NIA Inertia

在引入国际财产测量标准（IPMS）一年多后，客户继续要求内部区域以及IPMS数据，AIMCON Surveys报告中的Kevin Perrina。

A concept introduced by the World Bank in 2014 through the formation of the IPMS collation and standard setting committee, and made mandatory by the RICS in the UK on 1st January 2016, IPMS was created by organisations from across the globe, which came together to agree one shared international standard for property measurement.

Of course it makes sense to have an agreed standard. The world is an increasingly smaller space and investors are building portfolios of properties in their home countries and abroad. The growth of cross-border property investment and expansion by global corporate occupiers understandably led to a demand for transparency in what previously amounted to many differing national and local building measurement conventions.

当世界银行首次提出2013年的变化时，IPM的意图是使建筑物能够进行衡量，并以一致且透明的国际边界统一提供所得的计算区域。该标准肯定会提高市场效率，因为它通过为交易和估值提供一致的房地产测量，使投资者和占用者更加信心。

It was an acknowledged fact that different countries use different floor area elements in transaction and valuation practices and IPMS enables a more efficient comparison through the use of a common measurement language. IPMS 3 – Office refers to 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. It is similar to the old measurement of net internal area (NIA) but in the period since it became mandatory, I have never been instructed to carry out a survey for IPMS3 - Office without also being required to produce an NIA report.

This is serious because, whilst an IPMS survey costs less than an NIA survey, the cost of doing both is 20% higher than a NIA-only survey. The reason for requiring both measures is that NIA surveys measure the total usable area of floor space, whereas IPMS includes areas which are unusable, such as columns and areas where the floor to ceiling height is less than 1.5m. In terms of value based upon usable space, clients still seem to perceive NIA areas as more accurate than IPMS areas. On average IPMS areas are 8% greater than NIA areas, but experience shows that the difference can be anything from 1% to 13%.

这意味着在Br ipm的唯一好处itain is that it is possible to accurately compare the areas of offices between different countries. That is fine when international transactions are involved, but for transactions wholly in one country, it is hard to see value in the additional cost. Adoption of IPMS is being driven by the banks rather than the customer and serves their interests because they are more concerned in the value of their portfolio than the value of an individual property.

The committee conceded from the start that it expected IPMS to work, initially, in parallel with local standards and that there would be dual reporting until the new standards were more familiar and accepted. Even with the dual standards running for almost a year and a half, I don’t think total adoption will happen for another generation at least, if at all.

本文发表在2017年11月/12月的地球世界上

---------------------------------------------------------------------------------------------------------------------------------------

将测量与估值分开

NIA提供地板或建筑物的可用区域，这意味着测量和估值是相同的。谈判涉及关于构成“可用”领域的哪个争论，导致将用于租金等的“商定”区域，这可能不是建筑物的真实区域。使用IPMS的目的是将测量和估值功能分开，因此需要改变测量师的思维和工作方式。IPM为全球范围内的测量报告提供了一致性，从而可以直接比较不同的建筑物。这在伦敦的全球商业和住宅物业市场中尤其重要，在过去的几年中，这已经取得了惊人的增长。

Limited Use Areas

Under IPMS, everything is measured and included in the total area of the floor or building. Certain areas are then detailed out as ‘limited use areas’ like columns, window cills, areas of limited height and so on. The negotiation between the landlord and tenant then revolves around the value of these limited use areas to provide the agreed rental figure. In this way the IPMS figure is maintained as the true area of the building and not adjusted as part of negotiations.

IPMS目前被视为谈判的起点 - 就像NIA一样。迈克尔·加利（Michael Gallie）和合伙人报告说，第一项报告从来不是最终报告。它经过多个修订，作为一方面或另一侧承认某些项目 - 这可以适用于整体发展中的每个租户或租赁持有人。适应后续修订的最有效方法是在需要时扫描建筑物并从点云中提取数据。这具有在调查时记录现场条件的额外好处。通常，在网站完成之前需要区域报告，稍后再接听电话，询问为什么尚未测量某些墙壁等。当它们在调查时不存在时。

汤姆·普格（Tom Pugh）认为，IPM已被从业人员过度复杂，实际上非常简单。他进一步辩称，新标准是由RICS驱动的，他确实希望看到银行更热情地采用它。

The move to IPMS should result in measurement being carried out by land surveyors and valuations being made by valuation surveyors, which should in turn be good for the land surveying profession. But in a world where data collection is being ‘democratised’, will valuers be tempted to do it themselves, or will they recognise the value of a professional measurement service?

由汤姆·普格（Tom Pugh），高级助理，马尔科姆·霍利斯（Malcolm Hollis LLP）和迈克尔·加利（Michael Gallie）和合作伙伴的萨姆·劳埃德（Sam Lloyd）撰写。