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

Draft - IPMS - All Building Asset Classes

Part F: IPMS for Selected Floor Areas

F.4 IPMS 4

F.4.1 IPMS 4 - Overview

IPMS 4A and IPMS 4B are used for measuring Floor Areas of selected parts within a Building. Such measurements are directly linked to specific requirements. It may include all or some of the selected parts of the Building. IPMS 4A and IPMS 4B are measured to the Finished Surface.

IPMS 4A and IPMS 4B may be used by Service Providers and Users where there is a need to know measurements within a selected area, which may be the whole Building. Examples of the types of uses to which IPMS 4A and IPMS 4B may be put for the selected parts of a Building are shown below:

  • the extent of air-conditioned against non-air-conditioned space;
  • how much space has a security restriction;
  • the size of a hotel suite;
  • the ratio between the front of house and back of house in a hotel;
  • the ratio of different uses within a Building;
  • defining and verifying a client space requirement;
  • the area of departments within an organisation's space;
  • the area required given a desired density of occupancy;
  • the size of a maternity wing in a hospital;
  • the horizontal and vertical circulation areas within a building;
  • room areas within a residence.

When using IPMS 4A and IPMS 4B the selected Floor Areas within the Building that are being measured and the purpose to which the use of this application is to be put must be stated.

Whilst IPMS 4A and IPMS 4B are measured to the Finished Surface, the principles of measurement are the same as for other IPMS measurements.

F.4A.1 IPMS 4A - Definition

The selected Floor Area in a Building measured to Finished Surfaces and any Notional Boundaries including all Floor Area occupied by Walls and Columns.

F.4A.2 IPMS 4A - Measurement Practice

The Boundary selected for an IPMS 4A measurement must be clearly stated or identified on a plan and the purpose to which the measurement is to be used clearly explained.

Stage 1: Determine the IPMS 4A- selected boundary

The selectedboundary of IPMS 4Afor each level is determined by the following hierarchy:

  1. Notional Boundary

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

Diagram 18

   2. Finished Surface

Identify the boundary line along the Finished Surface of the internal perimeter Walls and External Walls; then

   3. External Floor Area

Identify any External Floor Areas which are measured to the innermost line at the top of the Balustrade, but not beyond the outside edge of the floor construction, and then up to the boundary of the External Wall; then

Diagram 19

   4. Sheltered Area

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

Diagram 20

Stage 2: Other considerations

If a Notional Boundary rather than a Finished Surface is adopted, for example in allocating space in an open-plan area, then it has to be clearly identified in any report.

IPMS 4A measurements ignore recessed door openings in the boundary lines and use the Finished Surface line of the wall.

Measurement of External Floor Areas is to the inside line at the top of the Balustrade but not beyond the outside edge of the floor construction.

Measurement of Mezzanines and upper floor levels where there is a void is to the outside line of the floor

construction.

Diagram 21

Stage 3: Measure and Calculate the Areas included in IPMS 4A

Once the boundary lines have been determined, they should be measured and the area of IPMS 4Acalculated.

Stage 4: Areas included in IPMS 4A but must be reported separately

The following areas may be included in IPMS 4A, and, for purposes of completeness and clarity, must be itemised individually:

  • External Floor Areas
  • Sheltered Areas
  • Secondary Areas
  • Limited Use Areas

Stage 5: Areas in IPMS 4A that may be reported separately

The following Floor Areas may be reported separately, if required:

  • Stairs
  • Staircase openings
  • Lift shafts
  • Other vertical penetrations

F.4B IPMS 4B

F.4B.1 IPMS 4B - Definition

F.4B.2 IPMS 4B - Measurement Practice

 F.4B.2 IPMS 4B - Measurement Practice

The Boundary selected for an IPMS 4B measurement must be clearly stated or identified on a plan and the purpose to which the measurement is to be used clearly explained.

Stage 1: Determine the IPMS 4Bselected boundary

The selected boundary of IPMS 4Bfor each levelis determined by the following hierarchy:

  1. Notional Boundary

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

Diagram 22

   2. Finished Surface

Identify the boundary line along the Finished Surface of the internal perimeter Walls and External Walls; then

   3. External Floor Area

Identify any External Floor Areas establishing boundary lines along the innermost line at the top of the Balustrade, but not beyond the outside edge of the floor construction; then

Diagram 23

   4. Sheltered Area

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

Diagram 24

Stage 2: Other considerations

If a Notional Boundary rather than a Finished Surface is adopted, for example in allocating space in an open-plan area, then it has to be clearly identified in any report.

IPMS 4B measurements ignore recessed door openings in the boundary lines and use the Finished Surface line of the wall.

Measurement of External Floor Areas,Mezzanines and upper floor levels where there is a void, is to the inside line at the top of the Balustrade but not beyond the outside edge of the floor construction.

Diagram 25

Stage 3: Measure and Calculate the Areas included in IPMS 4B

Once the boundary lines have been determined they should be measured, and the area of IPMS 4Bcalculated.

Stage 4: Areas included in IPMS 4Bbut must be reported separately

The following areas may be included in IPMS 4B and, if so, for purposes of completeness and clarity, must be itemised individually:

  • External Floor Areas
  • Sheltered Areas
  • Secondary Areas
  • Limited Use Areas

Stage 5: Areas in IPMS 4B that should be reported separately

The following Floor Areas, if included in the selected area, should be reported separately:

 Stairs

  • Staircase openings
  • Lift shafts
  • Other vertical penetrations