ANSI/BOMA Z65.1-2010
OFFICE BUILDINGS:
STANDARD METHODS OF MEASUREMENT
Building Owners and Managers Association (BOMA) International www.boma.org
[ i ]
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CONTENTS Legal Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii
Section 5 : Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Acknowledgements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv
Section 6 : Measurement Concepts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Section 7: List of Illustrations and Worksheets . . . . . . . . . . . . . . 33
Section 1A : Scope. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2 Section 1B : Application and Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Section 2 : Read Me First . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Overv iew of Measurement Methods . . . . . . . . . . . . . . . . 5 Section 3 : Overview Section 4 : Measurement Methods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Appendix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
BOMA International
An American National Standard Approved May 11, 2010 by American National Standards Institute, Inc.
Suite 800 1101 15th Street, NW Washington, DC 20005 202.408.2662 www.boma.org
Illustrations and Worksheets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Secretariat Building Owners and Managers Association International Copyright © 2009 Building Owners and Managers Association (BOMA) International. All rights reserved. No portion of this document may be reproduced without permission.
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT TH E COMPLETE DOCUMEN T COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CONTENTS Legal Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii
Section 5 : Definitions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
Acknowledgements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv
Section 6 : Measurement Concepts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29
Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Section 7: List of Illustrations and Worksheets . . . . . . . . . . . . . . 33
Section 1A : Scope. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
2 Section 1B : Application and Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 Section 2 : Read Me First . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Overv iew of Measurement Methods . . . . . . . . . . . . . . . . 5 Section 3 : Overview Section 4 : Measurement Methods . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
Appendix . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
BOMA International
An American National Standard Approved May 11, 2010 by American National Standards Institute, Inc.
Suite 800 1101 15th Street, NW Washington, DC 20005 202.408.2662 www.boma.org
Illustrations and Worksheets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36
Secretariat Building Owners and Managers Association International Copyright © 2009 Building Owners and Managers Association (BOMA) International. All rights reserved. No portion of this document may be reproduced without permission.
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT TH E COMPLETE DOCUMEN T COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
LEGAL NOTICE
BOMA International has developed this publication as a service to the commercial real estate industry and to the public. Use of this publication is voluntary and should be undertaken after an independent review of the applicable facts and circumstances of the particular projects. Although BOMA International has made all reasonable efforts to present comprehensive and accurate information, NO GUARANTEES OR WARRANTIES ARE MADE, INCLUDING ANY EXPRESS OR IMPLIED WARRANTIES OF MERCHANTABILITY OR FITNESS WITH RESPECT TO THIS PUBLICATION BY BOMA INTERNATIONAL, ITS OFFICERS, DIRECTORS, EMPLOYEES OR AGENTS, WHO ALSO ASSUME NO LEGAL RESPONSIBILITY FOR THE ACCURACY OF THE PRESENTA PRES ENTATIONS, TIONS, COMMENTS, OR OTHER INFORMATION IN THIS PUBLICATION. IN ADDITION, NO LIABILITY IS ASSUMED AND ALL LIABILITY IS EXPRESSLY DISCLAIMED FOR NEGLIGENCE OR DAMAGES OF ANY KIND, ANY DECISIONS, CONTRACTS, COMMITMENTS, OBLIGATIONS OR ANY OTHER ACTIONS UNDERTAKEN OR MADE ON THE BASIS OF THE INFORMATION CONTAINED IN THIS PUBLICATION. This document has important legal consequences and independent consultation with an attorney is advised adv ised and encouraged with respect to execution and modification. BOMA does not certify, approve, or endorse any individual, firm, device or software for the measurement of floor areas.
Special Note
This American National Standard is a national consensus standard developed under the auspices of the Building Owners and Managers Association (BOMA) International and certified by the American National Standards Institute (ANSI), of which BOMA International is a member and ANSI Certified Standards Developer. Consensus is defined by ANSI as “substantial agreement reached by directly and materially affected interest categories. This signifies the concurrence of more than a simple majority, but not necessarily necessar ily unanimity. Consensus requires that all views and objections be considered, and that an effort be made toward their resolution.” BOMA International obtains consensus through participation of its members, associated groups, and public review. Contact the Director of Codes and Standards at BOMA International to: a. Participate in the next review of this or any any other BOMA International standard, b. Offer constructive criticism for for improving the Standard, c. Permission to reprint portions of of the Standard, or d. Register any inquiry concerning this Standard or any other BOMA International standard. The American National Standards Sta ndards Institute does not develop standards and will in no circumstances give an interpretation of any American National Standard. Interpretations of Office Buildings: Standard Methods of Measurement (ANSI/BOMA Z65.1-2010) may be obtained through the “Floor Measurement Standards Interpretations” in the QuickLink section on the BOMA International website home page at www.boma. org. Interpretations are provided by BOMA Recognized Floor Measurement Standards Interpreters. No person shall have the right or authority to issue an interpretation of this American National Standard in the name of the t he American National Standards Institute nor in the name of BOMA International except by BOMA Recognized Floor Measurement Standards Interpreters.
ISBN: 978-0-977858 978-0-9778587-0-5 7-0-5 Copyright © 2009 by BOMA International. All rights reserved. Printed in the United States of America. No part of this publication may be reproduced or distributed in any form or by any means, or stored in a data retrieval system, without prior written permission of the publisher, BOMA International. [ iii ]
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT TH E COMPLETE DOCUMEN T COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ACKNOWLEDGEMENTS
BOMA wishes to extend its appreciation to those individuals who contributed to the development of Office Buildings: Standard Methods of Measurement .
[ iv ]
Jim Tostado
Bill Tracy, Tracy, AIA, MBA , NCARB
Kent Gibson
Office Task Force Chair Hibiscus Investments San Diego, California
Office Task Force Vice-chair Building Area Measurement LLC Denver, Colorado
BOMA Int’l Committee Chair Zions Securities Corporation Salt Lake City, Utah
Chuck Becker
Jim Jonas
Bill Partridge
Vornado Realty Trust New York, New York
REDICO Management Southfield, Michigan
BOMA Calgary Calgary, Alberta
Patrick Connelly
Richard King
Mel Pearson
Matrix Development Group Monroe, New Jersey
Colliers Arnold Hollywood, Florida
Zions Securities Corporation Salt Lake City, Utah
David Corpening
Jeff Laass
Steve Peters
Grubb & Ellis Charlotte, North Carolina
NAI NP Dodge Omaha, Nebraska
U.S. General Services Administration Philadelphia, Pennsylvania
Ted Eedson
Mike Maher
Ken Pool
Pilot Facility Management Consulting Inc. Ottawa, Ontario
Gramercy Realty Jenkintown, Pennsylvania
Cousins Properties Dallas, Texas
Adam Fingret
Ron Malmfeldt
Jody Resnick
Extreme Measures Inc. Toronto, Toron to, Ontario Ontar io
Southwest Realty Advisors, Inc. Burbank, California
Pace Compumetrics, Inc. Woodland, California
Tery Finigan
Joe McDonnell
Fraser Rowe
Stevenson Systems, Inc. Laguna Niguel, California
American Building Calculations Land O Lakes, Florida
American Building Calculations Land O Lakes, Florida
Steve Flug
Steve Orser
Jack Spiegelman
Farm Bureau, Inc. Des Moines, Iowa
Lasertech Floorplans Ltd. Victoria, British Columbia
Budd Oates Sacramento, California
Rebecca B. Hanner, CPM, RPA
Bert Parfet
Peter Stevenson
Colliers Pinkard Raleigh, North Carolina
Planimetron, Inc. Denver, Colorado
Stevenson Systems, Inc. Laguna Niguel, California
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT T HE COMPLETE DOCUME NT COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
SECTION 4: MEASUREMENT METHODS
Chart 1– IGA Boundary Conditions CONDITI ON ID
ILLUSTRATIONS 10.1 TO 10.6
CONDITIO N DESCRIPT ION
IGA BOUNDARY
1 2 3 4 5 6
Vertical exterior enclosure Public pedestrian thoroughfare External circulation Non-vertical exterior enclosure No dominant portion Unprotected exterior opening
1A, 1B, 1C, 5B 2C, 2D 6 1D to 1G Not shown 10.1, 10.2
7
IGA adjacent to a void with a full or partial wall IGA adjacent to a void without a wall Ownership change inside the building (except @ vault space)
Dominant portion Enclosure limit Outside boundary of external circulation Inside face of exterior enclosure at floor level Inside face of exterior enclosure at floor level Line at outside face of perimeter columns or exterior enclosure Dominant portion Edge of floor surface The property line
7A, 7C, 10.4 2A, 2C
8 9
10.4
NOTE: This is a summary only. Refer to detailed descriptions below.
Step I: Determine the interior gross area (IGA) of the building and each of its floors by establishing the IGA boundary.
Interior gross area (IGA) is not used for leasing purposes, but it is the foundation of all further calculations in this st andard. It is measured identically under Methods A and B. IGA excludes voids, interstitial space, and makes no deductions for columns and other projections necessary for the building. An IGA boundary should be determined for each floor of the building. The space inside the IGA boundary is the interior gross area for the floor. The combination of each floor’s interior gross area establishes the interior gross area for the building. The IGA boundary for each floor is established by applying the rules for the relevant conditions shown in Chart 1 and forms a perimeter around the interior gross area on the floor. For example, the most typical condition is vertical exterior enclosure. When you look up exterior enclosure on Chart 1, you can see that dominant portion determines IGA boundary placement for this condition. Once the IGA boundary is established for the floor the interior gross area can be calculated.
[ 6 ]
IGA boundary conditions are as follows: 1. Vertical exterior enclosure utilizes the concept of dominant portion to establish the IGA boundary for this condition. For an in-depth discussion on dominant portion, refer to Related Concepts below. 2. Public pedestrian thoroughfare replaces the concept of ground level street frontage in the previous standard. The IGA boundary is determined by applying the concepts of exterior enclosure and enclosure limit. For an in-depth discussion on public pedestrian thoroughfare, refer to Related Concepts below. 3. External circulation is a common condition in temperate climates where the primary circulation for the building occurs outside the exterior enclosure. When this condition exists the IGA boundary is determined as follows: • At above-grade level, the edge of the walking surface, limited to the width required for access to and egress from occupant suites, typically five to six feet. • At grade level, a vertical projection of the edge floor level or roof above, and/or limited to the width required for access to and egress from occupant suites, typically five to six feet.
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT TH E COMPLETE DOCUMEN T COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CHART 3 – LEGACY METHOD A: GLOBAL SUMMARY OF AREAS (The instructions for calculating Method A rentable area may be found on page 11.) PRELIM INARY CALCULATIONS (NOT FOR LEASING)
INTER MEDIATE ALLOCATIONS
A
B
C
D
E
F
G
H
INPUT
MEASURE
MEASURE
MEASURE
MEASURE
=B-C-D-E
INPUT
MEASURE
FLOOR LEVEL
INTER IOR GROSS AREA
MAJOR PARKING VERTICAL PENETR ATIONS
OCCUPANT STORAGE
PRELI MARY FLOOR AREA
SPACE ID
OCCUPANT AREA
1,500.00
Occupant Storage A Occupant Storage B Building Storage Boiler, Main Electrical
500.00 BSMT.
– – 20,000.00
FLOOR TOTALS
400.00
16,000.00
2,000.00
1,600.00
– – – – – –
1
20,000.00
FLOOR TOTALS
800.00
–
–
19,550.00
FLOOR TOTALS
800.00
–
–
20,000.00
FLOOR TOTALS
850.00
–
–
18,750.00
20,000.00
900.00
–
–
19,150.00
19,100.00 Occupant Storage PH Mechanical
– 400.00
BUILDING TOTALS (Σ)
102,050.00
4,150.00
Values in this table represent (check one)
square feet
16,000.00
100.00
2,000.00
2,100.00
79,800.00
6,000.00 – – – 68,550.00
square meters
No modification of shaded cell content is allowed. Preliminary Calculations and Intermediate Allocations are not for leasing. Copyright © 2009 by BOMA International. All rights reserved.
[ 12 ]
–
11,000.00 350.00
17,350.00
P.H.
2,500.00
18,400.00 – 18,400.00
Suite 400 Suite 400 Restr. Hdrm. Suite 450
100.00
FLOOR TOTALS
8,000.00 5,000.00 4,000.00 17,000.00
Suite 300
– FLOOR TOTALS
–
15,800.00 Suite 200 Suite 250 Suite 280
– –
4
–
–
19,200.00
– –
3
–
Suite 100 10,000.00 Suite 110 4,000.00 Suite 150 1,800.00 Vending Area – Building Lobby – Loading Dock – & Trash
– – –
2
–
KEY:
NO DATA ENTRY IN THIS AREA FORMULA (DO NOT MODIFY) USE THESE NUMBERS FOR LEASING
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT TH E COMPLETE DOCUMEN T COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CHART 3 – LEGACY METHOD A: GLOBAL SUMMARY OF AREAS
(continued from previous page) INTERM EDIATE ALLOCATIONS (NOT FOR LEASING)
.
J
K
L
M
N
O
P
Q
R
S
MEASUR E
=H+I
MEASURE
=F-J-K
=(J+L)/J
=H*M
=ΣF/ΣN
=M*O
=N*O or H*P
1.1900
=H*R
BUI LDING AMEN ITY AREAS
USABLE AREA (U)
BUILDI NG SERVICE AREAS
FLOOR SERVICE & AMEN ITY
R/U RATIO
OCCUPANT + ALLOCATED AREA (O)
R/O RATIO
LOAD FACTOR A
RENTABLE AREA
CAPPED LOAD FACTOR
CAPPED RENTABLE AREA
–
–
–
–
–
1.0903
–
–
1.0000
–
–
–
–
–
–
1.0903
–
–
1.0000
–
–
–
600.00
–
–
1.0903
–
–
1.0000
–
–
–
1,000.00
–
–
1.0903
–
–
1.0000
–
–
–
1,600.00
–
–
1.0903
–
–
1.0000
–
– – 500.00 – –
10,000.00 4,000.00 1,800.00 500.00 – –
– – – 1,000.00 1,500.00
500.00
16,300.00
2,500.00
–
–
400.00
1.0245 1.0245 1.0245 1.0245 1.0245 1.0245
10,245.40 4,098.16 1,844.17 – – –
1.0903 1.0903 1.0903 1.0903 1.0903 1.0903
1.1171 1.1171 1.1171 1.1171 1.1171 1.1171
11,171.04 4,468.41 2,010.79 – – –
1.1171 1.1171 1.1171 1.1171 1.1171 1.1171
11,171.04 4,468.41 2,010.79 – – –
1.0245
16,187.73
1.0903
1.1171
17,650.24
1.1171
17,650.24
1.1029 1.1029 1.1029
8,823.53 5,514.71 4,411.76
1.0903 1.0903 1.0903
1.2026 1.2026 1.2026
9,620.71 6,012.71 4,810.35
1.1900 1.1900 1.1900
9,520.00 5,950.00 4,760.00
1.1029
18,750.00
1.0903
1.2026
20,444.00
1.1900
20,230.00
1.0408 1.0408
19,150.00 –
1.0903 1.0903
1.1348 1.1348
20,880.14 –
1.1348 1.1348
20,880.14 –
1.0408
19,150.00
1.0903
1.1348
20,880.14
1.1348
20,880.14
– – –
8,000.00 5,000.00 4,000.00
– – –
–
17,000.00
–
– –
18,400.00 –
– –
–
18,400.00
–
– –
11,000.00 350.00
– –
1.1009 1.1009
12,109.51 385.30
1.0903 1.0903
1.2003 1.2003
13,203.56 420.11
1.1900 1.1900
13,090.00 416.50
–
6,000.00
–
1.1009
6,605.19
1.0903
1.2003
7,201.94
1.1900
7,140.00
–
17,350.00
–
1.1009
19,100.00
1.0903
1.2003
20,825.62
1.1900
20,646.50
1,750.00
750.00
1,750.00
–
–
–
–
1.0903
–
–
1.0000
–
–
2,000.00
–
–
1.0903
–
–
1.0000
–
–
–
1.0903
–
–
1.0000
–
– 500.00
–
2,000.00
69,050.00
6,100.00
Values in this table represent (check one)
– 4,650.00 square feet
73,187.73
1.0903
79,800.00
79,406.88
square meters
No modification of shaded cell content is allowed. Preliminary Calculations and Intermediate Allocations are not for leasing. Copyright © 2009 by BOMA International. All rights reserved.
[ 13 ]
OPTIONAL ADJUSTMENTS
I
–
FINAL CALCULATIONS
KEY:
NO DATA ENTRY IN THIS AREA FORMULA (DO NOT MODIFY) USE THESE NUMBERS FOR LEASING
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT TH E COMPLETE DOCUMEN T COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CHART 3 – SINGLE LOAD FACTOR METHOD B: GLOBAL SUMMARY OF AREAS (The instructions for calculating Method B rentable area may be found on page 16.) PRELIM INARY CALCULATIONS (NOT FOR LEASING)
FINAL CALCULATIONS
A
B
C
D
E
F
G
H
INPUT
MEASURE
MEASURE
MEASURE
MEASURE
=B-C-D-E
INPUT
MEASURE
FLOOR LEVEL
INTER IOR GROSS AREA
MAJOR PARKING VERTICAL PENETR ATIONS
OCCUPANT STORAGE
PRELI MARY FLOOR AREA
SPACE ID
OCCUPANT AREA
1,500.00
Occupant Storage A Occupant Storage B
500.00 BSMT.
– – 20,000.00
FLOOR TOTALS
400.00
16,000.00
2,000.00
20,000.00
FLOOR TOTALS
800.00
–
–
1,600.00
19,550.00
FLOOR TOTALS
800.00
–
–
19,200.00
20,000.00
FLOOR TOTALS
850.00
–
–
18,750.00
19,150.00
20,000.00
900.00
–
–
Suite 400 Suite 400 Restr. Hdrm. Suite 450 19,100.00
100.00
Occupant Storage PH
– 2,500.00
400.00
BUILDING TOTALS (Σ)
102,050.00
4,150.00
Values in this table represent (check one)
square feet
16,000.00
6,000.00 – –
100.00
2,000.00
2,100.00
79,800.00
– 67,250.00
square meters
No modification of shaded cell content is allowed. Preliminary Calculations and Intermediate Allocations are not for leasing. Copyright © 2009 by BOMA International. All rights reserved.
[ 14 ]
–
11,000.00 350.00
17,350.00
P.H. FLOOR TOTALS
17,400.00 – 17,400.00
– FLOOR TOTALS
8,000.00 5,000.00 4,000.00 17,000.00
Suite 300
– –
4
10,000.00 4,000.00 1,500.00 – – – 15,500.00
Suite 200 Suite 250 Suite 280
– –
3
– Suite 100 Suite 110 Suite 150
– – –
2
– – –
– – – – – –
1
–
KEY:
NO DATA ENTRY IN THIS AREA FORMULA (DO NOT MODIFY) USE THESE NUMBERS FOR LEASING
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT TH E COMPLETE DOCUMEN T COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CHART 3 – SINGLE LOAD FACTOR METHOD B: GLOBAL SUMMARY OF AREAS
(continued from previous page) FINAL CALCULATIONS
OPTIONAL ADJUSTMENT
I
J
K
L
M
N
O
MEASUR E
=F-H-I
=Σf/ Σh
=H*K
1.1900
=H*M
=L/(H+I)
BASE BUI LDING CIRCU LATION
SERVICE & AMENITY AREAS
LOAD FACTOR B
RENTABLE AREA
CAPPED LOAD FACTOR
CAPPED RENTABLE AREA
FULL FLOOR EQUIVALENT FACTOR
–
500.00
1,000.00
1,000.00
1,000.00
– 3,500.00
1,600.00
3,200.00
750.00
750.00
750.00
1.1866
–
1.1866
–
1.1866
–
1.1866
–
1.1866 1.1866
– –
1.1866 1.1866
– –
1.1866
–
1.1866
–
1.1866 1.1866 1.1866 1.1866 1.1866 1.1866
11,866.17 4,746.47 1,779.93 – – –
1.1866 1.1866 1.1866 1.1866 1.1866 1.1866
11,866.17 4,746.47 1,779.93 – – –
1.1866
18,392.57
1.1866
18,392.57
1.1866 1.1866 1.1866
9,492.94 5,933.09 4,746.47
1.1866 1.1866 1.1866
9,492.94 5,933.09 4,746.47
1.1866
20,172.49
1.1866
20,172.49
1.1866 1.1866
20,647.14 –
1.1866 1.1866
20,647.14 –
1.1866
20,647.14
1.1866
20,647.14
1.1866 1.1866
13,052.79 415.32
1.1866 1.1866
13,052.79 415.32
1.1866
7,119.70
1.1866
7,119.70
1.1866
20,587.81
1.1866
20,587.81
1.1866
–
1.1866
–
1.1866
–
1.1866
–
2,000.00
1.1866
–
1.1866
–
9,050.00
1.1866
Values in this table represent (check one)
79,800.00 square feet
No modification of shaded cell content is allowed. Preliminary Calculations and Intermediate Allocations are not for leasing. Copyright © 2009 by BOMA International. All rights reserved.
[ 15 ]
INFOR MATION ONLY
1.1866
1.1495
1.1207
1.1221
1.1220
–
79,800.00
square meters KEY:
NO DATA ENTRY IN THIS AREA FORMULA (DO NOT MODIFY) USE THESE NUMBERS FOR LEASING
TO AVOID MISINTERPRETATION, THIS PAGE SHOULD NOT BE USED WITHOUT TH E COMPLETE DOCUMEN T COPYRIGHT © 2009 BY BOMA INTERNATIONAL. ALL RIGHTS RESERVED.
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
SECTION 7: LIST OF ILLUSTRATIONS AND WORKSHEETS
The Illustrations provide graphic support for users of these methods. However, the text governs in the event that there is any conflict between the text and the illustrations. This document is intended for distribution in an electronic format and the illustrations listed below are referred to from within the text using hyperlinks indicated by text that is underlined. Some illustrations are referred to from many locations within the text.
List of Illustrations ILLUSTRATION ID
1A 1B 1C 1D 1E 1F 1G 2A 2B 2C 2D 3A 3B 4A 4B 5A 5B 6A 6B 7A 7B 7C 8A 8B
[ 33 ]
ILLUSTRATION DESCRI PTION
IGA Boundary, Dominant Portion & Restricted Headroom Dominant Portion –Vertical Wall @ Inside Face of Wall Dominant Portion – Vertical Wall @ Inside Face of Glass IGA Boundary & Restricted Headroom – Inward Sloping Glass over Knee Wall IGA Boundary – Outward Sloping Glass over Knee Wall IGA Boundary & Restricted Headroom – Inward Sloping Glass IGA Boundary – Outward Sloping Glass IGA Boundary at Connector with Property Line IGA Boundary at Connectors without Property Line IGA Boundary at Property Line & Vault Space IGA Boundary at Public Pedestrian Thoroughfare Base Building Circulation (Center Core Building) Layout Base Building Circulation (Center Core Building) As-leased with Extended Circulation Base Building Circulation (Distributed Core Building) Layout Base Building Circulation (Distributed Core Building) As-leased with Extended Circulation Interior Door Setbacks Exterior Door Setbacks External Circulation Building Plan External Circulation Partial Building Section Major Vertical Penetrations &Voids – Partial Second Floor Plan Major Vertical Penetrations &Voids – Partial First Floor Plan Major Vertical Penetrations & Voids – Partial Building Section Egress Stair With Door at Corridor Egress Stair Without Door at Corridor
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
LIST OF ILLUSTRATIONS AND WORKSHEETS
(continued from previous page) ILLUSTRATION ID
8C 8D 9 10.1 10.2 10.3A 10.3B 10.4 10.5 10.6 11.1 11.2 11.3A 11.3B 11.4 11.5 11.6 12.1 12.2 12.3 12.4 – –
[ 34 ]
ILLUSTRATION DESCRI PTION
Egress Stair Up-only Without Door at Corridor Egress Stair Up-only without Door at Corridor Reserved Basement Interior Gross Area Floor Level 1 Interior Gross Area Floor Level 1 Interior Gross Area (partial) with Colonnade Floor Level 1 Mezzanine Interior Gross Area Floor Level 2 Interior Gross Area Floor Level 3 Interior Gross Area Floor Level 8 Interior Gross Area Method A or B Basement Space Classifications Method A Floor Level 1 Space Classifications Method A Floor Level 1 Mezzanine Space Classifications Method A or B Floor Level 1 (partial) with Colonnade Space Classifications Method A Floor Level 2 Space Classifications Method A Floor Level 3 Space Classifications Method A Floor Level 8 Space Classifications Method B Floor Level 1 Space Classifications Method B Floor Level 2 Space Classifications Method B Floor Level 3 Space Classifications Method B Floor Level 8 Space Classifications Method A Global Summary of Areas Worksheet Method B Global Summary of Areas Worksheet
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
APPENDIX
Prior versions of this standard are listed below: • Original publication .......................... September 15, 1915 • Reissued without change . ............. December 1, 1925 • Revised and reissued ...................... December 8, 1952 • Readopted ............................................ December 6, 1955 • Reissued................................................ January 10, 1956 • Reprinted .............................................. April 1963 • Reprinted .............................................. April 1966 • Reprinted .............................................. April, 1970 • Revised and readopted .................. June, 1971 • Reprinted .............................................. April, 1972 • Reprinted .............................................. February, 1973 • Reprinted .............................................. August, 1976 • Revised and readopted .................. June, 1980 • Reissued................................................ August, 1980 • Reaffirmed ........................................... June 21, 1989 • Reprinted .............................................. August, 1990 • Revised and readopted .................. June 7, 1996 A more complete history of this standard, including a description of the major differences between the publications listed above, is available at www.BOMA.org. Building Owners and Managers Association (BOMA) International
The premiere trade association of the office building industry. BOMA International is a dynamic international federation of 92 U. S. and 13 affiliates in Australia, Brazil, Canada, Finland, Indonesia, Japan, Korea, Mexico, New Zealand, the Phillipines, Russia and South Africa. Individuals join BOMA through local BOMA associations. Principal members own and/or manage more than 9 billion square feet of downtown and suburban commercial space. Associate members provide goods and services needed to operate those properties. Founded in 1907, BOMA International’s mission is to enhance the human, intellectual and physical assets of the commercial real estate industry through advocacy, education, research, standards and information.
[ 35 ]
New Terminology
To aid those who are familiar with the predecessor standard, ANSI/BOMA Z65.1-1996, the following list shows new terms from this standard that have general equivalents to those used in the predecessor standard. Note that t his standard may not measure the area defined by the new terms in exactly the same way nor use them in the same manner. For instance, voids were previously measured as major vertical penetrations that were included in gross measured area, but voids are now excluded from interior gross area and have different rules for locating their measurement boundaries. The term usable area has been redefined. In the previous standard it included office area, store area and building common areas. In this standard, building common areas have been split into two classes of space, building service area and building amenity area , and usable area now excludes building service area. Terms whose meaning is generally unchanged from the predecessor standard (such as rentable area, dominant portion, etc.) as well as new terms that have no direct equivalent to a term in the previous standard (such as restricted headroom) are not included in this list. NEW TERM IN THIS STANDARD
Building Service & Amenity Areas Floor Service & Amenity Areas Interior Gross Area Load Factor A Occupant Occupant Area Occupant + Allocated Area Occupant Void Preliminary Floor Area R/U ratio R/O Ratio Voids & Major Vertical Penetrations
EQUIVALENT TERM IN PREDECES SOR STANDARD
Building Common Area Floor Common Area Gross Measured Area Combined R/U Ratio (Alt. Method) Tenant Office Area & Store Area Basic Rentable Area (Office + Store) Private Use Vertical Penetration Floor Rentable Area Floor R/U Ratio Building R/U Ratio Major Vertical Penetration
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 1
IGA BOUNDARY, D.P. & RESTRICTED HEADROOM
Interior Gross Area
Illustration 1A IGA Boundary
in g C e i l
5' [1524mm]
Restricted Headroom Floor
Ceiling
Illustration 1B 3' Dominant Portion
Interior Gross Area
Ceiling
8'
8'
5'-6" Interior Dominant Gross Portion Area
2'-6"
2'-6" Floor
Floor
Ceiling
Ceiling
Interior Gross Area
Illustration 1D
Illustration 1C
8'
8'
Interior Gross Area
Illustration 1E
5' [1524mm] IGA Boundary
IGA Boundary Floor
Floor
Restricted Headroom area if enclosure slopes more than 15º from vertical
Ceiling
Interior Gross Area 5' [1524mm]
Illustration 1F
Ceiling
8'
8'
Interior Gross Area
IGA Boundary
Illustration 1G
IGA Boundary Floor
Floor
Restricted Headroom area if enclosure slopes more than 15º from vertical
KE Y: INTERIOR GROSS AREA / RESTRICTED HEADR INTERIOR GROSS AREA
[ 36 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 2
CONNECTORS, VAULT SPACE & IGA BOUNDARY
Dominant Portion
Property Line
Property Line
Dominant Portion
Connector Building A Interior Gross Area
Building B Interior Gross Area
IGA Boundary
Dominant Portion
Dominant Portion
No Property Line Connector (serving Building A)
Building A Interior Gross Area
Property Line @ perimeter columns
Public Pedestrian Thoroughfare
Illustration 2A
IGA Boundary
Building B Interior Gross Area
Illustration 2B
Interior Gross Area IGA Boundary
Vault Space
Illustration 2C Interior Gross Area
Dominant Portion
Interior Gross Area Dominant Portion
Illustration 2D Perimeter Columns Public Pedestrian Thoroughfare
Interior Gross Area IGA Boundary
at same level as interior gross area
(any floor level)
KE Y: INTERIOR GROSS AREA
[ 37 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 3
BASE BUILDING CIRCULATION
Occupant Area Access to Stairs Access to Elevators
Access to Toilets & Water Coolers
Base Building Circulation HC
Occupant Area s t e l i o T
t f a h S C A V H
Elec. Tel. Clo. Clo. . v e l E . R . H
s r o t a v e l E . s R t . e l i H o T
Access to Fire Hose Cabinet
s r i a t S
s r o t a v e l E
JC
y b b o L r o t a v e l E
s r o t a v e l E
Occupant Area
Base Building Circ. Building Standard Width
Occupant Area
Illustration 3A Base Building Circulation Layout
Occupant Area B
Occupant Area A
Base Building Circulation
Occupant Area C Includes pro-rata portion of Extended Circulation
HC
s t e l i o T
t f a h S C A V H
Elec. Tel. Clo. Clo. . v e l E . R . H
Extended Circulation
s r o t a v e l E . s R t . e l i H o T
s r i a t S
s r o t a v
e l E
JC
y b b o L r o t a v e l E
s r o t a v e l E
Base Building Circ. Door Set-back (see Illustration #5A)
Occupant Area D Includes pro-rata portion of Extended Circulation
Occupant Area E
Illustration 3B As-leased with Extended Circulation
KE Y: MAJOR VERTICAL PENETRATION FLOOR SERVICE AREA BASE BUILDING CIRCULATION OCCUPANT AREA
[ 38 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 4
BASE BUILDING CIRCULATION
Stairs
Stairs
Toilets
Toilets Elevators Base Building Circulation
l a c i n a h c e M
Base Building Circulation l a c i n a h c e M
Elevators Stairs
Illustration 4A Base Building Circulation Layout
Occupant Area B Occupant Area A
Stairs
Stairs
Toilets
Toilets Elevators
n o i t a l u c r i C d e d n e t x E
Occupant Area C
Base Building Circulation l a c i n a h c e M
Base Building Circulation Elevators Stairs
Occupant Area D
Not included in Occupant Area A for purpose of calculating Rentable Area
l a c i n a h c e M
Occupant Area A
Illustration 4B As-leased with Extended Circulation
KE Y: MAJOR VERTICAL PENETRATION FLOOR SERVICE AREA BASE BUILDING CIRCULATION OCCUPANT AREA
[ 39 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 5
DOOR SET-BACKS
s t e l i o T
HR Elev.
Stairs FHC
Extended Circ.
Jan. Clo.
Elev. Lobby
Base Building Circ.
Elevator
Occupant Area A
Occupant Area D Occupant Area E
5A – Interior Door Set-backs
Occupant Area
Egress Corridor
Occupant Area
KE Y: MAJOR VERTICAL PENETRATION BUILDING SERVICE AREA FLOOR SERVICE AREA BASE BUILDING CIRCULATION OCCUPANT AREA
[ 40 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 6
EXTERNAL CIRCULATION
y r a d n A u o G I B DN
External Circulation
y r a d n A u o G I B
Occupant Area B Occupant Area C
n o i t a l u c r i C l a n r e t x E
WOMEN
MEN
Occupant Area A
Occupant Area D
JAN
n o i t a l u c r i C l a n r e t x E
Occupant Area E
Occupant Area H
IGA Boundary
y r a d n A u o G I B
MEN
External Circulation DN
A y r G a I d n u o B
Occupant Area
WOMEN
6A – Second Level Building Plan IGA Boundary IGA Boundary External Circulation Railings not shown for clarity
n o i t a l u c r i C l a n r e t x E
Occupant Area F Occupant Area G
DN
Occupant Area 6B Building Section
External Circulation y r a d n A u o G I B
KE Y: MAJ. VERT. PEN. FLOOR SERVICE AREA OCCUPANT AREA
[ 41 ]
n o i t a y l r u a c d r i n C A u l o a I G B n r e t x E
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 7
MAJOR VERTICAL PENETRATIONS & VOIDS
Occupant Area
Tel./Elec. Closet
VOID Open to Below
y b b o L r o t a v e l E
Occupant Area
s r o t a v e l E
t f a h S
Multi-tenant Corridor
Occupant Area
Illustration 7A Second Floor Plan
Occupant Area
Occupant Area
Building Corridor
Building Lobby
s r o t a v e l E
Restricted Headroom
Planter
y s r r o e t n i a v h e c l a E M
Building Service Area Occupant Area
Occupant Area
Illustration 7B Ground Floor Plan
HVAC
Occupant Area
t f a h S
Void
Building Lobby Restricted Headroom
s r o t a v e l E
Illustration 7C Building Section KE Y: MAJOR VERTICAL PENETRATION BUILDING SERVICE AREA FLOOR SERVICE AREA BASE BUILDING CIRCULATION OCCUPANT AREA
[ 42 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 8
EGRESS STAIRS & CORRIDORS
Occupant Area Fire
DN
Stair
UP
Egress Corridor
8A – Egress Stair with Door at Corridor
Occupant Area Fire
DN
Stair
UP
Egress Corridor
8B – Egress Stair without Door Corridor
Occupant Area See Note 1 Fire Stair
UP
Egress Corridor
8C – Egress Stair Up Only without Door at Corridor
Occupant Area UP
Fire Stair See Note 1
Egress Corridor
8D – Egress Stair Up Only without Door at Corridor KE Y:
MAJOR VERTICAL PENETRATION BUILDING SERVICE AREA OCCUPANT AREA Note 1:
[ 43 ]
If all sides and underside of stair carriage are fire-rated, space under stair may be classified as building service area.
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
I L L U S T R A T I O N 1 0 .1
BASEMENT FLOOR PLAN y t r e p e o n r i P L
1
2
3
4
5
6
A
Note 2
B
e c a p S t l u a V
Note 1
3 e t o N
C e c a p S t l u a V
D 3 e t o N
E
e c a p S t l u a V
Note 1
3 e t o N
F y t r e p e o n r i P L
KE Y:
INTERIOR GROSS AREA
Note 1:
IGA Boundary is the Dominant Portion, in this case the inside finished surface of a vertical exterior enclosure.
Note 2:
IGA Boundary is at the outside surface of perimeter wall at an unprotected exterior opening where there is no wall, in this case entrance to the parking area.
Note 3:
Only Vault Space may extend beyond a property line, and must be disclosed. See Illustration 2C.
Refer to Chart 1, IGA Boundary Conditions
[ 44 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 10.2
LEVEL 1 FLOOR PLAN 1
2
3
4
5
6
A Note 4
Note 6
Note 1 Note 1
Note 3
B
Note 5
C
D
E R A F H G U O R O H T N A I R T S E D E P C I L B U P
Note 3
Note 2
Note 7
Note 3
E
Note 1
Note 2
Note 1 Note 2
F
KE Y:
INTERIOR GROSS AREA
Note 1: IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside face of glass where window system Note 2: Note 3: Note 4: Note 5: Note 6: Note 7:
comprises 50% or more of the vertical floor-to-ceiling dimension. IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside finished surface of non-glass material where such material comprises 50% or more of the vertical floor-to-ceiling dimension. IGA Boundary is at outside surface of perimeter columns on a side of the building having a Public Pedestrian Thoroughfare at the same approximate level as the floor. IGA Boundary is at Dominant Portion shown here at a protrusion that is permanent architectural feature of the building. IGA Boundary is at outside surface of perimeter columns at a bay window in a portion of the exterior enclosure that is altered to meet the needs of a particular occupant. IGA Boundary is in the same location as it is on either side of an exterior door set-back. IGA Boundary is at outside surface of perimeter columns at an unprotected exterior opening, in this case an entrance to the loading dock area where there is no enclosing wall.
Refer to Chart 1, IGA Boundary Conditions
[ 45 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 10.3
LEVEL 1 FLOOR PLAN COLONNADE & MEZZANINE E R U S O L T I C M N I E L
1
2
A
Note 1
Note 3
E D A N N O L O C
B
E R A F H G U O R O H T N A I R T S E D E P C I L B U P
C
D
INTERSTITIAL AREA
Note 3
INTERSTITIAL AREA VOID OPEN TO BELOW
E D A N N O L O C
E
Note 3
Note 1 Note 2
W O L E D B I O O V T N E P O
Note 4
MEZZANINE Note 5
Note 2
F
Illus. 10.3A – Colonnade
Illus. 10.3B – Mezzanine
KE Y:
INTERIOR GROSS AREA VOID & INTERSTITIAL AREAS
Note 1: IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside face of glass where window Note 2: Note 3: Note 4: Note 5:
system comprises 50% or more of the vertical floor-to-ceiling dimension. IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside finished surface of non-glass material where such material comprises 50% or more of the vertical floor-to-ceiling dimension. IGA Boundary is at outside surface of perimeter columns on a side of the building having a Public Pedestrian Thoroughfare at the same approximate level as the floor. IGA Boundary is at the Dominant Portion where a vertical wall separates Interior Gross Area from adjacent Void Area or Interstitial Area. IGA Boundary is at edge of floor surface where no wall separates Interior Gross Area from adjacent Void Area.
Refer to Chart 1, IGA Boundary Conditions
[ 46 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 10.4
LEVEL 2 FLOOR PLAN
1
2
3
4
5
6
A
Note 1
Note 1
B
Note 3
C
VOID OPEN TO BELOW
Note 4 Note 2
D
Note 3
E
Note 1
Note 2
Note 1
Note 2
Note 1
F
KE Y:
INTERIOR GROSS AREA VOID
Note 1: IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside face of glass where window system
comprises 50% or more of the vertical floor-to-ceiling dimension.
Note 2: IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside finished surface of non-glass material
where such material comprises 50% or more of the vertical floor-to-ceiling dimension. Note 3: IGA Boundary is at Dominant Portion where a vertical wall separates Interior Gross Area from adjacent Void Area. Note 4: IGA Boundary is at edge of floor surface where no wall separates Interior Gross Area from adjacent Void Area. Refer to Chart 1, IGA Boundary Conditions
[ 47 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUS TR ATION 10.5
LEVEL 3 FLOOR PLAN 1
2
3
4
5
6
A
Note 1
Note 1
B
C
Note 2
D
E
Note 1
Note 2
Note 1
Note 2
Note 1
F
KE Y:
INTERIOR GROSS AREA
Note 1: IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside face of glass where window system
comprises 50% or more of the vertical floor-to-ceiling dimension. Note 2: IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside finished surface of non-glass material where such material comprises 50% or more of the vertical floor-to-ceiling dimension. Refer to Chart 1, IGA Boundary Conditions
[ 48 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUS TR ATION 10.6
LEVEL 8 FLOOR PLAN 1
2
3
4
5
6
A
ROOF TERRACE BELOW
Y N O C L A B
Note 1
Note 1
Note 2
B
Note 2
Note 2
C
D
Y N O C L A B
Note 1
Note 1
ROOF BELOW
Note 2
Note 2
E Note 2
ROOF TERRACE BELOW
Y N O C L A B
Note 1
Note 2
Note 1
F
KE Y:
INTERIOR GROSS AREA
Note 1: IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside face of glass where
window system comprises 50% or more of the vertical floor-to-ceiling dimension. Note 2: IGA Boundary is at Dominant Portion, shown here at a vertical exterior enclosure at the inside finished surface of non-glass material where such material comprises 50% or more of the vertical floor-to-ceiling dimension. Refer to Chart 1, IGA Boundary Conditions
[ 49 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 11.1
BASEMENT SPACE CLASSES y t r e p e o n r i P L
1
3
2
5
4
6
A GARAGE FANS
e c a p S t l u a V
B
ENCLOSED PARKING
OCCUPANT STORAGE
BUILDING STORAGE
C ELEVATOR
e c a p S t l u a V
ENCLOSED PARKING
ENCLOSED PARKING LOBBY
OCCUPANT STORAGE
ELEVATOR
PIT
D COMM.
BOILER ELECTRICAL
.
e c a p S t l u a V
E
ENCLOSED PARKING
FIRE VALVES GARAGE FANS
DOM. WATER
F y t r e p e o n r i P L
KE Y: MAJOR VERT. PEN. OCCUPANT STORAGE PARKING BUILDING SERVICE AREA
[ 50 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
I L L U S T R A T I O N 11 . 2
LEVEL 1 SPACE CLASSES 1
2
3
4
5
6
A
OCCUPANT AREA OCCUPANT AREA
B
R O D I R R O C S S E R G E
OCCUPANT AREA (Exercise Club)
SERVICE CORRIDOR
OCCUPANT AREA
C
D
BUILDING MAINT. MEN
E R A F H G U O R O H T N A I R T S E D E P C I L B U P
D N A E R M I F M O C
LOBBY
G N I D N E V
ELEVATOR
LOBBY
FIRE PUMP
BUILDING ELECTRICAL
ELEVATOR
SECURITY .
WOMEN
L A C I R T C E L E
JANITOR
LOADING DOCK
TRASH CONTAINER
E
OCCUPANT AREA (Restaurant)
OCCUPANT AREA (Restaurant)
F
KE Y: MAJOR VERTICAL PENETRATIONS OCCUPANT STORAGE BUILDING AMENITY AREA BUILDING SERVICE AREA FLOOR SERVICE AREA
[ 51 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
I L L U S T R A T I O N 1 1. 3 M E T H O D A O R B
LEVEL 1 MEZZANINE AND COLONNADE SPACE CLASSES E R U S O L T I C M N I E L
1
2
A
OCCUPANT AREA E D A N N O L O C
B
OCCUPANT AREA E R A F H G U O R O H T N A I R T S E D E P C I L B U P
C
D
LOBBY INTERSTITIAL AREA
SECURITY
INTERSTITIAL AREA VOID OPEN TO BELOW E D A N N O L O C
E
OCCUPANT AREA (Restaurant)
W O L E D B I O O V T N E P O
MEZZANINE
F
Illus. 11.3A – Colonnade
Illus. 11.3B – Mezzanine
KE Y: VOID AREA OCCUPANT AREA BUILDING SERVICE AREA
[ 52 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 11.4 METHOD A
LEVEL 2 SPACE CLASSES 1
2
3
4
5
6
A
OCCUPANT AREA SUITE #22
OCCUPANT AREA SUITE #21
OCCUPANT AREA SUITE #23
B
FAN ROOM
MEN
C SHAFT
VOID OPEN TO BELOW
ELEVATORS OCCUPANT AREA SUITE #24
LOBBY
ELEVATORS D WOMEN
L A C I R T C E L E
JANITOR
E
OCCUPANT AREA SUITE #25
F
KE Y: MAJOR VERTICAL PENETRATIONS OCCUPANT AREA OCC. AREA/EXTENDED CIRC. FLOOR SERVICE AREA VOID
[ 53 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
I L L U S T R A T I O N 1 1. 5 M E T H O D A
LEVEL 3 SPACE CLASSES 1
2
3
4
5
6
A
OCCUPANT AREA SUITE #30
B
FAN ROOM
MEN
C SHAFT
OCCUPANT AREA SUITE #30
ELEVATORS
OCCUPANT AREA SUITE #30
LOBBY
ELEVATORS D WOMEN
L A C I R T C E L E
JANITOR
E
OCCUPANT AREA SUITE #30
F
KE Y: MAJOR VERTICAL PENETRATIONS OCCUPANT AREA FLOOR SERVICE AREA
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
I L L U S T R A T I O N 1 1. 6 M E T H O D A
LEVEL 8 SPACE CLASSES 1
2
3
4
5
6
A
ROOF TERRACE BELOW
Y N O C L A B
B
OCCUPANT AREA SUITE #80 FAN ROOM
MEN
C SHAFT
ROOF BELOW
ELEVATORS Y N O C L A B
LOBBY
ELEVATORS D WOMEN
L A C I R T C E L E
JANITOR
E
ROOF TERRACE BELOW
Y N O C L A B
OCCUPANT AREA SUITE #81
F
KE Y: MAJOR VERTICAL PENETRATIONS OCCUPANT AREA FLOOR SERVICE AREA
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTRATION 12.1 METHOD B
LEVEL 1 SPACE CLASSES 1
2
3
4
5
6
A
OCCUPANT AREA OCCUPANT AREA
B
R O D I R R O C S S E R G E
OCCUPANT AREA (Exercise Club)
SERVICE CORRIDOR
OCCUPANT AREA
C
D
BUILDING MAINT. MEN
E R A F H G U O R O H T N A I R T S E D E P C I L B U P
D N A E R M I F M O C
LOBBY
G N I D N E V
ELEVATOR
LOBBY
FIRE PUMP
BUILDING ELECTRICAL
ELEVATOR .
SECURITY
WOMEN
L A C I R T C E L E
JANITOR
LOADING DOCK
TRASH CONTAINER
E
OCCUPANT AREA (Restaurant)
OCCUPANT AREA (Restaurant)
F
KE Y: MAJOR VERTICAL PENETRATIONS BASE BUILDING CIRCULATION OCCUPANT AREA BUILDING AMENITY AREA BUILDING SERVICE AREA FLOOR SERVICE AREA
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTR ATION 12.2 METHOD B
LEVEL 2 SPACE CLASSES
1
2
3
4
5
6
A
OCCUPANT AREA SUITE #22
OCCUPANT AREA SUITE #21
OCCUPANT AREA SUITE #23
B
FAN ROOM
MEN
C SHAFT
VOID OPEN TO BELOW
ELEVATORS OCCUPANT AREA SUITE #24
LOBBY
ELEVATORS D WOMEN
L A C I R T C E L E
JANITOR
E
OCCUPANT AREA SUITE #25
F
KE Y: MAJOR VERTICAL PENETRATIONS BASE BUILDING CIRCULATION OCC. AREA/EXTENDED CIRC. OCCUPANT AREA FLOOR SERVICE AREA VOID
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTR ATION 12.3 METHOD B
LEVEL 3 SPACE CLASSES 1
2
3
4
5
6
A
OCCUPANT AREA SUITE #30
B
FAN ROOM
MEN
C SHAFT
ELEVATORS
OCCUPANT AREA SUITE #30
OCCUPANT AREA SUITE #30 ELEVATORS
D WOMEN
L A C I R T C E L E
JANITOR
E
OCCUPANT AREA SUITE #30
F
KE Y: MAJOR VERTICAL PENETRATIONS BASE BUILDING CIRCULATION OCCUPANT AREA FLOOR SERVICE AREA
[ 58 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
ILLUSTR ATION 12.4 METHOD B
LEVEL 8 SPACE CLASSES 1
2
3
4
5
6
A
ROOF TERRACE BELOW
Y N O C L A B
B
OCCUPANT AREA SUITE #80 FAN ROOM
MEN
C SHAFT
ROOF BELOW
ELEVATORS Y N O C L A B
LOBBY
ELEVATORS D WOMEN
L A C I R T C E L E
JANITOR
E
ROOF TERRACE BELOW
Y N O C L A B
OCCUPANT AREA SUITE #81
F
KE Y: MAJOR VERTICAL PENETRATIONS BASE BUILDING CIRCULATION OCC. AREA/EXTENDED CIRC. OCCUPANT AREA FLOOR SERVICE AREA
[ 59 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CHAR T 3 – LEGACY ME THOD A
WORKSHEET 1
PRELI MINARY CALCULATIONS (NOT FOR LEASING)
INTERM EDIATE ALLOCATIONS
IN
2
A
B
C
D
E
F
G
H
3
INPUT
MEASURE
MEASURE
MEASURE
MEASURE
=B-C-D-E
INPUT
MEASURE
MEASU
4
FLOOR LEVEL
INTER IOR GROSS AREA
MAJOR PARKING VERTICAL PENETR ATIONS
OCCUPANT STORAGE
PRELI MARY FLOOR AREA
SPACE ID
OCCUPANT AREA
BUI LDI AMEN IT AREAS
5
I
6 7 8 9 FLOOR TOTALS 10
=SUBTOTAL (9,E6:E9)
=SUBTOTAL (9,H6:H9)
=
=B10-C10-D10-E10
=SUBTOTAL (9, E11:E16)
=SUBTOTAL (9, H11:H16)
=
=B17-C17-D17-E17
=SUBTOTAL (9,E18:E 20)
=SUBTOTAL (9,H18:H20 )
=
=B21-C21-D21-E21
=SUBTOTAL (9,E22:E23)
=SUBTOTAL (9,H22:H23)
=
=B24-C24-D24-E24
=SUBTOTAL (9,E25:E27)
=SUBTOTAL (9,H25:H27)
=
=B28-C28-D28-E28
=SUBTOTAL (9,E29:E30)
=SUBTOTAL (9,H29:H30)
=
=B31-C31-D31-E31
=SUBTOTAL (9,E6:E31)
=SUBTOTAL (9,H6:H31)
=
=SUM(F10:F31)
11 12 13 14 15 16 FLOOR TOTALS 17 18 19 20 FLOOR TOTALS 21 22 23 FLOOR TOTALS 24 25 26 27 FLOOR TOTALS 28 29 30 FLOOR TOTALS 31
32 33
BUILDING TOTALS (Σ) =SUM(B10:B31)
Values in this table represent (check one)
=SUM(C10:C31)
square feet
=SUM(D10:D31)
square meters
34 No modification of shaded cell content is allowed. Preliminary Calculations and Intermediate Allocations are not f or leasing. Copyright © 2009 by BOMA International. All rights reserved.
KEY:
NO DATA ENTRY IN THIS AREA FORMULA (DO NOT MODIFY) USE THESE NUMBERS FOR LEASING
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CHAR T 3 – LEGACY ME THOD A
WORKSHEET (continued from previous page)
FINAL CALCULATIONS
INTERM EDIATE ALLOCATIONS (NOT FOR LEASING)
OPTIONAL ADJUSTMENT
H
I
J
K
L
M
N
O
P
Q
MEASURE
MEASURE
=H+I
MEASUR E
=F-J-K
=(J+L)/J
=H*M
=ΣF/ΣN
=M*O
=N*O or H*P
OCCUPANT AREA
BUI LDING AMEN ITY AREAS
USABLE AREA (U)
BUI LDING S ERVICE AREAS
FLOOR SERVICE & AMEN ITY
R/U RATIO
OCCUPANT + ALLOCATED AREA (O)
R/O RATIO
LOAD FACTOR A
=I6+H6 =I7+H7 =I8+H8 =I9+H9
=SUBTOTAL (9,H6:H9)
=SUBTOTAL (9,I6:I9)
=SUBTOTAL (9,J6:J9)
=SUBTOTAL (9,K6:K9)
=F10-J10-K10
=I11+H11 =I12+H12 =I13+H13 =I14+H14 =I15+H15 =I16+H16
=SUBTOTAL (9,H11:H16)
=SUBTOTAL (9,I11:I16)
=SUBTOTAL (9,J11:J16)
=SUBTOTAL (9,I18:I2 0)
=SUBTOTAL (9,J18:J20)
=SUBTOTAL (9,K11:K16)
=F17-J17-K17
=SUBTOTAL (9,I22:I23)
=SUBTOTAL (9,J22:J23)
=SUBTOTAL (9,K18:K20 )
=F21-J21-K21
=SUBTOTAL (9,K22:K23)
=F24-J24-K24
=H25+I25 =H26+I26 =H27+I27
=SUBTOTAL (9,H25:H27)
=SUBTOTAL (9,I25:I27)
=SUBTOTAL (9,J25:J27)
=IF (J10>0, (J10+L10)/J10,0)
=SUBTOTAL (9,N6:N9)
=IF (J17>0, (J17+L17)/J17,0) =M $21 =M $21 =M$21
=H22+I22 =H23+I23
=SUBTOTAL (9,H22:H23)
=H6 * M6 =H7 * M7 =H8 * M8 =H9 * M9
=M $17 =M $17 =M $17 =M $17 =M $17 =M $17
=H18+I18 =H19+I19 =H20+I20
=SUBTOTAL (9,H18:H20 )
=M$10 =M$10 =M$10 =M$10
=SUBTOTAL (9,K25:K27)
=F28-J28-K28
=H29+I29 =H30+I30
=SUBTOTAL (9,H29:H30)
=SUBTOTAL (9,I29:I30)
=SUBTOTAL (9,J29:J30)
=SUBTOTAL (9,K29:K30)
=F31-J31-K31
=SUBTOTAL (9,H6:H31)
=SUBTOTAL (9,I6:I31)
=SUBTOTAL (9,J6:J31)
=SUBTOTAL (9,K6:K31)
=SUM(L10:L31)
=H11* M11 =H12 * M12 =M13 * H13 =H14* M14 =H15 * M15 =H16 * M16
=SUBTOTAL (9,N11:N16) =H18 * M18 =H19 * M19 =H20 * M20
=$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
=$F$32/$N $32 =$ F$32/$ N$32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
=$F $32/$ N$32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
=IF (J21>0, (J21+L21)/J21,0)
=SUBTOTAL (9,N18:N2 0)
=M$24 =M$24
=H22 * M22 =H23 * M23
=IF(J24>0, (J24+L24)/J24,0)
=SUBTOTAL (9,N22:N23)
=M$ 28 =M$ 28 =M$ 28
=H25 * M25 =H26 * M26 =H27 * M27
=IF(J28>0, (J28+L28)/J28,0)
=SUBTOTAL (9,N25:N27)
=M$31 =M$31
=H29 * M29 =H30 * M30
=IF (J31>0, (J31+L31)/J31,0)
=SUBTOTAL (9,N29:N30)
=$F$32/$N $32
=SUBTOTAL (9,N6:N31)
=$F$32/$N $32
=$ F$32/$ N$32 =$F$32/$N $32 =$F$32/$N $32
=$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
=$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
RENTABLE AREA
CAPPED LOAD FACTOR
=M6 *O6 =M7 * O7 =M8 *O8 =M9 *O9
=N6*O6 =N7*O7 =N8*O8 =N9*O9
=R$10 =R$10 =R$10 =R$10
=M10 *O10
=SUBTOTAL (9,Q6:Q9)
=IF(ISBLANK(R$3), P10,MAX (MIN(P10,R$3),1))
=M11*O11 =M12* O12 =M13* O13 =M14*O14 =M15* O15 =M16* O16
=N11*O11 =N12*O12 =N13*O13 =N14*O14 =N15*O15 =N16*O16
=R $17 =R$17 =R$17 =R$17 =R$17 =R$17
=M17 *O17
=SUBTOTAL (9,Q11:Q16)
=IF(ISBLANK(R$3), P17, MAX (MIN (P17,R$3),1))
=M18* O18 =M19*O19 =M20 *O20
=N18*O18 =N19*O19 =N20*O20
=R $21 =R $21 =R$21
=M21 *O21
=SUBTOTAL (9,Q18:Q20)
=IF(ISBLANK(R$3), P21,MAX (MIN(P21,R$3),1))
=M22 *O22 =M23 *O23
=N22*O22 =N23*O23
=R$24 =R$24
=M24 *O24
=SUBTOTAL (9,Q22:Q23)
=IF(ISBLANK(R$3), P24,MAX (MIN(P24,R$3),1))
=M25 * O25 =M26 *O26 =M27 *O27
=N25*O25 =N26*O26 =N27*O27
=R$28 =R$28 =R$28
=M28 * O28
=SUBTOTAL (9,Q25:Q27)
=IF(ISBLANK(R$3), P28,MAX (MIN(P28,R$3),1))
=M29 *O29 =M30 *O30
=N29*O29 =N30*O30
=R$31 =R$31
=M31 *O31
=SUBTOTAL (9,Q29:Q30)
=IF(ISBLANK(R$3), P31,MAX (MIN(P31,R$3),1))
KEY:
NO DATA ENTRY IN THIS AREA FORMULA (DO NOT MODIFY) USE THESE NUMBERS FOR LEASING
[ 61 ]
R
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=SUBTOTAL (9,Q6:Q31)
OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CHAR T 3 – LEGACY ME THOD A
WORKSHEET (continued from previous page)
FINAL CALCULATIONS
+
H6* M6 H7* M7 H8* M8 H9* M9
OPTIONAL ADJUSTMENT
O
P
Q
=ΣF/ΣN
=M*O
=N*O or H*P
R/O RATIO
LOAD FACTOR A
RENTABLE AREA
=$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
R
S =H*R
CAPPED LOAD FACTOR
CAPPED RENTABLE AREA
=M6 *O6 =M7 * O7 =M8 *O8 =M9 *O9
=N6*O6 =N7*O7 =N8*O8 =N9*O9
=R$10 =R$10 =R$10 =R$10
=H6 * R6 =H7 * R7 =H8 * R8 =H9 * R9
=IF(ISBLANK(R$3), P10,MAX (MIN(P10,R$3),1))
=SUBTOTAL (9,S6:S9)
TOTAL 6:N9)
=$F$32/$N $32
=M10*O10
=SUBTOTAL (9,Q6:Q9)
1* M11 2 * M12 3* H13 4* M14 5* M15 6 * M16
=$ F$32/$ N$ 32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
=M11*O11 =M12*O12 =M13* O13 =M14*O14 =M15* O15 =M16* O16
=N11*O11 =N12*O12 =N13*O13 =N14*O14 =N15*O15 =N16*O16
=R $17 =R$17 =R$17 =R$17 =R$17 =R$17
=H11 * R11 =H12 * R12 =H13 * R13 =H14 * R14 =H15 * R15 =H16 * R16
TOTAL 1:N16)
=$F$32/$N $32
=M17*O17
=SUBTOTAL (9,Q11:Q16)
=IF(ISBLANK(R$3), P17, MAX (MIN (P17,R$3),1))
=SUBTOTAL (9,S11:S16)
8 * M18 9 * M19 0* M20
=$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
=M18* O18 =M19*O19 =M20 *O20
=N18*O18 =N19*O19 =N20*O20
=R $21 =R $21 =R$21
=H18 *R18 =H19 * R19 =H20 * R20
=IF(ISBLANK(R$3), P21,MAX (MIN(P21,R$3),1))
=SUBTOTAL (9,S18:S20)
TOTAL :N20)
=$F$32/$N $32
=M21*O21
=SUBTOTAL (9,Q18:Q20)
2* M22 3* M23
=$F$32/$N $32 =$F$32/$N $32
=M22 *O22 =M23 *O23
=N22*O22 =N23*O23
=R$24 =R$24
=H22 * R22 =H23 * R23
=IF(ISBLANK(R$3), P24,MAX (MIN(P24,R$3),1))
=SUBTOTAL (9,S22:S23)
TOTAL :N23)
=$F$32/$N $32
=M24 *O24
=SUBTOTAL (9,Q22:Q23)
5* M25 6 *M26 7* M27
=$F$32/$N $32 =$F$32/$N $32 =$F$32/$N $32
=M25 *O25 =M26 *O26 =M27 *O27
=N25*O25 =N26*O26 =N27*O27
=R$28 =R$28 =R$28
=H25 * R25 =H26 * R26 =H27 * R27
=IF(ISBLANK(R$3), P28,MA X (MIN(P28,R$3),1))
=SUBTOTAL (9,S25:S27)
TOTAL :N27)
=$F$32/$N $32
=M28 * O28
=SUBTOTAL (9,Q25:Q27)
9* M29 0* M30
=$F$32/$N $32 =$F$32/$N $32
=M29 *O29 =M30 *O30
=N29*O29 =N30*O30
=R$31 =R$31
=H29 * R29 =H30 * R30
=M31*O31
=SUBTOTAL (9,Q29:Q30)
=IF(ISBLANK(R$3), P31,MAX (MIN(P31,R$3),1))
=SUBTOTAL (9,S29:S30)
TOTAL :N30)
=$F$32/$N $32
TOTAL :N31)
=$F$32/$N $32
=SUBTOTAL (9,Q6:Q31)
=SUBTOTAL (9,S6:S31)
KEY:
NO DATA ENTRY IN THIS AREA FORMULA (DO NOT MODIFY) USE THESE NUMBERS FOR LEASING
[ 62 ]
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OFFICE BUILDINGS: STANDARD METHODS OF MEASUREMENT
CHAR T 3 – SINGLE LOAD FACTOR ME THOD B
WORKSHEET 1
PRELI MINARY CALCULATIONS (NOT FOR LEASING)
FINAL CALCULATIONS
2
A
B
C
D
E
F
G
H
3
INPUT
MEASURE
MEASURE
MEASURE
MEASURE
=B-C-D-E
INPUT
MEASURE
MEASU
FLOOR LEVEL
INTER IOR GROSS AREA
MAJOR VERTICAL PENETRATIONS
PARKING
OCCUPANT STORAGE
PRELI MARY FLOOR AREA
SPACE ID
OCCUPANT AREA
BASE BUI LDI CIRCUL
4
I
5 6 7 8
9
FLOOR TOTALS
=SUBTOTAL (9,E5:E8)
=B9-C9-D9-E9
=SUBTOTAL (9,H5:H8)
=SUBTOTAL (9,E10:E15)
=B16-C16-D16-E16
=SUBTOTAL (9,H10:H15)
=SUBTOTAL (9,E17:E19)
=B20- C20-D20- E20
=SUBTOTAL (9,H17:H19)
=SUBTOTAL (9,E21:E22)
=B23-C23-D23-E23
=SUBTOTAL (9,H21:H22)
=SUBTOTAL (9,E24:E26)
=B27-C27-D27-E27
=SUBTOTAL (9,H24:H26)
=SUBTOTAL (9,E28:E29)
=B30-C30-D30-E30
=SUBTOTAL (9,H28:H29)
=SUBTOTAL (9,E5:E30)
=SUM(F9: F30)
=SUBTOTAL (9,H5:H30)
10 11 12 13 14 15
16
FLOOR TOTALS
17 18 19
20
FLOOR TOTALS
21 22
23
FLOOR TOTALS
24 25 26
27
FLOOR TOTALS
28 29
30
FLOOR TOTALS
BUILDING TOTALS (Σ) 31 32
=SUM(B9:B30)
Values in this table represent (check one)
=SUM(C9:C30)
square feet
=SUM(D9:D30)
square meters
33 No modification of shaded cell content is allowed. Preliminary Calculations and Intermediate Allocations are not for leasing. Copyright © 2009 by BOMA International. All rights reserved.
KEY:
NO DATA ENTRY IN THIS AREA FORMULA (DO NOT MODIFY) USE THESE NUMBERS FOR LEASING
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=S