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5TH EDITION

Code of Measuring Practice:

A Guide for Surveyors and Valuers

RICS code of practice

Published by RICS Business Services Limiteda wholly owned subsidiary ofThe Royal Institution of Chartered Surveyorsunder the RICS Books imprintSurveyor CourtWestwood Business ParkCoventry CV4 8JEUK

No responsibility for loss occasioned to any person acting or refraining from action as a result of thematerial included in this publication can be accepted by the author or publisher.

Produced by the Property Measurement Group of the Royal Institution of Chartered Surveyors

First published 1979Second edition 1987Third edition 1990Fourth edition 1993Fifth edition 2001Reprinted with corrections 2001Reprinted 2002Reprinted 2004

ISBN 1 84219 060 1

© RICS, 1979, 1987, 1990, 1993, 2001. Copyright in all or part of this publication rests with the RICS,and save by prior consent of the RICS, no part or parts shall be reproduced by any means electronic,mechanical, photocopying or otherwise, now known or to be devised.

Typeset in Great Britain by Wyvern 21 Ltd, BristolPrinted in Great Britain by Nationwide Print, St Austell

Contents

Introduction 4

Applications reference 8

Core definitions and diagrams 10

Gross External Area 10

Gross Internal Area 14

Net Internal Area 18

Technical definitions and diagrams 24

Special use definitions and diagrams 28

Shops 28

Residential Agency Guidelines 32

Residential Valuations 34

Net Sales Area 34

Effective Floor Area 34

Leisure 36

3 | CODE OF MEASURING PRACTICE

Introduction

Purpose of the CodeThe purpose of the Code is to provide succinct, precise definitions to permitthe accurate measurement of buildings and land, the calculation of the sizes(areas and volumes) and the description or specification of land and buildingson a common and consistent basis. This may be required for valuation,management, conveyancing, planning, taxation, sale, letting, or acquisitionpurposes.

The Code is intended for use in the UK only.

Status of the CodeThe Code is not mandatory: it is a code of quality practice. As such, if followedas a whole (and not merely in part), it sets out standard definitions intended toaid understanding.

Responsibility to consumers (users of space)Long established and understood professional obligations to clients are nowmatched by additional statutory obligations to users of property. Since 4 April1993, it is a criminal offence for those involved in estate agency or propertydevelopment business to give false or misleading information about specifiedaspects of land (which includes buildings) which are offered for sale. In thiscontext, the Property Misdescriptions Act 1991 and the Property Mis-descriptions (Specified Matters) Order 1992 specifically refer to measurementsand sizes. Those involved in the sale of residential and commercial property tothe general public carry this statutory responsibility.

The Property Measurement Group does not consider there to be a conflictbetween the statutory obligations to users and contractual responsibilities toclients. Users of the Code must not overlook these twin functions, whichunderlie the approach adopted in this fifth edition.

A code of measurement, not a code of valuationThe Code deals only with standard measurement practice. Valuation techniquessuch as the zoning of shops for comparison purposes; the adoption of differentrates of value for units into areas of limited headroom; special uses; particularform of construction; when is a room a basement room; and the like do notform part of the Code. These matters, and the value, if any, to be attributed toany particular floor areas because of their special characteristics, are part of thevaluers’, estate agents’ or developers’ judgment, having regard to their contrac-tual and statutory responsibilities.

The Code is distinct from that relating to the Standard Method ofMeasurement of Building Works (SMM), which is commonly used in theconstruction industry and published jointly by the Royal Institution ofChartered Surveyors and the Building Employers’ Confederation. It is hopedthat the Code might be of value to those in the construction industry as a com-plement to SMM, but in using this Code its primary purpose must be borne inmind.

The Group has not attempted to define everyday words and phrases. Todo so is to go beyond the purpose of the Code. The Group is of the viewthat most weight should be given to the commonsense interpretations, and


less weight to reliance on semantics, when interpreting the meaning of theCode.

The core definitions and marketing issuesIn order to make the Code easier to use, especially to those not involved inmeasuring on a regular basis, the Code contains a hierarchy of definitions. Thecore definitions are:

I GEA (Gross External Area)

I GIA (Gross Internal Area)

I NIA (Net Internal Area)

It is the advice of the Group that surveyors in their use of the Code, to satisfytheir statutory obligations to consumers, rely principally upon NIA whenmarketing commercial property, or the Residential Agency Guidelines (RAG)when marketing residential property. The core definitions GEA and GIA aresuitable for specialist applications as identified in the Code. GIA can be used formarketing some forms of property, for example industrial. Those using GIA formarketing purposes are advised to take particular care. The Codeidentifies only some of the dangers (for example, GIA 2.12) which could mis-lead a consumer of space marketed on a GIA basis, if these are not clearly stat-ed.

In its response to a previous draft consultation paper, the Institute of TradingStandards Officers pointed out the line likely to be adopted by the courts. Thiswill be that it does not matter what the professions may think and understand,it is what the average person thinks and believes that is important in decidingwhether statements are misleading or not.

In addition to the core definitions, the Code provides various technicaldefinitions suitable for use in a variety of particular circumstances, and threespecialist use definitions for shops, residential and leisure properties.

The special use definition for leisure properties is new for this edition. There isa trend towards some types of leisure property being assessed for value by ref-erence to area. From the consultations undertaken by the Group it was appar-ent that greater consistency on the basis of measurement in these circumstanceswould be of assistance.

There may also be accepted conventions for the measurement of specialist typesof property. Those concerned with such properties should be aware of anyguidance that is provided in the RICS Appraisal and Valuation Manual (the ‘RedBook’) (published by RICS Books).

State separatelyIn previous editions there was increasing use of the direction to ‘state separate-ly’ certain areas included in the core definitions or, in a few instances, areas tobe excluded. It is apparent from market practice that such directions are wide-ly ignored. Areas are either within the definitions or they are not. Accordingly,the direction to ‘state separately’ has been removed from this edition. However,consideration should still be given as to whether it would be of assistance tothose using the results of the measurement calculations to identify separatelycertain areas which, although included in GIA or NIA, may warrant having adifferential value applied.


AccuracyPrevious advice in the context of legislation available at or about the time ofeach previous edition has set the tone for advice given in the Code. Be asaccurate as possible and don’t mislead. However, whilst this is of relevance,there are other more tangible issues to be addressed, derived mainly fromobjective and circumstance. We should all seek to be as accurate as we and ourinstruments will allow. For example, we might pace out a tarmacadam car parkwhen valuing an interim application for reimbursement of building work anduse a laser when measuring the net internal area of a building in LombardStreet. In the first case, if we were plus or minus 5% this would be an accept-able accuracy, in the latter, we would expect a professional measurer to achieveplus or minus 5mm.

So, the parameters would seem to be these:

I Why are you measuring?

I What are you measuring? and

I What is the implication of any given level of inaccuracy in so far as that pur-pose is concerned and the advice to be given to the client?

It is probably as simple as selecting the appropriate measuring equipment forthe task and applying the equipment as accurately as the equipment will allow.

The Group believes that these considerations are the basic parameters forassessing ‘accuracy’ where there is no clear guidance from any existing standardor publication, as may, for example, be found for domestic premises in the RICSManual of Estate Agency: Law and Practice (RICS Books, 1998).

Calibration is also a difficult topic upon which to offer hard and fast rules. Laserdevices may have a manufacturer’s suggested calibration assessment, whereastapes probably will not. However, we know that steel moves with temperatureand cloth stretches. If we are to seek to establish a guideline, this is also likely tobe derived from function and purpose:

I Why are you using this instrument for measurement?

I Is it the right one for the job?

If the answer is ‘yes’ then there should be established a sensible and reasonablecalibrating regime and you should document adherence to that regime as amatter of office practice.

MetricationUsers of the Code are advised that they should adopt metric units as the stan-dard system of measurement. Wide acceptance of metrication will greatly assista smooth change over for users of the Code and consumers of space alike.Where the client requires reference to imperial units, these should be in paren-thesis only.

The British Standard BS8888: 2000 (specification for defining, specifying andgraphically representing products) recommends the inclusion of a commarather than a point as a decimal marker, and a space instead of a comma as athousand separator. While the convention has not been adopted in this Code,users should take care to ensure that this does not conflict with client require-ments.


Introduction and diagrams The introduction and diagrams form part of the Code.

IdentityThis Code is called the ‘RICS Code of Measuring Practice, 5th edition’.

EnquiriesEnquiries concerning the Code should be made in the first instance to:

Professional Information DepartmentRICS12 Great George StreetParliament SquareLondon SW1P 3ADUK

Any suggestions for future revisions are welcomed and should be sent to theProperty Measurement Group (Valuation Faculty) at RICS.


Applications reference

Core definitionspage

Gross External Area Sections 1.0–1.20 10Gross Internal Area Sections 2.0–2.22 14Net Internal Area Sections 3.0–3.21 18

UseDefinition Application pages

Building cost estimationNon-residential all purpose GIA APP 4 14, 15Residential insurance GEA APP 3 10, 11

Estate agency and valuationBusiness use (except those in APP 5) NIA APP 9 18, 19Department and variety stores GIA APP 5 14, 15Food superstores GIA APP 5 14, 15Industrial buildings GIA or NIA APP 5 14, 18, 15Offices NIA APP 9 18, 19Residential – agency RAG APP 20 32, 33Residential – valuation RV APP 22 34, 35Retail warehouses GIA APP 5 14, 15Shops NIA or RA APP 9 or APP 19 18, 28, 19, 29Valuation of new homes for GIA APP 8 14, 15

development purposesWarehouses GIA or NIA APP 5 14, 18, 15

Property managementService charge apportionment GIA APP 7 14, 15Service charge apportionment NIA APP 11 18, 19

RatingBusiness use (except those in APP 6) NIA APP 10 18, 19Composite hereditaments NIA APP 10 18, 19Council tax – houses and bungalows GEA APP 2 10, 11Council tax – flats and maisonettes EFA APP 22 34, 35Food superstores GIA APP 6 14, 15Industrial – England and Wales GIA APP 6 14, 15Industrial – Scotland GEA APP 2 10, 11Offices NIA APP 10 18, 19Shops NIA APP 10 18, 19Special hereditaments (cost valued) GIA APP 6 14, 15Warehousing – England and Wales GIA APP 6 14, 15Warehousing – Scotland GEA APP 2 10, 11

Town planning GEA APP 1 10, 11


Definition Application pages

Technical definitionsBuilding Frontage BF APP 18 24, 25Ceiling Height CH APP 14 24, 25Clear Internal Height CIH APP 13 24, 25Cubic Content CC APP 12 24, 25Eaves Height EH APP 14 24, 25Gross Site Area GSA APP 17 24, 25Maximum Internal Height MIH APP 14 24, 25Plot Ratio PR APP 18 24, 25Raised Floor Void RFV APP 14 24, 25Site Area SA APP 15 24, 25Site Depth SD APP 18 24, 25Site Frontage SF APP 18 24, 25

Special use definitions – shopsAncillary Areas AA 28Built Depth BD 28Gross Frontage GF 28Net Frontage NF 28Retail Area RA APP 19 28, 29Shop Depth ShD 28Shop Width SW 28Storage Area StoA 28

Special use definitions – residentialEffective Floor Area EFA APP 22 34, 35Net Sales Area NSA APP 21 34, 35Residential Agency Guidelines RAG APP 20 32, 33Residential Values RV 34


Core definitions: Gross External Area

1.0 Gross External Area (GEA)Gross External Area is the area of a building measured externally at each floor level.

Including Excluding

1.1 Perimeter wall thicknesses and external 1.16 External open-sided balconies,projections covered ways and fire escapes

1.2 Areas occupied by internal walls and 1.17 Canopiespartitions

1.18 Open vehicle parking areas,1.3 Columns, piers, chimney breasts, stairwells, roof terraces, and the like

lift-wells, and the like1.19 Voids over or under structural,

1.4 Atria with clear height above, measured at raked or stepped floorsbase level only

1.20 Greenhouses, garden stores,1.5 Internal balconies fuel stores, and the like in resi-

dential property1.6 Structural, raked or stepped floors are to

be treated as a level floor measured horizontally

1.7 Horizontal floors, whether accessible or not,below structural, raked or stepped floors

1.8 Mezzanine areas intended for use with permanent access

1.9 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

1.10 Outbuildings which share at least one wall with the main building

1.11 Loading bays

1.12 Areas with a headroom of less than 1.5m

1.13 Pavement vaults

1.14 Garages

1.15 Conservatories


Applications(when to use GEA)

APP 1 Town planning GEA is the basis ofmeasurement for planningapplications and approvals, i.e. sitecoverage (including plot ratio)

APP 2 Rating GEA is the basis ofmeasurement for council tax bandingof houses and bungalows (areas with aheadroom of less than 1.5m beingexcluded), and for rating ofwarehouses and industrial buildingsin Scotland

APP 3 Building cost estimation GEA is thepreferred method of measurement forcalculating building costs ofresidential property for insurancepurposes

Notes(how to use GEA)

GEA 1 Diagrams – diagrams A and Billustrate how to apply GEA

GEA 2 Party walls in shared ownership areto be measured to their centre line


Areas of internalprojections and walls

included (1.2)

Unit No. 1UnitNo. 2

Area of canopyexcluded from GEA (1.17)

Measurement to centreline of party wall (GEA 2)

Add areas of external projections (1.1)

Loading bayincluded (1.11)

Diagram AExample of appropriate dimensions for GEA defined

industrial / warehouse end terrace unit

Area of outbuildingincluded in GEA (1.10)

Chimney breastsincluded (1.3)

GroundFloor

FirstFloorStairwells

included (1.3)

Area of open balconyexcluded from GEA (1.16)

Diagram BExample of appropriate dimensions for GEA defined

terraced house

Core definitions: Gross Internal Area

2.0 Gross Internal Area (GIA)Gross Internal Area is the area of a building measured to the internal face of the perimeterwalls at each floor level. (See note GIA 4.)

Including Excluding

2.1 Areas occupied by internal walls and partitions 2.18 Perimeter wall thicknesses and external projections

2.2 Columns, piers, chimney breasts, stairwells,lift-wells, other internal projections, vertical 2.19 External open-sided balconies,ducts, and the like covered ways and fire escapes

2.3 Atria with clear height above, measured at 2.20 Canopiesbase level only

2.21 Voids over or under structural,2.4 Internal open-sided balconies and the like raked or stepped floors

2.5 Structural, raked or stepped floors are to be 2.22 Greenhouses, garden stores,treated as a level floor measured horizontally fuel stores, and the like in

residential property2.6 Horizontal floors, with permanent access,

below structural, raked or stepped floors

2.7 Corridors of a permanent essential nature (e.g. fire corridors, smoke lobbies, etc.)

2.8 Mezzanine areas intended for use with permanent access

2.9 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

2.10 Service accommodation such as toilets, toilet lobbies, bathrooms, showers, changing rooms,cleaners’ rooms, and the like

2.11 Projection rooms

2.12 Voids over stairwells and lift shafts on upper floors

2.13 Loading bays

2.14 Areas with a headroom of less than 1.5m (see APP 6)


2.16 Garages

2.17 Conservatories


Applications(when to use GIA)

APP 4 Building cost estimation GIA is arecognized method of measurementfor calculating building costs

APP 5 Estate agency and valuation GIA is abasis of measurement for themarketing and valuation of industrialbuildings (including ancillaryoffices), warehouses, retailwarehouses, department stores,variety stores and food superstores.For the avoidance of doubt the basisof measurement must be stated

APP 6 Rating GIA is the basis ofmeasurement in England and Walesfor the rating of industrial buildings,warehouses, retail warehouses,department stores, variety stores,food superstores and many specialistclasses valued by reference to buildingcost (areas with a headroom of lessthan 1.5m being excluded exceptunder stairs)

APP 7 Property management GIA is a basisof measurement for the calculation ofservice charges for apportionment ofoccupiers’ liability

APP 8 New homes valuation GIA is anaccepted basis of measurement forvaluations of new homes fordevelopment appraisal purposes(excluding garages andconservatories)

Notes(how to use GIA)

GIA 1 Diagrams – diagrams C and Dillustrate how to apply GIA

GIA 2 Separate buildings – GIA excludesthe thickness of external walls, butincludes the thickness of all internalwalls. Therefore it is necessary toidentify what constitutes a separatebuilding

GIA 3 Advice – apart from the applicationsshown, GIA tends to have specialistvaluation applications only. Valuersand surveyors who choose thisdefinition for marketing purposesmust have regard to the provisions ofthe Property Misdescriptions Act1991 and the PropertyMisdescriptions (Specified Matters)Order 1992 (see Introduction onpage 5)

GIA 4 Internal face – means the brick/blockwork or plaster coat applied to thebrick/block work, not the surface ofinternal linings installed by theoccupier

GIA 5 Lift rooms etc. – the items covered by2.9 should be included if housed in aroofed structure having theappearance of permanence (e.g. madeof brick or similar building material)

GIA 6 Level changes – the presence of stepsor a change in floor levels is to benoted

GIA 7 Voids – attention is drawn to theexclusion of voids over atria at upperlevels (see 2.3) and the inclusion ofvoids over stairs etc. (see 2.12). Wherean atrium-like space is formed tocreate an entrance feature and thisalso accommodates a staircase, thisdoes not become a stairwell butremains an atrium measurable at baselevel only


Areas beneath stairs below 1.5mincluded in GIA (2.14)

Mezzaninefloor (2.8)

Area of internal projectionsnot deducted from GIA (2.2)

Area of internal wallsincluded in GIA (2.1)

Area of stairwellincluded in GIA (2.12)

Ground Floor First Floor

Diagram CExample of appropriate dimensions for GIA defined

industrial / warehouse unit

Areas of internal partitionsincluded in GIA (2.1)

Areas of columnsincluded in GIA (2.2)

Area ofLoading Bay

included (2.13)

Canopy areaexcludedfrom GIA

(2.20)

If separate buildings,area of dividing wall would

be excluded from GIA(GIA 2)

Diagram DExample of appropriate dimensions for GIA defined

industrial / warehouse unit

Including

3.1 Atria with clear height above, measuredat base level only (but see 3.11)

3.2 Entrance halls (but see 3.11)

3.3 Notional lift lobbies

3.4 Kitchens

3.5 Built-in units, cupboards, and the likeoccupying usable areas

3.6 Ramps of lightweight construction tofalse floors

3.7 Area occupied by ventilation/heatinggrilles

3.8 Area occupied by skirting and perimetertrunking

3.9 Areas severed by internal non-structuralwalls, demountable partitions, whetheror not permanent, and the like, wherethe purpose of the division is partitionof use, not support, provided the areabeyond is not used in common


Excluding

3.11 Those parts of entrance halls, atria,landings and balconies used in common(see 3.1 and 3.2)

3.12 Toilets, toilet lobbies, bathrooms,cleaners’ rooms, and the like

3.13 Lift rooms, plant rooms, tank rooms(other than those of a trade processnature), fuel stores, and the like

3.14 Stairwells, lift-wells and permanent liftlobbies

3.15 Corridors and other circulation areaswhere used in common with otheroccupiers or of a permanent essentialnature (e.g. fire corridors, smoke lobbies,etc.)

3.16 Areas under the control of service orother external authorities includingmeter cupboards and statutory servicesupply points

3.17 Internal structural walls, walls enclosingexcluded areas, columns, piers, chimneybreasts, other projections, vertical ducts,and the like

3.18 The space occupied by permanent andcontinuous air-conditioning heating orcooling apparatus, and ducting in so faras the space it occupies is renderedsubstantially unusable

3.19 Areas with headroom of less than 1.5m

3.20 Areas rendered substantially unusable byvirtue of having a dimension betweenopposite faces of less than 0.25m. Seediagram E

3.21 Vehicle parking areas (the number andtype of spaces noted)


Core definitions: Net Internal Area

3.0 Net Internal Area (NIA)Net Internal Area is the usable area within a building measured to the internal face of theperimeter walls at each floor level. (See note NIA 2.)

Applications(when to use NIA)

APP 9 Estate agency and valuation NIA isthe basis of measurement for thevaluation and marketing of thefollowing types of buildings:

I shops and supermarkets;I offices; andI business use (except those in APP 5)

APP 10 Rating NIA is the principal basis ofmeasurement for rating of shopsincluding supermarkets, offices,business use (except those in APP 6),and composite hereditaments

APP 11 Property management NIA is a basisof measurement for the calculation ofservice charges for apportionment ofoccupiers’ liability

Notes(how to use NIA)

NIA 1 Diagrams – diagrams E, F, G, H, Kand L illustrate how to apply NIA

NIA 2 Internal face – means the brick/blockwork or plaster coat applied to thebrick/block work, not the surface ofinternal linings installed by theoccupier

NIA 3 Advice – when dealing with rentreviews or lease renewals, theexclusions are generally intended torelate to the premises as demised.Unless otherwise indicated bystatutory provisions or the terms ofthe lease, it will not normally beappropriate to exclude demised usablespace which has been subsequentlyconverted by a tenant to any of theexclusions listed

NIA 4 Level changes – the presence of stepsor a change in floor levels is to benoted for valuation and marketingpurposes

NIA 5 Restricted headroom – whenmarketing on an NIA basis it may beappropriate to identify floor areasbelow full height but above 1.5m

NIA 6 Perimeter trunking/heating – whenmarketing on an NIA basis referenceto the inclusion of perimeterunits/trunking may be appropriate inorder not to mislead

NIA 7 Corridors – whether or not a walldefining a corridor is structural,permanent or essential (see 3.15 and3.17), is a matter of fact. It dependsupon the circumstances of theparticular case. When marketing onan NIA basis reference to theinclusion of corridors may beappropriate


Stairwellexcluded

(3.14)

Columnsexcluded

(3.17)

Toilet, stairsand landing

lobbyexcluded

(3.12 and 3.14)

Notionallift lobbyincluded

(3.3)

Kitchenincluded

(3.4)

Cupboardoccupying

usablespace

included(3.5)

Metercupboardexcluded

(3.16)

< 0.25 metre

Male

Female

Lift

Lift

Unusable spaceexcluded

(3.20)

Diagram EExample of appropriate dimensions for NIA floor area defined

purpose designed offices

Ground Floor

Areas severed byinternal non-structural

walls for partition of useincluded if not used

in common (3.9)

Area of toiletsand toilet lobbyexcluded (3.12)

Area of internalstructural wallsexcluded (3.17)

Chimneybreast

excluded(3.17)

Entrance hall usedin common

excluded (3.11)

Diagram FExample of appropriate dimensions for NIA floor area defined

offices converted from dwelling house

Areas severed byinternal non-structural

walls included (3.9)

Corridor of apermanent

essential natureexcluded (3.15)

Columnsexcluded

(3.17)

Tenancydividing

wall

Non-structural walls

FireExit

Toilet

Toilet

Cup’d

Cup’d

Services

Lift

Lift

Lift

Cupboards notoccupyingusable area

excluded(3.5)

PermanentLift lobby,Stairs &Lift wellsexcluded

(3.14)

Toiletsexcluded

(3.12)

Tenancydividing

wall

Diagram GExample of appropriate dimensions for NIA floor areas defined

offices (open plan) multiple occupation

1 2

3 4

Continuous

Intermittent

Intermittent

Continuous

Diagram HNet Internal Area (NIA)

Examples of appropriate points from which to measurein respect of various types of heating installations

Technical definitions

4.0 Cubic Content (CC)The product of the Gross Internal Area and the Clear Internal Height as defined under para-graph 5.0 of the Code.

5.0 Clear Internal Height (CIH)The height between the structural floor surface and the underside of the lowest point of thestructural ceiling or roof. See diagram I.

6.0 Eaves Height (EH)See diagram I.

A. Internal – the height between the floor surface and the underside of the roof covering,supporting purlins or underlining (whichever is lower) at the eaves on theinternal wall face.

B. External – the height between the ground surface and the exterior of the roof covering atthe eaves on the external wall face ignoring any parapet.

7.0 Ceiling Height (CH)The height between the topmost floor surface and the underside of the ceiling. See diagram J.

8.0 Raised Floor Void (RFV)The minimum clearance between the structural floor surface and the underside of the raisedfloor or its supporting structure, where this is materially intrusive. See diagram J.

9.0 Maximum Internal Height (MIH)The height between the structural floor surface and the underside of the highest point of thestructural ceiling or roof. See diagram J.

10.0 Site Area (SA)The total area of the site within the site title boundaries, measured on a horizontal plane.

11.0 Gross Site Area (GSA)The Site Area (SA), plus any area of adjoining roads, enclosed by extending the boundariesof the site up to the centre of the road, or 6m out from the frontage, whichever is less.

12.0 Site Depth (SD)The measurement of a site from front to rear boundaries.

13.0 Building Frontage (BF)The measurement along the front of a building from the outside of external walls or the cen-tre line of party walls.

14.0 Site Frontage (SF)The measurement of a site along its frontage between two flank boundaries.

15.0 Plot Ratio (PR)Ratio of Gross External Area to Site Area where Site Area is expressed as one, e.g. 3:1.


Applications(when to use)

APP 12 Estate agency and valuation CC isused in the measurement ofwarehouses

APP 13 Estate agency and valuation CIH isused in the measurement ofindustrial and warehouse buildings

APP 14 Estate agency and valuation EH, CH,RFV and MIH have general useapplications

APP 15 Land measurement SA is a basis ofmeasurement used for calculatingland areas

APP 16 Planning SA is a basis for commercialand residential development densitycomputations

APP 17 Usage GSA is for general use, mainlyindustrial and warehouse buildings

APP 18 Usage SD, BF, SF and PR are forgeneral application

Notes(how to use)

CC 1 Town planning – for planningpurposes there are particularstatutory definitions of cubic content

EH 1 Predominant eaves height – thisterm may be used where there aresmall changes in the level of theground surface at the foot of theoutside wall

EH 2 Minimum eaves height – this termmay be used where there aresignificant changes in the level of theground surface at the foot of theoutside wall and a materially reduceddimension occurs

CH 1 False ceilings – if a false ceiling isinstalled, the ceiling height to theunderside of the structural ceilingmay also be quoted


Internal Floor LevelOutside Ground

Level

Clear internalheight (5.0)

Internaleaves height

(6.0 A)

Externaleaves height

(6.0 B)

Building Section

Diagram IIllustration of appropriate dimensions for heights

defined

Internal Section (part)

Maximum internalheight(9.0)

Void

Void

Ceilingheight(7.0)

Raised floor void(8.0)

Diagram JIllustration of appropriate dimensions for heights

defined

Special use definitions: Shops

16.0 Retail Area (RA)The retail area of the shop is the Net Internal Area (NIA).

Including Excluding

16.1 Storerooms and ancillary accommodation 16.3 Storerooms and ancillary formed by non-structural partitions, the accommodation formed by existence of which should be noted structural partitions

16.2 Recessed and arcaded areas of shops created 16.4 Display cabinets which should by the location and design of the window be identified separatelydisplay frontage

17.0 Storage Area (StoA)The NIA of a shop which does not form part of the RA (see 16.0) and which is usableexclusively for storage purposes.

18.0 Ancillary Areas (AA)All NIA not included in RA and StoA but capable of beneficial use.

19.0 Gross Frontage (GF)The overall external measurement in a straight line across the front of the building, fromthe outside of external walls, or the centre line of party walls.

20.0 Net Frontage (NF)The overall external frontage on the shop line measured between the internal face of theexternal walls, or the internal face of support columns.

Including Excluding

20.1 The display window frame and shop entrance 20.2 Recesses, doorways or access toother accommodation

21.0 Shop Width (SW)Internal width between inside faces of external walls at front of shop or other point ofreference.

22.0 Shop Depth (ShD)Measurement from the notional display window to the rear of the retail area.

Including

22.1 The thickness of the display window (or any supporting structure)

23.0 Built Depth (BD)Maximum external measurement from front to rear walls of a building at ground level.



APP 19 Estate agency and valuation RA is the basis of measurement forthe valuation and marketing of shopsand supermarkets

Notes(how to use)

RA 1 Diagrams – diagrams E to H, K and L illustrate how to apply NIA; diagramsK and L are specific to shops

RA 2 Zoning – the use of zones whenassessing the values of shops is avaluation, not a measurementtechnique. Consequently it is not partof this Code. Market custom shallprevail

RA 3 Display Window – location for thepurpose of assessing GEA, GIA orNIA, in the case of shop propertywhere the display window forms thenon-structural ‘fourth wall’, itslocation should be assumed to be atthe forward-most point at which ashop display window could in fact beinstalled

AA 1 Ancillary areas – include staff rooms,kitchens, training rooms, offices, andthe like

GF 1 Return Gross Frontage – to bemeasured in the same way as GrossFrontage

NF 1 Return Net Frontage – to be measuredin the same way as Net Frontage

NF 2 Display windows – the existence andnature of display windows andintegral shop fronts are to be noted

SW 1 Shop width – if the shop width is notreasonably constant throughout thewhole sales area, then this should bestated and additional measurementsmay need to be provided

ShD1 Defining notional display window –the notional display window is to beassumed placed at the forward-mostpoint at which a shop (see RA 3)display window could in fact beinstalled

ShD2 Shop depth – if the depth is notreasonably constant throughout thewhole sales area, then this should bestated and additional measurementsmay need to be provided

ShD3 Building line – the position of thebuilding line is to be noted


Shop Width (21.0)

Non-structural wall(note position) (16.1)

Area of internal liningincluded in NIA

(NIA 2)

ShopDepth (22.0)

Shop Front

Recessedshop front

included in NIA(16.2)

Shop Depthmeasured from the

notional display window(22.0 and ShD 1)

Diagram KAn example of NIA in practice in a retail context

Non-structural walls

Limit ofRetail Area (16.0)

WC

WC

Staff

Structural walls

Non structural walls(note position)

(16.1)

StockOffice

Sales

ShopDepth(22.0)

Shop Width (21.0)

Area below1.5m headroom

excluded from NIA(3.19)

Corridor of a permanentessential natureexcluded (3.15)

Fire Exit

Diagram LAn example of NIA in practice in a retail context

Special use definitions: Residential

24.0 Residential Agency Guidelines (RAG)

Normal market practice is to describe residential property by linear measurement, not on afloor area basis. Where floor areas are adopted they are commonly measured to GIA. It is rec-ommended that these Residential Agency Guidelines be followed for marketing, sale or let-ting of residential property.

24.1 Measurements should be taken at a point above skirting board level no higher than 1.5mabove the floor

24.2 Where rooms include bays, recesses, alcoves, etc., these should be included or excluded in themeasurements quoted, as may be considered reasonable (see RAG 2) in order to give a fairdescription of the subject room, and the measurement qualified by such words as ‘into bay’or ‘excluding alcove’ as appropriate

24.3 Kitchen units, built-in cupboards, wardrobes, and the like occupying usable space shall bemeasured as part of the room which they occupy and shall be identified

24.4 ‘L’-shaped rooms are to be measured and expressed in two parts

24.5 For irregular-shaped rooms, either no dimensions should be given or they should be relatedto a proportionate sketch plan with lined dimensions to give an accurate description of theaccommodation

24.6 In rooms with sloping ceilings measurements should be taken 1.5m above floor level and thepresence of the sloping ceiling noted

24.7 Where there is a stepped change in floor level, each section should be measured andexpressed separately

24.8 Where annexes or additions are of significantly different construction from the main accom-modation, or are self-contained, they should be measured and described separately

24.9 Garage measurements should be taken overall internally between the main wall faces.Projecting piers and door reveals should normally be ignored unless unusually restrictivewhen the minimum width should also be stated



APP 20 Residential estate agency RAG is formarketing, sale and letting ofresidential property

Notes(how to use)

RAG 1 Accuracy – measurements must beaccurate. They must not mislead (seeIntroduction on page 5)

RAG 2 ‘Reasonable’ defined – the word‘reasonable’ in 24.2 is definedaccording to the courts’ test (seeIntroduction: Core definitions onpage 5)

RAG 3 Inclusive measurements – whenmeasurements are given inclusive offitted units (see 24.3), descriptionsrequire clarity in order not to mislead

RAG 4 Basements – where the floor level ofpart of a building is below groundlevel it may be necessary formarketing purposes to call it abasement in order not to mislead.Circumstances vary, but the extent towhich there is a loss of natural lightor restricted internal height areexamples of the kind of tests whichcan be applied


Including

27.1 Living rooms, dining rooms, bed-rooms, kitchens, and the like

27.2 Areas occupied by fitted cupboardswithin those rooms

27.3 A floor area which contains a ventila-tion/heating grille

27.4 Areas occupied by skirting

Excluding

27.5 Bathrooms, showers and toilets

27.6 Stairwells, lift-wells, halls, landings andbalconies

27.7 Corridors and the like, whether formedby structural walls or not

27.8 Internal walls whether structural ornot, columns, piers, chimney breasts,vertical ducts, and the like

27.9 Areas with headroom less than 1.5m

27.10 Fuel stores, lift rooms, tank rooms,plant rooms, cupboards, etc.

27.11 Areas under the control of service orother external authorities includingmeter cupboards and statutory servicesupply points


Special use definitions: Residential

25.0 Residential Valuations (RV)There is no single accepted practice for measurement of residential property for valuationpurposes. It is suggested that the guidelines at 24.0 (see page 32) are adopted where lineardimensions are expressed. If the valuer wishes to refer to a property’s area then the alter-native approaches are GEA (see APP 2 and APP 3), GIA (see APP 4, APP 8 and APP 21)or EFA (see APP 22). The basis of those areas should be stated in the valuer’s report.

26.0 Net Sales Area (NSA)Net Sales Area is the aggregate of the GIA of the dwellings within a residential develop-ment, excluding garages and conservatories.

27.0 Effective Floor Area (EFA)Effective Floor Area is the usable area of the rooms within a building measured to theinternal face of the walls of those rooms.


APP 21 Net Sales Area NSA is used inassessing the gross development valueof a scheme, and as a benchmark foraverage or clawback provisions

APP 22 Effective Floor Area EFA is used forcouncil tax banding of flats andmaisonettes

Notes(how to use)

EFA 1 Effective Floor Area is measured asfor NIA assuming all walls arestructural


Special use definitions: Leisure28.0 As stated in the introduction this is a code of measurement, not valuation. Many properties

used for leisure are valued having regard to trading potential. In these circumstances the areaof the premises may not be a factor used directly in the assessment of value. There are, how-ever, occasions where the value is assessed, or the price paid is analysed, by reference to area.This will depend on market practice and the judgment of the valuer, estate agent or devel-oper.

29.0 Where the area is considered to be relevant it will be of assistance if a consistent approach isadopted to the basis of measurement. It is recommended that the Gross Internal Area is stat-ed.

30.0 Market practice suggests that it may be helpful for some areas within GIA to be stated sepa-rately:

30.1 Internal load-bearing walls and columns

30.2 Fire escape stairs and corridors

30.3 In the measurement of purpose-built multiplex cinemas the floor levels providingraised projection boxes and the stepped flooring providing the auditoria seating

30.4 For restaurant premises the public seating areas, kitchens and stores

31.0 Where the effective drinking area of licensed premises is required by licensing justices orsimilar bodies, the trading accommodation area must exclude the area of the servery (barcounters)


Plant

ProjectionRoom

Lobby

Plant

Office

Store

Office

Retail

Void(2.21)

Auditorium Level (2.5)

Foyer

Building Section

Building Plan

Auditorium Level(2.5)

Level 6

Level 5

Level 4

Level 3

Level 2

Level 1

Lobby

Box Office

Diagram MExample of appropriate dimensions for GIA floor area

defined at each levelLeisure facilities

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