This partial list of Building Measurement Industry terms relates to a GENERAL / GENERIC TERM
The American Industrial Real Estate Association (AIR) founded in the United States in 1960 with a focus on industrial properties.
The major standards organization in the United States and publisher of the BOMA Standard, the NAHB Residential Standard, and ISO 9836 International Standard.
The amount of space that is calculated from common areas within the building(s) and "apportioned" or distributed to each building, floor and tenant area.
A collection of drawings which includes all the information and instructions required to construct a structure, including dimensions, details, specifications. Architectural drawings may also refer to other specific sets of drawings and specification as part of the overall construction documentation (mechanical, Electrical, Structural, Civil, etc.).
Used in the measurement of a building or occupant space to identify the boundaries of a geometric space. A quantitative measurement determined by various boundaries expressed in square feet or square meters.
These are drawing(s) developed from dimensions acquired at the building or from occupant space. These drawings have limitations in that they are generated for dimensions of the buildings architectural elements (walls, windows, doors, stairs, bathrooms, etc.) that can be measure and do not account for the architectural elements that are hidden or not accessible. The drawing accuracy is also limited to the tolerances of the equipment used and the operator of the equipment. Laser technology it is now made possible to capture the as-built conditions with greater accuracy. These drawings are not architectural drawings and should not be confused with building calculations or measurement drawings. For the greatest accuracy, as-built drawings should be compared with and supplement with information found on the architectural drawings (drawings used to build the building or occupancy space). (See Record Drawings)
ASTM International, a U.S.-based organization that publishes the International Facility Management Association (IFMA) Standard.
A real estate term generally to mean a commercial structure without tenant improvements or what is the basic structure of a building without occupancy. Also commonly called "shell and core" (see Shell and Core)
Currently referring to one of the following measurement standards published by BOMA: ANSI/BOMA Z65.1-2010, OFFICE; ANSI/BOMA Z65.2-2012, INDUSTRIAL; ANSI/BOMA Z65.3-2009, GROSS; ANSI/BOMA Z65.4-2010, RESIDENTIAL; ANSI/BOMA Z65.5-2010, RETAIL; ANSI Z65.6-2012, MIXED-USE. BOMA first published a measurement standard in 1915.
The area included within surrounding exterior walls (or exterior and fire walls) exclusive of vent shafts and courts. Areas of the building not provided with surrounding walls shall be included in the building area if such areas are included within the horizontal projection of the roof or floor above.
A local and state statute that governs the design and construction of buildings. (Note: In most jurisdictions, buildings must adhere to certain codes before they may be legally occupied.)
Term used to describe boundaries of the exterior walls of a building or structure when placed on a piece of property. It can also describe the boundaries of the roof or covered area of the roof structure if there are no walls surrounding a building or structure.
An enhancement to Computer Aided Design (CAD) that allows the construction of a virtual building in a computer and provides drawings with various degrees of intelligence. BIM modeling allow various disciplines of drawings to be developed within the same drawing. When complete, the computer is aware of the characteristics of the virtual building.
Along with publishing multiple leading measurement standards, BOMA International is a primary source of information on building management and operations, development, leasing, building operating costs, energy consumption patterns, local and national building codes, legislation, occupancy statistics, technological developments and other industry trends.
Portions of a building that provide services that enable occupants to work in that building. These areas may include but are not limited to main & auxiliary lobbies, building corridors, mechanical rooms, equipment rooms, building electrical rooms, fire control rooms, loading docks, building storage, building offices, etc. Building Common (BOMA Office 1996) and Building Service (BOMA Office 2010) share the same description, however, the wall priority of Building Service changed in the BOMA 2010 standard.
The actual calculated area of Building Service Area that is apportioned or shared to a specific occupant or floor. When expressed as a percentage this is generally known as the Floor Service Load Factor or as the Floor R/U Ratio.
Software enabling computers to generate drawings with a higher degree of accuracy and efficiency.
Software that can contain some features of CAD with automated aspects of facility management. Most CAFM packages focus more on the data aspects of facility management.
A change in construction instructions sometimes located on the architectural drawings that indicates alterations of dimensions or materials issued after a final construction document are issued or during construction that may have an impact on floor area and costs.
A system for allocating total occupancy costs to individual company departments, divisions or other groups based upon the square footage they occupy and their actual costs.
Corridors, aisles and other similar space required for occupants to move within the building. Circulation may be classified as primary, secondary or tertiary. It may also be part of the area.
The rate of change in the size or length of a building component or a measuring device caused by a given change in temperature. A steel building 200' long without expansion joints will be 5/8 inch bigger at 75 degrees Fahrenheit than it is at 35 degrees. A steel measuring tape likewise changes length with temperature change.
In Common Interest Communities, any elements that are not part of the Units. This may include exterior elements in addition to enclosed spaces, and encompasses both General Common Elements and Limited Common elements.
A form of real property ownership that includes condominiums, cooperatives and planned communities that may be regulated by state statutes such as condominium acts or common interest ownership acts, some of which contain explicit definitions of unit boundaries that are relevant to the measurement of their floor areas.
Common Interest Ownership Acts are state statutes that govern Common Interest Communities and may contain explicit definitions of unit boundaries that are relevant to the measurement of their floor areas.
The creation and distribution of various types of electronic information within a computer file structure
Collectively, the drawings, specifications, general conditions, addenda and instructions that are used to construct, bid or finance a building. May contain all or part of the following drawings (Architectural, Mechanicals, Structural, Civil, Electrical, Plumbing, Etc.) Also see architectural drawings. (Note: Commonly referred to as "CD's")
(See Working Drawings or Construction Documents)
The amount of Rent that is generated is generally determined by the Rentable Area of a floor or tenants space. The Rentable Area of a floor or tenants space is determined by the use of a factor system, which when multiplied times the Usable Area determines the Rentable Area. The following factor systems are available to use, however only one factor system can be used on a building at one time. (Also see Factor)
With the establishment of the Optimum Corridor any change made to the corridor that extends the corridor beyond the Optimum in length or width, “Corridor Extension” will be apportioned to the tenant or tenants that use or caused the Corridor Extension. This Corridor Extension will remain as Usable area of the tenant(s) that use it and has no effect on the load factors or total rentable area of a floor.
An interior wall that separates one tenant’s Usable Area from the adjacent tenant’s Usable Area. Can also be used to describe any wall that separates two different classes of interior space, such as Usable Area and Common Areas.
The space where a elevator travels through a floor of a building and the walls that enclose the hole where it travels. Generally the space where the elevator travels is excluded as part of the Usable or Rentable area of a building. (See Major Vertical Penetration)
Expressed as a percentage equal to a Tenant's Rentable Area divided by the Total Rentable Area of the building.
A common term to mean the amount of area "added on" to a tenant space to create the Rentable area. Also know as a R/U ratio. Tenant Usable Area multiplied by the Tenant "Add On" Factor = Rentable Area
Used in conjunction with a Space Requirements Projection studies. This is an allowance given to Secondary Circulation applied to Assignable Area to determine required Usable Area. For example, if 25% of the Usable area is expected to be Secondary Circulation, the multiplier applied to Assignable Area should be 1.33, not 1.25.
Once the Load Factor on a floor has been established it is “fixed” (not to change). The Rentable square footage therefore changes up or down based on the change to the Optimum Corridor and Usable area. With the Rentable square footage changes to compensate for the changes in Usable area, the Load Factor of the floor will be maintained at a fixed percentage.
(See Average or Market factor)
This is a factor that represents the total amount of Floor Common Area apportioned to a floor or tenant of similar office types.
Alternative method to express a factor. Sometimes called an Efficiency Factor. It is the inverse of the BOMA R/U Ratio (Rentable divided by the Usable), it is the (Usable Area divided by the Rentable Area) and then the number is subtracted from one. A Loss Factor or Efficiency Factor is not recognized by BOMA as a factor however, is used in some parts of the world to calculate the Rentable Area. Note the a loss factor cannot be used to generate a Rentable area of a building.
A factor that is generally less that the calculated factors based on a R/U Ratio and is established based on an acceptable Factor number within the market where a building is located.
The existing present condition and location of the architectural features and components of a building including, but not limited to rooms, walls, windows, doors, fixtures, etc.
Dimensions acquired from on-site measurements of a building using various measurement devices. Field dimensions are usually made to measureable building elements and often differ from the construction documents used to construct the building.
The method by which a building or property is physically measured, inventoried and examined. The equipment and techniques used may vary depending on the personnel, training and the degree of accuracy required. The results may also vary with techniques, equipment and requirements.
Generally the ratio of the Gross Area of a building to the Gross Area of the land upon which the building is situated. Used in associated or conjunction with zoning. Depending on the local municipality FAR's may vary in definition and calculated area
(See Floor Common Share)
Fully-enclosed space on a floor that benefits all occupants of that floor but does not accommodate the tenant's personnel, furniture, fixtures and equipment. The usual examples are toilets, janitor’s closets, electrical closets and HVAC equipment rooms serving only the floor upon which they are located. See individual standards for detailed descriptions.
The term that has become generic to represent areas that are of common use to a floor. Identified in the 1996 BOMA Office Standard (ANSI/BOMA Z65.1-1996); Floor Common: Areas on a floor such as washrooms, janitorial closets, electrical rooms, telephone rooms, mechanical rooms, elevator lobbies, and public corridors which are available primarily for the use of tenants on that floor. In the most recent 2010 BOMA Office Standard (ANSI/BOMA Z65.1-2010) the term Floor Common was renamed “Floor Service & Amenity Area”. This term is used to describe rooms or areas that provide service or amenity to a single floor. A “Floor Service Share” is referring to the allocation of “Floor Service” area to the occupants of that floor
Usually represents a two dimension graphic representation of a single floor of a building. May include the walls and doors that represent the building and/or interior improvements. Can be part of the working drawings, space plan or "core and shell" background drawings. Produced along with the architectural drawings of the building.
A term used by the Stevenson Standard and Washington Standard to describe the Floor Common Areas in the BOMA Standard 1996. Examples include toilets, janitor, phone and electrical closets and mechanical rooms and their enclosing walls. May or may not include corridors of a floor depending on occupancy.
The actual calculated area that is apportioned or shared to a specific occupant or floor. When expressed as a percentage this is known as the Floor Load Factor or as the Floor R/U Ratio.
Portion of a specific floor that provides services that enable occupants to work on that floor. These areas may include but are not limited to restrooms, janitorial closets, electrical and telephone closets, mechanical rooms, elevator lobby, public corridor, etc. In the BOMA 1996 Standard, Floor Service Area, together with Floor Amenity Area, was called Floor Common Area. The names of these areas were changed in the BOMA 2010 Standard to Floor Services Areas.
A common term to mean the line determined by glass along the perimeter of a building. Glass line depending on the measurement standard used can determine the boundary of the measured area of a building.
Generic term, usually to mean the total of all enclosed floor areas of a building, including basements, measured to the outside face of enclosing walls.
A term used by federal agencies to measure multi-family properties. Also used in reference to industrial buildings. Similar to Gross Area.
Term used in retail leasing. It is generally the floor area available for the exclusive use of a retail tenant measured to the outside face of exterior walls and the centerline of demising walls separating tenants. Includes basements and mezzanines.
A term used by residential appraisers, municipalities and some developers to describe finished, above-grade residential space measured to the outside face of exterior enclosing walls. Also referred to as Residential Living Area in the 1995 version of the AIA D-101 Standard.
Is the total of all floor areas of a building measured to the Dominant Surface of enclosing walls, including basements and Major Vertical Penetrations.
A Canadian term for applying an R/U Ratio to Usable Area to determine Rentable Area. It is not defined by the BOMA Standard and is not to be confused with the Grossing Up of variable operating expenses as defined by the BOMA Escalation Handbook for Office Buildings.
The Greater Washington Commercial Association of Realtors.
The Standard Method of Measurement, A Formula for Calculating Rentable Office and Retail Space, published by the GWCAR and used only in the District of Columbia and nearby areas of Virginia and Maryland.
In multi-story common interest communities, a plane of elevation relative to an established benchmark that defines either an upper or a lower boundary of a unit.
A Building predominantly used for industrial purposes whether or not part of the building is used for ancillary purposes.
Space suitable for industrial use, characterized by ceilings higher than 12 feet and interior finishes, HVAC, lighting and power unsuitable for office, institutional or retail occupancy.
A term used in the GWCAR Standard for the same purpose as Gross Measured Area (GMA) in the BOMA Standard.
Fully-enclosed space on a floor that benefits all occupants on multiple floors without being used exclusively by any one occupant. A common example is an HVAC equipment room that serves the floor it is on and the floor immediately below it.
In May of 2013 with a meeting at the World Bank the Trustees of International Property Measurement Standards (IPMS) coalition was formed comprising of 56 organizations . The coalition also formed the independent Standards Setting Committee (SSC) coving 47 countries with technical experts from 11 countries.
International Organization for Standardization - www.iso.ch located in Geneva, Switzerland. The US is represented at the ISO by ANSI, and ANSI distributes ISO standards in the US.
A widely used measurement standard in Europe, published by ISO and available through ANDSI, titled ISO 9836, “Performance Standards in Buildings – Definition and Calculation of Area and Space Indicators.”
Measurement acquired through the use of laser technology, where upon distances measured are generally of greater accuracy than other methods, depending on the type, quality and operator of the laser.
This term is used in the real estate industry as the spaced "leased" and is generally used in retail buildings. This term is not defined by any published measurement standard. May include Rentable Area, Usable Area or Gross areas.
A legal agreement between a landlord and a tenant detailing the terms and conditions of occupancy; the rate, size and other information regarding the operation and maintenance of the leased area. Leases are generally accompanied by a calculation and drawing showing the space leased.
A review of a landlord's accounting practices, expense pass-throughs and Rentable area calculations under the terms of the lease by a lease auditor. Lease audits can lead to adjustments in the amount paid in rent and expenses by the landlord or the tenant.
A term used to illustrate a spaces that is available to be lease or an area or space that is currently leased or occupied
(See Gross Living Area)
Another term for the BOMA R/U Ratio that is not defined in the BOMA Standard.
A Factor based on the pro-rata apportionment of Service/Common Area to Usable Area that services an occupant or floor of a building. Different geographic locations may refer to Load Factors as an Add On Factor or Gross Up Factor. Floor Service Load Factor: The calculated area of Floor Service that is apportioned to a specific occupant or floor expressed as a percentage or ratio. The BOMA 2010 Office Standard refers to this as the R/U Ratio. Building Service Load Factor: The calculated area of Building Service that is apportioned to a specific occupant or floor expressed as a percentage or ratio.
The BOMA 2010 Office Standard refers to this as the R/O Ratio. Multi-Floor Service Load Factor: The calculated area of Multi-Floor Service that is apportioned to a specific occupant or floor expressed as a percentage or ratio. Complex or Campus Service Load Factor: The calculated area of Complex or Campus Service that is apportioned to a specific occupant or floor expressed as a percentage or ratio. The BOMA Inter Building Service & Amenity Best Practices Document refers to this as the Inter-Building Load Factor and Campus or Complex Services is the equivalent of Inter-Building Service Area. Single Occupant Floor Load Factor: The calculated area of Floor, Building, Multi-Floor and Complex or Campus Service Areas that are apportioned to a Single Occupant Floor expressed as a percentage or ratio. The BOMA 2010 Office Standard refers to this as the Load Factor. Multi-Occupant Floor Load Factor: The calculated area of Floor, Building, Multi-Floor and Complex or Campus Service Areas that are apportioned to a Multi-Occupant Floor expressed as a percentage or ratio. The BOMA 2010 Office Standard refers to this as the Load Factor. Floating Load Factor (Single & Multi-Occupant Floors): The actual “Floor by Floor” calculation of all (Floor, Building, Multi-Floor & Complex) prorated services apportioned to each floor expressed as a percentage or ratio. The Load Factor changes or “Floats” from floor to floor as the area of each floor changes. This method of measurement is similar to the BOMA 1996 & BOMA 2010 Method A Office Standards. Average Load Factor (Multi-Occupant Floors Only): The average “Floor by Floor” calculation of all (Floor, Building, Multi-Floor & Complex) prorated services apportioned to each floor expressed as a percentage or ratio. The Multi-Occupant Floating Factor is averaged and then multiplied by the Multi-Occupant Floor Usable Area to calculate the Rentable Area of the floor. This method of measurement is similar to the BOMA 2010 Method B Standard. Note: Single Occupant Floors must use the Single Occupant Floor Floating Load Factor and not the Average to make sure that all floors equal the Total Building Rentable Area. Market Load Factor (Multi-Occupant Floors Only): The average “Floor by Floor” calculation of all (Floor, Building, Multi-Floor & Complex) prorated services apportioned to each floor expressed as a percentage or ratio. A Market factor is established at the sole discretion of the building owner and may be derived from prevailing market conditions. Note: The BOMA 2010 Office Standard only allows a Market Factor to be used if it is lower than the actual average load factor.
A term used correctly only in conjunction with the REBNY Standard. This factor converts Usable Area to Rentable Area by the multiplication of the Loss Factor. It may or may not represent the true allocation of building services to the leased space. Functions similarly to the BOMA R/U Ratio but expressed differently. This is factor commonly misinterpreted as the add on factor or R/U ratio.
This generic term is used by measurement professionals to describe the boundaries that represents the physical polygon that encompasses an area of measurement. A polyline is a connected sequence of line segments to create a single boundary or polygon used to calculate the area within its boundaries to determine the area of calculation.
Inside face of dominate exterior walls of the building. The dominant exterior wall is the wall surface which is greater than 50% of the wall surface measured vertically. Measurement taken to the inside face of exterior walls or window sill where there is no glass or inside face of mullion if there is no sill. All columns or projection to the building are considered as if they were not there.
A metric measure of length equal to about 3.28 feet. A square meter is approximately equal to 10.76 square feet.
The International System of Units (known by the abbreviation SI) used for measurement by the entire world with the only significant exception being the United States of America. For real estate purposes, the USA uses the Imperial System of feet and inches.
Abbreviation for Net Assignable Square Footage. See Net Assignable Area.
This term is used in facilities programming and planning to describe functional areas such as classrooms and laboratories without required building support spaces like circulation, mechanical and structural areas. See also Assignable Area.
A term used in building codes to describe the actual occupied area of a floor, not including accessory unoccupied areas (stairs, elevator & HVAC shafts, mechanical rooms, etc.) or the thickness of walls. (International Building Code)
Another term sometimes used in the real estate market for the area or space that is leased without any additional apportionments. It may be equal to Usable area as defined by BOMA. This term is not defined in the BOMA Standards.
Another term used in the real estate market for the space that is rented as the Rentable area. This term is not defined in the BOMA Standards or any major published measurement standard.
Net Rentable Area = Usable Area + Floor Common Share Note: The Net Rentable area is always the same whether the floor is leased to a single tenant or multiple tenants.
Net Rentable Area of all floors in the building= Total Usable Area within the building + Total Floor Common within the building Total Multi-Common Share Note: The Net Rentable area is always the same whether the floor is leased to a single tenant or multiple tenants
A term used in facilities programming and planning as a measure of building efficiency, it is a number less than one, the numerator of which is the Net Assignable Area and the denominator of which is the Gross Area.
This applies only to New York City, not the State of New York. (See REBNY Standard)
A term used by some government agencies to designate the occupied or measure of the area used as the basis upon which they will pay rent. May relate to BOMA definition of Usable area. May be define areas or space that is used for governmental tax calculations .
The utilization of office space general measured in square feet per person. The measure of this space is usually expressed in Usable Square Feet, however it may also include area not occupied by personnel (i.e. breakrooms, conference rooms, copy areas, etc.)
Term used in real estate to describe a condition where there is no floor that may include physical access to the floor below, as a stair. An example may be a building where the second floor (or mezzanine) provides a view or access to the main lobby below. Absence of a floor where a floor might otherwise be expected to be located, that is typically in the plane as a floor. Examples would be a multi-story atria or lobbies, light wells, auditoria or the area adjacent to a mezzanine.
Is a real estate industries term to mean the drawings that are provided on paper and not on a computer. Most all paper drawings provided today were originally produced by computer programs. Drawings originally produced without the use of computers are generally provided on paper.
A drawing illustrating the interior partitions within a space or suite. These drawings are generally only graphical depictions the location of the partitions and are not usually used for construction purposes.
A real estate and architectural term that describes the exterior walls around the perimeter of a building or structure and not the interior walls within the structure. These walls general separate the outside elements for the interior environment.
A multisided line that encompasses the boundary of an area or space to be measured enclosed by the line. Sometime referred to a measurement line, it is used by various graphical software products to determine the square footage or square meters of the area within its boundary.
For the purposes of measurement it is the word, included in most leases to describe a occupant, Tenant or Usable Area. The best description of a premises is usually is represented in a graphic lease exhibit showing the boundaries of the area or space of a floor or building that is lease, occupied or owned.
A financial projection of income and expenses used as a basis for securing financing for a property. An important basis for a pro forma is the Rentable area of the property under the measurement standard cited in the lease in addition to the projected rent rates and other factors.
Used in allocating certain expenses to tenants under certain types of leases. A fraction which is sometime used to determine the share of a tenants Rentable area as compared with the total building size. The numerator of which is a tenant's Rentable Area and the denominator of which is the total Rentable Area of the building.
Also known as “FACTOR” or “ADD-ON” Factor (see Factor and Add On Factor) Allocates Common Areas to Usable Areas and Basic Rentable Areas. A figure greater than one, the numerator of which is Rentable Area and the denominator of which is Usable Area. There are Floor R/U Ratios, Building R/U Ratios and occasionally Multi Floor and Campus R/U Ratios. This is often incorrectly called an R/U Factor, and is sometimes referred to as an Add-on Factor, Common Area Factor, Loss Factor, Load Factor, Gross-up Factor or Partial Floor Factor.
The Real Estate Board of New York (REBNY)
Titled “The Recommended Method of Floor Measurement for Office Buildings,” published by the REBNY. Realtor’s Board members quoting square footages must use this standard, and it is used only in New York City and nearby areas of New York, Connecticut and New Jersey.
The drawings used to document all changes made to the drawings during construction. These are different from as-built drawings in that they do not document what was actually constructed. They are the "record" set of drawings documenting the all changes.
A rebate of rent by the landlord to a tenant or occupant as a concession during the leasing process.
A listing of the tenant and vacant suites in a building. Generally listing the tenant names, floor, suite number, square footage leased and other pertinent information used by building owner and management.
In general the Rentable area of a building includes all the areas of a building measured within a predetermined boundary as in BOMA'S Interior Gross Area (IGA) and generally excluding Major Vertical Penetrations. Usable Area multiplied by R/U Ratio.
A measured and calculated area of a building whereupon the square footage number generated is equal to all the measured areas of a building as Rentable square footage, excluding major vertical penetrations. The Maximum Rentable of the building may included areas that are not normally included as Rentable area (decks, patios, overhangs, storage areas, etc.). This number is for reference and companion only and not generally used for leasing purposes.
Generally measured to the building line (where street frontage exists), to the inner surface of the remaining outer building walls, to the tenant side of corridors and other permanent partitions, and to the center of partitions that separate the area from adjoining tenants. Typically, no addition is made for bay windows extending outside the building line, and no deduction is made for vestibules inside the building line.
A London-based standards and membership organizations for professionals involved in land, valuation, real estate, construction and environmental issues.
Used in Great Britain. A London-based standards and membership organizations for professionals involved in land, valuation, real estate, construction and environmental issues. Titled “The Code of Measuring Practice, a Guide for Surveyors and Valuers,” published by the Royal Institute of Chartered Surveyors (RICS).
A graduated instrument that allows a measurer to determine linear distances from paper floor plans that are drawn to scale for the purpose of calculating floor areas. Sometimes incorrectly referred to as a “ruler.” Also known as a ratio between the drawing of a floor and the size of the actual floor it represents. Most commercial buildings are drawn at a scale of 1/8” = 1’-0”, called “eighth inch scale”.
Drawings that represent the full size of a building presented in a scale to be practical for use by contractors and other working with a building. (see Scale)
Drawings that are produced from other drawings, copied or not created using original drawing information. These drawings are rarely of the quality that can be used for measurement purposes.
(See base building)
Detailed, accurate drawings produced by individual trades from which a building is actually constructed. Shop drawings are the most reliable source of dimensional information short of field dimensions.
A floor which is leased to a single tenant or occupant.
A system that determines and tracks space occupancy, density and utilization by department and division within an organization for the purpose of optimizing space utilization and minimizing occupancy costs. Square footage figures from these systems drive chargeback systems.
The process of translating a spacial requirements from programed or numerical data into a physical layout or floor plan that satisfies an occupants needs in terms of square footage, adjacencies, circulation, workflow, equipment, capacity for growth and many other criteria.
A document specifying the comprehensive facilities requirements of a user of space. A significant part of a program is the Space Requirements Projection. Also called a Facilities Program.
A projection of the Usable Area needed by an occupant at one time or future time horizons. It is often based upon space standards, a detailed space inventory and circulation factors. When done for tenants, it usually assumes that basic building services (toilets, fan rooms, and the like) are part of the base building and are therefore excluded from the program.
A standard of documentation defining the allocation of square footage required to each position or function within an organization. It is used as a basis for doing space requirements projections, space planning and a tool to control growth and future need of a organization.
A written segment of the Construction Documents that sets out requirements for materials, equipment, construction systems, standards, quality as well as standards for construction services required to produce the work. Occasionally there will be information in the specification "specs" of interest to a person providing spaces account and building measurements.
A square unit of area measuring twelve inches on each of its four sides. It is the fundamental unit of measurement or metrics used to determine values, costs, operations and maintenance of commercial structures. It also used do determine the operation efficiencies of commercial properties as in the amount of energy, waist, water and emissions that are generated by a commercial structure.
A bar chart that uses a graphical representation of a building by floor as a horizontal bar, also called a "Stacking plan" indicate the location, square footage occupied by each tenant, department or vacancies within a building. These charts or plans also can contain other pertinent leasing, operations and financial information about the building and its occupants.
Space suitable only for the storage of materials and equipment and not for use by personnel, by virtue of inadequate lighting, finishes, environmental controls, power, access, egress or ceiling height.
A term associated with retail space, it is generally used to describe the structure that establishes the front of the retail establishment.
The process of crafting a facilities plan for an organization that integrates and supports its business plans while minimizing occupancy costs. A good space management system is a foundation for an SFP.
The structural supports both outside and inside the building structure. Depending on their location they my have an effect on the measured are of a building or occupied space.
A drawing showing the location of the occupant of a floor with in the building, identifying the suite and may show the interior partitions and key map.
In a space requirements projection, it is space for functions other than workstations occupied by staff. Includes areas such as conference rooms, filing areas and reception spaces but does not include primary or secondary circulation space.
Space that is used exclusively by a tenant for their personnel, furniture, equipment, storage, support and processes. May be applied to any type of commercial asset (office, industrial retail, etc.) and can be measured in many different ways.
A drawing that delineates the location of a prospective tenant’s suite while the lease is being negotiated. It includes the perspective tenant square footage calculation of the tenant suite as a "Preliminary" tenant Log. This document may include other information and calculation pertinent to building owner’s needs. Once a lease is signed the preliminary Tenant log becomes a "Final" Tenant log and the document becomes part of the lease documentation.
A tern coined by Stevenson Systems, Inc. in 1988 to track the activity of tenants vacating and occupying space within a building. Typically the log is accompanied by a drawing showing the location of the space occupied or vacated and lease information associated with the space or occupant area.
Space allowing flow of people through assignable spaces. For example, a file room may include an aisle that not only allows for opening of file drawers but also passage of staff through the file room to other assignable spaces.
The International Facility Manager’s Association.
An organization that collaborated with BOMA in development of the BOMA Industrial Measurement Standard.
The difference between an area calculation made by an individual and the actual area of a subject space, floor or building. If the Tolerance is 1%, then two individual’s area calculations will always be within 2% of each other (one could be 1% high and the other 1% low).
Generally to mean the total of all enclosed and unenclosed areas quantified and measured within a measurement report.
A floor within a high-rise building where multiple banks of elevator come together and a passengers can "transfer" from one elevator bank to another to access other floors in the building.
A set of stairs within a building where a stairway "transfers" horizontally to another set of stairs to exit the building or access another floor.
This are unenclosed areas that are for the use, accessed by and maintained for the benefit of the occupants and are not recognized as under BOMA 2010 Standards as Rentable Area. These areas may include but are not limited to private & public balconies, covered connectors, decks, terraces, trash enclosures, overhangs, loading areas, rooftop mechanical, cooling towers, etc.
A term used by the BOMA Office Standard connoting the sum of Office, Store and Building Common Areas on a floor. Also used by Stevenson Systems Inc. as the gross area of a floor minus major vertical penetrations and all common services.
There are two types of vacancies. A space or suite that is not leased or a space of suite that is not occupied but are still rented by tenants under a lease. In real estate economic surveys, the Vacancy Factor usually refers to floor areas that are not leased. Space that is under a lease but not occupied is called Shadow Space.
In common interest communities, any boundary of a unit that is not a horizontal boundary.
An area that is fully enclosed or trapped between other services, rooms or walls within a building and occupy floor area. Void spaces have floors within them and are not penetrations or shafts. These areas are generally represent architectural furring of walls, double walls, column bracing, false columns or facades, etc. These areas may be included as usable or apportioned as common area depending on their location and proximity to the area they adjoin on the floor.
Graphic depictions of a building on paper or CAD, prepared as the basis for a construction contract. Includes floor plans at multiple scales, building and wall sections, details and schedules, as well as architectural, structural, mechanical and electrical drawings. They do not reflect changes made during construction unless stamped “As-built” or “Record Drawings.” Sometimes referred to as Construction Drawings or CDs. See Construction Documents (CDs).
A desk area that may built-in or furniture that is designed to provide work space within an open area of a floor. Workstations that are furniture are sometimes called "cubical" come in a variety of sizes and shapes depending on the need. Work stations as furniture have the advantage in that they can be reconfigured or moved with little on no construction requirement. Generally work stations have no effect on building square footage calculations other than occupancies requirements.
© Stevenson Systems 2016