国际房产测量标准：办公楼 ipms-office-buildings-november-2014e8af91e69687-201401-clean-version-20150302

  International Property Measurement Standards: Office Buildings 国际房产测量标 准：办公楼 International Property Measurement Standards Coalition 国际房产测量标准联盟   IPMS: Office Buildings IPMS：办公楼  International Property Measurement Standards: Office Buildings 国际房产测量标 准：办公楼 International Property Measurement Standards Coalition 国际房产测量标准联盟 November 2014 2014 年 11 月 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 contact@ipmsc.org 由国际房产测量标准联盟（IPMSC）发布。 免责声明: 因参考本出版物所载资料而采取或不采取 行动而招致任何损失或损害，其作者或 IPMSC 概不负 责。 ISBN 978-1-78321-062-6 版权 © 2014 国际房产测量标准联盟（IPMSC）。版权 所有。在复制本文件时必须承认 IPMSC 的版权所属， 说明 IPMSC 的网址（www.ipmsc.org），并且不得以任 何方式添加或更改文件的名称和内容。 未经 IPMSC 书面许可，任何人不得对本文件进行全部 或部分翻译，不得通过电子、机械或其他已知或今后发 明的方法（包括影印或录音/录像）将其传播到任何媒 体或者存储在任何信息存储和检索系统中。出版和版权 事务请联系 contact@ipmsc.org Part 1 第一部分 Aim and Scope of the Standards 标准的目标和范围 Part 2 Part 3 第二部分 Principles of Measurement 测量原则  第三部分 IPMS Standards IPMS 标准    ii  IPMS: Office Buildings IPMS：办公楼  Part 1 第一部分 Aim and Scope of the Standards 标准的目标和范围 Part 2 第二部分 Principles of Measurement 测量原则  Part 3 第三部分 IPMS Standards IPMS 标准    iii  Contents  目录 Welcome to IPMS: Office Buildings ....................... 1 Introduction .............................................................. 3 IPMS Standards Setting Committee....................... 8 Part 1 Aim and Scope of the Standards.................. 9 1.1 Definitions .................................................. 9 1.2  Aim of the Standards ................................ 11  1.3  Use of the Standards ................................. 11  Part 2 Principles of Measurement...................... 12 2.1  General Principles of Measurement and Calculation................................................ 12  2.2  Best Measurement Practice....................... 12  2.2.1  General............................................ 12  2.2.2  Unit of Measurement ...................... 13  2.2.3  Tolerance......................................... 13  2.2.4  Measurement Reporting.................. 13  2.3  Limited Use Areas .................................... 13  2.4  Interface Adjustment................................. 14  Part 3 IPMS Standards .......................................... 15 3.1 IPMS 1...................................................... 15 3.1.1 Use.................................................. 15 3.1.2 Definition........................................ 15 3.2 IPMS 2 – Office........................................ 18 3.2.1 Use.................................................. 18 3.2.2 Definition........................................ 18 3.2.3 Internal Dominant Face .................. 18 3.3 IPMS 3 – Office........................................ 27 3.3.1 Use.................................................. 27 3.3.2 Definition........................................ 27 欢迎使用 IPMS：办公楼标准..................................1 介绍.............................................................................3 IPMS 标准制定委员会..............................................8 第一部分 标准的目标和范围...................................9 1.1 定义.............................................................9 1.2 标准的目标...............................................11 1.3 标准的使用...............................................11 第二部分 测量原则.................................................12 2.1 测量和计算的一般原则...........................12 2.2 最佳测量方法...........................................12 2.2.1 概述.................................................12 2.2.2 测量单位.........................................13 2.2.3 公差.................................................13 2.2.4 测量报告.........................................13 2.3 有限使用区域...........................................13 2.4 界面调整...................................................14 第三部分 IPMS 标准..........................................15 3.1 IPMS1........................................................15 3.1.1 使用.................................................15 3.1.2 定义.................................................15 3.2 IPMS2–办公楼标准..................................18 3.2.1 使用.................................................18 3.2.2 定义.................................................18 3.2.3 内部主墙面.....................................18 3.3 IPMS3–办公楼标准..................................27 3.3.1 使用.................................................27 3.3.2 定义.................................................27 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 1 Welcome to IPMS: Office Buildings 欢迎使用IPMS：办公楼 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 Coalition accepts that standard setting is a continuous and dynamic process, and will be listening closely to 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 我们代表 IPMS 联盟的 56 个成员向您呈现‘IPMS：办公 楼’。这个项目是前所未有的。世界各地的组织首次联 合起来，制作全球共享的房地产测量标准。我们认为过 去对于不一致测量标准的运用是不可接受的。我们的行 业和市场应当有更好的标准。 因此，我们一致支持共享标准的制定。在 2013 年 5 月 世界银行的一次会议上，我们共同签署了一份宣言，“承 诺促进这些标准的实施，鼓励全球市场接受和采用 IPMS 作为房产测量的主要方法”。 会议结束后，我们成立了一个独立的标准设置委员会 （SSC）。委员会包括来自 11 个国家的技术专家，专 业知识覆盖 47 个不同的市场。委员会通过远程工作方 式进行合作，并分别在布鲁塞尔、迪拜和奥兰多举行过 一次会议。 在 CLGE 所慷慨贡献的 euREAL 标准知识产权的基础 上，委员会进行了广泛、深入和高效的合作。完成这项 浩大的任务通常需要花费数年时间，但是委员会用了不 到一年的时间（至 2014 年 1 月）就完成了“IPMS：办 公楼” 咨询草案。在 2014 年 9 月结束征求意见稿的咨 询期之后，最终的“IPMS：办公楼”已于 2014 年 11 月 启用。 联盟认为标准制定是一个持续且动态的过程，我们将会 密切观察市场，确保获得必要的更新，实现标准持续的 发展和完善。除了制定关于其他建筑物类型（例如住宅、 工业和零售）的 IPMS 标准之外，SSC 将会关注所有与 IPMS 相关的指南手册，确保这些指南手册符合 IPMS 的原则和意图。另外，将会记录所有的本地、区域或全 球性方法，必要时用于 IPMS 指南的协调、保持一致性 及扩充。 在早期的咨询文件和这份最终标准的编制过程中，联盟 感谢美因茨大学应用科学系教授Marc Grief和Jonannes Helm 及 Plowman Craven Limited 公司的 Robert Ash 和 IPMS: Office Buildings IPMS：办公楼  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 Tom Pugh 在图纸说明方面作出的贡献。 作为一个联盟，我们也开始了重要的工作实施阶段。我 们鼓励各国政府采用 IPMS 标准，并祝贺迪拜成为首个 采用 IPMS 标准的政府。本联盟也正在与许多其他的关 键市场利益相关者进行合作。Ipmsc.org 网站上公布了 IPMS 合作伙伴的列表，这些合作伙伴均承诺采用 IPMS 标准。 我们代表联盟、SSC 和参与咨询的多位人士，荣幸地向 您展示《IPMS：办公楼》。 如需关于IPMS的更多信息，请访问www.ipmsc.org. Kenneth M. Creighton, Trustee for RICS, Chairman of the Board of Trustees IPMS Coalition Lisa M. Prats, Trustee for BOMA International, Vice Chair of the Board of Trustees IPMS Coalition Jean-Yves Pirlot, Trustee for CLGE, Secretary General of the Board of Trustees IPMS Coalition Kenneth M. Creighton，RICS受托 人，IPMS联盟受托委员会主席 Lisa M. Prats，BOMA International受托人，IPMS联盟受 托委员会副主席 Jean-Yves Pirlot，CLGE受托人， IPMS联盟受托委员会秘书长 Part 1 Aim and Scope of the Standards Part 2 Part 3 Principles of Measurement IPMS Standards 2 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 3 Introduction 介绍 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) Appraisal Institute (AI) Asia Pacific Real Estate Association (APREA) Asian Association for Investors in Non-listed Real Estate Vehicles (ANREV) Asociación de Promotores Constructores de España (APCE) Asociación Española de Análisis de Valor (AEV) Asociación Española Geómetras Expertos (AEGEX) Asociación Professional de Sociedades de Valoración (ATASA) ASTM International Australian Property Institute (API) British Property Federation (BPF) Building Owners and Managers Association of Canada (BOMA Canada) Building Owners and Managers Association of China (BOMA China) Building Owners and Managers Association International (BOMA International) China Institute of Real Estate Appraisers and Agents (CIREA) Commonwealth Association of Surveying and Land Economy (CASLE) Consiglio Nazionale Geometri e Geometri Laureati (CNGeGL) CoreNet Global Council of European Geodetic Surveyors (CLGE) 在华盛顿特区世界银行举行会议之后，国际房产测量标 准联盟（IPMSC）于 2013 年 5 月 30 日成立。联盟的宗 旨为通过创建和采用达成一致的建筑物国际测量标准， 实现国际房产测量标准的统一。截至发布之日，联盟共 包括以下 56 个组织。 这份用于办公楼测量的文件由联盟的标准制定委员会 （SSC）进行首次编制。截至发布之日，联盟成员如下： 美国农场管理人及农村评价师协会（ASFMRA） 美国估价学会（AI） 亚太房地产协会（APREA） 亚洲非上市房地产机构投资者协会（ANREV） Asociación de Promotores Constructores de España (APCE） Asociación Española de Análisis de Valor （AEV） Asociación Española Geómetras Expertos （AEGEX） Asociación Professional de Sociedades de Valoración (ATASA） 美国材料试验国际协会 澳洲房产研究所（API） 英国地产联合会（BPF） 加拿大业主和管理者协会（BOMA Canada） 中国建筑业主和管理者协会（BOMA China） 国际建筑业主和管理者协会（BOMA International） 中国房地产估价师与房地产经纪人学会（CIREA） 联邦测量和土地经济协会（CASLE） Consiglio Nazionale Geometri e Geometri Laureati (CNGeGL） 全球企业房地产经理人协会 欧洲大地测量师理事会（CLGE） IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 4 Counselors of Real Estate (CRE) Cyprus Architects Association (CAA) Cyprus Association of Civil Engineers (CYACE) European Council of Real Estate Professions (CEPI) Federation of Associations of Building Contractors Cyprus (OSEOK) 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) International Consortium of Real Estate Associations (ICREA) International Facility Management Association (IFMA) International Federation of Surveyors (FIG) International Real Estate Federation International Monetary Fund (IMF) (FIABCI) International Union of Property Owners (UIPI) International Union of Tenants (IUT) Italian Real Estate Industry Association (ASSOIMMOBILIARE) Japan Association of Real Estate Appraisers (JAREA) Japan Association of Real Estate Counselors (JAREC) Japan Building Owners and Managers Association (BOMA Japan) National Society of Professional Surveyors (NSPS) NP “Cadastral Engineers” Open Standards Consortium for Real Estate (OSCRE) Property Council of Australia (PCA) Property Council New Zealand (PCNZ) Real Estate Syndicate of Lebanon (REAL) Real Property Association of Canada (REALpac) Royal Institution of Chartered Surveyors (RICS) Seocovi SP (SECOVI) 房地产顾问协会（CRE） 塞浦路斯建筑师协会（CAA） 塞浦路斯土木工程师协会（CYACE） 欧洲房地产行业理事会（CEPI） 塞浦路斯建筑承包商协会联合会 (OSEOK） Gesellschaft für Immobilienwirtschaftliche Forschung e. V. (GIF) Ghana Institution of Surveyors (GhIS) 匈牙利房地产开发商协会（IFK） HypZert GmbH INREV 盈利组织房地产管理学会（IREM） 国际评估人员协会（IAAO） 国际房地产协会联合会（ICREA） 国际设施管理协会（IFMA） 国际测量师联合会（FIG） 国际货币基金组织（IMF） 世界不动产联盟（FIABCI） 国际房地产业主联合会（UIPI） 国际承租人联合会（IUT） 意大利房地产行业协会（ASSOIMMOBILIARE） 日本房地产估价师协会（JAREA） 日本房地产协会顾问（JAREC） 日本业主和管理者协会（BOMA Japan） 全国职业测量师学会（NSPS） NP “地籍工程师” 房地产开放标准联盟（OSCRE） 澳洲房地产理事会（PCA） 新西兰房地产协会（PCNZ） 黎巴嫩房地产财团（REAL） 加拿大房地产协会（REALpac） 皇家特许测量师学会（RICS） Seocovi SP （SECOVI） IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 5 Society of Chartered Surveyors Ireland (SCSI) South African Property Owners Association (SAPOA) Technical Chamber of Cyprus (ETEK) The Appraisal Foundation (TAF) Union Nationale des Economistes de la Construction (UNTEC) 爱尔兰特许测量师学会（SCSI） 南非业主协会（SAPOA） 塞浦路斯技术室（ETEK） 美国评估促进会（TAF） Union Nationale des Economistes de la Construction (UNTEC) IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 6 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). 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. 随着跨境房产投资的发展以及跨国企业使用者的扩 张，不同国家和地区的建筑测量公约需要实现透明性。 联盟的目的是通过公开透明的方式测量建筑物并提供 计算结果。IPMS 将通过为交易和估价提供一致性的房 产测量结果，来增进投资者和使用者之间的信任，提 高市场效率。 SSC 研究显示，不同市场的交易和估价操作惯例差异 很大，但本标准并非意在消除这些差异。SSC 只专注 于建筑物内部测量和面积计算的问题。SSC 认可不同 国家在交易和估价时使用不同的组成建筑面积的元 素。IPMS 将通过与统一测量语言的对接，实现不同操 作惯例之间的对比。 SSC 将制定办公楼测量标准视为重点，是因为高价值 环球市场的参与者担心没有全球通用测量语言。CLGE 建筑面积测量规范，即欧洲房地产面积规范 （euREAL），提供了一个起点。目前用于描述办公楼 建筑面积的术语（例如出租面积、使用面积、租赁面 积、净内部面积、净出租面积、室内面积）在不同国 家有着不同的含义，这样会造成跨国业主和租用者的 困扰。例如，某机构在某国占用 10,000 平方米建筑， 但在另一个国家，相同的面积则被计算为 12,000 平方 米；某公司在某国家需要 50,000 平方英尺建筑，但在 另一个国家可能要将其需求提高为 60,000 平方英尺才 能获得同等面积。 作为一个国际房产测量标准，IPMS 是 SSC 通过透明、 详细和包容性的标准制定过程所创建的。IPMS 支持相 关的财务报告和估值标准，例如国际财务报告准则 （IFRS）和美国的统一专业估价标准(USPAP)。国际 评估准则委员会（IVSC）支持 IPMS，本标准可以与 国际估价准则（IVS）配合使用。 SSC 花费大量的时间研究已经建立的标准，确保不会 浪费现有的专业知识。IPMS 不是这些标准的混合，而 是提出了一些新的概念。经 SSC 确认，这些概念在相 关市场有着可靠的业绩记录，SSC 只是根据 IPMS 的 用途进行了进一步的完善。 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 7 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. IPMS 是一个高级标准，对于尚未确定测量标准的市 场，我们鼓励他们采用 IPMS。SSC 并没有指出哪些现 有测量标准适合在全球范围内采用。因此，在所有已 确立测量惯例的成熟市场，都需要进行重大调整。我 们期待 IPMS 能与本地标准并行使用，采用双重报告 基础，并根据需要进行对接。随着时间的发展，IPMS 会成为各个市场的主要测量基础。 SSC 认为创造一个可以立刻用于所有建筑物的单独标 准是不现实的，因为每个标准都有单独的特性，需要 进行独立分析。不过，SSC 认为 IPMS 所建立的原则、 方法和测量做法类同于居住、工业和零售建筑物的标 准。它们需要具有一致性，因为另外一类建筑物—— 综合用途的建筑包含了多种建筑物功能类型。 为了解决术语混淆的问题，我们决定不使用现有的建 筑面积说明，例如外部总面积（GEA）、内部总面积 （GIA）和净内部/出租面积（NIA/NLA）。这些术语 普遍用于各个市场，但是却有着不一样的含义。 SSC 通过多方咨询来了解不同国际市场采用的测量惯 例。我们的研究发现，出于规划用途或开发方案的总 成本计算，有必要测量建筑物的外部面积。SSC 决定 将其称为 IPMS 1，并应用于所有类型的建筑物。其次， 也有必要确定建筑物的内部面积并进行分类。这被称 为 IPMS 2- 办公楼标准，有助于房地产业高效利用空 间和基准数据。另外，也有必要为交易测量独用部分 的面积，SSC 为此制定了 IPMS 3 – 办公楼标准。 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 8 IPMS Standards Setting Committee IPMS标准制定委员会 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) 2013 年 7 月，IPMSC 从全球各地挑选房地产专家成立 标准制定委员会（SSC），并开发用于房产测量的全 球标准。 SSC 汇集了房地产开发及建筑方面的学者、房地产基 金和资产经理、估价师和专家。SSC 的运作独立于联 盟及其成员。 此办公楼标准的 SSC 会员和合著者包括: Max Crofts FRICS (英国) 主席 Allen Crawford FRICS, FAPI (澳大利亚) 副主席 Alexander Aronsohn FRICS (英国) 委员会执行秘书 陈 希 MRICS (中国) Anthony Gebhardt MRICS, RQS (南非) Prof. Dipl. Ing. Marc Grief, Architect AKH (德国) Kent Gibson BOMA Fellow, CPM (美国) 刘洪玉 教授(中国) Luke Mackintosh MRICS, AAPI, F Fin (澳大利亚) Howard Morley ANZIV, SNZPI, FREINZ, AAMINZ (新西兰) Frederic Mortier MSc (比利时) Sara Stephens MAI, CRE (美国) Peter L. Stevenson CEO (美国) Nicholas Stolatis CPM, RPA, LEED AP (美国) V. Suresh FRICS (印度) Koji Tanaka FRICS, ACIArb, RIBA, JIA (日本) Prof. Sr Dr. Ting Kien Hwa FRICS, FRISM, MPEPS, MMIPPM (马来西亚) Dr. Piyush Tiwari MRICS (印度) IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 9 Part 1 Aim and Scope of the Standards 第一部分 标准的目标和范围 1.1 Definitions 1.1  定义  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-by-occupier or floor-by-floor basis for each Building. 建筑物 组成部分房产的一个独立结构。 联盟 IPMS 受托人，由非盈利性组织组成，每个组织均有一 个公共利益使命。 组件 建筑物的建筑面积可以分割成的主要元素之一。 组件面积 一个组件所包含的全部建筑面积。 建筑面积 每层建筑物的水平、永久、承载结构的面积。 内部主墙面 内部装饰面，占每个垂直部分（内部边界）表面积的 50%或以上。 IPMS 国际房产测量标准。 IPMSC 国际房产测量标准联盟。 IPMS 1 建筑物每个楼层的面积总和，根据外部建筑的外周长 进行测量，并逐层报告。 IPMS 2 – 办公楼 办公楼每个楼层的面积总和，测量至内部主墙面，并 在每个楼层分组件进行报告。 IPMS 3 –办公楼 每个使用者独占的建筑面积（不包含标准设施），依 照每个使用者或者建筑物每个楼层进行计算。 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 10 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. 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. 房地产 建筑环境中的任何不动产资产。 房地产产业 包括用户、服务提供者和第三方。 服务提供者 为用户提供房地产服务的任何主体，包括但不限于估 价师、测量师、设施经理、房产经理、资产经理、代 理人和经纪人、面积测量专业人员、造价咨询师、室 内设计师和建筑师。 面积测量专业人员 具有适当经验和培训的服务提供者，根据 IPMS 对建 筑物进行测量。 标准设施 建筑物的这一部分提供一般不会随时间变化的共享或 公用设施，例如楼梯、自动扶梯、直升客货电梯和主 电室、卫生间、清洁工室、机房、火灾避难场所和维 修间。 第三方 除用户或服务提供者之外，对于房产测量感兴趣的任 何实体，包括但不限于政府、银行、其他房产融资实 体，数据分析师和研究员。 用户 自用业主、开发商、投资者、购买者、厂商、房东或 租户。 估价师 在估价或评估方面拥有适当专业资格的服务提供者。 垂直部分 办公楼的窗户、墙壁、柱面或外部结构特征的某部分， 该部分的内部成品表面积与相邻窗户、墙壁、柱面或 外部结构特征的内部成品表面积不同，忽略任何柱子 的存在。 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 11 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. 1.2 标准的目标 IPMS 的目标是提供一致的房产测量方法。IPMS 将满 足房产用户对于测量和报告一致性的要求。由于采用 不同的测量方法，相同建筑物的建筑面积在不同国家， 甚至一个国家内的不同地区会出现差异。测量结果可 以用于估价、交易和基准用途。 这对于服务提供者和第三方而言同等重要，采用这一 标准测量的数据可以用于房产融资，建筑物和设施管 理、研究和其他用途。 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. 1.3 标准的使用 IPMS 可以用于用户、服务提供者和第三方达成共识的 任何用途。 在一些情况下，IPMS 可以通过提供通用的测量语言， 与现有的测量标准进行对接。 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 12 Part 2 Principles of Measurement 第二部分 测量原则 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. 2.1 测量和计算的一般原则 SSC 采用以下测量和计算基本原则，这些原则适用于 所有的建筑物： 1. 项目必须能够进行测量。 2. 测量必须能够进行客观的验证。 3. 测量和计算结果必须清晰地记录，并标明以下内 容： • 使用的 IPMS 标准，例如 IPMS 1，IPMS 2 – 办公楼或 IPMS 3 – 办公楼 • 测量方法 • 测量单位 • 测量公差 • 测量日期。 4. 当采用一个界面之后，必须详细说明 IPMS 与所 用标准之间的协调方法。 5. 一些情况并没有包含在 IPMS 中，对于这些情 况，应当根据常识对 IPMS 原则进行扩展使用。 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-by-floor basis. 2.2 最佳测量方法 2.2.1 概述 SSC 建议应当依照 CAD（计算机辅助设计）图纸或 BIM（建筑物信息建模）数据进行测量，如果使用其 他图纸作为测量基础，最好使用图纸上标注的尺寸， 而不是只依赖于缩放比例。 服务提供者必须报告如何确定建筑面积，例如 CAD 图纸，其他图纸，或者激光和皮尺测量。 IPMS 1 的面积必须根据图纸测量或者进行现场测 量。根据“IPMS 2 – 办公楼”和“IPMS 3 –办公楼”进行 测量时应当测量到建筑物外墙的内部主墙面或墙壁 与地板接合处，不要包含踢脚板、电缆线槽、供暖和 冷却装置以及管道工程。 建筑物需要单独测量，并按楼层进行报告。 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 13 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. 2.2.2 测量单位 测量结果和计算结果应当采用相关国家普遍使用的 单位。 用户和第三方可能要求对测量结果进行转换，此时必 须说明转换系数。 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. 2.2.3 公差 在工作和报告范围内必须规定测量公差。服务提供者 应当根据指导本质，可用设备和测量时的条件，规定 适当的公差水平。 2.2.4 Measurement Reporting Any IPMS area reported to a User, where practical, should be cross-referenced to an appropriately coloured drawing and, if required, to a Component Area spreadsheet when reporting IPMS 2 – Office. 2.2.4 测量报告 如果可行，向用户报告的任何 IPMS 区域面积应当与 适当的彩色图纸进行交叉引用，在报告 IPMS 2 – 办 公楼时应当根据需要与组件面积电子表格进行交叉 引用。 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. 2.3 有限使用区域 服务提供者需要认识到，受到政府法规或劳工法规的 影响，建筑物中的一些区域可能无法供人占用。应当 在 IPMS 报告区域内对此类区域及其限制进行单独 标明、测量和说明。例如，如果区域具有高度限制， 应当在报告文件和测算样本表格中进行说明。 用户和第三方需要认识到，在 IPMS 中包含测量的区 域不一定意味着这些区域可以用于合法居住或使用。 以下是几个简单的例子： 例 1-内部主墙面的面积差异 可能需要说明测量至内部主墙面与测量至墙壁地板 接合处建筑面积之间的差异。 例 2 - 高度有限的区域 在不同的市场，高度有限的区域需要单独确定，而不 同地区对于高度的限制也会有所不同。 例 3 – 自然光有限的区域 在不用的行政辖区，建筑物中的有限自然采光区域需 单独标明。 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 14 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.  例 4 – 地上和地下 建筑物通常包括地面以上楼层和地面以下楼层。在测 量中，这一区别有助于确定房产的使用是否符合劳动 法规、居住适宜条例或税收条例。 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. 2.4 界面调整 SSC 知道存在许多不同的测量公约。在一些国家，建 筑面积计算至墙壁与地板的接合点，而在其他国家则 计算至墙壁或外墙的中点。另外一些市场对于内装饰 面的主要面有着不同的解释。考虑到不同国家采用不 同的测量方法，SSC 采用内部主墙面来定义 IPMS 2 – 办公楼和 IPMS 3 –办公楼的测量范围。 希望与其他测量方法进行配合使用的用户和服务 提供者需要确定并说明与 IPMS 中建筑面积差异。 IPMS: Office Buildings IPMS：办公楼  Part 3 IPMS Standards 第三部分 IPMS 标准 The IPMS standards are: • IPMS 1 • IPMS 2 – Office • IPMS 3 – Office IPMS 标准包括： • IPMS 1 • IPMS 2 –办公楼 • IPMS 3 –办公楼 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 IPMS1 3.1.1 使用 IPMS1 用于测量建筑物（包括外墙）的面积。在一些 市场，各方可以将 IPMS 1 用于规划目的，或者用于 计算开发方案的总成本。 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: • 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. 3.1.2 定义 IPMS 1：建筑物每层的面积之和，测量至外部结构的 外周长，并按楼层进行计算和报告。 各类建筑物的 IPMS 1 定义都是相同的。 在许多市场（但并非全部市场），IPMS 1 被称为“外 部总面积”。 包含： 在计算地下层的外部面积时，通过将地面层围墙的外 部平面向下延伸进行计算，如果地下层的垂直投影范 围与建筑物的地面层不同，应当通过根据地下层测算 内部面积并通过估计其墙壁厚度得出测量结果。 包含在内但需要单独说明的测量结果： 阳台、挑廊（或檐廊）、带顶走廊和可到达的屋顶平 台包含在内。这些区域需要测量外表面，并对测量面 积进行单独说明。 不包含： IPMS 1 的测量不包含以下区域： • 采光井或中庭的上层中空空间 • 非建筑结构组成部分的开放式阶梯，例如开放式 消防梯。 • 地面层的天井和平台，外部停车场，设备修理厂， 降温设备和垃圾区域，以及其他没有完全封闭的 地面层区域不包含在 IPMS 1 中，但是可能需要 单独测量和说明。 Part 1 Aim and Scope of the Standards Part 2 Part 3 Principles of Measurement IPMS Standards 15 IPMS: Office Buildings IPMS：办公楼  Diagram 1: IPMS 1 – upper floor level a) Covered gallery b) Balcony c) Open light well/upper level void of atrium d) Open external stairway (not an integral part of the structure) 简图 1：IPMS 1-上层楼面 a) 挑（或檐）廊 b) 阳台 c) 采光井/中庭的上层空间 d) 非封闭式室外楼梯（并非建筑结构的组成部分） Hatched areas are to be stated separately. 阴影区域需要单独说明。 Part 1 Aim and Scope of the Standards Part 2 Part 3 Principles of Measurement IPMS Standards 16 IPMS: Office Buildings IPMS：办公楼  Diagram 2: IPMS 1 – plan and section 简图 2：IPMS 2：IPMS 1 - 平面图和剖面 图 a) Covered gallery b) Balcony c) Open light well/upper level void of atrium d) Open external stairway (not an integral part of the structure) e) Atrium ground level f) Roof terrace g) Lift/elevator motor room a) 挑（或檐）廊 b) 阳台 c) 采光井/中庭的上层中空空间 d) 非封闭式室外楼梯（并非建筑结构的组成部分） e) 中庭地面层 f) 屋顶平台 g) 电梯机房 Hatched areas are to be stated separately. 阴影区域需要单独说明。 Part 1 Aim and Scope of the Standards Part 2 Part 3 Principles of Measurement IPMS Standards 17 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 18 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 IPMS 2–办公楼 3.2.1 使用 IPMS 2 - 办公楼用于测量建筑物的内部面积并对空 间的使用进行分类。资产经理、经纪人、造价咨询师、 设施经理、租用者、业主、房产经理、研究人员和估 价师等人士可以使用“IPMS 2 - 办公楼”获得关于空 间使用效率的数据并用于标杆管理。 “IPMS - 办公楼”的组件区域让用户和服务提供者可 以根据不同市场的数据直接对比建筑面积。 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. 3.2.2 定义 办公楼每层面积之和（测量至内部主墙面，见 3.2.3）， 并在各个楼层按照组件进行计算和报告。 在许多市场（但并非全部），这被称为内部总面积。 包含： IPMS 2 - 办公楼包含所有可供直接或间接使用的面 积，包括内墙、柱子、单独建筑物之间的封闭人行道 或通道。中庭等带顶空间只包含在最低的楼层中。 包含在内但需要单独说明的测量结果： 阳台，挑（或檐）廊带顶走廊和可到达的屋顶平台包 含在内。这些区域需要测量内面，并对面积进行单独 说明（见 19 页：组件面积 H）。 不包含： “IPMS 2 - 办公楼”的测量不包含以下区域的面积： • 采光井或中庭的上层中空空间 • 地面层不属于建筑结构的天井和平台，外部停车 场，设备修理厂，降温设备和垃圾区域，以及其 他没有完全封闭的地面层区域不包含在 IPMS 2 中，但是可能需要单独测量和说明。 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 3.2.3 内部主墙面 内部主墙面指占到每个垂直部分（组成一个内部界 面）表面积的 50%或者以上的内部装饰表面。 垂直部分指的是窗户、墙壁、柱面或外部结构, 其内 部装饰表面与其相邻的窗户, 墙壁的内部装饰表面 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 19 finished surface area of the adjoining window, wall or external construction feature, ignoring the existence of any columns. 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: • 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. 积不同，忽略所有的柱子。 如果没有内部主墙面（因为没有任何面占到垂直部分 的 50%以上），或者内部主墙面并非垂直，应当测量 至墙壁与地板的接合处，不要计算踢脚板，电缆线槽， 加热和降温装置以及管道工程。 在确定垂直部分的内部主墙面时，应当使用以下原 则： • 踢脚板和装饰元素不属于墙壁的一部分 • 忽略柱子 • 窗户框架和竖框应视为窗户的一部分 • 忽略空调装置、管道隔板和檐板。 IPMS: Office Buildings IPMS：办公楼  玻璃窗< 50  玻璃窗> 50%  内立面  玻璃窗> 50%  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 20 Diagram 3: Internal Dominant Face 简图 3：内部主墙面   测量至  平面图  斜视图  垂直部分 1  墙壁-地板 接合处  垂直部分 2 玻璃窗 垂直部分 3垂直部分 4垂直部分 5 垂直部分 6  垂直部分 7 墙壁-地板 接合处  墙壁-地板 接合处  墙壁-地板 接合处  内部主墙面 内部主墙面 内部主墙面  内部主墙面  玻璃窗  横截面  墙壁-地板 接合处  内部主墙面 内部主墙面  IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 21 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. IPMS 2 – 办公楼包含以下八个组件区域面积总和。 组件区域 A 垂直穿洞 垂直穿洞的例子包括楼梯，电梯井 道和管道，但是面积低于 0.25 平方 米的穿洞被忽略。 组件区域 B 结构元素 包括内部主要墙中的所有承重墙和 承重柱。 组件区域 C 技术服务 技术服务的例子包括机房、主电室 和维修间。 组件区域 D 卫生区域 卫生区域的例子包括卫生间设施， 清洁柜，淋浴室和更衣室。 组件区域 E 通道区域 包括所有的水平通道区域 组件区域 F 便利设施 包括咖啡馆、日托设施，健身区域 和祈祷室。 组件区域 G 工作空间 人员、家具和设备处于办公用途所 占用的区域。 组件区域 H 其他区域 其他区域的例子包括阳台，带顶走 廊，内部停车场和储物间。 如果组件区域具有多种用途，需要说明主要的用途。 组件区域的一部分可能被分类为私人使用（只能供一 个居住者使用），或者分类为多人共用（可供多个居住 者使用）。 应当依照当地市场惯例记录各楼层面积，并说明主要 入口。 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 22 Areas within Component Area H not available for direct office-related 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. 组件区域 H 中不可用于办公直接相关用途的区域归为 辅助区域。这些区域需要进行测量，但是也可采用其 他方法进行说明。例如，地下室停车位也可以按照数 量进行报告。 有限使用区域 第2.3节中的有限使用区域包含在“IPMS –办公楼”总 面积中，但是必须在IPMS报告区域中进行单独标明、 测量和说明。 IPMS: Office Buildings IPMS：办公楼  Diagram 4: IPMS 2 – Office – Component Areas 简图 4：IPMS2–办公楼标准–组件区域 Part 1 Aim and Scope of the Standards Part 2 Part 3 Principles of Measurement IPMS Standards 23 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 24 Sample spreadsheet for IPMS 2 – Office IPMS 2 – 办公楼测算样本表 Floor 楼层 -2 -1 0 1 2 3 4 Total 合计 Component Area A - Vertical Penetrations 组件面积A-垂直穿洞 Example – stairs, lift/elevator shafts and ducts 例子–楼梯，电梯井道和管道 0 0 0 0 0 0 0 0 Component Area B - Structural Elements 组件面积B – 结构元素 Example – structural walls, columns 例子–结构墙，柱子 0 0 0 0 0 0 0 0 * Limited use areas *有限使用区域（面积） 0 0 0 0 0 0 0 0 IPMS total IPMS合计 0 0 0 0 0 0 0 0 Component Area C - Technical Services 组件面积C–技术服务 Example – plant rooms, lift/elevator motor rooms and maintenance rooms 例子–机房，电梯主电室和维修间 0 0 0 0 0 0 0 0 * Limited use areas *有限使用区域（面积） 0 0 0 0 0 0 0 0 IPMS total IPMS合计 0 0 0 0 0 0 0 0 Component Area D - Hygiene Areas 组建面积D–卫生区域 Example – toilet facilities, cleaners’ cupboards, shower rooms and changing rooms 例子–卫生间设施，清洁柜，淋浴室和更衣室。 0 0 0 0 0 0 0 0 * Limited use areas *有限使用区域（面积） 0 0 0 0 0 0 0 0 IPMS total IPMS合计 0 0 0 0 0 0 0 0 Component Area E - Circulation Areas 组件面积E–通道区域 Example – all horizontal circulation areas 例子–所有水平通道区域 0 0 0 0 0 0 0 0 * Limited use areas *有限使用区域（面积） 0 0 0 0 0 0 0 0 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 25 IPMS total IPMS合计 0 0 0 0 0 0 0 0 Component Area F – Amenities 组件面积F–便利设施 Example – cafeterias, day-care facilities, fitness areas and prayer rooms 例子–咖啡馆、日托设施，健身区域和祈祷室。 0 0 0 0 0 0 0 0 * Limited use areas *有限使用区域（面积） 0 0 0 0 0 0 0 0 IPMS total IPMS合计 0 0 0 0 0 0 0 0 Sample spreadsheet for IPMS 2 – Office continued IPMS 2 – 办公楼测算样本表- 续 Floor 楼层 -2 -1 0 1 2 3 4 Total 合计 Component Area G – Workspace 组件面积G – 工作区 Workspace 工作区 0 0 0 0 0 0 0 0 * Limited use areas *有限使用区域（面积） 0 0 0 0 0 0 0 0 IPMS total IPMS合计 0 0 0 0 0 0 0 0 Component Area H - Other Areas 组件面积H–其他区域 Example – balconies, covered galleries, internal car parking and storage rooms ** 例子- 阳台，带顶走廊，内部停车场和储物间** 0 0 0 0 0 0 0 0 * Limited use areas *有限使用区域（面积） 0 0 0 0 0 0 0 0 IPMS total IPMS合计 0 0 0 0 0 0 0 0 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 26 TOTAL IPMS 2 – Office IPMS2–办公楼测算合计面积 Aggregate non-limited use Component Areas 非有限使用组件面积合计 0 0 0 0 0 0 0 0 * Limited use areas * 有限使用区域（面积） 0 0 0 0 0 0 0 0 Total IPMS 2 – Office IPMS2–办公楼标准合计 0 0 0 0 0 0 0 0 Additional areas outside IPMS 2 – Office IPMS2–办公楼标准之外的附加面积 External car parking 外部停车位 0 Decks, patios not forming part of the building structure 不属于建筑结构的平台和天井 0 Any other areas (Example – equipment yards, cooling equipment, refuse areas) 任何其他区域（例子–设备修理场，冷却设备，垃圾区域） 0 * Each limitation, if any, is to be stated separately *需要单独说明每个限制（如果有） ** The extent of each use within Component Area H is to be stated separately **组件区域H中每项用途的范围需要单独说明 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 27 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 IPMS3–办公楼标准 3.3.1 使用 IPMS 3 – 办公楼 用于测量因特定用途而占用的建 筑面积。可供中介、居住者、资产经理、设施经理、 房产经理、研究人员和估价师等人员使用。 IPMS 3 – 办公楼 与 IPMS 1 或 IPMS 2 –办公楼并 不直接相关，也不是 IPMS 2 –办公楼标准下的组件面 积。在一栋办公楼中，可能整栋楼只有一个 IPMS 3 – 办公楼标准面积，也可能有多个单独的 IPMS3 – 办 公楼标准面积。 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. 3.3.2 定义 IPMS 3 –办公楼：仅供单一居住者使用的建筑面积， 不包含标准设施和共用通道区域，按照居住者或楼层 进行计算。 标准设施指建筑物中提供共享或共用设施的部分，这 些部分不会随着时间的增加而变化，包括楼梯、自动 扶梯、电梯和主电室、卫生间、清洁柜、机房、火灾 避难场所和维修间。 包含： 居住者独占区域的所有内墙和柱子均包含在 IPMS 3 –办公楼中。建筑面积计算至内部主墙面，如果与相 邻居住者共用墙壁，应当计算至共用墙壁的中线。 包含在内但需要单独说明的测量结果： 单独使用的阳台、带顶走廊和屋顶平台需要测量至内 面，并单独说明面积。 不包含： 标准设施，如上所述。 根据楼层和建筑物占用方式的不同，标准设施可能会 有所不同。在单人占用的建筑物中，需要假设建筑物 每层有多名居住者，以确定标准设施的范围。如果每 层有两名及以上居住者，每一楼层都需要单独测量， 并排除共用的通道区域。 IPMS: Office Buildings IPMS：办公楼  See page 15  Diagram 5: IPMS 3 – Office – upper floor, single occupancy 简图 5：IPMS3–办公楼标准–二层以上，单 个使用者 Hatched areas are to be stated separately. 阴影区域需要单独说明。 Part 1 Aim and Scope of the Standards Part 2 Part 3 Principles of Measurement IPMS Standards 28 IPMS: Office Buildings IPMS：办公楼  Diagram 6: IPMS 3 – Office – upper floor, multiple occupancy 简图 6：IPMS3–办公楼标准–二层以上，多 个使用者 Hatched areas are to be stated separately. 阴影区域需要单独说明。 Published by the International Property Measurement Standards Coalition (IPMSC). 由国际房产测量标准联盟（IPMSC）发布。 Part 1 Aim and Scope of the Standards Part 2 Part 3 Principles of Measurement IPMS Standards 29 IPMS: Office Buildings IPMS：办公楼  Part 1 Aim and Scope of the Standards Part 2 Principles of Measurement Part 3 IPMS Standards 30 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. 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