of land used for planning application purposes, the area to which any permission for development relates.
