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Flashcards in Measurement Deck (30)
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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.


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.


- 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
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.


Net development area

The area where financial value is directly derived, by virtue of either being income-producing or for sale, and is of relevance to development surveyors and valuers.


How accurate should measurements be? What are the ramifications if the accuracy is considered insufficient?

For estate agency or residential valuations working to a survey scale of 1:100, the minimum tolerance size is 50mm. / +/- 2% acceptable.


What is a scale? What are the commonly used scales?

The ratio of a distance on a drawing to its actual distance.

Room Plan – 1:50

Building Plan– 1:100

Street/Location Plan – 1:1,250

Location Plan– 1:2,500


How do you measure a circular site?

Pie r2


What are the timings of each IPMS being implemented?

Office – mandatory under RICS Property Measurement 1st Ed in 2015

Resi - mandatory under RICS Property Measurement 2nd Ed effective May 2018
Industrial – released Jan 2018 (but not confirmed in RICS Property Measurement 2nd Ed) so not mandatory

Retail – released 2019


How do you calibrate a disto?

Measure a known distance, and record in a log


What is an acceptable accuracy tolerance for measurement?

Under IPMS, varies depending on survey scale as to accuracy required.

VALUATION / ESTATE AGENCY: +/- 25MM ON 1:100 scale


What are the 2 types of asbestos survey?

1. Management Asbestos Survey

2. Refurbishment and Demolition Asbestos Survey


What have you used to measure with?

Laser measurer, Promap, tape measure, trundle wheel


How do you ensure the reliability of your measurments?

Take a copy of the relevant section of the professional statement with you on inspections. It’s easier to get it right first time rather than attend for an awkward second visit
• Take check measurements if possible, e.g. scaled plan, tape measure for complex/challenging areas, historic file notes
• Don’t rush - take a blank plan to annotate or use an app to record your measurements and take 2-3 measurements each time to check for accuracy
• Send off your laser measurer for yearly calibration
• Ensure you keep abreast of further changes to RICS Property Measurement
• Use the right measurement basis for the right property and the right use
• Record metric (and imperial) measurements in your client report


What do you mean by second fix?

Second fix comprises all the work after the plastering of a finished house. Electrical fixtures are connected to the cables, sinks and baths connected to the pipes, and doors fitted into doorframes.


What do developers typically measure in accordance with and how to act in accordance with IPMS?

Standard practice is gross internal area in accordance with COMP 2015. As these checks are for internal purposes I measure in line with the stated measurements which is typically GIA.


What are differences between GIA and IPMS 2?

IPMS 2 - taking measurements from the IDF instead of the internal face.
IPMS 2 - covered galleries, balconies & rooftop terraces should be included but stated separately. Mezzanines should be stated separately, whereas COMP is included.


Why did you measure from 1.5m

In some jurisdictions it is common practice to exclude, or
treat differently, areas below 1.5m (5ft) in height as limited use areas. The areas with limited height are identified separately and this height can vary between jurisdictions.


Examples of limited use areas?

Area difference from internal dominant face,
Areas with limited natural light;
Area difference from a covered area