Measurement - IPMS

Question 1

RIC Publication?

Answer 1

• RICS Property Measurement, 2nd edn, 2018

Question 2

What does IPMS stand for?

Answer 2

International Property Measurement Standard

Question 3

What is the purpose of IPMS

Answer 3

To provide:

Consistency
Transparency
Accuracy

Question 4

Basis of Measurement?

Answer 4

• IPMS 1
• IPMS 2
• IPMS 3
• IPMS 4

Question 5

What does IPMS stand for and what is its purpose?

Answer 5

• International Property Measurement Standards
• Ensures measurements are accurate and consistent on a global basis

Question 6

How to measure on IPMS 1?

Answer 6

• Equivalent to GEA
• measures to the outer perimeter of the external building and reported on a component by component basis of each floor

Question 7

How to measure on IPMS 2 & 3?

Answer 7

• IPMS 2 - Equivalent to GIA
• IPMS 3 - Equivalent to NIA
• measures to the internal dominant face, reported on a component by component basis of each floor

Question 8

What is internal dominant face?

Answer 8

• Internal finishes that comprise of more than 50% of the ceiling to floor height for each IDF wall section
• If such does not occur, the finished surface is deemed to be the IDF

Question 9

What is internal dominant face wall section?

Answer 9

• Each internal finish of a section of an External wall

Question 10

What’s a finished surface?

Answer 10

• The wall surface directly above the horizontal wall-floor junction

Question 11

IPMS 1 - What is Included and Excluded?

Answer 11

Included
* Covered Galleries and balconies - inc but state separate
Excluded
* Open light wells
* Open external stairwells
* Patios
* External Parking

Question 12

IPMS 2 - What is Included and Excluded?

Answer 12

Included
* All internal walls, columns and external walkways
* Balconies & Covered Galleries - inc but state separate
Exclude
* Open light wells
* Open external stairwells
* Patios
* External Parking

Question 13

IPMS 3 - What is Included and Excluded?

Answer 13

Included:
* All internal walls and columns
* Floor area taken to common wall
* enclosed walk ways
* areas above 1.5m - inc but state separate
Excluded:
* Open light wells
* Lift wells
* Plant Rooms
* Common parts

Question 14

Why are some areas included but stated separate in IPMS?

Answer 14

• Don’t have the same value as the other areas of the space

Question 15

Which properties is IPMS mandatory?

Answer 15

Office and Residential

Question 16

Can you deviate from IPMS?

Answer 16

• Only if you have a justifiable reason
  o All comparables on NIA and we are trying to measure on a like for like basis
  o Must be stated within the terms of engagement

Question 17

What should be included in your report?

Answer 17

o Date of measurement
o Basis of measurement
o Computerised Drawings (if applicable)
o Ensure records are maintained should a member of the RICS wish to sense check measurements
o State why you have chosen not to implement IPMS if applicable

Question 18

What are the major differences between IPMS 2 and GIA?

Answer 18

• Areas occupied by the reveals of windows when measured and assessed as the internal dominant face are included in IPMS 2 but excluded for GIA.

Question 19

What is your view on the recent IPMS updates?

Answer 19

• Once fully implemented, it will hopefully negate ambiguity across international markets
• Its proving difficult due to existing preferences in existing markets