Draft International Standard: International Property Measurement Standards (IPMS) - All Building Asset Classes

Draft - IPMS - All Building Asset Classes

Part B: Principles of Measurement

B.1 General Principles of Measurement and Calculation

IPMS adopt the following fundamental measurement and calculation principles:

1. Items must be capable of being measured.

2. Measurements must be objectively verifiable.

3. All measurements with the exception of height are to be taken horizontally.

4. All measurements and calculations must be clearly documented and the following stated:

  • the date of the measurement; and
  • the method of measurement and the tools used;
  • the IPMS standard used, for example, IPMS 1, IPMS 2, IPMS 3A, IPMS 3B, IPMS 4A or IPMS 4B.
  • the unit of measurement;
  • whether the measurement has been verified on site.

5. Buildings or selected areas are to be measured individually and reported on a level by level basis as existing or as proposed at the time of measurement.

IPMS are a factual measurement and must not include understated or inflated Floor Areas. When faced with situations not explicitly addressed by IPMS, the principles are to be extrapolated using a logical and consistent approach, based on these fundamental principles and supported by an explanation.

B.2 Measurement Practice


Areas for IPMS are to be taken from drawings or by directly taking measurements on site.

The SSC recommends that all IPMS measurement is supported by computer-generated drawings, if available but, where other drawings are used as a basis for measurement annotated dimensions on drawings should be used in preference to a reliance on scaling alone.


Unit of Measurement

Measurements and calculations should be in the unit of measurement commonly adopted in the relevant country.

Users and Third Parties may require measurements to be converted between imperial and metric, in which case the conversion factor must be stated.


Measurement Reporting for Proposed Developments

When reporting measurements and Floor Areas for proposed developments, Service Providers must take special care to ensure that measurements are cross-referenced as accurately as is reasonably possible to plans at the date of reporting.


Allocation of Areas

Floor Areas measured in accordance with IPMS1 or IPMS2 may be required by a User to be allocated according to different characteristics or purposes.

Floor Area allocations are to be taken to the centreline of shared internal Walls or to agreed Notional Boundaries. In either case the sum of the allocated areas and any unallocated areas must total the applicable IPMS 1 or IPMS 2 area.

B.3 Limited Use Areas

Service Providers need to be aware that in certain markets there may be areas in Buildings that are incapable of legal or effective occupation due to local or national legislation or practical circumstances. Such areas and their limitations may be identified and, if so, must be measured and stated separately within IPMS reported areas. If areas are subject to a restriction, this should be stated in the reporting document.

Users and Third Parties need to be aware that the inclusion of measured areas in IPMS does not necessarily mean that the areas are available for legal occupation or use.

The reason why a particular area is regarded as a Limited Use Area must be stated, together with any authoritative reference. The following examples are not exhaustive:

Example 1 - Area difference from Internal Dominant Face

There may be a need to show the difference, if any, in Floor Area between measurements taken to the Internal Dominant Face and measurement taken to the Finished Surface.

Example 2 - Areas with height restriction

In various markets, areas defined as having limited or restricted height are identified separately. This height can vary between jurisdictions and should be stated.

Example 3 - Areas with limited natural light

In some jurisdictions, areas with limited natural light in a Building are required to be identified separately.

Example 4 - Above and below ground

A Building may include floors below ground level. For measuring purposes, this may be important in determining the conditions under which the premises may be used in compliance with local or national legislation, rules on fitness for habitation, or taxation.

B.4 Reconciliation between IPMS and other Standards

Where dual reporting is adopted, reconciliation between IPMS and the standard referred to must be appropriately referenced. The SSC recommends that Coalition members provide interface guidance in their local implementation procedures for their respective memberships.

If applicable, for the purposes of conversion between IPMS and another measurement standard, any difference between the perimeter boundary of the non-IPMS standard and IPMSshould be identified, measured and stated separately, whether positive or negative.

Where Limited Use Areas are used to distinguish between IPMS and other standards, that intention and reference to the other standard should be clearly stated.