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

Draft - IPMS - All Building Asset Classes

Part E: IPMS for Exclusive Use Areas

E.3 IPMS 3

E.3.1 IPMS 3 - Overview

IPMS 3A (Exclusive Occupation External Measurement) and IPMS 3B (Exclusive Occupation Internal Measurement) are used for measuring the occupation of Floor Areas in exclusive use.

Property markets may require both IPMS 3A and IPMS 3B for different asset classes or different purposes.

Measurement references must state whether the measurement is IPMS 3A or IPMS 3B and not simply IPMS 3.

Each exclusive occupancy area in a multi-occupied Building must be measured separately and level by level. If consistent, the total area of relevant exclusive occupancy areas may be reported as an aggregate of IPMS 3A or IPMS 3B for the Building.

IPMS 3A and IPMS 3B are not directly related to IPMS 1, IPMS 2, IPMS 4A or IPMS 4B.

E.3.2 IPMS 3 - Scope

Typical uses of IPMS 3A and IPMS 3B are listed alphabetically below:

  • Benchmarking
  • Cost allocation
  • Insurance
  • Transactions

E.3A IPMS 3A (Exclusive Occupation External Measurement)

E.3A.1. IPMS 3A - Definition

The Floor Area available on an exclusive basis to an occupier measured externally and including any External Floor Areas, Sheltered Areas and Secondary Areas.

E.3A.2 IPMS 3A - Measurement Practice

  Stage 1: Determine the IPMS 3A Boundary

The boundary of IPMS 3A for each level is determined by the following hierarchy:

  1. Notional Boundary

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

Diagram 8

   2. External Floor Area

Identify External Floor Areas which are measured to the outermost lines at the top of the Balustrade, but not beyond the outside edge of the floor construction; then

Diagram 9

  3. Sheltered Area

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

Diagram 10

  4. External Wall

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

  5. Demising Wall

Identify the boundary line along the centreline of any Demising Walls between occupants or adjoining Buildings; then

Identify the boundary line along the Finished Surface of other Demising Walls, for example between the occupier's area and Standard Facilities; then

Diagram 11

  6. Secondary Areas

Consistent with the above Identify the boundary lines of any Secondary Areas, such as seating or storage areas for the primary area not directly connected to the primary area.

Stage 2: Other Considerations

Tenant-related non-permanent changes are disregarded.

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 outermost lines at the top of the Balustrade, but not beyond the outside edge of the floor construction.

Diagram 12

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.

The Floor Area occupied by Standard Facilities is excluded.

Structures beyond the Covered Area that do not form part of the Building being measured are excluded, if measured they must be stated separately and individually.

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

Once the IPMS 3A 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. The resulting calculations determine the IPMS 3A for each level and these are added together to calculate IPMS 3A for the occupier's exclusive area.

IPMS 3A for a multi-occupied Building is the aggregate of each occupier's exclusive use area.

Stage 4: Areas included in IPMS 3A but reported separately

The following areas, if in exclusive occupation, are included in IPMS 3A 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 the External Walls;
  2. Sheltered Areas;
  3. External Floor Areas;
  4. Enclosed walkways or passages connecting separate Buildings, which form part of occupier's area;
  5. Mezzanines;
  6. Openings for stairs and lifts;
  7. Vertical technical penetrations with openings greater than 0.1m2 (1ft2) and their surrounding walls;
  8. Limited Use Areas not otherwise identified above.

E.3B IPMS 3B (Exclusive Occupation Internal Measurement)

E.3B.1. IPMS 3B - Definition

The Floor Area available on an exclusive basis to an occupier measured internally to the IDF and any Demising Walls and Notional Boundaries.

E.3B.2 IPMS 3B - Measurement Practice

Stage 1: Determine theIPMS 3BBoundary

The boundary of IPMS 3Bfor each levelis determined by the following hierarchy:

  1. Notional Boundary

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

Diagram 13

   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; then

Diagram 14

   3. Sheltered Area

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

Diagram 15

   4. Internal Dominant Face (IDF)

Identify the boundary lines along the IDF (refer to Diagram 26) of all External Walls; then

   5. Demising Wall

Identify the boundary along the centreline of Demising Walls between occupants; then

Identify boundary lines along the Finished Surface of other Demising Walls, for example between the occupier's areas and Standard Facilities; and then

Diagram 16

   6. Secondary Areas

Consistent with the above Identify the boundary lines of Secondary Areas, such as seating or storage areas for the primary area not directly connected to the main occupied area.

Stage 2: Other Considerations

Tenant-related non-permanent changes within a Building are disregarded.

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

The areas of 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.

Diagram 17

The Floor Area occupied by Standard Facilities is excluded.

External Floor Areas are measured to the innermost line at the top of the Balustrade, but not beyond the outside edge of the floor construction, then up to the IPMS1 boundary of the External Walls.

The wall thickness between any External Floor Areasand the IDF is excluded from IPMS 3B.

Sheltered Areas are measured up to the IPMS1 boundary of External Walls.

Structures beyond the Covered Area that do not form part of the Building being measured are excluded. If measured they must be stated separately and individually.

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

Once the IPMS 3B 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. The resulting calculations determine the IPMS 3B for each level and these are added together to calculate IPMS 3B for the occupier's exclusive area.

IPMS 3B for a multi-occupied Building is the aggregate of each occupier's exclusive use area.

Stage 4: Areas included in IPMS 3B but reported separately

The following areas, if in exclusive occupation, are included in IPMS 3B but, for completeness and clarity, must be itemised individually on a level by level basis: -

  1. Any area between a Notional Boundary and the Internal Dominant Face;
  2. Sheltered Areas;
  3. External Floor Areas;
  4. Enclosed walkways or passages connecting separate Buildings, which form part of occupier's area;
  5. Mezzanines;
  6. Openings for stairs and lifts;
  7. Vertical technical penetrations with openings greater than 0.1m2 (1ft2) and their surrounding walls;
  8. Limited Use Areas not otherwise identified above.