Measurement

Question 1

What is IPMS and why was it introduced?

Answer 1

International Property Measurement Standards.

Introduced to address the lack of consistency and transparency in property measurements worldwide.

It ensures measurements are consistent, reliable and transparent globally.

Question 2

What is IPMS 1?

Answer 2

Most similar to gross external area.
Includes:
- External walls and projections.
- Integral garages and conservatories.
- All floors, including basements, mezzanines, and plant rooms.
Excludes:
- Open balconies and terraces.
- External areas like parking and gardens.

Question 3

What is IPMS 2?

Answer 3

Most similar to gross internal area.
Includes:
- Internal structural elements (e.g., columns and walls).
- Staircases, lifts, and internal balconies.
- Service areas (e.g., plant rooms, maintenance zones).
Excludes:
- External balconies and roof terraces.
- Areas not accessible for use (e.g., voids or unmeasurable spaces).

Question 4

What is IPMS 3?

Answer 4

Most similar to NIA
Includes:
- Offices, meeting rooms, kitchens, and break areas.
- Internal corridors and usable walkways.
- Storage areas that are part of the office.
Excludes:
- Toilets, staircases, lifts, and service areas.
- Structural columns, walls, and common areas.

Question 5

What basis would you use for measuring industrial buildings?

Answer 5

GIA

Question 6

What does GIA include?

Answer 6

Includes:
- Warehousing and storage areas, production and workshop areas.
- Loading bays and integral garages.
- Mezzanine floors (if permanent and accessible).
- Plant rooms and service areas within the main building.
- Staircases, corridors, and internal structural walls.
Excludes:
- External canopies and loading docks not fully enclosed.
- External areas such as yards and parking.

Question 7

How would you measure an industrial building?

Answer 7

Measure to the Internal Dominant Face of the perimeter walls.
Use laser distance meters or measuring tapes for accuracy.
Measure all floors, including mezzanines and upper levels.
Document the layout with floor plans and dimensions.
Include structural features like columns and partitions.

Question 8

What is a clear eaves height?

Answer 8

Maximum unobstructed height from the floor to the underside of the haunch.

Question 9

How would you measure the external yard depth?

Answer 9

1. Identify the boundary
2. Measure the depth from the external face of building to furthest point.
3. If irregular shaped - take minimum, maximum and average.

Question 10

What is the Internal Dominant Face?

Answer 10

Internal surface that comprises more than 50% of the floor-to-ceiling height for each wall section.

Question 11

How would you measure a retail building?

Answer 11

I don’t have experience in measuring retail, but I know it is usually measured on a NIA basis for agency purposes and the zoning back principle is included for valuation purposes.

Includes:
Sales floors and customer areas, fitting rooms, internal offices, checkout areas, ad back-of-house storage directly linked to retail use.

Excludes: toilets, corridors, plant rooms, stairwells and areas not directly used for retail functions.

Question 12

What are the most commonly used scales?

Answer 12

1:50 - Room Plan
1:100 - Building Plan
1:1250 - Street / Location Plan
1:2500 - Location Plan
1:50000 - Road Map

Question 13

How would you measure an office building?

Answer 13

I have limited experience in measuring offices buildings but I would measure on a IPMS 3 basis / NIA.

Used to measure the net usable area occupied by the tenant.

Includes:
Private offices and workstations, meeting rooms and conference areas, kitchens, break rooms, and private toilets and internal circulation areas exclusive to the occupier.

Excludes:
Shared areas like lobbies, staircases, and communal corridors and service areas (plant rooms, maintenance spaces).