Method of measurement

Question 1

What are the volumes of IPMS?

Answer 1

IPMS 1 - GEA

IPMS 2 - GIA (office / residential whole buildings)

IPMS 3 - NIA (office / residential whole buildings)

IPMS 3A - GEA (residential - area in exclusive occupation, outer face of external wall, mid point of shared walls)

IPMS 3B - GIA (residential - area in exclusive occupation, excludes shared walls)

IPMS 3C - NIA (residential - used by valuation for council tax, excludes internal walls)

Question 2

How did the IPMS differ to NRM prior to NRM updates in 2021?

Answer 2

Balconies and terraces included but stated separately

IPMS3 - Columns included

Measured to the dominant face of the wall i.e. to window should the window be greater than 50%

Floor area goes to the centre line of a common-wall

Question 3

What is IPMS 1?

Answer 3

It is a universal standard applied to all building uses
Sum of areas of each floor using a measure to the outer perimeter of external construction
May be reported on a component by component basis for each floor

Question 4

What is included in IPMS 1?

Answer 4

• Balconies
• Accessible roof terrace
• Covered galleries
• Walls and columns

Question 5

What is excluded in IPMS 1?

Answer 5

• Open light wells or upper level voids
• Open external stairways
• Areas at ground level that are not full enclosed

Question 6

How does IPMS 1 differ to GEA?

Answer 6

• Balconies - included in IPMS 1, excluded in GEA
• Accessible roof terrace - included in IPMS 1, excluded in GEA
• Measures of common walls taken to the centre line

Question 7

What is the definition of IPMS 2 - office?

Answer 7

Sum of areas of each floor level of an office building measured to the internal dominant face, reported on a component by component basis for each floor.

Question 8

Under IPMS, what are the limited use areas?

Answer 8

• Areas with limited height e.g. <1.5m
• Areas with limited natural light
  -Above and below ground e.g basement
• Area difference from covered areas e.g. where sheltered area is not functional for the primary use

To be stated separately

Question 9

What is a component?

Answer 9

‘One of the main elements that the Floor Area can be divided into

Question 10

What must be recorded by RICS members / firms where measurements are required?

Answer 10

• purpose of measurement
• date of measurement
• measurement standard used (documented why if not IPMS)
• floor area schedule
• unit of measurement and conversion factors

Question 11

What is IPMS 2?

Answer 11

The sum of areas of each floor measured to the internal dominant face . Includes all areas such as internal walls and columns. Usually comparable with GIA

Question 12

What is included within IPMS 2 measurements?

Answer 12

Areas including internal walls, columns, enclosed walkways between buildings and covered void areas at their lowest floor area.
Stated separately
- Covered galaries
- Balconies (internal)
- Accessible roof top terraces

Question 13

What is excluded within IPMS 2 measurements?

Answer 13

• Open light wells
• External stair ways
• Ground floor areas not fully enclosed

Question 14

How does IPMS 2 differ to GIA?

Answer 14

• Areas of window reveals - IPMS included where more than 50%, GIA, excluded
• Balconies - IPMS included, GIA excluded
• Accessible roof tops - IPMS included, GIA excluded

Question 15

What is the internal dominant face?

Answer 15

Internal finish comprising more than 50% of the floor to ceiling height

Question 16

What is IPMS 3?

Answer 16

Floor area available on an exclusive basis to an occupier, excluding standard facilities and shared circulation

Question 17

What is included in IPMS 3?

Answer 17

• Internal walls and columns within exclusive area
• To centre line of common walls
• Balconies, covered galleries and roof top terraces in exclusive use, measured to inner face and areas stated separately

Question 18

What is excluded in IPMS 3?

Answer 18

• Standard facilities / shared areas

Question 19

How does IPMS 3 differ to NIA?

Answer 19

• Internal walls and columns - IPMS includes, NIA excludes except non-structural partitions
• Common walls - IPMS area taken to centre of common wall, NIA excludes common walls
• Walkways between buildings in exclusive occupation - IPMS included, NIA excluded except where sole access
• Areas of window reveals - IPMS includes where > 50%, NIA excludes
• Areas less than 1.5m high - IPMS includes states separately, NIA excludes
• Balconies - IPMS include, NIA exclude
• Accessible roof tops - IPMS include, NIA exclude

Question 20

Where would you find level of tolerances for measurement?

Answer 20

Appendix A of RICS Property Measurement Standard Professional Statement 2018