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How Are Residential Buildings Measured for Sale Purposes?
Figuring out how residential buildings are measured for sale can be tricky. Different measurement methods can lead to variations in the listed size, affecting the property's market value. To solve this, you need to grasp the common ways residential buildings are measured and how these measurements impact the property's price. Knowing these will help you see how measurements affect market value and guide you in verifying accurate property listings to prevent any issues during the buying or selling process.
Measurement Methods
In the U.S., measuring residential buildings follows certain standards to ensure consistency and accuracy.
ANSI Standards
The American National Standards Institute (ANSI) provides a set of rules for measuring homes, called ANSI Z765-2021. This standard, used by Fannie Mae, ensures that measurements for both living areas and other spaces in a home are done consistently. This helps keep property sizes accurate and fair, which is important since home size often affects its value.
BOMA Standards
The Building Owners and Managers Association (BOMA) has its own set of rules mainly used for commercial properties, but some of these can be applied to residential buildings, especially in mixed-use or multi-family buildings.
International Property Measurement Standards (IPMS)
IPMS is a global standard for measuring all types of properties, including residential ones. It helps ensure measurements are done consistently around the world, making property values easier to compare and understand across different countries.
Interior Measurements (IPMS-2)
What is IPMS-2?
IPMS-2 focuses on measuring the inside space of residential buildings. This helps in understanding how the space is used, comparing different homes, and marketing properties.
How is it Measured?
IPMS-2 measures the total floor area of each level in a home. This includes all the usable space within the walls of the building.
Measurement Practice. Measurements are taken to the inside face of walls for external parts and to the finished surface inside. This keeps measurements accurate and consistent.
Component Basis. Measurements can be detailed for each part of each floor if needed. The total of these parts, excluding external walls, should match the overall floor area measurement.
In Multi-Unit Buildings. For buildings with multiple units, space for private use and shared facilities can be listed separately. This helps in understanding how space is divided in the building.
What’s Included and Excluded?
Included. IPMS-2 includes all space within the inner walls, including internal features like columns and passageways. It also includes areas like atriums at their lowest floor level and features like balconies, though these are often listed separately.
Excluded. It does not include temporary structures, open spaces like light wells, or areas beyond the outer walls. These can be measured separately if needed.
CityStructure Analysis calculates the maximum building area you can improve on.
Diagram 1 shows IPMS 2 – Residential Dwelling Ground Floor (Level 0).
This method measures the total area of each floor level up to the inside face of the walls (Internal Dominant Face). For external features, measurements extend to the inside face of the walls, while for other areas, they reach the finished surface. Spaces like atriums are included only at their lowest floor level. Optionally, measurements can be detailed by each component of the floor. The total area of all components, excluding the external walls (Component Area B1), should match the overall IPMS 2 measurement for that floor.
Diagram 2 shows IPMS 2 – Residential Dwelling First Floor (Level 1).
This method measures the total area of each floor level up to the inside face of the walls (Internal Dominant Face). For external features, measurements extend to the inside face of the walls, while for other areas, they reach the finished surface. Spaces like atriums are included only at their lowest floor level. Measurements can be detailed for each part of the floor if needed. The total area of all parts, excluding the external walls (Component Area B1), should match the overall IPMS 2 measurement for that floor.
Diagram 3 shows IPMS 2 – Residential Dwelling Second Floor (Level 2).
This measurement covers the total area of each floor level in a residential building, calculated up to the inside face of the walls (Internal Dominant Face). For external features, measurements extend to this inside face, while for other areas, they reach the finished surface. Spaces like atriums are included only at their lowest floor level. Measurements can also be broken down into individual parts if needed. The total area of these parts, excluding the external walls (Component Area B1), should match the overall IPMS 2 measurement for the floor.