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How are Residential Buildings Measured for Rent Purposes?
Understanding how residential buildings are measured for rent purposes can be confusing. Many tenants and landlords are unsure of what exactly is included in rental measurements and how they affect rent costs. The problem is that inaccurate or unclear measurements can lead to disputes and misunderstandings about rental value and space usage. To address this, learn about the standard methods used to measure residential buildings. This knowledge will help ensure fair rental practices and provide a clearer understanding of what you're paying for.
Measurement Methods for Residential Properties in the US
In the US, there are standard methods for measuring residential buildings to ensure consistency and accuracy in how space is reported. This is important for property valuations and rental agreements.
ANSI Z765-2021: Square Footage Calculation Standard
The American National Standards Institute (ANSI) has set a standard called ANSI Z765-2021, which is used by Fannie Mae and others to measure and report square footage. This standard helps ensure that measurements of living spaces and other areas are consistent across the country.
BOMA Standards: Considerations for Specific Property Types
The Building Owners and Managers Association (BOMA) provides measurement standards mostly for commercial properties. However, some of these standards might also apply to residential buildings, especially in mixed-use or multifamily properties.
International Property Measurement Standards (IPMS)
The International Property Measurement Standards (IPMS) offer a global framework for measuring properties. These standards help maintain consistency and transparency in property measurements around the world, benefiting both residential and commercial real estate.
Occupier Measurement (IPMS 3)
IPMS 3 – Residential is used to measure the areas of a residential property that are solely occupied by residents. Different property markets may use various measurement bases, so it's important to know if the measurement follows IPMS 3A – Residential, IPMS 3B – Residential, or IPMS 3C – Residential standards.
Definition
IPMS 3 focuses on the space accessible only to residents. Unlike other IPMS standards, IPMS 3 does not include areas shared with other units. In buildings with multiple units, each unit is measured separately using IPMS 3. Service providers must clearly state which IPMS 3 standard they are using. Measurement methods may involve the outer face or Internal Dominant Face of the External Wall, with other walls measured to the Finished Surface or center-line.
Important Details in Residential Measurement
Inclusion of Internal Walls and Columns
IPMS 3A – Residential and IPMS 3B – Residential include areas with internal walls or columns to give a complete picture of the floor space used within the property.
Exclusion Criteria
Staircases are included in the measurement only at the lowest level. Any vertical openings or voids larger than 2.7 square feet, including enclosing walls, are not counted in the floor area. This helps accurately reflect the usable space.
Additional Considerations
Sometimes, detailed room dimensions are provided alongside IPMS 3 measurements. These dimensions may refer to either the Internal Dominant Face or the Finished Surface, depending on the situation, to give a clearer understanding of the space.
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IPMS 3A – Residential
This method measures the area used within different types of residential buildings. For detached homes, it includes the space up to the outer face of the external walls. For attached homes, it measures the outer face of the external walls and the center line of shared walls between units. In multi-unit buildings, it includes the outer face of the external walls, the center line of shared walls, and the interior surface of walls shared with common areas.
Included areas
Attics, basements, balconies, enclosed garages, and special-use areas.
Excluded areas
Patios, open parking spaces (which might be counted separately), stair openings, large voids over 2.7 square feet, and parts of common facilities.
IPMS 3B – Residential
This method measures the area occupied, including the space taken up by internal walls and columns. Measurements are taken from the inside face and the finished surface of the outer walls.
Included areas
Attics, basements, balconies, enclosed garages, and special-use areas.
Excluded areas
Patios, open parking spaces (which might be counted separately), stair openings, large voids over 2.7 square feet, and parts of common facilities.
IPMS 3C – Residential
This method measures the area occupied but excludes the space used by full-height, permanent internal walls and columns. Measurements are taken to the inner face and finished surface of these walls, excluding glazed partitions.
Included areas
Attics, basements, balconies, enclosed garages, and special-use areas.
Excluded areas
Patios, open parking spaces (which might be counted separately), stair openings, and large voids over 2.7 square feet.
Diagram 1: IPMS 3A – Residential Apartment – Multi-Unit
IPMS 3A – Residential measures the space exclusively occupied, including:
• the exterior side of the External Wall,
• the midpoint of walls shared between occupants, and
• the Finished Surface of walls shared with Common Facilities.
Diagram 2: IPMS 3B – Residential Apartment – Multi-Unit
IPMS 3B – Residential represents the space solely occupied, encompassing the Floor Area occupied by internal walls and columns, measured to:
• the Internal Dominant Face, and
• the Finished Surface of internal perimeter walls.
Diagram 3: IPMS 3C – Residential Apartment – Multi-Unit
IPMS 3C – Residential represents the space exclusively occupied, excluding the Floor Area taken up by full-height internal walls and columns, measured to:
• the Internal Dominant Face, and
• the Finished Surface of all full-height internal walls.