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

Draft - IPMS - All Building Asset Classes

Part G: IPMS Technical

G.1.1 Overview - Component Areas

The use of Component Areas is determined by User requirements. They may be applied when IPMS areas need to be separately allocated for purposes such as benchmarking, comparison and analysis and conversion between different standards.

Any Component Areas reported to a User or Third Party should, where practical and appropriate, be cross-referenced to an appropriately coloured drawing and Component Area spreadsheet.

G.1.2 Scope

Typical uses of Component Areas are listed alphabetically below:

  • Benchmarking
  • Building Design
  • Facility Management
  • Planning

G.1.3 Use of the Component Areas

The sum of all the Component Areas will equal IPMS 1 for the relevant Building or level of a Building being measured.

In a mixed-use Building there may need to be separate lists of Component Areas for each use.

Component Areas A, B and G may be further allocated as Sub-Component Areas A1, A2, A3, A4; B1, B2; or G1, G2 as shown on Table 1.

If required, Sub-Component Areas can also be further allocated. For example, Sub-Component Area A4 could be allocated into Walls and Columns.

Component Areas could also be allocated according to private or public use or allocated between enclosed space and External Floor Areas. Any such allocations must be clearly reported.

The Component Areas may be stated as a total or further allocated according to use. Eg lift motor room, air conditioning plant rooms.

G.1.4 Measurement Practice

Component Areas are measured in the sequence in the table below and measured to:

  • the maximum physical extent of the External Wall;
  • the Internal Dominant Face of External Walls to identify the area occupied by the External Wall; Refer to Diagram 26 on page 40;
  • the Finished Surface of all internal Walls;
  • outermost line at the top of the Balustrade, but not beyond the outside edge of the floor construction;
  • the boundary line along the edge of the permanent structural extensions directly above.

A portion of a Floor Area that can be allocated to more than one Component Area should be allocated to the Component Area that best reflects the dominant purpose.

It may be necessary to divide Demising Walls in half when making allocations, for example, in Component Areas A3 and F.

Non-enclosed floor openings such as piping, conduits or vents of less than 0.1 sq m (1 sq ft) are disregarded and the area is included in the surrounding Component Area.

The following table shows the Component Areas:

Table 1: Component Areas

Table 1

G.2 Internal Dominant Face

The Internal Dominant Face (IDF) is the inside surface area comprising more than 50 per cent of the lowest 2.75 metres measured vertically from the structural floor surface, or to the ceiling if lower, for each Wall Section. If such does not occur or if the IDF is not vertical, the Finished Surface is deemed to be the IDF.

A Wall Section is the lateral extent of each section of an External Wall or other external construction feature, where the inside finished surface area of each part of a window, Wall or other external construction feature varies from the inside surface area of the adjoining window, Wall or external construction feature, ignoring the existence of any Columns.

Refer to Diagram 26 on following page

Diagram 26: Internal Dominant Face (IDF)

G.3 Internal Height & Clear Height

Clear Height

The height within a level of a Building or part of a Building measured from the floor surface to the lowest point of the structural element above, ignoring the existence of any brackets, struts or fixtures and fittings. (red dotted line shows Clear Height)

Diagram 27

Internal Height

The height within a Building or part of a Building measured from the floor to the lowest point of a ceiling, suspended ceiling or similar defining feature.

Diagram 28