International Property Measurement Standards - Offices
The International Property Measurement Standards Coalition (IPMSC) was formed on 30 May 2013. The coalition, comprises 89 organisations, of which the RICS is one, who’s aim is to bring about the harmonisation of national property measurement standards through the creation and adoption of agreed international standards for the measurement of buildings. It was thought necessary as research has highlighted that there can be as much as 24% variance in the measurement of floor areas between countries. As laudable as harmonising measurement standards is, the IPMS is a radical step from the previous code and was largely compiled and launched without consultation with RICS members. Currently there is no data relating to uptake and use by RICS members. Unlike the Code of Measurement Practice – IPMS contains separate measurement rules for different classes of buildings. Currently the classes covered by IPMS are;
Residential
Offices
Retail and
Industrial
Each class of building has its own unique set of rules which divides floor areas into;
IPMS1 equivalent to Gross external floor area (Code of measurement practice)
IPMS2 equivalent to Gross internal floor area (Code of measurement practice)
IPMS3equivalent to Net floor area (Code of measurement practice)
Quick reference summary of differences – IPMS Offices
GEA v IPMS1 (Exterior)
· The only difference between these two is the reporting of covered galleries and balconies.
GIA / GIFA v IPMS2 - Offices (Interior)
· Perimeter measurements are taken to the Internal Dominant Face
· Covered galleries and balconies are included in the measurement and reported
· Areas can also be detailed on a component by component basis
NIA v IPMS3 - Offices (Occupancy)
· Perimeter measurements are taken to the Internal Dominant Face
· Columns are included within the measurement
· On floors with multiple occupants the area is taken to the midpoint of the partition wall
between tenancies
· Covered galleries and balconies that are for exclusive use of one tenant are included
· Standard building facilities (i.e. corridors, toilets, lifts stairs etc.) are excluded
· There are no inclusions/exclusions like those contained in the CoMP. Limited Use Area
should be used to detail certain areas that are incapable of occupation (e.g. height
restriction, areas occupied by heaters, columns, internal structural walls etc.)
Duncan Cartlidge FRICS
www.duncancartlidgeonline.com