International Property Measurement Standards (IPMS 3): what do they mean for landlords and occupiers?

IPMS 3 is the basis of measurement for valuation and the marketing of offices which replaced the 'Net Internal Area' (NIA) basis of measurement from 1 January 2016.


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IPMS 3 uses the term ‘useable floor area’ meaning space for the exclusive use of an occupier.

IPMS 3 reports on:

• Useable floor area (previously NIA)

• Limited floor area (additional areas that need measuring, but don't make up any of the useable floor area used for rent calculation) and

• Office total (total of limited use area plus useable floor area)

Examples of limited floor area that must now be measured include balconies/rooftop terraces, internal structural walls, columns, common walls, walkways, shared circulation areas and areas less than 1.5m in height.

IPMS is mandatory for RICS qualified chartered surveyors, but as a landlord, you can ‘opt out’ as long as you give a valid reason to your instructing agent in writing.

Whilst the rentalised area shouldn't increase with IPMS 3 because the useable floor area calculations are similar to NIA, I would recommend taking early specialist advice so as to avoid confusion over inclusions and exclusions from floor area calculations.



The information and expressions of opinion contained in this guide are not intended to be a comprehensive study or to provide legal advice and should not be treated as a substitute for specific advice concerning individual situations.