Meausrement Flashcards
What is IPMS and why
International property measurement standards
Aimed at avoiding inconsistent measurement in different countries and bringing greater transparency
Who oversees iPMS and what is their role
The International property measurement standards Council
Group of professionals driven the development of the IPMS
Are there separate ipms for residential and office buildings?
Yes
IPMS: office buildings (2014)
IPMS: residential buildings (2016)
IPMS all buildings published in 2023
Superseded all previous ipms
What are the key definitions writhing IPMS
Common facilities
Component area
Finished surface
Internal dominant face
iDF wall section
Limited use area
What is IPMS 1
GEA used for planning or building cost purposes
What is IPM1 and when is it used?
Essentially GEA measures the area of a building including external walls on a floor by floor basis
Included are:
- balconies
- roof terraces
- covered gallery
Excluded
- open external stairwell
- patios etc
IPMS 2
Used for measuring an interior of an office to include all areas for direct use. Measure to the “internal dominant face” of the wall
Includes
- covered galleries
- generally accessible roof terraces
Excludes
Patio
External parking
IPMS 3
Used for measuring occupation of floor areas in exclusive use
Measured to internal dominant face
Floor area available on an exclusive basis to occupier
Excludes standard shared facilities like stairs toilets plant rooms
What’s re the main differences between NIA and IPMS 3?
Perimeter measurements are taken to the internal dominant face
No exclusions for restricted height of less than 1.5 meters
All columns are included
Is there a best practice document for measurement?
Yes, the RICS Code of Measurement Practice 2015
What does the RICS COMP 2015 define?
Bases of measurement under COMP include
GEA
GIA
NIA
What is the approx difference between GEA and GIA
2-3% deduction
Approx difference between GIA and NIA
15% deduction
What does NIA for offices include and exclude?
Include:
“. Atria with clear height above and entrance halls if not used in common areas
• Notional lift lobbles and notional fire corridors
• Kitchens
. Bult-in cupboards and the like occupying usable area
. Ramps, sloping areas and steps within the usable area and stated separately and pavement vaults . Areas occupied by ventilation and heating grilles . Areas occupled by skirting and perimeter trunking
Areas occupied by non-structural walls subdividing accommodation in sole occupancy
Exclude:
• WCs
. Plant and lift rooms
• Stairwells
• Meter and service cupboards and service risers
• Areas less than 1.5m in height
•Cleaners’ rooms
• Permanent circulation areas
. space occupied by permanent, continuous air conditioning, heating or cooling apparatus if space it occupies is rendered substantially unusable, OR if it protrudes 0.25m or more into a usable area
• Areas rendered substantially unusable with a dimension beiween opposite faces of less than 0 25m
• Measurements should be laken to the glazing for ful height glazing unless elements of the window structure or design render the space substantially unusable
