Ipms Office Buildings November 2014

International Property
Measurement Standards: Office Buildings
International Property Measurement Standards Coalition

IPMS: Office Buildings

International Property
Measurement Standards: Office Buildings
International Property Measurement Standards Coalition
November 2014

Published by the International Property Measurement
Standards Coalition (IPMSC).
No responsibility for loss or damage caused to any person acting
or refraining from action as a result of the material included in
this publication can be accepted by the authors or IPMSC.
ISBN 978-1-78321-062-6
Copyright © 2014 International Property Measurement
Standards Coalition (IPMSC). All rights reserved. Copies of
this document may be made strictly on condition that they
acknowledge IPMSC’s copyright ownership, set out the IPMSC’s
web address in full, www.ipmsc.org, and do not add to or
change the name or the content of the document in any way.
This document should not be translated, in whole or in part, and
disseminated in any media, whether by electronic, mechanical
or other means now known or hereafter invented, including
photocopying or recording, or in any information storage and
retrieval system, without permission in writing from the IPMSC.
Please address publication and copyright matters to
[email protected]

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

ii

IPMS: Office Buildings

Contents

Welcome to IPMS: Office Buildings
Introduction
IPMS Standards Setting Committee

4

Part 1

Aim and Scope of the Standards

5

1.1

Definitions................................................................................................................................................................................................ 5



1.2

Aim of the Standards...................................................................................................................................................................... 6



1.3

Use of the Standards...................................................................................................................................................................... 6

2

Part 2

Principles of Measurement



2.1

General Principles of Measurement and Calculation....................................................................................... 7



2.2

Best Measurement Practice..................................................................................................................................................... 7

7



2.2.1

General......................................................................................................................................................................................... 7



2.2.2

Unit of Measurement....................................................................................................................................................... 7



2.2.3

Tolerance..................................................................................................................................................................................... 8



2.2.4

Measurement Reporting............................................................................................................................................... 8



2.3

Limited Use Areas.............................................................................................................................................................................. 8



2.4

Interface Adjustment..................................................................................................................................................................... 9

Part 3

IPMS Standards



IPMS 1........................................................................................................................................................................................................ 10

3.1

10



3.1.1

Use................................................................................................................................................................................................. 10



3.1.2

Definition................................................................................................................................................................................. 10



3.2

IPMS 2 – Office................................................................................................................................................................................. 13



3.2.1

Use................................................................................................................................................................................................. 13



3.2.2

Definition................................................................................................................................................................................. 13



3.2.3

Internal Dominant Face.............................................................................................................................................. 13



Part 1

1

3.3

IPMS 3 – Office.................................................................................................................................................................................20



3.3.1

Use.................................................................................................................................................................................................20



3.3.2

Definition.................................................................................................................................................................................20

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

iii

IPMS: Office Buildings

Welcome to IPMS: Office Buildings

On behalf of the members of the IPMS Coalition, currently
56, we would like to present to you ‘IPMS: Office Buildings’.
The project is the first of its kind. For the first time numerous
organisations from all over the world have come together
to create one shared international standard for property
measurement. We have recognised that the past practice of
inconsistent measurement standards is unacceptable. Our
profession and market places deserve better.
For this reason we have come together to support this process
and one shared standard. Starting with a meeting at the World
Bank in May 2013, we each signed a Declaration confirming
we are ‘committed to promote the implementation of these
standards to encourage world markets to accept and adopt
IPMS as the primary method of property measurement’.
After the May 2013 meetings we formed an independent
Standards Setting Committee (SSC). The SSC includes
technical experts from 11 countries and a combined expertise
covering 47 different markets. The SSC worked virtually and
also gathered three times, in Brussels, Dubai and Orlando.
The generous donation from the Comité de Liaison des
Géomètres Européens (CLGE) of the euREAL standard was
the basis of their comprehensive, far-reaching and efficient
work. Completing a task of this magnitude should take many
years. The SSC produced the complete Consultation Draft of
IPMS for Offices less than one year later in January 2014. After
ending the Exposure Draft consultation period in September
2014, the final ‘IPMS: Office Buildings’ was launched in
November 2014.

the market to ensure we capture necessary updates
for continued growth and improvement. In addition to
preparing further IPMS standards for other building classes
(such as residential, industrial and retail), the SSC will also
monitor all guidance notes on IPMS to ensure that they are
consistent with the principles and intent of IPMS. All local,
regional or worldwide approaches will be well documented
to allow coordination, expansion and consistency of IPMS
guidance whenever required.
In preparing both the earlier consultation documents and
this final standard the Coalition wishes to acknowledge the
work on the explanatory drawings undertaken by Professor
Marc Grief and Johannes Helm of Mainz University of Applied
Sciences, and Robert Ash and Tom Pugh of Plowman Craven
Limited.
As a Coalition we are also beginning the important work
of implementation. We are engaging with governments
to adopt IPMS – and we congratulate Dubai as the first
government to do so. We are also together, as a Coalition,
engaging the many other key market stakeholders. On the
ipmsc.org website we have released the list of IPMS Partners
– businesses committed to IPMS.
On behalf of the Coalition, the SSC and the numerous
participants in the consultation, we are proud to present the
IPMS for Office Buildings.
For further information on IPMS please visit the website
www.ipmsc.org

The Coalition accepts that standard setting is a continuous
and dynamic process, and will be listening closely to

Kenneth M. Creighton, Trustee for
RICS, Chairman of the Board of
Trustees IPMS Coalition

Part 1

Aim and Scope of the Standards

Part 2

Lisa M. Prats, Trustee for BOMA
International, Vice Chair of the
Board of Trustees IPMS Coalition

Principles of Measurement

Part 3

IPMS Standards

Jean-Yves Pirlot, Trustee for CLGE,
Secretary General of the Board of
Trustees IPMS Coalition

1

IPMS: Office Buildings

Introduction

The International Property Measurement Standards Coalition
(IPMSC) was formed on 30 May 2013 after meeting at the
World Bank in Washington DC. The Coalition, comprising
at the date of publication the 56 organisations listed below,
aims to bring about the harmonisation of national property
measurement standards through the creation and adoption
of agreed international standards for the measurement of
Buildings.
This document for the measurement of office Buildings is the
first prepared by the Coalition’s Standards Setting Committee
(SSC). The Coalition members at the date of publication
include:
American Society of Farm Managers and Rural Appraisers
(ASFMRA)

Gesellschaft für Immobilienwirtschaftliche Forschung e. V. (GIF)
Ghana Institution of Surveyors (GhIS)
Hungarian Real Estate Developers Association (IFK)
HypZert GmbH
INREV
Institute of Real Estate Management (IREM)
International Association of Assessing Officers (IAAO)

Appraisal Institute (AI)

International Consortium of Real Estate Associations (ICREA)

Asia Pacific Real Estate Association (APREA)

International Facility Management Association (IFMA)

Asian Association for Investors in Non-listed Real Estate Vehicles
(ANREV)

International Federation of Surveyors (FIG)

Asociación de Promotores Constructores de España (APCE)

International Real Estate Federation (FIABCI)

Asociación Española de Análisis de Valor (AEV)

International Union of Property Owners (UIPI)

Asociación Española Geómetras Expertos (AEGEX)

International Union of Tenants (IUT)

Asociación Professional de Sociedades de Valoración (ATASA)

Italian Real Estate Industry Association (ASSOIMMOBILIARE)

ASTM International

Japan Association of Real Estate Appraisers (JAREA)

Australian Property Institute (API)

Japan Association of Real Estate Counselors (JAREC)

British Property Federation (BPF)

Japan Building Owners and Managers Association
(BOMA Japan)

Building Owners and Managers Association of Canada
(BOMA Canada)

Part 1

Federation of Associations of Building Contractors Cyprus
(OSEOK)

International Monetary Fund (IMF)

National Society of Professional Surveyors (NSPS)

Building Owners and Managers Association of China
(BOMA China)

NP “Cadastral Engineers”

Building Owners and Managers Association International
(BOMA International)

Property Council of Australia (PCA)

Open Standards Consortium for Real Estate (OSCRE)

China Institute of Real Estate Appraisers and Agents (CIREA)

Property Council New Zealand (PCNZ)

Commonwealth Association of Surveying and Land Economy
(CASLE)

Real Estate Syndicate of Lebanon (REAL)

Consiglio Nazionale Geometri e Geometri Laureati (CNGeGL)

Royal Institution of Chartered Surveyors (RICS)

CoreNet Global

Seocovi SP (SECOVI)

Council of European Geodetic Surveyors (CLGE)

Society of Chartered Surveyors Ireland (SCSI)

Counselors of Real Estate (CRE)

South African Property Owners Association (SAPOA)

Cyprus Architects Association (CAA)

Technical Chamber of Cyprus (ETEK)

Cyprus Association of Civil Engineers (CYACE)

The Appraisal Foundation (TAF)

European Council of Real Estate Professions (CEPI)

Union Nationale des Economistes de la Construction (UNTEC)

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

Real Property Association of Canada (REALpac)

2

IPMS: Office Buildings

The growth of cross-border property investment and
expansion by global corporate occupiers underpins the
demand for transparency against the background of
many differing national and local Building measurement
conventions. The aim of the Coalition is to enable Buildings
to be measured, and the resulting calculated areas to be
provided, on a transparent basis. IPMS will promote market
efficiency through greater confidence between investors and
occupiers by providing consistent property measurements for
transactions and valuations.
Research by the SSC found that transaction and valuation
practices vary substantially across markets and this
standard is not meant to remove these differences. The
SSC has focused only on issues directly related to Building
measurements and calculated areas within a Building. It is
acknowledged that different countries use different Floor
Area elements in transaction and valuation practices. IPMS
will enable comparison of differing practices by interfacing to
a common measurement language.
The SSC prioritised setting a measurement standard for office
Buildings because of concerns raised by those operating
in a high-value global market that does not have a global
language. The CLGE Measurement Code for the Floor Area
of Buildings, the European Real Estate Area Label (euREAL),
provided the starting point. Current terminology used to
describe office Floor Area (such as rentable, usable, leasable,
net internal, net lettable and carpet area) means different
things in different markets, resulting in confusion for owners
and occupiers working internationally. For example, an
organisation occupying 10,000m2 in one country could find
the identical space described as 12,000m2 in another, or a
company wanting to acquire 50,000ft2 in one country might
need to define its space requirement as 60,000ft2 elsewhere.
IPMS, as an international property measurement standard,
has been created through a transparent, detailed and inclusive
standard setting process by the SSC. It supports associated
financial reporting and valuation standards such as the
International Financial Reporting Standards (IFRS) and, in the
USA, the Uniform Standards of Professional Appraisal Practice
(USPAP). The International Valuation Standards Council
(IVSC) supports IPMS, which should be read in conjunction
with International Valuation Standards (IVS).

IPMS is a high level standard. Markets that do not have an
existing established measurement standard are encouraged
to adopt IPMS. The SSC did not identify any existing
measurement standard that was suitable for adoption
internationally. Therefore, in all developed markets, where
existing measurement conventions are established, significant
adjustment will be required. We expect IPMS to work initially
in parallel with local standards and for a dual reporting basis
and interface to be adopted where appropriate. In time we
expect IPMS to become the primary basis of measurement
across markets.
The SSC considered it unrealistic to create a single standard
that would be immediately applicable to all classes of
Buildings because each has distinctive characteristics that
require individual analysis. However the SSC determined
that the principles, methodology and measurement
practices developed for IPMS will be similar in standards for
residential, industrial and retail Buildings. These will need to
be consistent as another class of Building, mixed use, would
incorporate several Building classes.
In order to resolve confusion with terms that have established
definitions we have avoided using existing Floor Area
descriptions such as Gross External Area (GEA), Gross Internal
Area (GIA) and Net Internal/Lettable Area (NIA/NLA). These
terms are commonly, but inconsistently, used in markets
across the world.
The SSC consulted widely to understand the measurement
conventions used in different international markets. Our
research found there was a need to measure the external area
of a Building, for planning purposes or the summary costing
of development proposals. The SSC decided to refer to this as
IPMS 1 and apply it to all classes of Building. There was also
a requirement to identify and categorise internal areas. This
is referred to as IPMS 2 – Office and will assist the Property
Industry to make efficient use of space and benchmarking
data. It was also important to measure areas in exclusive
occupation for transactions and the SSC created IPMS 3 –
Office for this purpose.

The SSC has spent considerable time researching established
standards to ensure that existing intelligence has not been
wasted. IPMS is not a hybrid of those standards but does
introduce some concepts that may be new to some markets.
These concepts have been agreed by the SSC to have a proven
track record in the relevant market, although they have been
further refined for the purpose of IPMS.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

3

IPMS: Office Buildings

IPMS Standards Setting Committee

In July 2013 the IPMSC selected real estate experts from around
the world to form its Standards Setting Committee (SSC) and
develop global standards for property measurement.
The SSC brings together experts including academics, real estate
fund and asset managers, valuers, and specialists in development
and construction. The SSC acts independently from the
Coalition and its respective members.

The SSC members and co-authors of this standard for office
Buildings are:
Max Crofts FRICS (UK)

Chairman

Allen Crawford FRICS, FAPI (Australia)

Vice Chairman

Alexander Aronsohn FRICS (UK)
Executive Secretary
to the Committee
Will Chen MRICS (China)
Anthony Gebhardt MRICS, RQS (South Africa)
Prof. Dipl. Ing. Marc Grief, Architect AKH (Germany)
Kent Gibson BOMA Fellow, CPM (USA)
Prof. Liu Hongyu (China)
Luke Mackintosh MRICS, AAPI, F Fin (Australia)
Howard Morley ANZIV, SNZPI, FREINZ, AAMINZ

(New Zealand)
Frederic Mortier MSc (Belgium)
Sara Stephens MAI, CRE (USA)
Peter L. Stevenson CEO (USA)
Nicholas Stolatis CPM, RPA, LEED AP (USA)
V. Suresh FRICS (India)
Koji Tanaka FRICS, ACIArb, RIBA, JIA (Japan)
Prof. Sr Dr. Ting Kien Hwa FRICS, FRISM, MPEPS, MMIPPM
(Malaysia)
Dr. Piyush Tiwari MRICS (India)

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

4

IPMS: Office Buildings

Part 1

Aim and Scope of the Standards

1.1 Definitions
Building
An independent structure forming part of a Property.
Coalition
The Trustees of IPMS, comprising not-for-profit organisations, each
with a public interest mandate.
Component
One of the main elements into which the Floor Area of a Building can
be divided.
Component Area
The total Floor Area attributed to one of the Components.
Floor Area
The area of a normally horizontal, permanent, load-bearing structure
for each level of a Building.
Internal Dominant Face
The inside finished surface comprising 50% or more of the surface
area for each Vertical Section forming an internal perimeter.
IPMS
International Property Measurement Standards.
IPMSC
The International Property Measurement Standards Coalition.
IPMS 1
The sum of the areas of each floor level of a Building measured to the
outer perimeter of external construction features and reported on a
floor-by-floor basis.
IPMS 2 – Office
The sum of the areas of each floor level of an office Building
measured to the Internal Dominant Face and reported on a
Component-by-Component basis for each floor of a Building.
IPMS 3 – Office
The Floor Area available on an exclusive basis to an occupier, but
excluding Standard Facilities, and calculated on an occupier-byoccupier or floor-by-floor basis for each Building.
Property
Any real estate asset in the built environment.
Property Industry
Comprises Users, Service Providers and Third Parties.
Service Provider
Any entity providing real estate advice to a User including, but not
limited to, Valuers, surveyors, facility managers, property managers,
asset managers, agents and brokers, Space Measurement Professionals,
cost consultants, interior designers and architects.
Space Measurement Professional
A Service Provider qualified by experience or training to measure
Buildings in accordance with IPMS.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

5

IPMS: Office Buildings

Standard Facilities
Those parts of a Building providing shared or common facilities
that typically do not change over time, including, for example,
stairs, escalators, lifts/elevators and motor rooms, toilets, cleaners’
cupboards, plant rooms, fire refuge areas and maintenance rooms.
Third Party
Any entity other than a User or Service Provider with an interest in
property measurement including, but not limited to, governments,
banks, other property financing bodies, data analysts and researchers.
User
An owner-occupier, developer, investor, purchaser, vendor, landlord or
tenant.
Valuer
A Service Provider with an appropriate professional qualification in
valuation or appraisal.
Vertical Section
Each part of a window, wall or external construction feature of an
office Building where the inside finished surface area varies from the
inside finished surface area of the adjoining window, wall or external
construction feature, ignoring the existence of any columns.

1.2

Aim of the Standards

The aim of IPMS is to provide a consistent measurement of
Property. IPMS will meet the requirements of Users of Property for
consistency in measurement and reporting. Until now the stated area
of floor space in identical Buildings has varied considerably between
countries, and sometimes within the same country, owing to differing
measurement conventions. The measurements can be used for
valuation, transaction and benchmarking purposes.
This is equally important for Service Providers and Third Parties, so
that data can be used with confidence for property financing, building
and facility management, research and other purposes.

1.3

Use of the Standards

IPMS can be used for any purpose agreed between Users, Service
Providers and Third Parties.
In some circumstances IPMS can interface between existing
measurement standards by providing a common measurement
language.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

6

IPMS: Office Buildings

Part 2

Principles of Measurement

2.1 General Principles of Measurement and
Calculation
The SSC has adopted the following fundamental principles of
measurement and calculation, which apply to all Buildings:
1. The item must be capable of being measured.
2. The measurement must be objectively verifiable.
3. The measurements and calculations must be clearly documented
and the following stated:
•

The IPMS standard used, for example, IPMS 1, IPMS 2 –
Office or IPMS 3 – Office

•

The method of measurement

•

The unit of measurement

•

The measurement tolerance

•

The date of the measurement.

4. Where an interface is adopted, the reconciliation between IPMS
and the standard referred to must be detailed.
5. Inevitably there will be situations not directly covered by
IPMS. In these circumstances the principles of IPMS should be
extrapolated using a common-sense approach.

2.2

Best Measurement Practice

2.2.1 General
The SSC recommends that all IPMS measurement is supported by
CAD (computer-aided design) drawings or BIM (building information
modelling) data, but where other drawings are used as a basis for
measurement annotated dimensions on drawings should be used in
preference to a reliance on scaling alone.
The Service Provider must report how the Floor Area has been
established, for example CAD drawings, other drawings or by laser or
tape measurement.
Areas for IPMS 1 are to be taken from drawings or on site.
Measurements for IPMS 2 – Office and IPMS 3 – Office are to be
taken to the Internal Dominant Face for external walls or otherwise
horizontally at wall-floor junctions, ignoring skirting boards, cable
trunking, heating and cooling units, and pipework.
Buildings are to be measured individually and reported on a floor-byfloor basis.

2.2.2 Unit of Measurement
Measurements and calculations should be in the unit commonly
adopted in the relevant country.
Users and Third Parties may require measurements to be converted,
in which case the conversion factor must be stated.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

7

IPMS: Office Buildings

2.2.3 Tolerance
The measurement tolerance is to be specified in the scope of work
and report. The Service Provider should provide an appropriate
degree of tolerance having regard to the nature of the instruction, the
equipment available and conditions at the time of measurement.

2.2.4 Measurement Reporting
Any IPMS area reported to a User, where practical, should be crossreferenced to an appropriately coloured drawing and, if required, to a
Component Area spreadsheet when reporting IPMS 2 – Office.

2.3

Limited Use Areas

Service Providers need to be aware that in certain markets there
may be areas in Buildings that are incapable of occupation in the
light of government regulation or labour legislation. Such areas and
their limitations are to be identified, measured and stated separately
within IPMS reported areas. For example, if areas are subject to
a height restriction, the height should be stated in the reporting
document and in the sample spreadsheet.
Users and Third Parties need to be aware that the inclusion of
measured areas in IPMS does not necessarily mean that the areas are
available for legal occupation or use.
The following examples are not exhaustive:

Example 1 – Area difference from Internal Dominant Face
There may be a need to show the difference, if any, in Floor Area
between measurements taken to the Internal Dominant Face and
measurements taken to the wall-floor junction.

Example 2 – Areas with limited height
In various markets, areas with limited height are identified separately
and this height can vary between jurisdictions.

Example 3 – Areas with limited natural light
In various jurisdictions, areas with limited natural light in a Building
may need to be identified separately.

Example 4 – Above and below ground
A Building is generally composed of floors above ground and floors
below ground. For measuring purposes, this distinction may be
important in determining the conditions under which the premises
may be used in compliance with labour legislation, rules on fitness for
habitation or taxation.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

8

IPMS: Office Buildings

2.4

Interface Adjustment

The SSC is aware that there are many different measurement
conventions in use. In some markets Floor Area is measured to the
wall-floor junction, in others it is taken to the midpoint of walls or the
external face. Other markets have adopted varying interpretations
of the dominant face of an inside finished surface. Against that
background of different measurement practices the SSC has adopted
Internal Dominant Face to define the extent of IPMS 2 – Office and
IPMS 3 – Office.
Users and Service Providers wishing to interface with other
measurement conventions will need to identify and state the Floor
Area variation from IPMS.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

9

IPMS: Office Buildings

Part 3

IPMS Standards

The IPMS standards are:
•

IPMS 1

•

IPMS 2 – Office

•

IPMS 3 – Office.

3.1

IPMS 1

3.1.1 Use
IPMS 1 is used for measuring the area of a Building including external
walls. In some markets it can be used by parties for planning purposes
or the summary costing of development proposals.

3.1.2 Definition
IPMS 1: The sum of the areas of each floor level of a Building
measured to the outer perimeter of external construction features
and reported on a floor-by-floor basis.
The definition of IPMS 1 is the same for all classes of Building.
In many markets, but not universally, this is known as Gross External
Area.
Inclusions:
The external area of basement levels is calculated by extending
the exterior plane of the perimeter walls at ground floor level
downwards, or by estimation of the wall thickness if the extent of the
basement differs from the footprint of the Building.
Measurements included but stated separately:
Balconies, covered galleries and generally accessible rooftop terraces
are included. They are to be measured to their outer face and their
areas are to be stated separately.
Exclusions:
Measurement for IPMS 1 is not to include the area of:

Part 1

•

Open light wells or the upper level voids of an atrium

•

Open external stairways that are not an integral part of the
structure, for example, an open framework fire escape

•

Patios and decks at ground level, external car parking, equipment
yards, cooling equipment and refuse areas, and other ground
level areas that are not fully enclosed are not to be included
within IPMS 1, but may be measured and stated separately.

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

10

IPMS: Office Buildings

Diagram 1: IPMS 1 – upper floor level
a)

Covered gallery

c)

Open light well/upper level void of atrium

b)
Balcony
d)
Open external stairway (not an integral
part of the structure)
Hatched areas are to be stated separately.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

11

IPMS: Office Buildings

Diagram 2: IPMS 1 – plan and section
a)

Covered gallery

e)

Atrium ground level

b)
Balcony f)
Roof terrace
c)

Open light well/upper level void of atrium g)

d)


Open external stairway (not an integral
part of the structure)

Lift/elevator motor room

Hatched areas are to be stated separately.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

12

IPMS: Office Buildings

3.2

IPMS 2 – Office

3.2.1 Use
IPMS 2 – Office is for measuring the interior area and categorising
the use of space in an office Building. It can be used by parties such
as asset managers, brokers, cost consultants, facility managers,
occupiers, owners, property managers, researchers and Valuers to
provide data on the efficient use of space and for benchmarking.
The Component Areas in IPMS 2 – Office enable Users and Service
Providers to make direct floor space comparisons between data from
different market practices.

3.2.2 Definition
IPMS 2 – Office: The sum of the areas of each floor level of an office
Building measured to the Internal Dominant Face (see 3.2.3) and
reported on a Component-by-Component basis for each floor of a
Building.
In many markets, but not universally, this is known as Gross Internal
Area.
Inclusions:
IPMS 2 – Office includes all areas, including internal walls, columns
and enclosed walkways or passages between separate Buildings,
available for direct or indirect use. Covered void areas such as atria are
only included at their lowest floor level.
Measurements included but stated separately:
Balconies, covered galleries and generally accessible rooftop terraces
are included. They are to be measured to their inner face and their
areas are to be stated separately (see page 19: Component Area H).
Exclusions:
Measurement for IPMS 2 – Office is not to include the area of:
•

Open light wells or the upper level voids of an atrium

•

Patios and decks at ground level not forming part of the building
structure, external car parking, equipment yards, cooling
equipment and refuse areas, and other ground level areas that
are not fully enclosed are not to be included within IPMS 2 –
Office, but may be measured and stated separately.

3.2.3 Internal Dominant Face
The Internal Dominant Face is the inside finished surface comprising
50% or more of the surface area for each Vertical Section forming an
internal perimeter.
A Vertical Section refers to each part of a window, wall or external
construction feature of an office Building where the inside finished
surface area varies from the inside finished surface area of the
adjoining window, wall or external construction feature, ignoring the
existence of any columns.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

13

IPMS: Office Buildings

If there is no Internal Dominant Face, because no face in a Vertical
Section exceeds 50%, or if the Internal Dominant Face is not
vertical, the measurement should be to the wall-floor junction,
ignoring skirting boards, cable trunking, heating and cooling units,
and pipework.
When determining the Internal Dominant Face of a Vertical Section
the following guidelines should be used:

Part 1

•

skirting boards and decorative elements are not classified as
being part of a wall

•

the existence of columns is ignored

•

window frames and mullions are deemed to form part of the
window

•

air conditioning units, ducting bulkheads and cornices are
ignored.

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

14

IPMS: Office Buildings

Diagram 3: Internal Dominant Face

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

15

IPMS: Office Buildings

IPMS 2 – Office comprises the sum of the following eight
Component Areas.
Component
Area A

Vertical Penetrations
Examples of vertical penetrations include stairs,
lift/elevator shafts and ducts but any penetration
of less than 0.25m2 is to be disregarded.

Component
Area B

Structural Elements
This comprises all structural walls and columns that
are to the inside of the Internal Dominant Face.

Component
Area C

Technical Services
Examples of technical services include plant rooms,
lift/elevator motor rooms and maintenance rooms.

Component
Area D

Hygiene Areas
Examples of hygiene areas include toilet facilities,
cleaners’ cupboards, shower rooms and changing
rooms.

Component
Area E

Circulation Areas
This comprises all horizontal circulation areas.

Component
Area F

Amenities
Examples of amenities include cafeterias, day‐care
facilities, fitness areas and prayer rooms.

Component
Area G

Workspace
The area available for use by personnel, furniture
and equipment for office purposes.

Component
Area H

Other Areas
Examples of other areas include balconies, covered
galleries, internal car parking and storage rooms.

If a Component Area is in multifunctional use, it is to be stated
according to its principal use. Portions of the Component Areas may
be classified as private, being reserved exclusively for one occupier, or
shared, being available for the use of several occupiers.
Floor levels are to be recorded in accordance with local market
practice, with the main entrance stated and other floor levels
scheduled accordingly.
Areas within Component Area H not available for direct officerelated use may be described as ancillary. They are to be measured,
but may also be stated in an alternative way. For example, basement
car parking may also be reported by the number of spaces.
Limited Use Areas
Limited use areas as defined in Section 2.3 are included in the overall
IPMS 2 – Office total area, but must also be identified, measured and
stated separately within IPMS reported areas.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

16

IPMS: Office Buildings

Diagram 4: IPMS 2 – Office – Component Areas

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

17

IPMS: Office Buildings

Sample spreadsheet for IPMS 2 – Office
Floor

-2

-1

0

1

2

3

4

Total

Component Area A - Vertical Penetrations
Example – stairs, lift/elevator shafts and ducts

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

* Limited use areas

0

0

0

0

0

0

0

0

IPMS total

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

* Limited use areas

0

0

0

0

0

0

0

0

IPMS total

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

* Limited use areas

0

0

0

0

0

0

0

0

IPMS total

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

* Limited use areas

0

0

0

0

0

0

0

0

IPMS total

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

* Limited use areas

0

0

0

0

0

0

0

0

IPMS total

0

0

0

0

0

0

0

0

Component Area B - Structural Elements
Example – structural walls, columns

Component Area C - Technical Services
Example – plant rooms, lift/elevator motor
rooms and maintenance rooms

Component Area D - Hygiene Areas
Example – toilet facilities, cleaners’ cupboards,
shower rooms and changing rooms

Component Area E - Circulation Areas
Example – all horizontal circulation areas

Component Area F - Amenities
Example – cafeterias, day-care facilities, fitness
areas and prayer rooms

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

18

IPMS: Office Buildings

Sample spreadsheet for IPMS 2 – Office continued
Floor

-2

-1

0

1

2

3

4

Total

Component Area G - Workspace
Workspace

0

0

0

0

0

0

0

0

* Limited use areas

0

0

0

0

0

0

0

0

IPMS total

0

0

0

0

0

0

0

0

Component Area H - Other Areas
Example – balconies, covered galleries, internal
car parking and storage rooms **

0

0

0

0

0

0

0

0

* Limited use areas

0

0

0

0

0

0

0

0

IPMS total

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

0

* Limited use areas

0

0

0

0

0

0

0

0

Total IPMS 2 – Office

0

0

0

0

0

0

0

0

TOTAL IPMS 2 – Office
Aggregate non-limited use Component Areas

Additional areas outside IPMS 2 – Office
External car parking

0

Decks, patios not forming part of the building structure

0

Any other areas (Example – equipment yards, cooling equipment, refuse areas)

0

* Each limitation, if any, is to be stated separately
** The extent of each use within Component Area H is to be stated separately

Part 1

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Part 2

Principles of Measurement

Part 3

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IPMS: Office Buildings

3.3

IPMS 3 – Office

3.3.1 Use
IPMS 3 – Office is for measuring the occupation of Floor Areas in
exclusive use. It can be used by parties such as agents and occupiers,
asset managers, facility managers, property managers, researchers
and Valuers.
IPMS 3 – Office is not directly related to IPMS 1 or IPMS 2 – Office,
neither is it a Component Area within IPMS 2 – Office. Within an
office Building there could be a single IPMS 3 – Office area for the
entire Building or there could be numerous separate IPMS 3 – Office
areas.

3.3.2 Definition
IPMS 3 – Office: The Floor Area available on an exclusive basis to an
occupier, but excluding Standard Facilities and shared circulation
areas, and calculated on an occupier-by-occupier or floor-by-floor
basis for each Building.
Standard Facilities are those parts of a Building providing shared or
common facilities that typically do not change over time, including,
for example, stairs, escalators, lifts/elevators and motor rooms,
toilets, cleaners’ cupboards, plant rooms, fire refuge areas and
maintenance rooms.
Inclusions:
All internal walls and columns within an occupant’s exclusive area
are included within IPMS 3 – Office. The Floor Area is taken to the
Internal Dominant Face and, where there is a common wall with an
adjacent tenant, to the centre-line of the common wall.
Measurements included but stated separately:
Balconies, covered galleries, and rooftop terraces in exclusive use are
to be measured to their inner face and their areas stated separately.
Exclusions:
Standard Facilities, as defined above.
Standard Facilities may vary from floor to floor and will also vary
according to how the Building is occupied. In the case of a Building
in single occupation it has to be assumed, hypothetically, that
the Building is in multiple occupation, floor by floor, in order to
determine the extent of the Standard Facilities. If a floor has two or
more occupiers, each is to be measured separately and any shared
circulation areas are also excluded.

Part 1

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Principles of Measurement

Part 3

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20

IPMS: Office Buildings

see
page
15

Diagram 5: IPMS 3 – Office – upper floor, single occupancy
Hatched areas are to be stated separately.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

21

IPMS: Office Buildings

Diagram 6: IPMS 3 – Office – upper floor, multiple occupancy
Hatched areas are to be stated separately.

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

22

IPMS: Office Buildings

Published by the International Property Measurement
Standards Coalition (IPMSC).
No responsibility for loss or damage caused to any person acting
or refraining from action as a result of the material included in
this publication can be accepted by the authors or IPMSC.
ISBN 978-1-78321-062-6
Copyright © 2014 International Property Measurement
Standards Coalition (IPMSC). All rights reserved. Copies of
this document may be made strictly on condition that they
acknowledge IPMSC’s copyright ownership, set out the IPMSC’s
web address in full, www.ipmsc.org, and do not add to or
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This document should not be translated, in whole or in part, and
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or other means now known or hereafter invented, including
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Please address publication and copyright matters to
[email protected]

Part 1

Aim and Scope of the Standards

Part 2

Principles of Measurement

Part 3

IPMS Standards

23