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This article helps you understand the importance and differences between NIA and GIA measurements / areas.
Article By: Tom Ayre
Last Update: July 2024
Accurate property measurements are crucial for various real estate activities, including buying, selling, and managing properties. Understanding the basics of Net Internal Area (NIA) and Gross Internal Area (GIA) is essential.
NIA represents the usable space within a building, excluding structural elements and communal areas, whereas GIA includes the total enclosed space, including internal walls and service areas. Grasping these concepts ensures informed decision-making and proper property management.
This article references the RICS Code Of Measuring Practise.
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According to RICS “Gross Internal Area is the area of a building measured to the internal face of the perimeter walls at each floor level”.
Gross Internal Area (GIA) measures the total enclosed space within a building, including internal walls, partitions, and service areas like basements and garages. It is crucial for understanding the full capacity of a building for valuation and cost estimation purposes. GIA is used widely in the UK for commercial properties and helps in calculating building costs and allocating service charges among tenants.
In the following diagram, everything within the red lined boundary is measured to get the GIA area measurement.
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According to RICS “Net Internal Area is the usable area within a building measured to the internal face of the perimeter walls at each floor level.”
Net Internal Area (NIA) measures the usable floor space within a building, excluding areas like structural walls, stairwells, and communal spaces. It’s particularly important for tenants and property managers as it defines the functional areas available for occupation and use. Knowing NIA helps in leasing agreements and space planning, ensuring that the property is utilised efficiently.
In the following diagram, everything within the red lined boundary is measured MINUS the blue hatched areas which aren’t included.
The primary difference between NIA and GIA is the scope of measurement. NIA excludes structural elements and communal areas, focusing on usable space, while GIA includes all enclosed areas within the building.
Understanding these differences is vital for property valuation, management, and legal purposes. For example, GIA is more comprehensive, covering all internal spaces, while NIA is more specific to usable space, affecting rental values and space allocation.
A common misconception is that NIA and GIA are interchangeable, but they serve different purposes. NIA is more relevant for tenants interested in usable space, while GIA is critical for overall property valuation and cost assessments. Misinterpreting these measurements can lead to inaccurate property valuations and management issues. Ensuring clarity between these terms helps avoid legal and financial complications.
Accurately measuring NIA and GIA requires precise tools like laser distance meters and adherence to standard guidelines. For GIA, measure to the internal face of perimeter walls, including all enclosed spaces. For NIA, exclude non-usable areas such as structural walls and communal spaces. Consistent measurement practices ensure accuracy and reliability, essential for property transactions and effective management.
Using tape measures and laser distance meters is a traditional yet reliable method for measuring NIA (Net Internal Area) and GIA (Gross Internal Area). This approach involves physically measuring the dimensions of each room and space within the building. For GIA, measurements should be taken to the internal face of the perimeter walls, including all enclosed spaces. For NIA, measurements exclude areas like structural walls and communal spaces. Laser distance meters provide more accuracy and ease compared to tape measures, especially in larger or more complex buildings.
A total station is an advanced piece of equipment that combines electronic distance measurement and angle measurement. It’s particularly useful for large and complex buildings. To measure NIA and GIA with a total station, set up the device in a central location and use it to take precise measurements of distances and angles within the building. This data can then be used to create detailed floor plans that accurately reflect both NIA and GIA. Total stations are highly accurate and reduce the margin of error significantly compared to manual methods.
3D laser scanners provide one of the most accurate and comprehensive methods for measuring NIA and GIA. These devices create a three-dimensional point cloud of the building’s interior, capturing detailed measurements of every surface and feature. The resulting 3D model can be used to calculate both NIA and GIA with high precision. This method is ideal for complex structures and ensures that no detail is missed. Additionally, 3D scanning is time-efficient and reduces the likelihood of measurement errors.
When accurate and up-to-date floor plans are available, they can be a valuable resource for measuring NIA and GIA. Start by verifying that the floor plans reflect the current state of the building. Then, use the plans to extract the necessary measurements. For GIA, ensure that the floor plans include all enclosed spaces measured to the internal face of the perimeter walls. For NIA, make sure to exclude non-usable areas such as structural walls and communal spaces. This method can save time but requires the floor plans to be accurate and detailed.
Understanding NIA and GIA is fundamental for anyone involved in property management, valuation, or real estate in the UK. These measurements provide critical insights into the usable and total enclosed spaces within a building, aiding in informed decision-making. Accurate measurement practices are essential for efficient space utilisation, proper property valuation, and avoiding legal complications. Whether you’re a beginner or a seasoned professional, mastering NIA and GIA concepts is key to effective property management.
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