Measurement Flashcards
What is IPMS?
Global led initiative aimed at bringing greater transparency to measurement definitons.
IPMS Office and IPMS Residential incorporated into RICS standards.
IPMS 1 - GEA
IPMS 2 - GIA
IPMS 3 - NIA
Define shop depth
Measurement from the notional display window to the rear of the retail area
Define gross frontage
Overall external measurement in a straight line across the front of the building from the outside of the external walls or the center line of the party walls.
Define net frontage
Overall frontage of the shop line measured between the internal face of the external walls.
What is IPMS 1?
IPMS 1 refers to the measurement of the area of a building from the external face of the building’s external walls.
Essentially Gross External Area (GEA)
Measurements included but stated separately are:
- Covered galleries
- Balconies
- Generally accessible roof terraces (GEA does not include galleries or balconies)
Exclusions include:
- Upper void levels of an atrium
- Open external stairwells
- Patios, refuse areas, external parking at ground level
What is IPMS 2?
- Measures the total useable internal area of the building.
- Used for measuring the interior of an office to include all areas available for direct use, measured to the ‘Internal Dominant Face’ (IDF) of the wall on a floor-by-floor basis in component areas.
Most related to GIA
Measurements included but stated separately are:
- Covered galleries and balconies
- Generally accessible roof terraces
Exclusions:
- Open light wells and upper-level voids of an atrium
- Patio and decks at ground floor level
- External parking, equipment yards, cooling equipment, refuse areas.
What is IPMS 3?
Used for measuring the occupation of floor areas in exclusive use using same assumptions are IPMS2.
Measured to the internal dominant face on a floor-by-floor basis
Floor area available on an exclusive basis to an occupier
Excludes standard facilities providing share or common facilities such as stairs, lifts, motor rooms, WCs, cleaners cupboards, plant rooms etc.
What are the differences between IPMS3 and NIA?
- Perimeter measurements are taken to the IDF
- No exclusions for restricted height of less than 1.5m
- All columns are included
- Area occupied by the reveals of a window when measured and assess as the internal dominant face are included
- On floors with multiple occupiers, the area is taken to the midpoint of the partition wall between tenancies.
- Covered galleries and balconies for the exclusive use of one tenant are included and stated separately.
What is IPMS: Residential Buildings?
Came into effect in May 2018 and the standards are:
IPMS 1 External
IPMS 2 Residential (internal) - interior of the building
IPMS 3 Residential (Occupiers) - The occupation of the building on an exclsuive basis to an occupiers. Broken down into 3 sub areas:
IPMS 3A - Measurement of the outer face of the external wall and centre-line of shared walls
IPMS 3B - Measurement of the area in exclusive occupation, including internal walls and columns, measured to the Internal Dominant Face and finished surface
IPMS 3C - Measurement of the area of exclusive occupation, excluding the walls and columns, measured to the Internal Dominant Face and finished surface.
Define internal dominant face (IDF) and a IDF Wall section
Internal dominant face - The internal finish comprising more than 50% of the floor to ceiling height for each IDF Wall Section. If such does not occur, the Finished Surface is deemed to be the IDF.
Internal Dominant Face (IDF) Wall section - Each internal finish of a section of an external wall, ignoring the existence of any columns, that is either recessed from or protrudes from its adjacent section.
Define the term limited use areas which is used in IPMS
Portions of a building or space that are accessible but not suitable for general use or occupancy.
EG:
- Service rooms (boiler rooms, pump rooms)
- Ceiling or floor voids - spaces above the ceiling or below the floor used for infrastructure
Staircases
Define finished surface in IPMS
The wall surface directly above the horizontal wall-floor junction, ignoring skirting boards, cable trunking, heating and cooling units, and pipework.
Define common facilities in IPMS
Parts of a building providing shared facilities that typically do not change over time.
EG - lifts, circulation areas, toilets, cleaner’s cupboards, plant rooms, fire refuge areas.
Define component area in IPMS
The extent at ground level of the area of a building covered by one or more roofs, the perimeter of which is the outermost structural extension, exclusive of ornamental overhangs.
Define gross external area
Area of a building measured externally at each floor level
Define gross internal area, what is it used for and what isn’t include?
Area of a building measured to the internal face of the perimeter walls at each floor level.
Supermarkets, retail warehouses, industrial
Doesn’t include canopies, open-side balconies, covered ways, fire escapes
Define net internal area, when is it used and what is excluded?
The useable area within a building measure to the internal face of the perimeter walls at each floor level.
Used in retail units
Excludes toilets, plant rooms, cleaning rooms, areas with headroom of less than 1.5m
