Jen Lemen runs the rule over the modern measurement standards and requirements surveyors need to follow for land and buildings.
Measurement is a key skill for chartered surveyors; when they graduate from university, most APC candidates take it to Level 2. However, as a practical skill, it can be hard to apply what is learned at university to real life scenarios.
Clients rely on surveyors for professional advice, which, when required, must be underpinned by the accurate measurement of a property.
Typical practice needs for measurement might include:
- Valuation – providing a secured lending valuation for a bank. Market rent will generally be based on a rental rate applied to an accurate floor area. Getting this wrong will result in further inaccuracies down the line when your yield is applied to your market rent to calculate market value, if you are using the investment method.
- Landlord & tenant – agreeing floor areas in a rent review instruction. Getting this wrong may result in a higher or lower rent being payable by your client.
- Service charges – agreeing floor areas to calculate what a tenant will pay. The standard floor area is the ratio the tenant’s premises bear to the total lettable parts of the building.
- Taxation – agreeing floor areas with the Valuation Office Agency relies on accurate measurement. This may allow you to negotiate a reduction in rates payable for your client.
- Agency particulars – buyers will depend on the accuracy of room shapes and dimensions in making decisions about space for furniture
- Planning – the Community Infrastructure Levy is based on accurate measurements. Getting this wrong may result in an incorrect liability paid by your client.
What equipment do I need?
Typically, when measuring a property internally, you will normally use either a laser distance measurer or a tape measure. Externally, if measuring plot or site area, you may use a trundle wheel, scaled floor plan or mapping software, eg Promap.
A laser distance measurer is a simple way to measure buildings. All you need to do is aim the laser at your target and the device will provide you with the measurement. Accuracy is reduced in sub-optimal conditions, such as bright sunlight, targets with poor reflectivity (eg high gloss, glass, styrofoam or permeable surfaces) and high/low temperatures.
In narrow or tight areas, you may need to use a tape measure. In doing so, ensure that the tape is not over-stretched or bent and that the measurement is taken from the correct point on the reel.
When using scaled plans, ensure that the plan is printed to the correct scale and has not been distorted by historical scanning or printing. Also, make absolutely sure that you use the correct scale on your scale ruler. Making a mistake from scaling off a plan would make a surveyor look incompetent, as well as potentially negligent.
How accurate do I need to be?
The RICS professional statement, Property Measurement (2nd edition, 2018) states: “It is the responsibility of RICS members and RICS regulated firms to adopt appropriate measuring and computing processes so as to satisfy the requirements of clients and users.”
Different uses of measurements include:
- Precise area calculations for contractual purposes, eg agreements for lease.
- Broad approximation of measured areas for providing initial advice on a proposed development.
- Accurate floor areas for inclusion within a statement of agreed facts prior to a rent review arbitration.
- Some questions the RICS suggests that you ask yourself in relation to the level of accuracy required for a specific scenario include:
- What is the purpose?
- What are your client’s requirements and expectations in terms of accuracy and confidence in your measurement?
- What are the building/site conditions at the time of survey that would influence how measurements are undertaken?
- What are the time/cost elements involved in the measurement and reporting?
- What would be the ramifications if the level of accuracy is deemed insufficient for the purpose?
Typically, a laser distance measurer will have a measuring tolerance of ± 1.5 mm (from 0.2m to 5m with a confidence level of 95%). The maximum tolerance may deteriorate by 0.1 mm/m above 5m, or further to 0.15 mm/m in unfavourable conditions.
How can I ensure I take accurate measurements?
- Take periodic test measurements with your laser distance measurer.
- Send off your laser distance measurer for annual calibration.
- Take check measurements for each dimension.
- Use a tape measure in tight or narrow areas.
- Compare your measured areas with historic areas held on file or a scaled floor plan.
- Don’t rely on historical file measurements; ensure that you take your own using the correct measurement basis.
Should I measure in feet or metres?
The RICS does not prescribe a specific unit of measurement in Property Measurement. It instead suggests that metric or imperial units should be adopted according to the market norm or any legislative requirements. Generally, it is standard practice to use metres, followed by feet in brackets. Some surveyors tend to use square feet for valuation purposes, rather than square metres – despite measuring using metres!
What more does the RICS say about measurement?
All surveyors have to follow the requirements of the various professional statements that cover property measurement in order to avoid being professionally negligent (see www.rics.org/uk). This includes potential compliance with International Property Measurement Standards (IPMS) for residential and office properties. The IPMS for industrial property was published in March 2018, while IPMS for retail is currently under consultation. IPMS was developed by the RICS in conjunction with other property-based organisations across the globe. This was done to harmonise the methodological basis of measurement for clients who own, sell, let or manage properties across different countries: see https://ipmsc.org.
What happens if I am asked not to use IPMS by a client?
Adoption of IPMS is now mandatory, so you cannot solely use the former definitions under the Code of Measuring Practice, unless a client formally (through the terms of engagement) opts out of its use. However, you can provide two reports to a client, on both IPMS and the former measurement bases. This may be to allow consistent comparisons with comparable evidence or where a client requires this for their own reporting requirements, eg for a bank lender.
Summary
Knowing why we need to measure to an appropriate level of accuracy is essential to providing good client advice. It is essential to know what equipment to use and how to ensure accurate measurements. It is also essential to follow RICS guidance that will ensure you provide the highest standard of professional service.
It is therefore important to take every opportunity at university to develop your measuring skills. Nearly all courses have some practical class exercises, coursework and examinations that require the measurement of property. However, there is nothing to stop you practising in your student house, flat or parental home by accurately measuring and drawing up plans.
Indeed, the RICS motto is “est modus in rebus” – there is measure in all things.
Main Image: Michaela Begsteiger/imageBROKER/Rex/Shutterstock
Jen Lemen of Property Elite provides support, training and CPD to RICS APC candidates, qualified property professionals and students.
Mainly for Students is edited by Paul Collins, a senior lecturer at Nottingham Trent University. He welcomes suggestions for the column and can be contacted at paul.collins@ntu.ac.uk
