Draft RICS Professional Statement Measurement of Office Buildings

Transcription

1 Draft RICS Professional Statement Measurement of Office Buildings Alexander Aronsohn, FRICS RICS Director Technical International Standards

2 Course Schedule Introduction PS Hierarchy of Standards Aims, Scope and Use of the Standard Principles of Measurement IPMS 1 Definition and Use Converting IPMS to COMP IPMS 2 Office Definition and Use Component Areas & Sample Spreadsheet Dominant Face Converting IPMS to COMP IPMS 3 Office Single Occupancy & Multiple Occupancy Converting IPMS to COMP Q&A session

3 RICS PS: Measurement of Office Buildings 44 pages long Consultation running from Monday 2 nd February 2015 until Saturday 6 th March Proactive consultation process Final Professional Statement to be published in May 2015.

4 RICS Hierarchy of Standards

5 Aim of the Professional Statement The aim of the PS is to inform RICS members how to measure office buildings in accordance with IPMS.

6 Scope of the Professional Statement Measurement Not Valuation

7 Use of the Professional Statement Professional Statement will be Mandatory But depends on Clients Instruction

8 Principles of Measurement General Principles of Measurement and Calculation 1. Capable 2. Verifiable. 3. Documented 4. Reconciliation 5. Common Sense

9 Best Measurement Practice CAD or BIM Floor Area Drawings/Site Floor-by-Floor

10 Measurement Accuracy ZERO TOLERANCE

11 Measurement Accuracy The service provider should nevertheless seek to achieve the highest degree of accuracy possible.

12 Measurement Reporting Purpose Date Methodology adopted Scale of plans Cross-referenced to drawing Component area spreadsheet Conversion factor Signed and dated

13 Limited Use Areas Example 1 Area difference from Internal Dominant Face Example 2 Areas with limited height Example 3 Areas with limited natural light Example 4 Above and below ground Example 5 Internal structural walls, columns

14 Interface Adjustment If the client requires another standard then a dual reporting basis should be adopted including IPMS.

15 IPMS 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.

16 IPMS 1 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.

17 IPMS 1 Inclusions and Exclusions Inclusions Measurements included but stated separately Exclusions

18 Converting IPMS 1 to COMP Difference between GEA and IPMS 1 Columns Covered and Uncovered Balconies Accessible roof terraces

19 IPMS 2 Office (Use) IPMS 2 can be used to provide data on the efficient use of space and for benchmarking by parties such as; asset managers brokers cost consultants facility managers occupiers owners property managers researchers valuers.

20 IPMS 2 Office 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.

21 IPMS 2 Office Inclusions and Exclusions Inclusions Measurements included but stated separately Exclusions

22 Internal Dominant Face Definition The inside finished surface comprising 50% or more of the surface area for each Vertical Section forming an internal perimeter.

23 Vertical Section Definition 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.

24 Internal Dominant Face and Vertical Section Guidelines Skirting Columns Window Frames Cornices

25 IPMS 2 Office Component Areas Component Area A - Vertical Penetrations Component Area B - Structural Elements Component Area C - Technical Services Component Area D - Hygiene Areas Component Area E - Circulation Areas Component Area F - Amenities Component Area G - Workspace Component Area H - Other Areas

26 IPMS 2 Office Component Area Spreadsheet

27 Converting IPMS 2: Office to COMP Difference between GIA and IPMS 2: Office Columns Internal Walls Covered and Uncovered Balconies Accessible roof terraces

28 IPMS 3 Office (Use) IPMS 3 can be used by parties such as; agents and occupiers asset managers facility managers property managers researchers valuers

29 IPMS 3 Office 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.

30 IPMS 3 Office Standard Facilities Standard Facilities are those parts of a Building providing shared or common facilities that typically do not change over time. This includes, for example, stairs, escalators, lifts/elevators and motor rooms, toilets, cleaners cupboards, plant rooms, fire refuge areas and maintenance rooms.

31 IPMS 3 Office Inclusions and Exclusions Inclusions Measurements included but stated separately Exclusions

32 Converting IPMS 3: Office to COMP Difference between NIA and IPMS 3: Office Columns Standard Building Facilities Kitchen Facilities and Cupboards Internal Walls

33 Converting NIA to IPMS 3: Office Comparing NIA measurements with IPMS 3 Office in historic buildings converted to office use NIA IPMS 3: Office

34 IPMS and Valuation RICS Valuation Professional Standards Alongside this new edition of the Red Book, work is being taken forward to secure that real estate around the world is also measured consistently. Thus RICS is a member of an international coalition, initially comprising 20 founder member organisations, to establish International Property Measurement Standards (IPMS), the first edition of which is due to publish in Such measurement standards will relate to and interconnect with all RICS published material.

35 Any Other Questions?

36 IPMS Office Buildings Thank You Alexander Aronsohn, FRICS RICS Director Technical International Standards