BOMA Floor Measurement e

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BOMA Floor Measurement e
Contents
Introduction
Disclaimer ................................................................................................. 3
Quizzes ..................................................................................................... 3
FAQs ......................................................................................................... 3
e-Mail a Question ....................................................................................... 4
Certificate of Completion ........................................................................... 4
Continuing Education Credits .................................................................... 4
Technical Support ...................................................................................... 4
Module One - Overview of the Standard ................................................... 5
History of the Standard .............................................................................. 6
Review Cycle ............................................................................................. 6
ANSI ........................................................................................................... 7
Lease Clauses .......................................................................................... 8
Comparison of “Old” and “New” Standards ............................................. 15
Module Two - Key Terms and Definitions ............................................... 16
Gross Building Measurement .................................................................. 18
Gross Measured Area .............................................................................. 19
Finished Surface...................................................................................... 20
Dominant Portion ..................................................................................... 23
Major Vertical Penetration ........................................................................ 25
Floor Rentable Area ................................................................................. 26
Building Common Area ............................................................................ 26
Floor Common Area ................................................................................ 26
Building Line ............................................................................................ 27
Floor Useable Area .................................................................................. 28
Basic Rentable Area ................................................................................ 29
Floor R/U Ratio ........................................................................................ 29
Building R/U Ratio .................................................................................... 29
Rentable Area .......................................................................................... 30
Module Three - Application of the Method ............................................. 31
The Seven-Step Method .......................................................................... 32
Detail of Measurement ............................................................................. 34
Key Points to Remember ........................................................................ 36
Appendix 1 - Formulas ...................................................................................39
Appendix 2 - Case Studies in Floor Measurement ......................................41
Appendix 3 - Key to Building Areas ..............................................................44
Page # 2 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Disclaimer
The downloaded version of the BOMA Standard is copyright material.
© 2000 BOMA. All rights reserved. No part of this Standard Method for
Measuring Floor Area in Office Buildings publication may be reproduced or
distributed in any form or by any means, or stored in database or other computer
storage and retrieval system, with the prior written permission of Building
Owners and Managers Association International. BOMA’s copyright in and to
this publication is protected under United States copyright law, and throughout
the world under applicable copyright treaties and conventions; infringers may be
subject to civil and criminal penalties.
This e-seminar is intended for instructional purposes only. It is not intended to
amend or alter the Standard in any way.
Quizzes
After each e-Seminar, you are required to take a brief online quiz. Each quiz
consists of 10 multiple choice questions and should take a few minutes to
complete. You must pass each quiz before proceeding to the next module.
If you do not pass the quiz, you may access the Answer Key and retake the quiz.
Then, you may proceed to the next module.
Your personalized Course Outline page details your options as you advance
through each Module, Quiz, and Answer Key. After you finish viewing each eSeminar, you will be automatically directed back to the Course Outline page.
FAQs
If you have a question regarding the course material, you may refer to the
Frequently Asked Questions (FAQs) button located on your Course Outline
page.
Page # 3 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
e-Mail a Question
If you don’t find your question in the FAQs section, you can e-mail your question
directly to BOMA by:
a.
or
b.
pausing the e-Seminar at anytime and clicking on the e-mail
button to the left of the video screen;
if you are on the Course Outline page, clicking on the e-mail
button at the top of the page.
A BOMA administrator will respond to your question as soon as possible.
Certificate of Completion
Upon successful completion of the e-Seminar, you are entitled to a Certificate of
Completion.
When you finish the final quiz, please click on the Certificate of Completion link,
which is the final option on your Course Outline page. BOMA will send your
personalized certificate in the mail.
Continuing Education Credits
If you are in a jurisdiction for which continuing education credits are required, you
may receive credits for this e-Seminar
To obtain continuing education credits, you may use the Certificate of
Completion as evidence that you have successfully completed this program.
Technical Support
Before beginning the e-Seminar, we encourage you to visit the Technical
Support link located on the top menu of the Web site. This section outlines some
common technical difficulties and includes a FAQs section.
For further assistance, please call our 24/7 Technical Support Center at
1-888-496-9234.
Page # 4 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
History of the Standard
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Developed in 1915
1st revision in 1952
2nd revision in 1971 to reflect leasing concepts and practices at the time
3rd revision in 1980
Clarify measurement to exterior wall
Basic methods for measuring a given floor
4th revision in 1989
Resulted in French translation
the “unofficial” Q&A section
Current version approved June 7, 1996.
The Review Cycle
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BOMA International is the Secretariat for the Standard
Five year Cycle
Industry consultation
ANSI Approval
American National Standards Institute
Page # 6 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Lease References
What Standard?
BOMA Floor Measurement Standard
Correct Reference to Use in Leases and Other Legal Documents
When referencing the NEW standard:
ANSI Z65.1 - 1996
When referencing the OLD standard:
ANSI Z65.1 - 1980 (Reaffirmed 1989)
Page # 7 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Lease Clauses
Class Exercise
What follows are a number of real world examples of definitions in lease documents.
Both examples relate to how area shall be calculated. This exercise involves reading
over these two examples for a few minutes, and noting what might be ambiguous
wording that might lead to confusion and/or differences of opinion between a tenant and
a landlord. Look for references to an authority for determining floor area. Look for
references to the BOMA Standard. Is that reference clear? Is there any wording, which
might have the effect of “changing”, or “amending” the Standard? Does measurement
get confused with any other concept?
Example 1:
“Rentable Area” means, in respect of any leaseable premises in the Building, the area
in square metres of all floor space therein measured in accordance with the BOMA
Standard. For the purposes of this Lease, “BOMA Standard” means the Standard
Method for Measuring Floor Area in Office buildings, American National Standard ANSI
Z65.1-1980 (Reaffirmed 1989) published by the Building Owners and Managers
Association (BOMA). For the purpose of determining Rentable Area under this Lease,
the main floor and +15 portions of the Building or Premises, as the case may be, shall
be measured in accordance with the method of measurement for determination of
usable area on a multi-tenant floor as set out in the BOMA Standard. For the purposes
of simplicity, any reference to the Rentable Area of the Building or Premises, or any
portion thereof, which contains space on the main floor or +15 portions of the Building,
usable area of that portion of the Building or Premises shall be understood. Except for
the main floor and +15 portions of the Building, the office space portion of the Building
or Premises, as the case may be, shall be measured in accordance with the “Rentable
Area” method of measurement contained in the BOMA Standard. Any measurement of
the Premises or Building after the commencement date shall also be in accordance
with this Section. Throughout the Lease, in any references to the area of the Building or
the Premises, it shall be understood that such area was or will be measured in
accordance with this Section.
Page # 8 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Example 2:
For the purposes of this lease, the Standard Method for Measuring Floor Area in Office
Buildings, American National Standard ANSI Z65.1-1980 (Reaffirmed 1989) published
by the Building Owners and Managers Association (BOMA) (the “BOMA Standards”).
The main floor portion of the Building or the Demised Premises, as the case may be,
has been measured in accordance with the “usable area” method of measurement set
out in the BOMA Standards. Except for the main floor of the Building, the office space
portion of the Building or the Demised Premises, as the case may be, has been
measured in accordance with the “rentable area” method of measurement set out on
page 8 of the BOMA Standards. For the purposes of simplicity, any reference to the
rentable area of the Building or Premises, or any portion thereof, which contains space
on the main floor of the Building, usable area of that portion of the Building or Demised
Premises located on the main floor of the Building shall be understood. Further, any
measurement of the Demised Premises or Building carried out after the
Commencement Date shall also be in accordance with this section. The Landlord and
Tenant agree to the area set out in section 1.01 above and that same has been
measured in accordance with this section. Throughout the lease, references to the area
of the Demised Premises or Building, it shall be understood that such area was
measured as provided above in this section.
Page # 9 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Example 3:
(m)
“Rentable Area” means:
i.
in respect of the Premises, the area expressed in square feet of all floors
and mezzanines of all storeys in the Premises multiplied by the Rentable/
Useable Ratio determined in accordance with the BOMA (Building
Owners and Managers Association) Standard Method for Measuring
Floor Area in Office Buildings, (the “BOMA Revised 1989 Standard”);
ii.
in respect of the Building, the aggregate area expressed in square feet of
all floors and mezzanines of all storeys in each interior leaseable
premises in the Building calculated in accordance with the BOMA
Standard (inclusive of the Premises) as determined by the Landlord from
time to time acting reasonably and subject always to change in
accordance with this Lease;
Page # 10 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Example 4:
It is understood and agreed that the aforesaid annual rent (hereinafter referred to as
“the Basic Rent”) is calculated on the basis of xxxx square feet more or less (hereinafter
referred to as “the Rentable Area”), leased at the rate of $XX per square foot of
Rentable Area and that the Rentable Area shall be calculated in accordance with the
BOMA Method of Floor Measurement as determined in ANSI/BOMA – Z65.1-1996 with
the final measurement to be determined by the superintending architect for the Landlord
expeditiously following the commencement of the Term of this Lease, whose decision
shall be communicated to the Tenant and shall be final and binding on the parties
hereto. In the event that such final measurement shall result in an increase or a
decrease in Rentable Area the Basic Rent and the equal monthly installments payable
under this Lease shall be correspondingly adjusted on the basis of the rate per square
foot as aforesaid and the Tenant shall thereafter pay the landlord, at the times and in the
manner aforesaid, as Basic Rent, the amount resulting from such payment.
Page # 11 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Example 5:
“Rentable Area” means the area of the Leased Premises, the Building or any part
thereof as determined by the Landlord and which may be adjusted from time to time to
give effect to any structural or functional change and any change in the leasing pattern in
the Building, and which shall be calculated in accordance with the BOMA ANSI
standards (except to the extent altered by this definition) as follows:
a.
in the case of premises occupying the whole of one or more floors, the Rentable
Area of such premises shall be determined by measuring to and from the inside
finish of permanent outer Building walls or from the glass line, whichever extends
further, but shall not include stairs and elevator shafts (except stairs and
elevators exclusively serving the Tenant where the Leased Premises consist of
more than one floor), flues, stacks, pipe shafts and vertical ducts with their
enclosing walls. Washrooms, air-conditioning equipment rooms, fan rooms,
janitors’ closets, electrical closets, and other closets serving that floor or floors
shall be included in the Rentable Area of such premises. No deductions shall be
made for columns and projections necessary to the Building.
Page # 12 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Example 5
b.
(continued)
:
in the case of premises occupying part of a floor, the Rentable Area of such
premises shall be determined by measuring from and to whichever of the
following form the boundaries of such premises: the inside finish of permanent
outer Building walls or from the glass line, whichever extends further; the centre
of partitions which separate such premises from adjoining premises or public
and/or service areas; and the office side of the corridor walls or other permanent
partitions, without in any case, deduction for columns and projections necessary
to the Building, and includes washrooms, air-conditioning equipment rooms, fan
rooms, janitors’ closets, electrical closets and other closets within and serving
the Leased Premises exclusively, but does not include stairs and elevator shafts
supplied by the Landlord for use in common with other tenants, and flues, stacks,
pipe shafts or vertical ducts with their enclosing walls within the Leased
Premises; the Rentable Area as so determined shall have added thereto a
portion of the area of the public and/or service areas on such floor which, without
limitation, shall include corridors, elevator lobbies, washrooms, air-conditioning
equipment rooms, fan rooms, janitors’ closets, electrical closets and other
closets serving that floor. The portion of such area of the public and/or service
areas so added shall be that portion from time to time which the Rentable Area
of such premises bears to the Rentable Area of all premises leased or set aside
from time to time for leasing by the Landlord on that floor (including such
premises).
Page # 13 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Example 6 (Industrial Lease)
“Leaseable Area”: the area of the Leased Premises expressed in square feet
measured from (a) the exterior face of exterior walls, doors and windows; (b) the
exterior face of interior walls, doors and windows, separating the Leased Premises
from Common Elements, if any; and (c) the centre line of interior party walls separating
the Leased Premises from adjoining leaseable premises, all as determined by the
Landlord’s architect. Leaseable Area includes interior space even if it is occupied by
projections, structures or columns (which may even be Common Elements). The
Leaseable Area of the Building will be equal to the aggregate of the Leaseable Area of
all leaseable premises in the Building, calculated on the foregoing basis.
Page # 14 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Summary and Comparison of New Elements in the
1980(1989) and 1996 Versions of the Standard
ITEM
ANSI Z65.1 - 1980
Table 1.1
ANSI Z65.1 - 1996
(Revised 1989)
Floor by floor ..................... Yes
Whole Building ................... No
Useable Area .................... Yes
Rentable Area ................... Yes
Office Area........................ Yes
Store Area ........................ Yes
Construction Area ............. Yes
Finished Surface ............... Yes
Major Vertical Penetration . Yes
Dominant Portion .............. Yes
Gross Building Area ........... No
Gross Measured Area ........ No
Floor Rentable Area ........... No
Building Common Area ...... No
Floor Useable Area. ........... No
Floor Common Area .......... No
Basic Rentable Area .......... No
Building Rentable Area ...... No
Building R/U Ratio .............. No.
Yes, ......... but in the context of a “whole” building.
NEW ......... Yes
Yes ......... Modified
Yes ......... Modified
Yes ......... Modified
Yes ......... Modified
No ......... See Gross Building Area.
Yes ......... Minor clarification
Yes ......... But greater clarity given
Yes ......... Greater clarity to definition and
application given
NEW ......... Means, essentially Construction area
and measures to the outside of building
outside finished surfaces.
NEW ......... Total area enclosed by Dominant
Portion. There are some exclusions.
NEW ......... Method to determine rentable area
on each floor.
NEW ......... Defines the areas normally used for
Grossing up lease. Deals specifically
with main building lobbies, which the
previous version of the Standard did not.
NEW ......... Determines useable areas on each floor.
NEW ......... Method of determining common areas
unique to a particular floor.
NEW ......... Method for allocating common areas to
tenant premises.
NEW ......... Reflects shift to “total” building approach
to measurement.
NEW ......... Conversion factor that distributes the
Building Common Area
Page # 15 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Key Terms, Definitions and Concepts
In this Module we will discuss these Key Terms, Definitions and Concepts:
o
o
GROSS BUILDING MEASUREMENT
GROSS MEASURED AREA
o
o
o
o
o
o
o
o
o
o
o
o
o
FINISHED SURFACE
DOMINANT PORTION
MAJOR VERTICLE PENTRATION
FLOOR RENTABLE AREA
BUILDING COMMON AREA
FLOOR COMMON AREA
BUILDING LINE
FLOOR USEABLE AREA
BASIC RENTABLE AREA
FLOOR R/U RATIO
BUILDING R/U RATIO
BUILDING RENTABLE AREA
RENTABLE AREA
As a visual cue for learners, all the key terms and definitions are expressed in
UPPERCASE text. These terms you will see repeatedly and you should be familiar
with them.
Page # 17 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
GROSS BUILDING MEASUREMENT
Illustration 2.1
o
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o
o
o
Same as CONSTRUCTION AREA in old standard
Sum of all areas enclosed by building envelope
Only time building measured to exterior
Not used for leasing
Used for valuation
Page # 18 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
GROSS MEASURED AREA
Illustration 2.2
o
o
o
Total area enclosed by DOMINANT PORTION
Starting point for subsequent measurements
Include all areas in a building
Page # 19 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
FINISHED SURFACE
Illustration 2.3
o
o
o
Tangible surfaces
Walls
Ceilings
Page # 20 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
FINISHED SURFACE
Illustration 2.4 A
o
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DOMINANT PORTION 50% or more to be a FINISHED SURFACE
Perimeter heating cabinet not a FINISHED SURFACE
Page # 21 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
FINISHED SURFACE
Illustration 2.4 B
o
o
o
If no DOMINANT PORTION
50% or more guideline
Point where wall intersects the floor
Page # 22 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
DOMINANT PORTION
Illustration 2.4 C
Illustration 2.4 D
o
o
DOMINANT PORTION may change along a wall.
No deductions for columns
Page # 23 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
FINISHED SURFACE
Illustration 2.5
Note how the line of the FINISHED
SURFACE passes through the column.
o
No deductions for columns
Note how the dominant portion shifts as the
transition from a solid outer wall is made to a
glass wall. (DOMINANT PORTION is 50% or
more of the vertical dimension from the
FINISHED SURFACE of the floor to the
FINISHED SURFACE of the ceiling.)
o
Area of column shared equally
Illustration 2.6
Illustration 2.7
as determined by DOMINANT
PORTION
Note how the DOMINANT PORTION is
shared in instances where solid walls
intersect and where glass wall intersect.
Where would the DOMINANT PORTION
occur in a situation where a glass wall
intersects with a solid wall?
Illustration 2.8 A
Illustration 2.8 B
Page # 24 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Major Vertical Penetration
FLOOR RENTABLE AREA means the total area of the floor surface minus any MAJOR
VERTICAL PENTRATIONS.
Definition: GROSS MEASURED AREA minus MAJOR VERTICAL PENETRATIONS
equals FLOOR RENTABLE AREA
Illustration 2.9
o
o
o
o
o
o
o
o
Stairwells
Elevator shafts
Flues
Pipe shafts
Vertical ducts
Atrium
And their support structures
1 Sq. Ft. Guideline.
Page # 25 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
FLOOR RENTABLE AREA
o
o
o
OFFICE AREAs
STORE AREAs
BUILDING COMMON AREAs
BUILDING COMMON AREAs
BUILDING COMMON AREA is comprised of those areas of the building that provide
services to all building tenants, but which are not either an OFFICE AREA or STORE
AREA. Common areas are external to the tenant premises and all tenants have access
to them.
o
o
o
o
o
o
o
o
o
o
Lobbies
Atrium
Concierge area
Security desk
Conference rooms
Lounge, vending area
Food service facilities
Health or fitness center
Daycare facility
Locker or Shower
Exclusions from BUILDING COMMON AREAs
o
o
o
o
FLOOR COMMON AREAs
Parking space
Portions of loading docks outside the building line
MAJOR VERTICAL PENETRATIONS
Page # 26 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
BUILDING LINE
o
Take note of special
circumstance effecting
building line.
Illustration 2.11
Illustration 2.12
Page # 27 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
BUILDING COMMON AREAs
o
o
o
Exclusive to tenants in building
Do they pay rent?
Does building subsidize?
FLOOR USEABLE AREA = SUM(USEABLE AREAs of OFFICE AND STORE
AREAs) + (USEABLE AREAs OF BUILDING COMMON AREAs)
o
o
o
o
Determine DOMINANT PORTION of outer building wall
Centre of demising walls.
Inside (tenant area) of corridor walls.
No deductions for columns
Floor Useable Area
Shall mean the sum of useable areas of office areas, store areas and building common
areas of a floor. The amount of floor useable area can vary over the life of a building as
corridors expand and contract and as floors are remodeled.
Page # 28 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Basic Rentable Area
BASIC RENTABLE AREA of an OFFICE AREA, STORE or BUILDING COMMON
AREA shall mean the USABLE AREA of that OFFICE AREA, STORE AREA or
BUILDING COMMON AREA and its share of the FLOOR COMMON AREAs on that
floor. BASIC RENTABLE AREA is determined by multiplying the USABLE AREA of
that OFFICE AREA, STORE AREA or BUILDING COMMON AREA by the FLOOR R/U
RATIO. The total BASIC RENTABLE AREAs on a floor shall equal the FLOOR
RENTALBE AREA of that same floor.
Floor R/U Ratio
Shall mean the conversion factor that, when applied to useable area, gives the basic
rentable area of the office area, store area or building common area. To calculate the
Floor R/U RATIO, divide the FLOOR RENTABLE AREA by the FLOOR USEABLE
AREA. The floor r/u ratio is important since it is used to calculate other spatial
relationships such as BUILDING R/U RATIO, RENTABLE AREA and others that will be
discussed later in this presentation.
Building R/U Ratio
Shall mean the conversion factor that distributes the building common area of a
building. This is calculated dividing BUILDING RENTABLE AREA by the difference of
BUILDING RENTABLE AREA MINUS BASIC RENTABLE AREA of the BUILDING
COMMON AREA.
Page # 29 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Rentable Area
RENTABLE AREA shall mean the USABLE AREA of an OFFICE AREA or STORE
AREA with its associated share of FLOOR COMMON AREAs and BUILDING
COMMON AREAs. RENTABLE AREA is determined by multiplying the USEABLE
AREA of an OFFICE AREA or STORE AREA by the R/U RATIO. The total of all
RENTABLE AREAs equals the BUILDING RENTABLE AREA for the building.
RENTABLE AREA is determined by dividing the product of USABLE AREA times
FLOOR R/U RATIO by the BUILDING R/U RATIO.
What we have done here is to first distribute, or “gross up” a floor by a factor of the
common area on that floor, then factor in a proportionate share of the building common
areas, thereby equitably distributing all common areas of the building to all other areas.
All the ratios and formulas used in conjunction with the Standard Method of Floor
Measurement are include in the Standard Document and in Appendix One of your
workbook.
Page # 30 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Applications
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o
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o
o
o
The Seven-Step Method
Detail of Measurement
Store Areas on the Ground Floor
Distribution of Common Areas
Measuring Building Common Areas
Key Points to Remember
The Seven Step Method
The following steps must be followed to obtain the Rentable Area of an office Area or
Store Area. Please note that an Office Area located in a Store Area is measured as
Store Area.
1.
Determine, for record keeping, the overall GROSS BUILDING AREA.
2.
Ascertain the GROSS MEASURED AREA of each floor of the
building, applying the concepts of FINISHED SURFACE
and DOMINANT PORTION.
Page # 32 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
The Seven Step Method
(continued)
3.
Establish the FLOOR RENTABLE AREA for each floor by deducting
from each floor gross measured area of the area of its major vertical
penetrations.
4.
Measure the USEABLE AREA of Office areas, store areas and
BUILDING COMMON AREAS on each floor to determine each
FLOOR USEABLE AREA.
5.
Determine the FLOOR COMMON AREA of every floor by subtracting
from each FLOOR RENTABLE AREA its FLOOR USEABLE AREA.
6.
The FLOOR COMMON AREA is allocated to each USEABLE AREA
on that floor by applying that floor R/U RATIO. The result is the
BASIC RENTABLE AREA.
7.
The BUILDING COMMON AREA is allocated to each
BASIC RENTABLE AREA by applying the Building R/U Ratio.
The result is the Rentable area.
Note that the RENTABLE AREA can be calculated by applying to the USABLE AREA
of Office Area and Store Area the R/U RATIO (Building R/U Ratio x Floor R/U Ratio).
See charts on pages 26 – 27 of the Standard Document for a summary of the
interrelationship of areas.
Page # 33 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Measuring Tenant Areas
Measure area enclosed by:
o
o
o
o
FINISHED SURFACE of office side of corridor walls
DOMINANT PORTION of permanent outer walls
Centre line of walls separating other tenants
Centre line separating BUILDING COMMON AREAs
Illustration 3.1
Page # 34 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Measuring BUILDING COMMON AREA
o
o
o
Measured like an office or store area
Will have a USEABLE and BASIC RENTABLE AREA.
Areas that provide services to all building tenants
Illustration 3.2
Page # 35 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
BUILDING COMMON AREAs may convert to tenant areas.
o
o
o
E.g. conference rooms
Share of FLOOR COMMON AREA and
BUILDING COMMON AREA already calculated
Area summary chart is a valuable record
Calculating RENTABLE AREA
o
o
Key concept:
BUILDING RATIO
Summary
Points to remember:
o
o
o
o
o
o
o
o
o
o
Standard is not law
Be consistent and accurate in applying principles.
Keep detailed records.
2% variance is acceptable
Know all the detail of the Standard vis a vis the building
The guidelines are a set, not to be modified
Whole building measurement on a floor by floor basis
Insist on copy of CAD file of building drawings used for
measurement purposes.
Notify tenants if converting to different form of measurement.
Provide explanation of why it is better.
Page # 36 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Calculating RENTABLE AREA
Workbook Table 3.1
Comparison of Revenue Calculations for Hypothetical Building
Area Calculations Using “Old” and “New” Methods of Measurement1
RENTABLE Areas
Calculation Based on 1980 (1989) Standard
Office ...................................... 83,298 SF
Store ...................................... 13,440 SF
Total Area .............................. 96,738 SF
Total Revenue
Rent @ $10.00/SF .................. $967,380
Op. Costs @ $5.00/SF ........... $483,690
$15.00/SF .............................. $1,451,070
(BASIC RENTABLE AREA in 1996 Standard)
BASIC RENTABLE Areas
Calculation Based on 1996 Standard
Office ...................................... 95,559 SF
Store ...................................... 15,978 SF
Total Area .............................. 110,978 SF
Total Revenue
Rent @ $8.72/SF .................... $967,380
Op. Costs @ $4.36/SF ........... $483,690
$13.08/SF .............................. $1,451,070
1
This hypothetical building is calculated using the methodology for the “Old” Standard ANSI
Z65.1-1980 (Revised 1898) and the “New” Standard ANSI Z65.1-1996.
Page # 37 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Calculating RENTABLE AREA
Table 3.1 provides information on a hypothetical building measured using the “old” and
“new” Standards. Note the increase in area by some 14,200 sq. ft. There is an
increase in area because the 1996 Standard provides a mechanism to include all
areas within the building envelope. In the earlier versions of the Standard, no specific
provision was made to measure such things as mechanical penthouses, and main floor
areas.
Notice what happens to the distribution of rent and operating costs on a unit basis
under the new Standard. This assumes, of course, a “revenue neutral” scenario. It
becomes a question of ethics, among other things, to use the conversion to effectively
raise rent. Some reports indicate this has happened and it has not been well received
by tenants. Remember: measurement is a concept distinct from business decisions.
In these two examples, the assumption is “revenue neutral” result when changing from
the Old method of measurement, to the new method of measurement. The 1996
Standard provides mechanisms to account for all areas in a building whereas the
previous version did not. Note what happens to the unit costs for rent and operating
costs. Theoretically, the tenant will see more space, but the same total occupancy cost
for their space. Experience suggests some tenants do not understand why there is
additional space. The new Standard provides the mechanism to identify and account
for all areas within the building envelope. Care should be taken to communicate this
difference to tenants.
Page # 38 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
APPENDIX 1
Formulas
Ratios and Formulas
o
FLOOR R/U RATIO = FLOOR RENTABLE AREA)FLOOR USEABLE AREA
o
BASIC RENTABLE AREA = USABLE AREA x FLOOR R/U RATIO
o
BUILDING R/U = BUILDING RENTABLE AREA ) (BUILDING RENTABLE
AREA - BASIC RENTABLE AREA OF BULDING COMMON AREA)
o
RENTABLE AREA = BASIC RENTABLE AREA x BUILDING R/U RATIO
o
R/U RATIO = FLOOR R/U RATIO x BUILDING R/U RATIO
o
RENTABLE AREA = USABLE AREA x R/U RATIO
BUILDING R/U Ratio
Definition:
Ratio that distributes the BUILDING COMMON AREA
Page # 39 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
APPENDIX 1
RENTABLE AREA
Definition:
The USABLE AREA of the office plus its share of FLOOR COMMON AREA and
BUILDING COMMON AREA
R/U Ratio
Definition:
Ratio that distributes the FLOOR COMMON AREA and the BUILDING
COMMON AREA
Calculations
1)
USABLE AREA X FLOOR R/U RATIO = BASIC RENTABLE
2)
BASIC RENTABLE X BUILDING R/U RATIO = RENTABLE AREA
Page # 40 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Appendix 2
Case Studies in Floor Measurement
“Where Does the Line Go?”
The following three diagrams are real world example showing where a contractor had
proposed to locate a line to where measurement would be taken. On Drawing No. 1
this line is the dark or heavy dotted-line defined as “Building Common Area Line”.
Using the principles, terms and definitions you learned in the BOMA e-Seminar on
Floor Measurement, study this line and determine if you think this line is correct. If you
were to change it, to what points would you take the measurement, and why? (Hint:
There are several different errors on this drawing.)
Page # 41 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Appendix 2
Case Studies in Floor Measurement
On Drawing No. 2 is the detail of a main entry lobby to a building. Again a contractor
had proposed to locate a line to where measurement would be taken. On Drawing No.
2 this line is the dark or heavy line defined as “Building Common Area Line”. “. Using
the principles, terms and definitions you learned in the BOMA e-Seminar on Floor
Measurement, study this line and determine if you think this line is correct. If you were
to change the placement of this line, to what points would you take the measurement
and why? (Hint: There are several different errors on this drawing.)
Page # 42 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Appendix 2
Case Studies in Floor Measurement
On Drawing No. 3 we see a detail of a floor area showing a section of a permanent
outer building wall on a typical floor. The consultant has shown a dark line labeled
“Useable Area Line of Upper Floors”. Given the principles of BOMA Floor
Measurement do you think this line is correct? What factors would you take into
account in determining the correct points of measurement in this situation?
Page # 43 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
Appendix 3
Key to Building Areas
The following are descriptive references to numbered areas on drawings used in
this e-Seminar.
1 .......
2 .......
3 .......
4 .......
5 .......
6 .......
7 .......
8 .......
9 .......
10 .....
11 .....
12 .....
13 .....
14 .....
15 .....
16 .....
17 .....
18 .....
19 .....
Lobby
Elevator
Electricity
Janitor
Fire Command
Building Maintenance
Fan Room
Ventilation Shaft
Trash Dumpster
Loading Dock
Electrical Room
Fire Pump
Vending Machines
Exercise Club
Exit Corridor
Retail Service Corridor
Store Area
Security
Restaurant
Illustration 2.10
Page # 44 of 45
© 2000 BOMA Calgary. No reproduction in any form whatsoever without the prior written consent of BOMA Calgary. Not intended for use as part of the BOMA Standard. For instructional purposes only.
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