The International Property Measurement Standards (IPMS) was introduced to commercial real estate (CRE) professionals after a shared desire by organizations, governments, companies and professionals to build a genuinely global language for measurement.
According to BOMA, “Through the adoption of the IPMS, property assets will be measured in a consistent way, creating a more transparent marketplace, stronger investor confidence and increased market stability.”
IPMS can be used when the measurement and reporting of a property’s measured area is required or essential to provide accurate accounting of space. There are eight Standards, including 1, 2, 3, 3.1, 3.2, 4, 4.1, 4.2.
In this blog we will focus specifically on IPMS 1, which is used for external and internal measurements for the whole or part of a building.
Definition of IPMS 1
As defined by the International Property Measurement Standard Coalition (IPMSC), IPMS 1 is, “The Floor Area measured to the External Extent of the External Walls and to any Notional Boundaries External Floor Areas or Sheltered Areas.”
How to measure using IPMS 1
Consider the following steps when using IPMS 1 for property measurement.
Determine the IPMS 1 boundary
1. Notional Boundary
Identify any agreed Notional Boundaries that differ from the maximum physical extent of External Floor Areas, Sheltered Areas, or External Walls.
2. External Floor Area
Identify External Floor Areas by measuring to the outside edge of the floor construction, and up to the IPMS 1 External Wall Boundary.
3. Sheltered Area
Identify any Sheltered Areas and establish a Boundary line along the edge of the permanent structural extensions.
4. External Wall
Identify the remaining Boundary line along the maximum physical extent of the External Wall.
7 important considerations
- Measurements are taken to the centerline 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.
- External stairs that lead to upper levels are included, except open framework fire escapes which are excluded.
- Measurement of the upper levels of a void and Mezzanines is the same as for External Floor Area, that is to the outside edge of the floor construction.
- Access openings, such as roller shutters and folding doors in an External Wall, are ignored when establishing the external Boundary line. Structures beyond the Covered Area do not form part of the building. If measured, they must be stated as separate building(s).
Areas included in IPMS 1 but reported separately
The following areas are included in IPMS 1 but must be itemized individually on a level-by-level basis:
- Any area between a Notional Boundary and the external perimeter of External Walls
- Sheltered Areas
- External Floor Areas
- Enclosed walkways or passages connecting separate buildings
- Enclosed rooftop plant such as mechanical, electrical and lift motor rooms
- External stairs that lead to upper levels, excluding open framework fire escapes, which are excluded
- Limited use area(s) not otherwise identified above
Using IPMS 1 for property measurement
The International Property Measurement Standards have established a clear and concise way to measure properties via an agreed upon method. IPMS 1, specifically, is in place to measure the total area of a building on a floor-by-floor basis. Its primary purpose is to serve building planning and development needs.
To learn more additional property measurement guidelines and standards, download the free guide, “BOMA measurement standards for 6 property types.”
