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

Draft - IPMS - All Building Asset Classes

Part D: IPMS for Buildings

D.1 IPMS 1

D.1.1 IPMS 1 - Overview

IPMS 1 (External Measurement) is the Floor Area for all or part of a Building measured to its external boundary.

D.1.2 IPMS 1 - Scope

Typical uses of IPMS 1 are listed alphabetically below: -

  • Benchmarking
  • Development
  • Insurance
  • Planning
  • Summary Costings
  • Transactions

D.1.3 IPMS 1 - Definition

Floor Area measured to the external extent of the External Walls and to any External Floor Areas, Sheltered Areas and Notional Boundaries.

D.1.4 IPMS 1 - Measurement Practice

Stage 1: Determine the IPMS 1 Boundary

The boundary of IPMS 1 for each level is determined by the following hierarchy:

  1. Notional Boundary

Identify any Notional Boundaries that differ from the maximum physical extent of External Floor Areas, Sheltered Areas or External Walls; then (Red dotted line shows the extent of a possible Notional Boundary)

Diagram 1

  1. External Floor Area

Identify External Floor Areas which are measured to the outside edge of the floor construction, and then up to the maximum physical extent of the External Walls; then

Diagram 2

  1. Sheltered Area

Identify any Sheltered Areas and establish a boundary line along the edge of the permanent structural extensions directly above; and then (Red dotted line shows the extent of the Sheltered Area)

Diagram 3

  1. External Wall

Identify the remaining boundary line along the maximum physical extent of the External Wall.

Stage 2: Other Considerations

Measurements are taken to the centreline of shared External Walls between adjoining Buildings.

The areas occupied by Walls and Columns within the boundary are not deducted.

Where the wall thickness of any External Wall is unknown an estimate should be made and stated.

Void areas such as covered air and stair openings and atria within a Building are excluded but the Floor Area at the lowest level of air and stair openings and atria is included.

Measurement of the upper levels of a void and Mezzanines is to the outside edge of the floor construction.

Diagram 4

Access openings, such as roller shutters and folding doors, in an External Wall are ignored when establishing the external boundary line.

External stairs that lead to upper levels are included, except open framework fire escapes which are excluded.

Structures beyond the Covered Area do not form part of the Building. If measured they must be stated as separate Buildings.

Stage 3: Measure and Calculate the Areas included in IPMS 1

Once the IPMS 1 boundary for each level of the Building has been determined, the boundary lines should be measured and the area within the boundary calculated on a level by level basis and / or apportioned into different sections of the area being measured. The resulting calculations determine the IPMS 1 for each level or section and these are added together to calculate IPMS 1 for the Building. Any reporting of IPMS 1 must be clear as to whether it is for the entire Building or only for one or more levels of the Building.

Stage 4: Areas included in IPMS 1 but reported separately

The following areas are included in IPMS 1 but, for completeness and clarity, must be itemised individually on a level by level basis:-

  1. Any area between a Notional Boundary and the external perimeter of External Walls;
  2. Sheltered Areas;
  3. External Floor Areas;
  4. Enclosed walkways or passages connecting separate Buildings;
  5. Enclosed roof-top plant such as mechanical, electrical and lift rooms;
  6. External stairs that lead to upper levels, excluding open framework fire escapes, which are excluded;
  7. Limited Use Areas not otherwise identified above.

D.2 IPMS 2

D.2.1 IPMS 2 - Overview

IPMS 2 (Internal Measurement) is the Floor Area for all or part of a Building measured to its internal boundary.

D.2.2 IPMS 2 - Scope

Typical uses of IPMS 2 are listed alphabetically below:

  • Benchmarking
  • Development
  • Facility Management
  • Insurance
  • Planning
  • Summary Costing

Floor Area measured to the internal extent of the IDF and any Notional Boundaries and External Floor Areas.

D.2.3 IPMS 2 - Measurement Practice

Stage 1: Determine the IPMS 2 Boundary

The boundary of IPMS 2 for each level is determined by the following hierarchy:

  1. Notional Boundary

Identify any Notional Boundaries that differ from the Internal Dominant Face; then (Red dotted line shows the extent of a possible Notional Boundary)

Diagram 5

  2. External Floor Area

Identify any External Floor Areas and establish boundary lines along the innermost line at the top of the Balustrade, but not beyond the outside edge of the floor construction and up to the IPMS 1 External Wall boundary; and then

Diagram 6

   3. Internal Dominant Face (IDF)

Identify the IDF line of all External Walls. Refer to Diagram 26 on page 40.

Stage 2: Other Considerations

Measurements are taken to the IDF of shared External Walls between adjoining Buildings.

The areas occupied by Walls and Columns within the boundary are not deducted.

Void areas such as covered air and stair openings and atria within a Building are excluded but the Floor Area at the lowest level of air and stair openings and atria is included.

Measurement of Mezzanines and upper floor levels where there is a void is to the IDF or to the innermost line of the top of the Balustrade, whichever is applicable, but not beyond the outside edge of the floor construction.

The wall thickness between the External Floor Area and the IDF is excluded from IPMS 2.

Diagram 7

Sheltered Areas are excluded from IPMS 2 but may be measured and stated separately.

Areas that are not within the structural construction of a Building such as patios and other external facilities are excluded from IPMS 2. If measured they must be stated separately.

Stage 3: Measure and Calculate the Areas included in IPMS 2

Once the IPMS 2 boundary for each level of the Building has been determined, the boundary lines should be measured and the Floor Area within the boundary calculated on a level by level basis and / or apportioned into different sections of the area being measured. The area of any atrium void above the lowest level is deducted at each level. The resulting calculations determine the IPMS 2 for each level or section and these are added together to calculate the IPMS 2for the Building. Any reporting of IPMS 2 must be clear as to whether it is for the entire Building or only for one or more levels of the Building.

Stage 4: Areas included in IPMS 2 but reported separately

The following areas are included in IPMS 2, but for completeness and clarity must be itemised individually on a level by level basis:-

  • Any area between a Notional Boundary and the Internal Dominant Face
  • External Floor Areas
  • Mezzanines
  • Enclosed walkways or passages connecting separate Buildings;
  • Enclosed roof-top plant rooms such as mechanical, electrical and lift rooms;
  • Limited Use Areas not otherwise identified above.