Which measurements are used for industrial properties?
GIA and NIA.
Which measurements are used for office space?
NIA (Net Internal Area).
Which measurements are used for Service Charge apportionment?
GIA and NIA.
GIA: Gross Internal Area; NIA: Net Internal Area.
What is Gross External Area (GEA)?
Area of a building measured externally at each floor level.
If there is a party wall, where do you measure using Gross External Area (GEA)?
To the boundary line (middle of the wall).
What is the definition of Gross Internal Area (GIA)?
Area of a building measured to the internal face of perimeter walls at each floor level.
What do you include when measuring Gross Internal Area (GIA)?
- Areas occupied by internal walls and partitions
- Columns, piers, chimney breasts, stairwells, liftwells, and other internal projections
- Corridors of a permanent nature (e.g., fire corridors, smoke lobbies)
- Lift rooms, plant rooms, and fuel stores housed in a permanent structure
- Service accommodation like toilets, lobbies, bathrooms, showers, and cleaners’ rooms
- Areas with headroom less than 1.5m
What do you exclude when measuring GIA?
Perimeter wall thicknesses and external
projections
External open-sided balconies, covered ways and
fire escapes
When would you use GIA in your work?
when valuing industrial buildings (including ancillary offices), warehouses, department stores, variety stores and food superstores.
What is the definition of NIA?
Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor
level
What is included when measuring NIA?
Atria with clear height above
Entrance Halls
Kitchens
Built in units, cupboards and the like occupying useable areas
Areas occupied by ventilation/heating grilles
Areas occupied by skirting and perimeter trunking
Areas occupied by non structural walls subdividing accommodation
What is excluded when measuring NIA?
Those parts of entrance halls and atria used in common
Toilets, toilet lobbies
Lift rooms, plant rooms, tank rooms, fuel stores
Stairwells, lift wells
Corridors and other circulation areas
Internal structural walls, columns, piers, chimneys, heating or cooling equipment which makes the space unusable.
Areas with headroom less than 1.5m
When would you use NIA?
Valuation of offices
Calculation of service charges for apportionment of occupiers
What information should surveyors retain when reporting measurements?
Purpose of the measurement
Date of the measurment
Measurement standard adopted
Document reason for departure from IPMS if not used
Which tools were used
unit of measurement and any conversion factor
What is IPMS
Global led initiative by the RICS to avoid inconsistent definitions of measurement in different countries
Are ancillary offices in industrial properties measured in GIA
Yes
If heating or cooling apparatus extrudes 0.25m or more into useable space from the wall is it included in the NIA?
Yes
How should you measure full glazing when measuring offices (NIA)
Should measure to the glazing unless elements of the glazing or window structure render the space unusable.
What are internal eaves height?
Height between the floor and the lowest point on the underside of the roof
What is site depth?
Measurement from front to rear of the property boundaries
How to you convert from inches to cm
multiply by 2.54
how do you convert feet to cm
multiply by 30.48
how do you convert feet to m
multiply by 0.3048
How do you convert sq ft to sq m?
multiply by 0.0929
