Measurement is a fundamental skill and a good way of demonstrating competence in all areas. Kate Taylor explains the basics
Hot topics
■ IPMS Industrial
■ RICS Practice Statement – Property Measurement (2nd edition)
■ What the practical implications may be
For many of the RICS Assessment of Professional Competence property pathways, measurement is a core competency. The vast majority of candidates will declare competence in measurement to level 2.
However, although it is a core skill for surveyors, it is something that is often taken for granted by candidates. Measurements gathered will (together with inspection) underpin the advice to the client. Property requirements are often based on size: the space – and how it can be used – will be a key factor in many surveying functions, including valuation, leasing and letting, landlord and tenant, property management, property taxation, planning, insurance, investment, property finance and strategic decision making.
Measurement is a key part of knowing the property. Assessors will expect confidence and common sense.
Level 1
Consistency of measurement techniques is important throughout the profession and this is the key purpose of the International Property Measurement Standards (IPMS). These standards were introduced as a result of client pressure in the wake of the global financial crisis to provide consistent property measurement worldwide.
IPMS are produced by the International Property Measurement Standards Coalition (IPMSC), which has more than 80 members, including RICS. The IPMS are international standards which apply to all member organisations, and IPMSC has just published IPMS Industrial on ipmsc.org.
The important knowledge for APC candidates will be contained in the RICS professional statement: Property Measurement (2nd edition) (the statement).
Candidates must read the statement, published on 23 January and taking effect from 1 May. The good news is that the statement is the main reference document for measurement. It is a one-stop shop for useful information and includes IPMS for offices and residential as well as the Code of Measuring Practice for other classes of property. The new IPMS Industrial is NOT included in the second edition, so watch out for the third edition of RICS Property Measurement sometime in 2018.
Supervisor and counsellor tips
■ Get the candidate to read Property Measurement (2nd edition) and update the whole team (gaining some presentation practice at the same time and providing CPD).
■ Encourage the use of IPMS 3 so that the candidate has a specific example to describe at interview.
There are three bases of measurement: IPMS 1, IPMS 2 and IPMS 3. The numbered standards represent a new vocabulary because terms such as gross external area (GEA), gross internal area (GIA) and net internal area (NIA) have different meanings elsewhere in the world. More good news is that although there are some significant differences, IPMS 1 is similar to GEA, IPMS 2 is similar to GIA and IPMS 3 is (less) similar to NIA. IPMS 3 is the area in exclusive occupation to an occupier, excluding standard facilities but including columns.
RICS gives the following mandatory guidance in paragraph 1.2 of the statement: “RICS members are expected to advise their client or employer on the benefits of using IPMS. However, it is understood that IPMS is not suitable in all circumstances and in these circumstances RICS members must document the reason for departure.”
Paragraph 1.2 goes on to state: “Adopting IPMS terms when calculating or reporting the area of office and residential floor space on an IPMS basis is mandatory.”
It’s a hot topic, so familiarise yourself with the standards and gain an overview at IPMSC.org.
The Code of Measuring Practice currently still applies to retail and industrial and NIA, GIA and GEA will still be relevant in those classes of property.
Level 2
Level 2 is about applying the level 1 knowledge and demonstrating skill in gathering measurements. Candidates need to be able to articulate the techniques used, for example, dealing with a shop fit-out that obstructs measurement. Candidates also need to be able to discuss the appropriate tools, for example, laser measurers and their potential risks (when did you last calibrate your laser?). You will need to describe specific examples in the experience record but also be ready to talk about the measurement of the case study subject and watch out for any questions that may arise from your photographs.
Don’t forget that scaling off plans, walking boundaries with a surveyor’s wheel or converting measurements can also be useful evidence of competence if described in a specific example.
IPMS Office has been mandatory for RICS members since January 2016 and assessors are likely to expect some use of it. Adoption within the industry is inconsistent. You can’t force IPMS on a client who instructs you not to use it, but you could gain some simulated experience through measuring your own office for practice.
The type of measurement questions will depend on the type of property you are describing. For example, zoning may be discussed with retail and eaves height with industrial. Use your common sense and be prepared to talk about the measurement of your specific examples.
Example question
Level 1
■ What is the latest RICS guidance on measurement?
■ How is IPMS relevant in your area of practice?
Level 2
■ Describe how you measured the subject property.
■ Explain the differences in office measurement between NIA and IPMS 3.
Don’t forget that at level 2, taking the measurements is only half the story: you need to calculate the total floor area and be able to describe how this is done without using software.
Think about your measurement tolerance, scale of the plan and how you actually used the measurements you are describing in some analysis. Good analysis skills will give the assessors confidence in your ability to justify and explain your opinions with reference to evidence.
Also relevant to level 2 is documenting the measurement. RICS Property Measurement provides requirements which all members must adhere to. Make sure that your specific example can be described with reference to the following reporting requirements (paragraph 1.1 of the statement):
■ purpose of the measurement instruction;
■ date of the measurement instruction;
■ date of measurement;
■ measurement standard adopted;
■ if IPMS is not used, document the reason for departure;
■ measurement methodology adopted (eg, laser measurer or tape measure);
■ scale of any plans used;
■ floor area schedule with relevant areas cross-referenced to floorplans;
■ unit of measurement and conversion factor, if applicable (eg, square feet to square metres); and
■ name of the RICS member and/or RICS-regulated firm responsible for the instruction.
The specific examples candidates need to demonstrate competence in measurement may be from some time ago as measurement and inspection are often tackled first in training. Keep notes and records of any specific examples you may wish to use in the experience record or as a case study.
An important skill
Being up to date and practical in this fundamental surveying skill is a useful foundation for demonstrating competence in all areas and is a key part of the assessor’s overview of the candidate.
Kate Taylor FRICS is an APC chair and a DeLever APC coach. Follow Kate Taylor and Jon Lever on Twitter: @katetay73593006 and @deleverapc
For full access to EG’s pathway to success series on APC competencies, go to www.egi.co.uk/apcseries
Useful resources
APCeye magazine
Critical APC information in a free monthly magazine. www.mydelever.com
APC101 – WhatsApp
Open group on APC process discussions. All welcome. www.delever.co.uk/whatsapp
APC presentation
Online masterclass discussing key elements of the APC final assessment interview. Hints and tips on best practice. www.delever.com
Free timeline wallchart
A2 pictorial view of the APC process, based on the RICS guides and Jon Lever’s professional knowledge. www.delever.com
Supervisor and counsellor APC training – formal CPD
Tips on how to manage and support your candidates. www.delever.com
APC mock interviews
Practice your APC final assessment interview, including the presentation and competency-based questioning. A full-hour interview just like the real thing. www.delever.com
APC commercial property and residential revision guides
New for 2018: Commercial Property Revision Guide for RICS APC and accompanying puzzle book. www.apctaylormade.co.uk
Free trial: myAPCDiary
This resource can save up to 60% of a candidate’s day-to-day APC administration. www.apcdiary.com
RICS APC guides
These should be read at least once every three to four months. Candidates from outside the UK also need to check their regional websites for any local APC requirements. www.rics.org
