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2010 Barry Bebart Architecture P.C.

Measuring Office Buildings


A Review of BOMA Standards
A Presentation for:
The National Association
of Realtors.

BARRY BEBART ARCHITECTURE P.C.

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Background.
Basic Principles.
Multi-tenant floor example.
Ground floor example.
Calculations.
Common questions.
References and resources.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard.
Building Owners and Managers Association
and an ANSI Standard.

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Used Throughout US and Canada except for New


York City Metro Area and Washington DC Metro
Area.
GSA uses BOMA Standard as a reference with some
slight differences.

ISO 9836 used in Europe.

RICS Standard in UK.

Solomon Cordwell Buenz & Associates Inc. 2009

National Standard Method for Measuring Areas in


Office Buildings.

IFMA Standard used for Facility Management in US


but deals mostly with interdepartmental space
allocation.

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Commoditizes Office Real


Estate.
Allows for accurate comparison of office
space costs and expenses across the
country.
Allows lease comparison locally and
regionally.
BOMA Standard allow comparison of energy
costs, maintenance costs, construction
costs.
BOMA Standard allows LEED Energy
Certification system to work.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Establishes:


Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Establishes:


Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Establishes:


Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

BOMA Standard Establishes:


Definitions.
Standardized Measurement Methods.
Standardized Calculation Methods.
Standardized Calculation Format.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Gross Measured Area

Gross Measured Area is


measured to the INSIDE
dominant face of the building
and includes all interior area.

Gross Measured Area is


the start point for BOMA
area calculations.

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Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Gross Building Area

Gross Building Area is measured to the


OUTSIDE face of the building and
includes all interior area. It is the total
constructed building area.

Gross Building Area is


NOT used for BOMA area
calculations unless the
entire building is leased.
This area is also called
Construction Area.

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Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Floor Rentable Area

Floor Rentable Area is measured


to the inside face of the building
and includes all interior area
except Vertical Penetrations.

Vertical Penetrations include fire


stairs, elevator shafts, plumbing
and ductwork shafts.

Gross Measured Area Vertical


Penetrations =
Floor Rentable Area

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Vertical Penetrations are


excluded from all rentable
area calculations. BOMA
provides no means for
landlord to charge rent on
vertical penetrations.

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Floor Common Areas are shared


among the floors tenants and
include toilet rooms, corridors,
electrical rooms, tele/data closets,
etc.

Floor Common Area is


proportionally shared
among the floors
tenants.

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Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Usable Area
Floor Usable Area

Floor Usable Area is the Gross


Measured Area minus the Floor
Common Area and Vertical
Penetrations.

Floor Common Area


Vertical Penetrations
The ratio of Floor Usable
Area to Floor Common
Area is the Floor R/U Ratio;
often referred to as Floor
Loss Factor, Add-On
Factor, Common Area
Factor.

Gross Measured Area Floor


Common Area Vertical
Penetrations =
Floor Usable Area

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Background . Principles . Examples . Questions

Solomon Cordwell Buenz & Associates Inc. 2009

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Floor Rentable Area


Floor Usable Area =
Floor Rentable/Usable
Ratio.
Gross Measured Area
20,000sf

Vertical Penetrations
2,000sf

Floor Rentable Area


18,000sf

Also known as Floor


Loss Factor.
Or Add On Factor
18,000/16,000 =
1.125

If the corridor
configuration
changes then the
Floor R/U ratio
changes.
Gross Measured Area
20,000sf
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Floor Common Areas +


Vertical Penetrations
4,000sf

Floor Useable Area


16,000sf
Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Example Multi-Tenant Floor Area Calculation.

Floor is comprised of:


Four Tenant Spaces.
Floor Common Areas: Common corridor,
restrooms, elevator lobby, electrical closet,
telephone closets shared by all four tenants.
Vertical Shafts and Penetrations.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Floor Rentable/Usable Ratio is used to allocate the


areas of shared Floor Common Areas to the
tenants.
If a tenant occupies 50% of the Floor Rentable Area
then 50% of the Floor Common Area is allocated to
the tenant as a Add-On Factor.
Every space on the floor is rented.

Floor Loss Factor vs.


Add-On factor are the
same number and an
indicator of efficiency.
What you call it depends
upon your viewpoint.

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Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Suite 4

Typical Floor Plate with Four Suites:

4,000 USF

Suite 3

Suite
Suite
Suite
Suite

Suite 1

6,000 USF

2,000 USF

1
2
3
4

=
=
=
=

Total

2,000 usf
4,000 usf
6,000 usf
4,000 usf
16,000 usf

Floor Rentable/Usable Ratio is 1.125


Floor Common Areas are 2,000 sq. ft.
Floor Rentable Area is 18,000 sq. ft.
The 1.125 ratio will allocate the floor common
areas to the tenant spaces.

Suite 2
4,000 USF

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Background . Principles . Examples . Questions

Solomon Cordwell Buenz & Associates Inc. 2009

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Suite 4

Typical Floor Plate with Four Suites:

4,000 USF

Suite
Suite
Suite
Suite

Suite 3

Suite 1

6,000 USF

2,000 USF

Total

1
2
3
4

=
=
=
=

2,000 usf x 1.125 =


4,000 usf x 1.125 =
6,000 usf x 1.125 =
4,000 usf x 1.125 =

2,250 RSF
4,500 RSF
6,750 RSF
4,500 RSF

16,000 usf x 1.125 = 18,000 RSF

Suite 2
4,000 USF

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Suite 4

Typical Floor Plate with Four Suites:

4,000 USF
X 1.125 = 4,500 RSF

Suite 3

Suite 1

6,000 USF

2,000 USF

X 1.125 =

X 1.125 =

6,750 RSF

2,250 RSF

Suite
Suite
Suite
Suite

1
2
3
4

Total

=
=
=
=

2,000 usf x 1.125 =


4,000 usf x 1.125 =
6,000 usf x 1.125 =
4,000 usf x 1.125 =

2,250 RSF
4,500 RSF
6,750 RSF
4,500 RSF

16,000 usf x 1.125 = 18,000 RSF

Suite 2
4,000 USF
X 1.125 = 4,500 RSF

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Background . Principles . Examples . Questions

Solomon Cordwell Buenz & Associates Inc. 2009

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Suite 4 4,000 USF


12.5% Floor Usable

Typical Floor Plate with Four Suites:


Suite
Suite
Suite
Suite

Suite 3

Suite 1

6,000 USF

2,000 USF

37.5% Floor
Usable

12.5% Floor
Usable

Suite 2 4,000 USF


25% Floor Usable

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Total

1
2
3
4

2,000 usf = 12.5% Floor Usable Area


4,000 usf = 25% Floor Usable Area
6,000 usf = 37.5% Floor Usable Area
4,000 usf = 25% Floor Usable Area
16,000 usf

Floor Common Area 2,000


SF

Another way to look at it


is to proportionally
assign Floor Common
Area to tenant spaces.

Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Suite 4 4,000 USF


12.5% Floor Usable

Suite 1
Suite 2
Suite 3
Suite 4
Total

4,500 RSF

Suite 3

Suite 1

6,000 USF

2,000 USF

37.5% Floor
Usable

12.5% Floor
Usable

6,750 RSF

2,250 RSF

Suite 2 4,000 USF


25% Floor Usable
4,500 RSF

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Solomon Cordwell Buenz & Associates Inc. 2009

Typical Floor Plate with Four Suites:


2,000 usf = 12.5% Floor Usable Area
4,000 usf = 25% Floor Usable Area
6,000 usf = 37.5% Floor Usable Area
4,000 usf = 25% Floor Usable Area
16,000 usf

Suite 1 2,000 usf 12.5%


Floor Common Area 2,000 usf x 12.5% = 250
2,000 usf + 250 = 2,250 RSF
Suite 2 4,000 usf 25%
Floor Common Area 2,000 x 25% = 500
4,000 usf + 500 = 4,500 RSF
Suite 3 6,000 usf 37.5%
Floor Common Area 2,000 x 37.5% = 750
6,000 + 750 = 6,750 RSF
Suite 4 4,000 usf 25%
Floor Common Area 2,000 x 25% = 500
2,000 + 500 = 4,500 RSF

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Input Areas Into


BOMA Standard
Calculation
Format.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Excel Version of BOMA Format:

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Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

BOMA Format spreadsheet indicates


formulas and calculations that
correspond with Column Numbers

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Solomon Cordwell Buenz & Associates Inc. 2009

Measuring Office Buildings

Excel Version of BOMA Format:

Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

Quantities from multitenant floor example


inserted into BOMA
Format spreadsheet

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Solomon Cordwell Buenz & Associates Inc. 2009

Measuring Office Buildings

Excel Version of BOMA Format:

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Notice that Gross


Building Area is NOT
used in the calculations

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Measuring Office Buildings

Excel Version of BOMA Format:

Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

Building Common Areas


and Building R/U Ratio
are not yet
accommodated.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Measuring Office Buildings

Excel Version of BOMA Format:

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Building Common Areas are shared


among all of the buildings tenants
just as Floor Common area are shared
among a Floors tenants.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Measuring Office Buildings

Excel Version of BOMA Format:

Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

The buildings Rentable Area to


Usable Area Ratio is calculated and
then multiplied against a tenants
Basic Rentable Area to determine
Total Rentable Area .

Measuring Office Buildings

Excel Version of BOMA Format:

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Background . Principles . Examples . Questions

Solomon Cordwell Buenz & Associates Inc. 2009

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Example Building Ground Floor


Area Calculation:

Stairwell Exit
Corridor

Building
Mechanical
Room

Building
Electrical Room

Building
Telephone
Room

Building
Management
Office

Fire Pump Room

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Building
Lobby

Building Common Areas are


spaces that provide services to all
building tenants including the
Lobby, Mechanical Rooms,
Building Management Office, Fire
Pump Rooms, Exit Corridors that
serve the stairs, etc.

Building Common Area is


proportionally shared
among the buildings
tenants.

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2010 Barry Bebart Architecture P.C.

If this corridor did NOT


serve the stair as an exit
path it would be Floor
Common Area.

Measuring Office Buildings

Example Building Ground Floor


Area Calculation:

Only areas that serve the entire


building are Building Common
Areas.
Floor Telephone Closets
are NOT Building Common
Areas.

Corridor serving a tenant


is NOT a Building
Common Area.

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Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Gross Measured Area

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Just like with multi-tenant floors,


the Ground Floor Gross
Measured Area is measured to
the inside dominant face of the
building and includes all interior
area.

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This floor has a smaller Gross


Measured Area because the window
wall is located inside of the perimeter
columns.

Measuring Office Buildings

Dominant Face of the building


perimeter establishes the boundary
of Gross Measured Area.

Gross Measured Area

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Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Dominant Face of the building


perimeter establishes the
boundary of Gross Measured
Area.
Gross Measured Area

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2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Floor Rentable Area

Gross Measured Area Vertical


Penetrations =

Like a multi-tenant floor, Ground


Floor Rentable Area is measured to
the inside face of the building and
includes all interior area except
Vertical Penetrations.

Building Common Areas


are included in the ground
floor rentable area.

Floor Rentable Area

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Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Just like multi tenant floors,


ground Floor Common Areas are
shared among the floors tenants
and include toilet rooms,
corridors, electrical rooms,
tele/data closets, etc.
For allocating Floor Common
Area purposes the Building
Common Areas are considered
as just another tenant.

Building Lobby,
Management Office and
other building equipment
rooms beneficially use the
floor common areas

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2010 Barry Bebart Architecture P.C.

Vertical Penetrations

Measuring Office Buildings

Floor Common Area


Ground Floor Usable Area is the
Gross Measured Area minus the
Floor Common Area and Vertical
Penetrations.
Floor Usable Area

Gross Measured Area Floor


Common Area Vertical
Penetrations =
Floor Usable Area

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Building Rentable/Usable Ratio


distributes the Building Common
Areas among all of the tenant
spaces.

The ratio of Building


Usable Area to Building
Common Area is the
Building R/U Ratio; often
referred to as Building
Loss Factor or Building
Add-On Factor.

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Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

Vertical Penetrations
2,000 USF
Measuring Office Buildings

Floor Common Area


2,000 USF

Suite 1

Example Ground Floor:


Suite 1 = 12,000 usf
Suite 2 = 3,000 usf
Suite 3 = 10,000 usf

Suite 2

12,000 USF

Suite 3

3,000 USF

10,000 USF

Total

25,000 usf

Floor Rentable/Usable Ratio is 1.13


Floor Common Areas are 2,000 sq.
ft.
Building Common Areas are 5,000
sq. ft.
Floor Rentable Area is 30,000 sq. ft.
Vertical Penetrations are 2,000 sq.
ft.

Building Common Area


USF
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5,000
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2010 Barry Bebart Architecture P.C.

Rentable Area to Usable Area Ratio


is the Building Rentable Area
divided by the sum of the floor
rentable areas less Building
Common Areas.

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Solomon Cordwell Buenz & Associates Inc. 2009

Measuring Office Buildings

Excel Version of BOMA Format:

Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

Like the Floor R/U Ratio, the Building


R/U Ratio proportionally applies
Building Common Areas among the
buildings tenants .

Measuring Office Buildings

Excel Version of BOMA Format:

Every space in the building is


rented.
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Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

The buildings Rentable Area to


Usable Area Ratio is then multiplied
against a tenants Basic Rentable Area
to determine Total Rentable Area .

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Measuring Office Buildings

Excel Version of BOMA Format:

Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

Generating the Building R/U


Ratio requires calculating the
areas of the entire building.

BARRY BEBART ARCHITECTURE P.C.

Solomon Cordwell Buenz & Associates Inc. 2009

Background . Principles . Examples . Questions

2010 Barry Bebart Architecture P.C.

Common questions regarding BOMA:


Q. Why does the Floor Loss Factor vary within a
building?
A. The configuration of corridors varies from
floor to floor. Floor Loss Factor differs
depending upon corridor arrangement.

Measuring Office Buildings

Q. How are Atrium Spaces accommodated?


A. The lowest level of a building lobby atrium is
calculated as Building Common Area. The
upper levels of space are not included in
Rentable Area and are treated as shafts and
vertical penetrations.

Q. Does BOMA apply to Retail Spaces?


A. BOMA is intended for measurement of Office
buildings. A method to measure Store areas
within office buildings is included for mixed
use arrangements. For this purpose, Stores are
measured the same as office areas.

Q. Is parking included as rentable space?

Q. Does BOMA apply to Industrial Spaces?

A. The elevator lobby is Usable Area. The


Restrooms are included as Rentable Area. For
full floor tenants the Floor R/U Ratio is
essentially zero.

A. No. A different standard, 2004 BOMA-SIOR, is


used for industrial buildings.

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A. No.
Q. For a full floor tenant are the elevator lobby
and restrooms Usable Area?

Background . Principles . Examples . Questions

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2010 Barry Bebart Architecture P.C.

Measuring Office Buildings

References and Resources:

Copies of ANSI/BOMA 1996 are available at:


www.boma.org.
Or at: www.bomachicago.org.

Another useful document is:


Answers to 25 Key Questions about
ANSI/BOMA Standard
Available from BOMA or BOMA Chicago.

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2010 Barry Bebart Architecture P.C.

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