Measurements

Question 1

What is IPMS

Answer 1

International Property Measurement Standards formed in 2013.

Question 2

What is the current IPMS standard?

Answer 2

IPMS All buildings Jan 23.

Question 3

What are the previous IPMS standards?

Answer 3

IPMS Office, Residential and Retail

Question 4

Explain your understanding of the IPMS updates?

Answer 4

IPMS all buildings supersedes all previous standards. It’s more concise and simplified to encourage adoption globally.

Question 5

Explain the key definitions within the IPMS?

Answer 5

1. Internal dominant face. Inside surface area comprising more than 50% of the lowest 2.75m vertical structure for each wall structure.
2. Component - floor division for measurement purposes.
3. Component area
4. Standard facilities- shared arrears that typical don’t change (circulation, stairs, lifts, toilets, store cupboard, plant room, fire refuge and maintenance rooms).

Question 6

Can you explain the principles of the RICS Code of Measuring Practice (6th ed. 2007) that you have understood?

Answer 6

• Consistency and transparency
• Consistent bases of measurement (GEA, GIA and NIA)
• Sets out the exclusions and inclusions
• Sets out how to apply the different bases by asset type and purpose

Question 7

Can you detail how the International Property Measurement Standards (IMPS) is applied in property measurement?

Answer 7

• IPMS All building is a universal framework for all building types.
• IMPS 1 measures the external areas (planning)
• IMPS 2 measures the internal areas.
• IMPS 3 measures the occupier’s area, reflecting the usable space
• IMPS 4 is for residential buildings, measuring the internal living space.

Question 8

Could you explain your knowledge about the RICS Valuation of Medical Centre and Surgery Premises GN60 (updated in 2025)?

Answer 8

• This has been upgraded in 2025 to a Professional Standard and sets out the bespoke principles for measuring medical centres and GP surgeries.
• It aligns with the RICS Valuation Global Standards and the RICS Code of Measuring Practice 2007, adopts the NIA measurement bases and has additional inclusive areas such as baby changing, receptions, waiting rooms, clinical waste and patient toilets.

Question 9

How do you determine the correct application of measurement methods such as Gross External Area (GEA), Gross Internal Area (GIA), Net Internal Area (NIA), and IPMS 1, 2, 3, 4, and IPMS: All Buildings?

Answer 9

• It depends on the Asset and purpose of the measurement, the asset type and client requirements.
• GEA – measure to the external face of the building. Used for planning, building costs and industrial.
• GIA – measure to the internal face of external walls. Used for rating, building costs and industrial.
• NIA – measures the useable internal space. Used for agency, valuation and lease negotiations.
• IMPS 1 – measures the total external area. Used for benchmarking and planning.
• IMPS 2 – measures the internal area. Used for space planning and design.
• IMPS 3 – measures the occupier’s area, reflecting usable space. Replacing NIA used for standard leasing and valuation of commercial properties.
• IMPS 4 – measures residential spaces.
• IMPS All Buildings – provides a unified framework.

Question 10

What factors affect the appropriate basis of measurement?

Answer 10

• It depends on the Asset and purpose of the measurement, the asset type, client requirements and market norms.

Question 11

According to your understanding, how does the purpose of measurement (e.g., valuation, agency, planning) affect the basis of measurement to be used?

Answer 11

• Valuation – focuses on usable space, typically NIA or IMPS 3
• Agency – focuses on occupiers’ space, NIA or IMPS 3
• Planning – focuses on site coverage, density or development opportunity, typically GEA or IMPS 1
• Building costs estimation – focuses on a comprehensive understanding of the entire internal footprint, typically using GIA or IMPS 2.
• Rating, uses GIA or NIA depending on property type and local authority requirements.

Question 12

Can you elaborate on how client requirements may influence the application of measurement methods?

Answer 12

• They influence methods based on their objectives, preferred standards and portfolio.
• For example, Assura works in square meters, whereas retail and office standards tend to use square feet. Feasibility studies only require approximate measurements, whereas planning purposes require high-precision measurements.

Question 13

How does accurate measurement contribute to valuation, leasing, lease advisory, and service charge apportionment?

Answer 13

• Valuation – it ensures that rental income and capital values are based on accurate floor areas, which impacts the yield and investment decisions.
• Leasing – it supports rent reviews, lease renewals and dispute resolution.
• Service charge apportionment – ensures fair allocation of costs.

Question 14

Why do you recognise the value of dual reporting in line with the Red Book?

Answer 14

• I understand that dual reporting aids effective comparison across disciplines and borders, allowing clients to benchmark against legacy standards (NIA) while aligning with international frameworks (IPMS), supporting transparency, reducing disputes and ensuring compliance with the Red Book.

Question 15

What limitations, if any, have you identified in measurement standards and guidance?

Answer 15

• IMPS adoption has been inconsistent across markets, due to their complexity and reliance on legacy comparable data and practices.
• Access limitations can affect the accuracy of the data gathered.
• NIA has limited use internationally making comparison difficult for international investors.
• NIA doesn’t account for shared areas, which is important for service charge apportionments.

Question 16

What type of instrumentation did you use to conduct the measurements?

Answer 16

• Disto, tape measure and floor plans to cross-reference and validate measurements.

Question 17

What specific measurement standards did you apply during your measurement survey?

Answer 17

• I applied NIA as defined by the RICS Code of Measuring Practice 2007, which aligns with the RICS Valuation of Medical Centre and Surgery Premises Professional Standard May 2025.
• In some cases, I used dual reporting.

Question 18

What was the issue with Heysham’s property NIA on file?

Answer 18

• At Heysham, the recorded Net Internal Area (NIA) for the top floor was just 50 sqm, which raised concerns as the ground floor was known to be approximately 1,500 sqm. This suggested the top floor figure was likely understated, possibly due to incomplete measurement or misclassification of space. Given the scale of the building, it was unlikely that the upper floor was so small, prompting a reinspection and remeasurement to verify the actual area and ensure accurate reporting for valuation and lease purposes.________________________________________

Question 19

What were the non-lettable areas at the Heysham property?

Answer 19

• At Heysham, the non-lettable areas included an internal plant room, a room with sloping eaves that had significant height restrictions, limiting its use to a corridor at best, and three additional rooms that had restricted access, which could not be entered without structural alterations. These spaces were excluded from the Net Internal Area (NIA) as they were either not usable, not accessible, or not suitable for occupation, ensuring the measurement reflected only the functional, lettable space.

Question 20

How did you verify the accuracy of the 50 sqm NIA in Heysham?

Answer 20

• I measured it using a disto and cross-checked my findings with my colleague, as we conducted the measurements together. This ensured accuracy and consistency, particularly given the concerns about the potential understatement.

Question 21

What was your task at the Wheatbridge location?

Answer 21

• At Wheatbridge, my task was to measure the Net Internal Area (NIA) of individual rooms within a unit that had previously been let to a single tenant, who had then sublet the rooms to separate subtenants. The purpose of the measurement was to determine the market rents applicable to each subtenant’s occupied space. This involved identifying and measuring only the usable, lettable areas for each sub-occupier, ensuring accuracy for valuation and lease structuring.

Question 22

What were the specific areas you had to measure at the Wheatbridge location?

Answer 22

• At Wheatbridge, I measured the individual office spaces occupied by subtenants, ensuring accurate Net Internal Area (NIA) calculations for each.
• I also identified and excluded non-lettable areas such as the internal plant room, shared welfare facilities, and circulation space. Whilst these shared areas were not included in the NIA, I did provide their floor area separately to support their incorporation into the service charge apportionments, ensuring fair and transparent cost allocation across occupiers.

Question 23

How did you measure spaces that were shared or non-exclusive at Wheatbridge?

Answer 23

• I used the laser disto and recorded them separately on my plans.

Question 24

Why was it important to cross-check your measurements with your colleague at Wheatbridge?

Answer 24

• As the measurements were being used to determine the market rent a high degree of accuracy was required.
• Collaborating on the measurements strengthened the reliability of the final NIA figures.

Question 25

What was the purpose of your measurements at Wheatbridge in relation to the letting strategies?

Answer 25

* The purpose of my measurements was to provide accurate Net Internal Areas for each sublet space, which formed the basis for assessing market rents and informing the letting strategy. * By clearly defining the size of each occupier’s space, we could benchmark against comparable properties, advise on appropriate rental levels, and support lease negotiations. * Additionally, measuring shared areas enabled fair service charge apportionment, ensuring transparency and alignment with best practices.