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1 2010 Barry Bebart Architecture P.C.

BARRY BEBART ARCHITECTURE P.C.

Measuring Office BuildingsA Review of BOMA Standards

A Presentation for:

The National Associationof Realtors.

Solomon Cordwell Buenz & Associates Inc. 2009BARRY 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.

Background . Principles . Examples . Questions

2 Solomon Cordwell Buenz & Associates Inc. 2009BARRY BEBART ARCHITECTURE P.C.



BOMA Standard.

Building Owners and Managers Associationand an ANSI Standard.

National Standard Method for Measuring Areas inOffice Buildings.

Used Throughout US and Canada except for NewYork City Metro Area and Washington DC MetroArea.

GSA uses BOMA Standard as a reference with someslight differences.

ISO 9836 used in Europe.

RICS Standard in UK.

IFMA Standard used for Facility Management in USbut deals mostly with interdepartmental spaceallocation.





BOMA Standard Commoditizes Office RealEstate.

Allows for accurate comparison of officespace costs and expenses across thecountry.

Allows lease comparison locally andregionally.

BOMA Standard allow comparison of energycosts, maintenance costs, constructioncosts.

BOMA Standard allows LEED EnergyCertification system to work.





BOMA Standard Establishes:

Definitions.

Standardized Measurement Methods.

Standardized Calculation Methods.

Standardized Calculation Format.






Definitions.









Definitions.









Definitions.







Gross Measured Area ismeasured to the INSIDEdominant face of the buildingand includes all interior area.

Gross Measured Area isthe start point for BOMAarea calculations.

Gross Measured Area





Gross Building Area is measured to theOUTSIDE face of the building andincludes all interior area. It is the totalconstructed building area.

Gross Building Area isNOT used for BOMA areacalculations unless theentire building is leased.This area is also calledConstruction Area.

Gross Building Area





Vertical Penetrations areexcluded from all rentablearea calculations. BOMAprovides no means forlandlord to charge rent onvertical penetrations.

Floor Rentable Area is measuredto the inside face of the buildingand includes all interior areaexcept Vertical Penetrations.

Vertical Penetrations include firestairs, elevator shafts, plumbingand ductwork shafts.

Floor Rentable Area

Gross Measured Area VerticalPenetrations =

Floor Rentable Area





Floor Common Areas are sharedamong the floors tenants andinclude toilet rooms, corridors,electrical rooms, tele/data closets,etc.

Floor Common Area isproportionally sharedamong the floorstenants.





Usable AreaFloor Usable Area is the GrossMeasured Area minus the FloorCommon Area and VerticalPenetrations.

The ratio of Floor UsableArea to Floor CommonArea is the Floor R/U Ratio;often referred to as FloorLoss Factor, Add-OnFactor, Common AreaFactor.

Floor Common Area

Vertical Penetrations

Floor Usable Area

Gross Measured Area FloorCommon Area Vertical

Penetrations =

Floor Usable Area





Gross Measured Area20,000sf

Vertical Penetrations2,000sf

Floor Rentable Area18,000sf

Gross Measured Area20,000sf

Floor Common Areas +Vertical Penetrations

4,000sf

Floor Useable Area16,000sf

Floor Rentable Area Floor Usable Area =Floor Rentable/UsableRatio.

Also known as FloorLoss Factor.

Or Add On Factor

18,000/16,000 =1.125

If the corridorconfigurationchanges then theFloor R/U ratiochanges.






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.




Floor Rentable/Usable Ratio is used to allocate theareas of shared Floor Common Areas to thetenants.

If a tenant occupies 50% of the Floor Rentable Areathen 50% of the Floor Common Area is allocated tothe tenant as a Add-On Factor.

Every space on the floor is rented.

Floor Loss Factor vs.Add-On factor are thesame number and anindicator of efficiency.What you call it dependsupon your viewpoint.





Typical Floor Plate with Four Suites:

Suite 1 = 2,000 usfSuite 2 = 4,000 usfSuite 3 = 6,000 usfSuite 4 = 4,000 usf

Total 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 commonareas to the tenant spaces.

Suite 1

2,000 USF

Suite 2

4,000 USF

Suite 3

6,000 USF

Suite 4

4,000 USF






Suite 1 = 2,000 usf x 1.125 = 2,250 RSFSuite 2 = 4,000 usf x 1.125 = 4,500 RSFSuite 3 = 6,000 usf x 1.125 = 6,750 RSFSuite 4 = 4,000 usf x 1.125 = 4,500 RSF

Total 16,000 usf x 1.125 = 18,000 RSFSuite 1

2,000 USF

Suite 2

4,000 USF

Suite 3

6,000 USF

Suite 4

4,000 USF



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Suite 1 = 2,000 usf x 1.125 = 2,250 RSFSuite 2 = 4,000 usf x 1.125 = 4,500 RSFSuite 3 = 6,000 usf x 1.125 = 6,750 RSFSuite 4 = 4,000 usf x 1.125 = 4,500 RSF

Total 16,000 usf x 1.125 = 18,000 RSFSuite 1

2,000 USF

X 1.125 =

2,250 RSF

Suite 2

4,000 USF

X 1.125 = 4,500 RSF

Suite 3

6,000 USF

X 1.125 =

6,750 RSF

Suite 4

4,000 USF

X 1.125 = 4,500 RSF






Suite 1 2,000 usf = 12.5% Floor Usable AreaSuite 2 4,000 usf = 25% Floor Usable AreaSuite 3 6,000 usf = 37.5% Floor Usable AreaSuite 4 4,000 usf = 25% Floor Usable Area

Total 16,000 usfSuite 1

2,000 USF

12.5% FloorUsable

Suite 2 4,000 USF

25% Floor Usable

Suite 3

6,000 USF

37.5% FloorUsable

Suite 4 4,000 USF

12.5% Floor Usable


Floor Common Area 2,000SF

Another way to look at itis to proportionallyassign Floor CommonArea to tenant spaces.


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Suite 1 2,000 usf = 12.5% Floor Usable AreaSuite 2 4,000 usf = 25% Floor Usable AreaSuite 3 6,000 usf = 37.5% Floor Usable AreaSuite 4 4,000 usf = 25% Floor Usable AreaTotal 16,000 usf

Suite 1 2,000 usf 12.5%Floor Common Area 2,000 usf x 12.5% = 2502,000 usf + 250 = 2,250 RSF

Suite 2 4,000 usf 25%Floor Common Area 2,000 x 25% = 5004,000 usf + 500 = 4,500 RSF

Suite 3 6,000 usf 37.5%Floor Common Area 2,000 x 37.5% = 7506,000 + 750 = 6,750 RSF

Suite 4 4,000 usf 25%Floor Common Area 2,000 x 25% = 5002,000 + 500 = 4,500 RSF

Suite 1

2,000 USF

12.5% FloorUsable

2,250 RSF

Suite 2 4,000 USF

25% Floor Usable

4,500 RSF

Suite 3

6,000 USF

37.5% FloorUsable

6,750 RSF

Suite 4 4,000 USF

12.5% Floor Usable

4,500 RSF





Input Areas IntoBOMA StandardCalculationFormat.



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Excel Version of BOMA Format:






BOMA Format spreadsheet indicatesformulas and calculations thatcorrespond with Column Numbers


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Quantities from multi-tenant floor exampleinserted into BOMAFormat spreadsheet






Notice that GrossBuilding Area is NOTused in the calculations


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Building Common Areasand Building R/U Ratioare not yetaccommodated.






Building Common Areas are sharedamong all of the buildings tenantsjust as Floor Common area are sharedamong a Floors tenants.


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The buildings Rentable Area toUsable Area Ratio is calculated andthen multiplied against a tenantsBasic Rentable Area to determineTotal Rentable Area .




Building Common Areas arespaces that provide services to allbuilding tenants including theLobby, Mechanical Rooms,Building Management Office, FirePump Rooms, Exit Corridors thatserve the stairs, etc.


Building Common Area isproportionally sharedamong the buildingstenants.

Example Building Ground FloorArea Calculation:

BuildingLobby

BuildingManagement

Office Fire Pump Room

BuildingTelephone

Room

BuildingMechanical

Room

BuildingElectrical Room

Stairwell ExitCorridor


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Only areas that serve the entirebuilding are Building CommonAreas.


Example Building Ground FloorArea Calculation:

Corridor serving a tenantis NOT a BuildingCommon Area.

Floor Telephone Closetsare NOT Building CommonAreas.

If this corridor did NOTserve the stair as an exitpath it would be FloorCommon Area.




Just like with multi-tenant floors,the Ground Floor GrossMeasured Area is measured tothe inside dominant face of thebuilding and includes all interiorarea.Gross Measured Area



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Dominant Face of the buildingperimeter establishes the boundaryof Gross Measured Area.

Gross Measured Area

Measuring Office BuildingsThis floor has a smaller GrossMeasured Area because the windowwall is located inside of the perimetercolumns.




Dominant Face of the buildingperimeter establishes theboundary of Gross MeasuredArea.

Gross Measured Area



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Like a multi-tenant floor, GroundFloor Rentable Area is measured tothe inside face of the building andincludes all interior area exceptVertical Penetrations.


Gross Measured Area VerticalPenetrations =

Floor Rentable Area

Floor Rentable Area

Building Common Areasare included in the groundfloor rentable area.




Just like multi tenant floors,ground Floor Common Areas areshared among the floors tenantsand include toilet rooms,corridors, electrical rooms,tele/data closets, etc.


Building Lobby,Management Office andother building equipmentrooms beneficially use thefloor common areas

For allocating Floor CommonArea purposes the BuildingCommon Areas are consideredas just another tenant.


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Ground Floor Usable Area is theGross Measured Area minus theFloor Common Area and VerticalPenetrations.


Gross Measured Area FloorCommon Area Vertical

Penetrations =

Floor Usable Area

Floor Usable Area

Vertical Penetrations

Floor Common Area




Building Rentable/Usable Ratiodistributes the Building CommonAreas among all of the tenantspaces.


The ratio of BuildingUsable Area to BuildingCommon Area is theBuilding R/U Ratio; oftenreferred to as BuildingLoss Factor or BuildingAdd-On Factor.


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Example Ground Floor:

Suite 1 = 12,000 usfSuite 2 = 3,000 usfSuite 3 = 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 5,000sq. ft.

Floor Rentable Area is 30,000 sq. ft.

Vertical Penetrations are 2,000 sq.ft.

Suite 1

12,000 USF

Suite 2

3,000 USF

Suite 3

10,000 USF

Floor Common Area2,000 USF

Building Common Area 5,000USF

Vertical Penetrations2,000 USF






Rentable Area to Usable Area Ratiois the Building Rentable Areadivided by the sum of the floorrentable areas less BuildingCommon Areas.


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Like the Floor R/U Ratio, the BuildingR/U Ratio proportionally appliesBuilding Common Areas among thebuildings tenants .

Every space in the building isrented.






The buildings Rentable Area toUsable Area Ratio is then multipliedagainst a tenants Basic Rentable Areato determine Total Rentable Area .


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Generating the Building R/URatio requires calculating theareas of the entire building.





Common questions regarding BOMA:

Q. Why does the Floor Loss Factor vary within abuilding?

A. The configuration of corridors varies fromfloor to floor. Floor Loss Factor differsdepending upon corridor arrangement.

Q. Does BOMA apply to Retail Spaces?

A. BOMA is intended for measurement of Officebuildings. A method to measure Store areaswithin office buildings is included for mixeduse arrangements. For this purpose, Stores aremeasured the same as office areas.

Q. Does BOMA apply to Industrial Spaces?

A. No. A different standard, 2004 BOMA-SIOR, isused for industrial buildings.


Q. How are Atrium Spaces accommodated?

A. The lowest level of a building lobby atrium iscalculated as Building Common Area. Theupper levels of space are not included inRentable Area and are treated as shafts andvertical penetrations.

Q. Is parking included as rentable space?

A. No.

Q. For a full floor tenant are the elevator lobbyand restrooms Usable Area?

A. The elevator lobby is Usable Area. TheRestrooms are included as Rentable Area. Forfull floor tenants the Floor R/U Ratio isessentially zero.


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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 aboutANSI/BOMA Standard

Available from BOMA or BOMA Chicago.



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