Gross internal area GIA - Revision history

Designing Buildings at 08:46, 27 January 2023

2023-01-27T08:46:47Z

← Older revision		Revision as of 08:46, 27 January 2023
Line 1:		Line 1:
		+	[[File:Measurement-gafbb49133 1280.jpg]]
		+
		+	= What are the different ways of measuring the areas of buildings? =
		+
	The area of a building can be measured in a number of different ways:		The area of a building can be measured in a number of different ways:

Line 4:		Line 8:
	* Gross internal area (GIA) or gross internal floor area (GIFA).		* Gross internal area (GIA) or gross internal floor area (GIFA).
	* Net internal area (NIA).		* Net internal area (NIA).
		+	* Total useful floor area (TUFA).
		+	* Usable floor area.

	It is very important when describing the area of a building to be clear about which measure is being used, for example in planning applications, building regulation applications, property sales, lease negotiations, rating valuations, and so on.		It is very important when describing the area of a building to be clear about which measure is being used, for example in planning applications, building regulation applications, property sales, lease negotiations, rating valuations, and so on.

−	The UK government’s Valuation Office Agency (VOA) [https://www.gov.uk/government/publications/measuring-practice-for-voa-property-valuations/code-of-measuring-practice-definitions-for-rating-purposes Code of measuring practice: definitions for rating purposes] suggests that gross internal area includes:	+	= What is gross internal area? =
		+
		+	The UK government’s Valuation Office Agency (VOA) [https://www.gov.uk/government/publications/measuring-practice-for-voa-property-valuations/code-of-measuring-practice-definitions-for-rating-purposes Code of measuring practice: definitions for rating purposes] suggests that gross internal area (GIA) includes:

	* Areas occupied by internal walls (whether structural or not) and partitions.		* Areas occupied by internal walls (whether structural or not) and partitions.
Line 27:		Line 35:
	The VOA code is in general agreement with RICS Guidance Note, A guide for Property Professionals, 6th Edition Code of measuring practice 2007, other than, areas with a headroom of less than 1.5m which are excluded from the VOA measurement.		The VOA code is in general agreement with RICS Guidance Note, A guide for Property Professionals, 6th Edition Code of measuring practice 2007, other than, areas with a headroom of less than 1.5m which are excluded from the VOA measurement.

−	~~NB:~~ NRM1: Order of cost estimating and cost planning for capital building work, defines ‘gross internal floor area’ (GIFA) (or gross internal area (GIA)) as:	+	NRM1: Order of cost estimating and cost planning for capital building work, defines ‘gross internal floor area’ (GIFA) (or gross internal area (GIA)) as: ‘…the area of a building measured to the internal face of the perimeter walls at each floor level. The rules of measurement of gross internal floor area are defined in the latest edition of the RICS Code of Measuring Practice.’
−		+
−	‘…the area of a building measured to the internal face of the perimeter walls at each floor level. The rules of measurement of gross internal floor area are defined in the latest edition of the RICS Code of Measuring Practice.’	+

	According to ‘Elemental Standard Form of Cost Analysis, Principles, Instructions, Elements and Definitions, 4th (NRM) Edition’ written by RICS in 2012 and published by BCIS, GIFA includes:		According to ‘Elemental Standard Form of Cost Analysis, Principles, Instructions, Elements and Definitions, 4th (NRM) Edition’ written by RICS in 2012 and published by BCIS, GIFA includes:

Designing Buildings at 08:36, 27 October 2021

2021-10-27T08:36:20Z

← Older revision		Revision as of 08:36, 27 October 2021
Line 73:		Line 73:
	(Ref. [https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/ https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/)]		(Ref. [https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/ https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/)]

−	= Related articles on Designing Buildings ~~Wiki~~ =	+	= Related articles on Designing Buildings =

	* Area.		* Area.
Line 88:		Line 88:
	* Space.		* Space.
	* Total useful floor area.		* Total useful floor area.
		+	* Treated floor area.

	[[Category:DCN_Definition]] [[Category:DCN_Guidance]] [[Category:DCN_Standard]] [[Category:Standards_/_measurements]]		[[Category:DCN_Definition]] [[Category:DCN_Guidance]] [[Category:DCN_Standard]] [[Category:Standards_/_measurements]]

Designing Buildings at 06:48, 30 August 2020

2020-08-30T06:48:50Z

← Older revision		Revision as of 06:48, 30 August 2020
Line 89:		Line 89:
	* Total useful floor area.		* Total useful floor area.

−	[[Category:~~Standards_/_measurements~~]] [[Category:DCN_Standard]]	+	[[Category:DCN_Definition]] [[Category:DCN_Guidance]] [[Category:DCN_Standard]] [[Category:Standards_/_measurements]]

Designing Buildings at 13:56, 30 January 2019

2019-01-30T13:56:38Z

← Older revision		Revision as of 13:56, 30 January 2019
Line 80:		Line 80:
	* Gross development area.		* Gross development area.
	* Gross external area.		* Gross external area.
		+	* Gross site area.
	* International Property Measurement Standards.		* International Property Measurement Standards.
	* Measurement.		* Measurement.
Line 88:		Line 89:
	* Total useful floor area.		* Total useful floor area.

−	[[Category:Standards_/_measurements]]	+	[[Category:Standards_/_measurements]] [[Category:DCN_Standard]]

Designing Buildings at 13:40, 30 January 2019

2019-01-30T13:40:34Z

← Older revision		Revision as of 13:40, 30 January 2019
Line 78:		Line 78:
	* Cost per m2 of gross internal floor area.		* Cost per m2 of gross internal floor area.
	* Floor area ratio.		* Floor area ratio.
		+	* Gross development area.
	* Gross external area.		* Gross external area.
	* International Property Measurement Standards.		* International Property Measurement Standards.

Editor at 11:43, 17 September 2018

2018-09-17T11:43:14Z

← Older revision		Revision as of 11:43, 17 September 2018
Line 5:		Line 5:
	* Net internal area (NIA).		* Net internal area (NIA).

−	It is very important when describing the area of a building to be clear about which measure is being used, for example in planning applications, building regulation applications, property sales, lease negotiations, rating valuations and so on.	+	It is very important when describing the area of a building to be clear about which measure is being used, for example in planning applications, building regulation applications, property sales, lease negotiations, rating valuations, and so on.

	The UK government’s Valuation Office Agency (VOA) [https://www.gov.uk/government/publications/measuring-practice-for-voa-property-valuations/code-of-measuring-practice-definitions-for-rating-purposes Code of measuring practice: definitions for rating purposes] suggests that gross internal area includes:		The UK government’s Valuation Office Agency (VOA) [https://www.gov.uk/government/publications/measuring-practice-for-voa-property-valuations/code-of-measuring-practice-definitions-for-rating-purposes Code of measuring practice: definitions for rating purposes] suggests that gross internal area includes:
Line 33:		Line 33:
	According to ‘Elemental Standard Form of Cost Analysis, Principles, Instructions, Elements and Definitions, 4th (NRM) Edition’ written by RICS in 2012 and published by BCIS, GIFA includes:		According to ‘Elemental Standard Form of Cost Analysis, Principles, Instructions, Elements and Definitions, 4th (NRM) Edition’ written by RICS in 2012 and published by BCIS, GIFA includes:

−	* Areas occupied by internal walls and partitions	+	* Areas occupied by internal walls and partitions.
−	* Columns, piers chimney breasts, stairwells, lift-wells, other internal projections, vertical ducts, and the like	+	* Columns, piers chimney breasts, stairwells, lift-wells, other internal projections, vertical ducts, and the like.
	* Atria and entrance halls with clear height above, measured at base level only		* Atria and entrance halls with clear height above, measured at base level only
−	* Internal open sided balconies, walkways, and the like	+	* Internal open sided balconies, walkways, and the like.
−	* Structural, raked or stepped floors are treated as a level floor measured horizontally	+	* Structural, raked or stepped floors are treated as a level floor measured horizontally.
−	* Horizontal floors with permanent access below structural, raked or stepped floors	+	* Horizontal floors with permanent access below structural, raked or stepped floors.
−	* Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies, etc.)	+	* Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies, etc.).
−	* Mezzanine areas intended for use with permanent access	+	* Mezzanine areas intended for use with permanent access.
−	* Lift rooms, plant rooms, fuel stores, tank rooms which are housed in a covered structure of a permanent nature, whether or not above main roof level	+	* Lift rooms, plant rooms, fuel stores, tank rooms which are housed in a covered structure of a permanent nature, whether or not above main roof level.
−	* Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms, cleaners’ rooms and the like	+	* Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms, cleaners’ rooms and the like.
−	* Projection rooms	+	* Projection rooms.
−	* Voids over stairwells and lift shafts on upper floors	+	* Voids over stairwells and lift shafts on upper floors.
−	* Loading bays	+	* Loading bays.
−	* Areas with headroom of less than 1.5 m	+	* Areas with headroom of less than 1.5 m.
−	* Pavement vaults	+	* Pavement vaults.
−	* Garages	+	* Garages.
−	* Conservatories	+	* Conservatories.

	It excludes:		It excludes:

−	* Perimeter wall thickness and external projections	+	* Perimeter wall thickness and external projections.
−	* External open-sided balconies, covered ways and fire escapes	+	* External open-sided balconies, covered ways and fire escapes.
−	* Canopies	+	* Canopies.
−	* Voids over or under structural, raked or stepped floors	+	* Voids over or under structural, raked or stepped floors.
−	* Greenhouses, garden stores, fuel stores and the like in residential property	+	* Greenhouses, garden stores, fuel stores and the like in residential property.

	And that:		And that:
Line 73:		Line 73:
	(Ref. [https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/ https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/)]		(Ref. [https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/ https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/)]

−	~~= Find out more =~~	+	= Related articles on Designing Buildings Wiki =
−		+
−	=== Related articles on Designing Buildings Wiki ===	+

		+	* Area.
	* Cost per m2 of gross internal floor area.		* Cost per m2 of gross internal floor area.
	* Floor area ratio.		* Floor area ratio.

Editor at 09:26, 7 September 2018

2018-09-07T09:26:59Z

← Older revision		Revision as of 09:26, 7 September 2018
Line 11:		Line 11:
	* Areas occupied by internal walls (whether structural or not) and partitions.		* Areas occupied by internal walls (whether structural or not) and partitions.
	* Service accommodation such as WCs, showers, and changing rooms.		* Service accommodation such as WCs, showers, and changing rooms.
−	* Columns, piers, whether free standing or projecting inwards from an external wall, chimney breasts, lift wells, stairwells and so on.	+	* Columns, piers, whether free standing or projecting inwards from an external wall, chimney breasts, lift wells, stairwells, and so on.
	* Lift rooms, plant rooms, tank rooms, fuel stores, whether or not above roof level.		* Lift rooms, plant rooms, tank rooms, fuel stores, whether or not above roof level.
	* Open-sided covered areas (should be stated separately).		* Open-sided covered areas (should be stated separately).
Line 27:		Line 27:
	The VOA code is in general agreement with RICS Guidance Note, A guide for Property Professionals, 6th Edition Code of measuring practice 2007, other than, areas with a headroom of less than 1.5m which are excluded from the VOA measurement.		The VOA code is in general agreement with RICS Guidance Note, A guide for Property Professionals, 6th Edition Code of measuring practice 2007, other than, areas with a headroom of less than 1.5m which are excluded from the VOA measurement.

−	NB, NRM1: Order of cost estimating and cost planning for capital building work, defines ‘gross internal floor area’ (GIFA) (or gross internal area (GIA)) as:	+	NB: NRM1: Order of cost estimating and cost planning for capital building work, defines ‘gross internal floor area’ (GIFA) (or gross internal area (GIA)) as:

	‘…the area of a building measured to the internal face of the perimeter walls at each floor level. The rules of measurement of gross internal floor area are defined in the latest edition of the RICS Code of Measuring Practice.’		‘…the area of a building measured to the internal face of the perimeter walls at each floor level. The rules of measurement of gross internal floor area are defined in the latest edition of the RICS Code of Measuring Practice.’
Line 46:		Line 46:
	* Voids over stairwells and lift shafts on upper floors		* Voids over stairwells and lift shafts on upper floors
	* Loading bays		* Loading bays
−	* Areas with headroom of less than 1.5m	+	* Areas with headroom of less than 1.5 m
	* Pavement vaults		* Pavement vaults
	* Garages		* Garages
Line 71:		Line 71:
	* Re-entrant balconies, i.e. open sided balconies within the predominant line of the external wall should be treated as open sided balconies and excluded.		* Re-entrant balconies, i.e. open sided balconies within the predominant line of the external wall should be treated as open sided balconies and excluded.

−	Ref [https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/ https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/]	+	(Ref. [https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/ https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/)]

	= Find out more =		= Find out more =
Line 85:		Line 85:
	* Net internal area.		* Net internal area.
	* Site area.		* Site area.
		+	* Space.
	* Total useful floor area.		* Total useful floor area.

	[[Category:Standards_/_measurements]]		[[Category:Standards_/_measurements]]

Designing Buildings at 13:48, 13 July 2018

2018-07-13T13:48:24Z

← Older revision		Revision as of 13:48, 13 July 2018
Line 70:		Line 70:
	* Areas in the roof space intended for use with permanent access should be included in the measurement of upper floors and measured to internal face of the enclosing wall or the roof at floor level.		* Areas in the roof space intended for use with permanent access should be included in the measurement of upper floors and measured to internal face of the enclosing wall or the roof at floor level.
	* Re-entrant balconies, i.e. open sided balconies within the predominant line of the external wall should be treated as open sided balconies and excluded.		* Re-entrant balconies, i.e. open sided balconies within the predominant line of the external wall should be treated as open sided balconies and excluded.
		+
		+	Ref [https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/ https://www.rics.org/uk/knowledge/bcis/about-bcis/forms-and-documents/bcis-elemental-standard-form-of-cost-analysis/]

	= Find out more =		= Find out more =

Designing Buildings at 13:47, 13 July 2018

2018-07-13T13:47:26Z

← Older revision		Revision as of 13:47, 13 July 2018
Line 30:		Line 30:

	‘…the area of a building measured to the internal face of the perimeter walls at each floor level. The rules of measurement of gross internal floor area are defined in the latest edition of the RICS Code of Measuring Practice.’		‘…the area of a building measured to the internal face of the perimeter walls at each floor level. The rules of measurement of gross internal floor area are defined in the latest edition of the RICS Code of Measuring Practice.’
		+
		+	According to ‘Elemental Standard Form of Cost Analysis, Principles, Instructions, Elements and Definitions, 4th (NRM) Edition’ written by RICS in 2012 and published by BCIS, GIFA includes:
		+
		+	* Areas occupied by internal walls and partitions
		+	* Columns, piers chimney breasts, stairwells, lift-wells, other internal projections, vertical ducts, and the like
		+	* Atria and entrance halls with clear height above, measured at base level only
		+	* Internal open sided balconies, walkways, and the like
		+	* Structural, raked or stepped floors are treated as a level floor measured horizontally
		+	* Horizontal floors with permanent access below structural, raked or stepped floors
		+	* Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies, etc.)
		+	* Mezzanine areas intended for use with permanent access
		+	* Lift rooms, plant rooms, fuel stores, tank rooms which are housed in a covered structure of a permanent nature, whether or not above main roof level
		+	* Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms, cleaners’ rooms and the like
		+	* Projection rooms
		+	* Voids over stairwells and lift shafts on upper floors
		+	* Loading bays
		+	* Areas with headroom of less than 1.5m
		+	* Pavement vaults
		+	* Garages
		+	* Conservatories
		+
		+	It excludes:
		+
		+	* Perimeter wall thickness and external projections
		+	* External open-sided balconies, covered ways and fire escapes
		+	* Canopies
		+	* Voids over or under structural, raked or stepped floors
		+	* Greenhouses, garden stores, fuel stores and the like in residential property
		+
		+	And that:
		+
		+	* The GIFA excludes the thickness of perimeter walls, but includes the thickness of all internal walls. Therefore, it is necessary to identify what constitutes a separate building, e.g. the sum of the GIFA of a terrace of buildings, treated as separate buildings, will be different from the terrace treated as a single building.
		+	* Areas of open ground floors and the like should be excluded.
		+	* ‘Internal face’ means the structural wall or plaster coat applied to the structural wall, not the surface of internal linings installed by the occupier.
		+	* Lift rooms, etc. should be included if housed in a roofed structure having the appearance of permanence (e.g. made of brick or similar building material). Areas covered by enclosures designed solely to mask plant, rooflines, etc. should be excluded.
		+	* The presence of steps or changes in floor levels should be noted.
		+	* Attention is drawn to the exclusion of voids over atria at upper levels and the inclusion of voids over stairs, etc. Where an atrium-like space is formed to create an entrance feature, and this also accommodates a staircase, this does not become a stairwell but remains an atrium measurable at base level only.
		+	* Walkways across an atrium at upper levels should be included in the measurement of upper floors.
		+	* Areas in the roof space intended for use with permanent access should be included in the measurement of upper floors and measured to internal face of the enclosing wall or the roof at floor level.
		+	* Re-entrant balconies, i.e. open sided balconies within the predominant line of the external wall should be treated as open sided balconies and excluded.

	= Find out more =		= Find out more =

Designing Buildings at 05:33, 21 May 2018

2018-05-21T05:33:32Z

← Older revision		Revision as of 05:33, 21 May 2018
Line 35:		Line 35:
	=== Related articles on Designing Buildings Wiki ===		=== Related articles on Designing Buildings Wiki ===

−	* Beneficial occupation.
−	* Case notes for rating valuation (Garton V Hunter).
−	* Choice of method for rating valuation.
−	* Contractor’s basis for rating valuation.
	* Cost per m2 of gross internal floor area.		* Cost per m2 of gross internal floor area.
	* Floor area ratio.		* Floor area ratio.
Line 46:		Line 42:
	* Minimum space standards.		* Minimum space standards.
	* Net internal area.		* Net internal area.
−	* ~~Profits method of rating valuation.~~	+	* Site area.
−	* Rating valuation.	+
−	* Rental method of rating valuation.	+
−	* Statutory formulae for rating valuation.	+
	* Total useful floor area.		* Total useful floor area.

	[[Category:Standards_/_measurements]]		[[Category:Standards_/_measurements]]