Commercial Measured Surveys Limited


t. 0333 433 0925

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Area Surveys ( IPMS / NIA / GIA / ITZA )







Area Surveys ( IPMS / NIA / GIA / ITZA )

Commercial Measured Surveys offers a varied service when it comes to area surveys, IPMS, NIA, GIA & GEA. Our surveys can show the new IPMS standard as well as the older NIA RICS standard.

New to IPMS

IPMS 3 - Office is 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.

  • It is equivalent to the old measurement of net internal area and deals with those parts occupied by a tenant
  • It can only be used for the measurement of offices
  • IPMS 3 is used for measuring the internal area of a building in exclusive occupation, including internal walls and columns (previously excluded from net internal area)
  • It can be used by parties such as agents, occupiers, asset managers, facility managers, property managers, researchers and valuers
  • Standard facilities are included and excluded from the measurement (see below)
  • It also includes some measurements that must be stated separately (balconies, covered galleries, rooftop terraces) as well as a new concept for members: internal dominant face.


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.


Standard facilities are those parts of a building that would provide shared or common facilities that typically do not change over time. Standard facilities may vary from floor-to-floor and will also vary according to how the building is occupied.

Retail Zoning

Zoning is a standard method of measuring retail premises to calculate and compare their value. It is used by both public and private sector surveyors.

Zoning as a method has been applied in the UK to the analysis of shop rents and properties for rating purposes since the 1950s.

Shop or retail premises are divided into a number of zones each of a depth of 6.1 metres - or 20 feet.

Zone A closest to the window is most valuable with the value decreasing with distance from the frontage: Zone B is the next 6.1 metres, then Zone C until the entire depth of the retail area is allocated to a zone - anything after Zone C is usually defined as the remainder.

The established valuation convention is to halve back from Zone A, with Zones B onwards assessed ‘in terms of Zone A’ (ITZA): Zone B =A/2; Zone C=A/4. Zone D, which is usually the remainder of the retail area after Zone C, is assessed as A/8 and any ancillary space will probably be valued as A/10.

Areas Surveys Gallery - click images below to view the gallery.

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Commercial Measured Surveys Limited