International Property Measurement Standard – IPMS

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From January 2016 the RICS has implemented a global standard for measurement of commercial buildings. GEA, GIA, and NIA are replaced by IPMS 1, IPMS 2 and IPMS 3.

Cubico can now measure and show results to these standards.

IPMS 1 – formerly GEA

Application

Planning – basis of measurement for planning applications and approvals, site coverage, etc. (together with IPMS 3 – Office).

IPMS 2 officeformerly GIA

Application

Costings – a method of measurement for a basis of calculating building costs and reinstatement costs.

IPMS 3 Office – formerly NIA

Application

Agency and valuation – a basis of measurement for valuation, market analysis and marketing of offices for rental and capital valuation.

Taxation – a basis of measurement for local taxation purposes, where applicable.

Property and facilities management – a basis of measurement for calculating, together with component areas within IPMS 2 – Office, service charges in mixed use buildings for the apportionment of occupiers’ liability.

IPMS requires a higher degree of survey accuracy

3-D scanning is an ideal technique for higher accuracy

IPMS clarifications summaries
IPMS 1 - summary
Some markets use IPMS1 for summary costing of development proposals or for planning purposes.

IPMS 1 is the total area of each floor level of a building measured to the outer perimeter of external building features and presented on a floor-by-floor basis. IPMS 1 is the same for all classes of building. It is equivalent to GEA gross external area under COMP6.

  • It is equivalent to GEA gross external area under COMP6
  • It is the same for office, residential, retail industrial and mixed use properties
  • It is a measure of the area of a building, including external walls
  • It can be used for planning purposes and the summary costings for development proposals
  • It includes some measurements, which must be stated separately (balconies, covered galleries, rooftop spaces).
Areas include the following
  • Covered galleries above ground level
  • Balconies are measured to their outer face
  • The external area of basement levels
Areas exclude the following
  • Open light wells
  • Upper level voids of an atrium
  • Open external stairways (not part of the structure)
May state separately – if measured
  • Patios and decks at ground level
  • External car parking
  • Equipment yards
  • Cooling equipment
  • Refuse areas

 

IPMS 2 - summary
IPMS 2 – Office can be used by asset managers, brokers, cost consultants, facility managers, occupiers, owners, property managers, researchers and valuers. Component areas in IPMS 2 – Office are expressed in spreadsheet and shown on the plan separately.

IPMS 2 – Office Total area of each floor level of an office building measured to the “internal dominant face”.

  • It is equivalent to GIA gross internal area under COMP6
  • It is only used for office measurement
  • It is a measure of the internal area of a building, including internal walls and columns (both previously excluded from gross internal area)
  • IPMS 2 can be used by asset managers, brokers, cost consultants, facility managers, occupiers, owners, property managers, researchers and valuers
  • It also includes some measurements that must be stated separately, balconies, covered galleries, rooftop spaces.
Areas include the following
  • Internal walls
  • Columns
  • Enclosed walkways or passages between separate buildings, available for direct or indirect use
  • Covered void areas such as atria are only included at their lowest floor level.
Areas exclude the following

Open light wells or upper level voids of an atrium

May state separately – if measured
  • Balconies
  • Covered galleries, and generally accessible rooftop terraces
  • Patios and decks at ground level
  • External car parking
  • Equipment yards
  • Cooling equipment
  • Refuse areas

 

IPMS 3 - summary
IPMS 3 – Office can be used by agents and occupiers, asset managers, facility managers, property managers, researchers and valuers.

IPMS 3 – Office is the floor area available on an exclusively to an occupier, excluding standard facilities and shared circulation areas. It is calculated on an demise-by-demise or floor-by-floor basis for each building.

  • It is equivalent to NIA net internal area under COMP6
  • It can only be used for office building measurement
  • For of a building in exclusive occupation IPMS 3 is used for measuring the internal area, including internal walls and columns (previously these were excluded from net internal area)
  • It includes some measurements that must be stated separately
Areas include the following
  • All internal walls and columns within an occupant’s exclusive area
  • Floor area is taken to the internal dominant face
  • Where there is a common wall with an adjacent tenant, the area to the centre-line of the common wall.
Areas exclude the following
  • Standard facilities i.e. shared or common facilities that typically do not change over time
  • Toilet ares
  • Non-exclusive walkways and corridors
  • Stairways and lifts
May state separately – if measured
  • Balconies
  • Covered galleries
  • Rooftop terraces

Hopefully this page has clarified the current situation

If you need further clarification on IPMS or need a quotation for a measured building survey either for lease plans or building refurbishment please contact us on the link below.

Email Cubico